Planning Commission Meeting Date: July 16, 2026
To: Members of the Planning Commission
From: Scott Wopata, Community Development Director
Title
Discussion on Industrial Block Length Maximums
Body
Action Requested:
The Planning Commission is requested to discuss potential changes to the Lot and Block Design ordinance to allow for more flexibility in the Industrial Districts.
Summary Report:
Background:
Northfield’s Land Development Code prioritizes maintaining the historical and community-oriented nature of the city grid. The Code enforces maximum block lengths through its subdivision ordinance. There are different maximums based on zoning district, with the most restrictive maximums for C-1 (Downtown). Residential districts have slightly less restrictive maximums that allow for the grid to continue with fewer block divisions. The block length maximums also apply to commercial (outside of Downtown) and industrial districts. Currently, in commercial and industrial districts, blocks shall not exceed 900 feet nor be less than 500 feet. As the City continues to prioritize industrial development in industrial zones, the barrier of a 900 feet maximum block length has been identified as overly restrictive. The City has received consistent feedback from interested industrial users, developers, and brokers regarding the restrictive nature of the 900 feet maximum.
The Planning Commission is asked to simply discuss the current block length requirements in the industrial districts and provide guidance to staff on whether altering the ordinance is something the Commission would like to pursue.
Analysis:
The grid system in Northfield allows the city to maintain its historical roots, while promoting pedestrian connectivity, and protecting the viability of adaptive reuse. Restrictions on block length are important in residential and commercial districts to continue the semi-grid system. However, block length maximums in the industrial district restrict the useability of the sites.
|
Zoning District |
Block Length Minimum |
Block Length Maximum |
|
Downtown (C1) |
|
330 feet |
|
Residential Districts |
300 feet |
700 feet |
|
Commercial (C2) |
500 feet |
900 feet |
|
Industrial (I1) |
500 feet |
900 feet |
After reviewing a handful of other Minnesota city ordinances, many have block maximums in residential districts, but not in industrial. Some cities that have historic downtowns have similar block maximums in their downtown and residential districts but have chosen not to continue them into industrial areas. In other examples, some cities have continued to have block maximums in industrial districts, which range from 900’ - 1,800’.
Commercial and industrial are grouped together in the current ordinance. However, a text amendment could change the maximums for just industrial and keep the current limit on commercial.
Northfield’s industrial district is spread throughout the city, with many of the sites already developed. The northwest industrial district has yet to be fully developed and elevating this requirement might make the area more inviting for industry. The Interventions map in Northfield 2045 has designated this area as Transform.
The existing block length maximum also results in existing non-conformities. Many industrial buildings exceed the 900 feet block length with just the building footprint. The McLane building located south of Hwy 19 is approximately 1,100 feet on its longest dimension. The adjacent Post facility is approximately 925 feet on its longest dimension. Other parcels in that area exceed 900 feet in length including parking and storage areas. Block lengths in the Cannon Rd/Riverview Dr industrial area exceed 1,800 feet. Interested industrial developers have commonly cited the attractiveness of Northfield’s NW Industrial area as the ability to support a potential 1 million square foot manufacturing facility. However, the current 500-900 feet block length effectively nullifies this unique characteristic.
Recommendation:
Staff recommends that the Planning Commission starts to discuss whether the Commission is interested in evaluating changing the maximum block length requirements in the Industrial District. The Commission could consider if the current block length requirements could be changed in the Industrial District. Discussions could also consider if another length maximum would be more conducive to development. Staff is looking for direction on this topic, and if it is something that should be pursued further. With limited time and resources, what are the most important considerations Planning Commission would like to know more about?
City Plans & Policies Relevance:
Generally, there is support for increased commercial and industrial growth in Northfield.
Alternative Options:
NA
Financial Impacts:
NA
Tentative Timelines:
NA