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HomeMy WebLinkAboutJuly 7, 2004CITY OF COLUMBIA HEIGHTS 590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Visit Our Website at: www. ci. columbia-heights, mn.us MEMBERS: Donna Schmitt Gary Peterson Phillip Baker Marlaine Szurek Rob Fiorendino PLANNING AND ZONING COMMISSION MEETING 7:00 PM WEDNESDAY, JULY 7, 2004 CITY HALL COUNCIL CHAMBERS 590 40xn AVENUE 2. 3. 4. Roll Call. Election of Officers Swearing in of New Commission Member Minutes from the Planning and Zoning Commission Meeting of April 16, 2004. 5. Public Hearings: Case #2004-0701 · Final Plat of Subdivision/Signage Plan Grand Central Lofts 4747 Central Avenue NE Columbia Heights, MN 55421 Nedegaard Custom Homes Case #2004-0702 Comprehensive Plan Amendment Zoning Map Amendment (Rezoning) Industrial Park Redevelopment Area 317 37th Avenue NE 450, 515 and 517 38th Avenue NE 510, 550, 600 and 620 39th Avenue NE 3700, 3800, 3801 and 3901 5th Street NE New Business: NONE Miscellaneous: NONE Adjourn THE CiTY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES EQUAL OPPORTUNITY EMPLOYER TRANSCRIPT OF PROCEEDINGS FOR ELECTION OF OFFICERS FOR 2004 FOR THE COLUMBIA HEIGHTS PLANNING & ZONING COMMISSION Election of officers. The City Planner stated that the order of business was election of officers. Commissioner nominated Commissioner as Chair. There being no further nominations, upon vote being taken, Commissioner was elected Chair. NOTE: The Chair thereupon assumes the office and presided over the meeting. OATH OF COMMISSIONER OF COLUMBIA HEIGHTS PLANNING & ZONING COMMISSION COLUMBIA HEIGHTS, MINNESOTA I, , do solemnly swear that I will support the Constitution of the United States and of the State of Minnesota and will faithfully discharge the duties of the office of Commissioner of the Columbia Heights Planning & Zoning Commission, Columbia Heights, Minnesota, according to the law and to the best of my judgment and ability, so help me God. I do further swear that I am, and was at the time of my appointment, a resident of Columbia Heights, Minnesota. (s) Subscribed and sworn to before me this 2004. (s) day of Notary Public My commission expires: CITY OF COLUMBIA HEIGHTS 590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Visit Our Website at: www. ci. columbia-heights, mn.us ADMlllSTRATIOII Mayor Julienne Wyckoff Councilmembaro Tami Ericson Bruce Kelzenberg Bruce Nawrocki Bobby Williams City ManaBar Walter R. Fehst June 29, 2004 Mr. Rob Fiorendino 3809 Jackson Street N.E. Columbia Heights, MN 55421 RE: Appointment to the Planning and Zoning Commission Dear Rob: On June 28, 2004, the Columbia Heights Mayor and City Council appointed you to the Columbia Heights Planning and Zoning Commission for the remainder of the term to expire April, 2006. The Mayor, City Council, staff, and residents of Columbia Heights would like to extend their appreciation for all the hours you volunteer for your community. The efforts put forth by you and other commissioners continue to be evident by the positive improvements to our community. The City Council hopes to see many changes in the near future, and they will depend on your expertise to guide them. Your willingness to continue serving the community in this capacity is commendable and truly appreciated. [~ly, Council Secretary Pro Tem cb THE CITY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES EQUAL OPPORTUNITY EMPLOYER PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING APRIL 6, 2004 7:00 PM The meeting was called to order at 8:15 pm by Chairperson, Ted Yehle. Roll Call: Commission Members present-Peterson, Schmitt, and Yehle. Commission Members absent-Szurek and Baker Also present were Tim Johnson (City Planner), Shelley Hanson (Secretary), and Tami Ericson (Council Liaison). Chair Yehle apologized to those in the audience for the late start. We had to wait for one of the commission members to arrive from out of town so there would be a quorum to act on the cases being presented. Motion by Schmitt, seconded by Peterson, to approve the minutes from the meeting of March 1 O, 2004. All ayes. MOTION PASSED. PUBLIC HEARINGS Case 2004-04 Conditional Use Permit, Church Expansion First Lutheran Church 1555 40th Avenue NE Case 2004-05 Site Plan Review, Church Expansion First Lutheran Church 1555 40th Avenue NE This is a request fi.om First Lutheran Church and CNH Architects' for Site Plan Review to allow for two additions to the current church facility, an accessory structure and a request for a Conditional Use Permit to allow for the church to expand in an R-1 Residential District. The First Lutheran Congregation has decided to add a small office addition onto the south side of the facility, and a chapel/music room on the north side. They have proposed to add a two story office addition facing the existing parking lot measuring 13 x 62. The other new construction proposed is to add a 1,500 square foot chapel/music room onto the north side of the building. The current church facilities are in need of renovation. This will be done as part of this project and will include new mechanical and electrical systems proposed for the southwest part of the building, and remodeling throughout the facility. The southwest part of the building will also be updated with new windows and a new pitched roofing system. This southwest building addition will be designed with brick to match the existing church exterior. The chapel/music room addition will be built on the north side to match with existing roofing and brick exterior as well. A 36 x 44 foot accessory structure to house church vehicles has also been proposed for future construction on the east side of the property with the exterior color and materials to blend with the existing buildings. Planning & Zoning Commission Minutes Page 2 April 6, 2004 It was noted that First Lutheran Church held an open house for neighbors to inform them of their plans, and no objections were received. The 2001 Comprehensive Plan designates the property for furore religious institutional land use, and allows for expansion of neighborhood churches. The Zoning Classification for the property is R-l, Single Family Residential. Religious facilities are conditional uses in this district. Non-residential building/parking setbacks require a minimum front yard setback of 25 feet: The proposed building additions meet this requirement as the north addition is at 25 feet from the property line, and the south addition is well within the requirements. The future accessory structure on the east side also meets the required setbacks. The required setbacks are reflective of a through lot, which really have no side or rear. Thus, all property lines can be considered front yards. The minimum parking setbacks are 15 feet fi.om the front property line. However, the parking lot situation is not being modified or changed in any way, so this requirement is not applicable. Accessory Structures, non-residential uses: Accessory structures are subject to the same setback, height, and exterior finish regulations as the principal structure. The proposed outbuilding meets setbacks, height, and is compatible with the principal structure. The building will be sided with similar colors initially, but will be bricked eventually to match the church building. The height of the accessory structure shall not exceed the height of the principal structure. The proposed twenty-three foot high outbuilding will not exceed the height of the current principal church structure. The minimum parking requirement for religious facilities is one space per every 3.5 seats--The site plan shows 209 current off-street parking spaces, with the requirement being approximately 171, based on a 600-person sanctuary capacity. However, since the additions do not figure into total parking calculation, this requirement is not applicable. The site plan proposal also includes a landscaping plan, which provides details On existing plant and tree numbers, locations, and species. The ordinance requires a minimum of one tree for every 50 feet of street frontage, and a minimum of 4 trees for every one-acre of lot area covered by buildings, parking area, etc. The overall site requires 68 trees per landscape standards. The campus currently offers 77 trees and a variety of complementary landscaping features. The landscaping plan proposed includes an additional 12 deciduous trees consisting of red maple, and green ash added to enhance the urban landscape. The existing church site exceeds minimum City landscaping standards, with the church adding these additional trees to fill in open areas. Planning & Zoning Commission Minutes Page 3 April 6, 2004 There are no design standards for this property. However, the existing building is almost entirely brick, with white widow trim and fascia. The proposed brick additions would match with the existing building and roofing materials, and provide visual interest. The existing site is presently served by 40th Avenue, Tyler Street, Polk Street, and 41st Avenue which provides adequate ingress and egress. The City Engineer has reviewed the site plan and grading/drainage issues. The applicants are not required to submit a formal storm water plan, as the proposed additions to the property do not impact the storm water system to any degree. Erosion control will be required during grading and construction activities. The Fire Department has also reviewed and approved the plans with no concerns. Performance Standards The facility shall be served by a minor collector or higher functional classification of roadway. 40th Avenue is considered a collector road, and meets this purpose. The parcel upon which the use is located shall have a lot area no less than four (4) times the area of the building footprint. The approximate building footprint of the existing church with proposed additions is 44,347 sq. ft., with an overall site area of 234,997 sq. ft., thus meeting requirements. To the extent practical, new construction or additions to existing buildings shall be complementary and compatible with the scale and character of the surroundings and exterior materials shall be compatible with those used in the immediate neighborhood. The church and proposed additions are brick exterior finish with complementary window features, and varying rooflines. The additions and remodeling activities px:oposed are complementary with the existing church and with the neighborhood at large. An appropriate transition area between the use and adjacent property shall be provided by landscaping, screening, or other site improvements consistent with the character of the neighborhood. All landscaping and setback areas will be maintained and enhanced so as to provide consistency and create visual interest. The additions will not impact the surrounding neighborhood to any degree that would dramatically alter the way the site currently looks. All accessory residential, school or.day care uses shall be subject to the provisions of this chapter. There are no current school or day care uses within the facility, so this is not applicable. Planning & Zoning Commission Minutes Page 4 April 6, 2004 Conditional Use Permit Required Findings The Zoning Ordinance requires that certain findings are necessary in order to determine if outdoor storage meets the identified standards fi.om the zoning ordinance. These standards are: · The use is one of the conditional uses listed for the zoning district in which the property is located. · The use is in harmony with the general purpose and intent of the Comprehensive Plan. · The use will not impose hazards or disturbing influences on neighboring properties. · The use will not substantially diminish the use of property in the immediate vicinity. · The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. · The use and property upon which the use is located is adequately served by essential public facilities and services. · Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on-site circulation of traffic. · The use will not cause a negative cumulative effect on other uses in the immediate vicinity. · The use complies with all other applicable regulations for the district in which it is located. Site Plan Review Required Findings: The Zoning Ordinance requires that certain findings are necessary before approving a site plan; * The site plan conforms to all applicable requirements of this Ordinance. * The site plan is consistent with the applicable provisions of the City's Comprehensive Plan. * The site plan is consistent with any applicable area plan. * The site plan minimizes any adverse impacts On property in the immediate vicinity and the public right of way. - Since all requirements are being met, staff recommends approval of the Site Plan proposal and Conditional User Permit for First Lutheran Church to construct several additions on the property at 1555 40th Avenue NE. Yehle stated that residents in the surrounding area were notified of this meeting and no comments have been received from anyone in the area. Schmitt said the church campus was a nice fit in the neighborhood and was well maintained so she had no problems with their request. Peterson also agreed that he saw no problem with the improvements proposed for the site. Planning & Zoning Commission Minutes Page 5 April 6, 2004 Motion by Peterson, seconded by Schmitt, to approve the Site Plan for First Lutheran Church for construction of several additions to the First Lutheran Church property at 1555 40th Avenue NE, as the Site Plan meets required findings and subject to the following conditions of approval that have been found necessary to ensure compliance with the requirements of the Zoning and Development Ordinance: 1. All required state and local codes, permits, licenses, and inspections will be met and in full compliance. 2. Approved landscaping and screening shall be installed in conjunction with site development and prior to issuance.of a final Certificate of Occupancy. 3. Cash escrow orS1, 500 shall be submitted for engineering inspection and erosion control. 4. The approval of the Site Plan shall be valid for a period of one year. All ayes. MOTION PASSED. Motion by Peterson, seconded by Schmitt, to recommend City Council approval ora Conditional Use Permit for First Lutheran Church for an expansion of their facilities in a residential district at 1555 40th Avenue NE, as the requested Conditional Use Permit meets all required performance standards and required findings. All ayes. MOTION PASSED. NEW BUSINESS There was no other new business. MISCELLANEOUS Peterson asked about the status of the construction of a new_building for Heights Rental that was previously approved by the Commission. Planner Johnson explained the project may be delayed until 2005. If it is delayed beyond the one year time frame from the approval date, the Commission may grant an extension if they so choose. Motion by Schmitt, seconded by Peterson, to adjourn the meeting at 8:30 pm. All ayes. MOTION PASSED. Respectfully submitted, Shelley Hanson Secretary CZTY OF COLUMBZA HEZGHTS PLANNZNG REPORT CASE NUMBER: DATE: TO: APPLICANT: LOCATION: REQUEST: PREPARED BY: 2003-0701 July 7, 2004 Columbia Heights Planning Commission Nedegaard Custom Homes Grand Central Lofts (Generally bounded by 49th Street on the north, Cheery Heights neighborhood on the east, 47t,h Street on the south and Central Avenue on the west) Recommendation for Final Plat Approval / Approval of Signage Plan Ellen Berkelhamer, City Planner Introduction In October 2003, Nedegaard Custom Homes ("the Developer"), the owner of the subject property, received Site Plan approval and a recommendation of Preliminary Plat approval from the Planning Commission for the Grand Central Lofts, a residential redevelopment of the Kmart Site. In November 2003, the City Council approved the Preliminary Plat of subdivision for the Grand Central Lofts. On July 7, 2004, the Developer will be appearing before the Planning Commission for review of the Final Plat of subdivision and additional Site Plan review for approval of the sign design. The two actions to be taken by the Planning Commission, therefore, will be a motion on the Final Plat and a motion on the Site Plan concerning signage. Planning Considerations Consistency with Comprehensive Plan, Zoning Ordinance and Design Guidelines As discussed by the Planning Commission and City Council during the review of the Preliminary Plat, the development is in conformance with the City's Comprehensive Plan and Zoning Ordinance requirements for the Transit Oriented Mixed Use District and with the Design Guidelines for property in the Highway District. Consistency with Preliminary Plat The Preliminary Plat addressed the entire portion of the Kmart redevelopment area that contained the vacant Kmart store and parking lot and the Arby's site. The Final Plat covers this City of Columbia Heights Planning Commission July 7, 2004 Grand Central Lofts Final Plat and Site Plan Case # 2004-0701 same area but at this time only plats individual lots for the three condominium buildings, one grouping of three townhome units, the community center site, the Arby's site, the stormwater retention area, and a portion of the new public roadway extending from 47th Avenue NE. A second final plat will be brought forward by the Developer in the near future to plat. the remainder of the townhome units and the remainder of the public road. The final plat is being brought forward in two pieces because the Developer has not yet acquired all of the property or easements necessary to construct the entire length of the public road from 47th Avenue NE to 49th Avenue NE. City staff has no concerns with the division of the final platting process in this manner. 49th Avenue Right-of-Way Since the approval of the Preliminary Plat, Anoka County has reviewed the proposed development plan and determined that an additional 27 ft. of right-of-way must be dedicated to the County from the new 49th Avenue access west to Central Avenue for the future installation of a right-turn lane into the development. The Developer has shown this proposed dedication at the intersection of the new public street and 49th Avenue, covering all of the property controlled by the Developer adjacent to 49th Avenue at this time. Signage Plan Section 9.1205 of the Zoning Ordinance provides Performance Standards for mixed-use developments, including that signage shall be allowed in conformance with the approved site plan and development agreement, and that freestanding monument signs shall use the same exterior materials as the principal buildings. When the Planning Commission originally reviewed the Site Plan, the Developer had not yet prepared a signage plan. A condition of approval of the Preliminary Plat was that the signage plan be submitted and reviewed prior to Final Plat approval. The signage plan for two monument signs has now been submitted, and staff finds that the plan meets the intent of the Design Guidelines, which require the following for freestanding signs: · Ground or monument signs are allowed. · Sign materials, colors and architectural detailing should be similar to those of the principal building. · The area around the base of the sign should be landscaped. All signs are subject to review and approval of sign permit applications, and all signs must comply with required setbacks and requirements for intersection clear zones, maintaining a 30 ft. triangle at the public road access on 49th and 47th Avenues. Site Plan Changes Approved Administratively At the time of the Preliminary Plat approval, the Developer proposed to construct 218 units of for-sale housing with price points ranging from $170,000 to $330,000. The housing includes three condominium buildings containing 66 units each and 20 townhomes in four groupings, with associated open space. Future phases of development include a community center and commercial uses. Page 2 City of Columbia Heights Planning Commission July 7, 2004 Grand Central Lofts Final Plat and Site Plan Case # 2004-0701 While preparing the Final Plat, the Developer determined that it could accommodate 70 units in each of the three condominium units for an overall total of 230 residential units in the development. Section 9.413 of the Zoning Ordinance addresses changes to approved site plans and states that "(a)n approved site plan may not be changed or modified without the approval of the City Zoning Administrator (City Planner). If the proposed change is determined by the Zoning Administrator to be minor in nature, a revised site plan may not be required. In all other cases, a revised site plan shall be submitted for review and approval in accordance with this Section." The City Planner and Community Development Director determined that that the proposed increase in units constituted a minor change as long as each building contained the parking spaces required to accommodate the increase in units. The City's Zoning Ordinance requires that for multi-family structures, one parking space be provided for every one-bedroom unit and two parking spaces be provided for every two-bedroom unit. With 32 one bedroom units and 38 two bedroom units, 108 parking spaces are required. Each building is proposed to contain 112 parking spaces, which exceeds this requirement. The City Planner, Community Development Director, Public Works Director and Assistant Fire Chief all reviewed the plans for the proposed increase in units and reviewed the layout of the proposed internal parking area to ensure that parking for the additional four units per building was able to be accommodate pursuant to the Zoning Ordinance and Building Code. Therefore, through this planning report, the City Planner is approving the increase from 66 units per condominium building to 70 units per building. Findings of Fact Final Plat Based on the discussion above, the Final Plat of Subdivision is found to meet the following Findings of Fact established in Section 9.412 (6) of the Zoning Ordinance for Final Plats. 1. The Final Plat substantially conforms to the approved Preliminary Plat. The Final Plat conforms to the approved preliminary plat and includes revisions or modifications that were listed as conditions of approval of the preliminary plat. 2. The Final Plat conforms to the requirements of the Subdivision Ordinance. The list of attached conditions of approval ensures that the Final Plat conforms to the requirements of the Subdivision Ordinance. Site Plan: Signage Plan Based on the discussion above, the Site Plan is found to meet the following Findings of Fact established in Section 9.413 of the Zoning Ordinance for Site Plan Review. 1. The Site Plan conforms to all applicable requirements of this Ordinance. Page 3 City of Columbia Heights Planning Commission July 7, 2004 Grand Central Lofts Final Plat and Site Plan Case # 2004-0701 The signage plan meets the applicable requirements for signs in the MXD Mixed Use District contained in the Zoning Ordinance. The Site Plan is consistent with the applicable provisions of the City's Comprehensive Plan. The signage plan complies with the Zoning Ordinance, the tool for implementing the Comprehensive Plan. 3. The Site Plan is consistent with the applicable area plan. The Site Plan has been designed in accordance with the goals, objectives and concept plan of the Kmart Site Redevelopment Concept Plan. The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public right-of-way. The proposed monument signs will be required comply with all required setbacks and the City's requirement for intersection clear zones and maintain a 30 ft. triangle at the public road access on 49th and 47th Avenues. Recommendation This recommendation consists of two motions: That the Planning Commission recommend that the City Council approve the Final Plat of Subdivision subject to the following conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: Upon approval of a final plat, the applicant shall be responsible for filing and recording the final plat with the Anoka County Recorder's Office within one year of the date of City Council action. In the event that a final plat is not recorded within this time period, the final plat will become void. The Developer must acquire the necessary property and easements from 4757 Central Avenue NE for right-of-way and retaining wall purposes prior to final plat approval. The Developer must dedicate 27 ft. of right of way to Anoka County along the 49th Avenue access. The Developer must install a sidewalk along the 47th Avenue right-of-way from the west boundary of the property east toward Fillmore, and include a sidewalk link to Central Avenue as part of the development of the commercial parcel, Outlot C. 5. The Developer must provide bump outs of the sidewalk for Fire Department access on Page 4 City of Columbia Heights Planning Commission July 7, 2004 Grand Central Lofts Final Plat and Site Plan Case # 2004-0701 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. each of the 3 road sides of Blocks 2 and 3, designed per the direction of the Fire Department. The curbing location and radii need to be adjusted slightly, per information provided by the City Engineer, to provide access for emergency vehicles prior to final plat approval. The Developer must make a park dedication contribution in the amount of $172,500 ($750 per unit for 230 units) prior to approval of the final plat. The Homeowners Association covenants will be submitted to the City Attorney and City Engineer for review and approval prior to final plat approval. The Developer must submit a lighting spread pattern map to the City Engineer for review and approval that shows boarder illumination not to exceed the maximum allowable foot candles at the property line, prior to final plat approval. All construction traffic shall be directed through the vehicle tracking pad. Central Avenue access should be blocked or a second vehicle pad will be required. If the proposed retaining wall exceeds four feet in height, the final plans should include a wall design by a registered engineer. Any site grading prior to final plat approval will require an excavation permit, obtained from the Engineering department. An NPDES permit and project SWPPP will be required. The City reserves the right to require additional erosion control measures during construction. Perimeter erosion control measures shall be installed and inspected by the City prior to major grading activities beginning. The temporary sediment basin shall be constructed during the very initial stages of site grading. The Surface Water Management plan is currently being reviewed. Vehicle tracking offsite shall be the responsibility of the Development to clean as required by the City. The plan drawings should provide a schedule or indicate manhole diameters when larger than 48 inch is required. All utilities (water main, sanitary sewer and storm sewer) shall meet the City of Columbia Heights specifications. Additional valving should be provided to provide for adequate valving for water main isolation. See attached sheet for locations. Page 5 City of Columbia Heights Planning Commission 3uly 7, 2004 Grand Central Lofts Final Plat and Site Plan Case # 2004-0701 22. The construction plans should provide elevation data on the proposed 'Stormceptor Chamber.' 23. The Developer shall provide the City of Columbia Heights with as-built drawings of all newly constructed utilities, in both hardcopy and electronic(.dwg) format. 24. The curb and gutter detail on sheet 10 for B612 should be changed from an 18 to 12 inch gutter length. 25. The condo unit(s) 6-inch DIP water main service plugs should be rodded back a minimum of two pipe lengths. 26. The vertical pipe crossing adjustment on sheet 16 shall be tied or megaluged at all vertical bends. 27. The City's requirement for intersection clear zone, or a 30-foot triangle must be maintained at the public road access on 49th and 47th Avenues, including the landscape plan. 28. On sheet 23 in the left plan view, the MH labeled as #1 should be relabeled as #2. 29. Horizontal curve data on the public street and radii for the connections to the public street must be provided to the City Engineer. 30. A copy of Anoka County's acceptance of the work on 49th Avenue as it relates to County Access Permit requirements must be provided to the City Engineer. That the Planning Commission approves the Signage Plan element of the Site Plan, based on the Findings of Fact and subject to the following conditions of approval that have been found to be necessary ensure compliance with the requirements of the Zoning and Development Ordinance: A maximum of two monument signs shall be allowed. One monument sign shall be allowed at each entrance to the development. Each monument sign shall comply with all required setbacks and the City's requirement for intersection clear zones and maintain a 30 ft. triangle at the public road access on 49th and 47th Avenues. The monument sign at the 49th Avenue entry may not be located within any area that may in the future be dedicated to Anoka County for additional right-of-way. The developer shall make an application for sign permits in accordance with the Zoning Ordinance. The sign(s) must be consistent with the signage plan. All signs are subject to review and approval of the sign permit application. Page 6 City of Columbia Heights Planning Commission July 7, 2004 Grand Central Lofts Final Plat and Site Plan Case # 2004-0701 Attachments · Memo Dated June 9, 2004 from the Public Works Director to the City Planner · Memo Dated June 17, 2004 from the Assistant Fire Chief to the City Planner · Final Plat · Signage Plan Page 7 CITY OF COLUMBIA HEIGHTS Public Works Department TO: FROM: DATE: SUBJECT: ELLEN BERKELHAMMER, CITY PLANNER KEVIN HANSEN PUBLIC WORKS DIRECTOR/CITY ENGINEER June 9, 2004 K-Mart Development - Final Plat Review I have reviewed the Final Plat submittal packet dated May 28th, 2004, and have the following requirements/comments for final plan approval: Gradine/Erosion Control · All construction traffic shall be directed through the vehicle tracking pad. Central Avenue access should be blocked or a second vehicle pad will be required. · If the proposed retaining wall exceeds four feet in height, the final plans should include a wall design by a registered engineer. · Any site grading prior to final plat approval will require an excavation permit, obtained from the Engineering department. · An NPDES permit and project SWPPP will be required. · The City reserves the right to require additional erosion control measures during construction. · Perimeter erosion control measures shall be installed and inspected by the City prior to major grading activities beginning. · The temporary sediment basin shall be constructed during the very initial stages of site grading. · The Surface Water Management plan is currently being reviewed. · Vehicle tracking offsite shall be the responsibility of the Development to clean as required by the City. Utilities · The plan drawings should provide a schedule or indicate manhole diameters when larger than 48 inch is required. · All utilities (water main, sanitary sewer and storm sewer) shall meet the City of Columbia Heights specifications. · Additional valving should be provided to provide for adequate valving for water main isolation. See attached sheet for locations. K-MART REDEVELOPMENT - Final Plat Review Ellen Berkelhammer Page 2 The construction plans should provide elevation data On the proposed 'Stormceptor Chamber.' · The Development shall provide the City of Columbia Heights with as-built drawings of all newly constructed utilities, in both hardcopy and electronic(.dwg) format. · The curb and gutter detail on sheet 10 for B612 should be changed from an 18 to 12 inch gutter length. · The condo unit(s) 6-inch DIP water main service plugs should be rodded back a mimimum of two pipe lengths. · The vertical pipe crossing adjustment on sheet 16 shall be tied or megaluged at all vertical bends. · Please indicate that the City's requirement for intersection clear zone, or a 30-foot triangle will be maintained at the public road access on 49th and 47th Avenues, including the landscape plan. · The curbing location and radii need to be adjusted slightly to provide access for emergency vehicles. Please see attached sheet with locations. · The number and location of hydrants should be reviewed by the Fire Department. · On sheet 23 in the left plan view, the MH labeled as #1 should be relabeled as #2. · Please provide horizontal curve data on the public street and radii for the connections to the public street. · Please provide the City with a copy of Anoka County's acceptance of the work on 49th Avenue as it relates to County Access Permit requirements. If you have any questions or need further information, please contact me at (763) 706-3705. Cc; Bob Streetar, Community Development Director Ellen Berkelhamer, DSU Lauren McClanahan, Public Works Superintendent Kathy Young, Assistant City Engineer G: XUserskPublic Works\plan reviews~2004~LMart_Final Plat Review.doc CZTY OF COLUIqBZA HEZGHTS F]~RE DEPARTI~IENT TO: COMMUNITY DEVELOPMENT FROM: ASSISTANT CHIEF GARY GORMAN SUI~ECT: GRAND CENTRAL LOFTS DATE: 6/17/2004 We have looked into the question of Fire Department access to the Grand Central Lolt condo buildings. We have decided that marked fire lanes alone would be very difficult to enforce. We are requesting that a bump out of the sidewalk be installed on the 3 road sides of each building. Attached I have included a drawing where we would like them to be. We are requesting the bump-outs on the North/South sides be 40 feet long, and the bump-outs on the East/West sides be 20 feet long. These should give us plenty of access to the buildings for any firefighting activity. 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IMm / o C'rTY OF COLUMBZA HETGHTS PLANNTNG REPORT CASE NUMBER: DATE: TO: APPLICANT: LOCATION: REQUEST: PREPARED BY: 2004-0702 July 7, 2004 Columbia Heights Planning Commission City of Columbia Heights Industrial Park Redevelopment Area 317 37th Avenue NE; 450, 515, and 517 38th Avenue NE; 510, 550, 600 and 620 39th Avenue NE; and 3700, 3800, 3801 and 3901 5th Street NE Comprehensive Plan Amendment Change Land Use Designation from Industrial to Transit Oriented Development Ellen Berkelhamer, AICP, City Planner Introduction The City of Columbia Heights has requested a change in the Comprehensive Plan's future land use designation OftnPrOperties generally bounded by Huset Park on the north, Jefferson Street NE on the east, 37 Avenue NE on the south and University Avenue NE on the west, referred to here as the Industrial Park. The application requests a change in land use designation from Industrial to Transit Oriented Development. In November 2003, the City adopted the City of Columbia Heights Industrial Area Redevelopment Plan to set a framework for redevelopment options for the portion of the city generally located south of Huset Park, north of 37~h Aven_ue NE and east of University Avenue NE. The objectives of the 2003 Industrial Area Redevelopment Plan were to provide a catalyst for change in the area, with an emphasis on identifying land uses that could be supported in today's market place; establishing an improved land use pattern that would be financially feasible; identifying a redevelopment effort that involved immediate implementation and substantial change over the next five years; and establishing a new land use pattern that furthered community objectives. The Plan proposed two different land use concepts for the area, with one option being all housing and the other option including a mix of housing and industrial uses. After the adoption of the Industrial Area Redevelopment Plan, the City applied for and received several grants to investigate and clean up contamination in the Industrial Park. In May 2004, the City entered into a preliminary development agreement with Schafer Richardson, a developer that currently owns or has plans to purchase about 90 percent of the property in the Industrial Park. The preliminary development agreement calls for Schafer Richardson to redevelop the Industrial Park as a predominantly residential neighborhood with some mixed residential and commercial use. City of Columbia Heights City Council July 7, 2004 Jndustrial Park Comprehensive Plan Amendment Case # 2004-0702 However, the adopted Comprehensive Plan does not currently allow for mixed-use developments within the subject area. The Comprehensive Plan currently guides the subject area for "Industrial" uses. Since the Comprehensive Plan is the framework for guiding zoning and development decisions, it must be amended to change the land use designation of the Industrial Park to be consistent with the. concepts proposed in the Industrial Area Redevelopment Plan. The City has therefore made an application to change the Comprehensive Plan land use designation for the subject area from Industrial to Transit Oriented Development. Transit Oriented Development allows mixed-use pedestrian-oriented development near transit nodes that will provide new opportunities for high-density residential and neighborhood commercial development. Redevelopment of these areas will also provide the opportunity for pedestrian linkages to other parts of the community. This Comprehensive Plan land use designation is the same as the designation used for the Kmart Redevelopment site. Chapter 9 of the City Code requires that the Planning Commission prepare recommendations to the City Council regarding changes to the Comprehensive Plan. This proposed Comprehensive Plan amendment is on the City Council's August 9, 2004 meeting agenda. The City Council may vote to approve the amendment, subject to Metropolitan Council review. The Metropolitan Council will consider whether the amendment would have any impacts to regional systems. After the August 9 meeting, the Comprehensive Plan amendment will be sent to the Metropolitan Council for review. Once the Metropolitan Council review is completed and if the City Council has approved the amendment, the City will continue implementation activities for the Industrial Area Redevelopment Plan, including a rezoning of the area and establishing a Tax Increment Finance (TIF) District. In the future, the City will also review and consider development plans proposed for the subject properties. It should be noted that the City Council will not take action on the Comprehensive Plan amendment or rezoning until such time as a final Development Agreement has been entered into with Schafer Richardson. Recommendation Motion: That the Planning Commission recommend that_the City Council approve the Comprehensive Plan amendment for the Industrial Park area, contingent upon Metropolitan Council review, to change the land use designation from Industrial to Transit Oriented Development. Planning Considerations The property is currently used and zoned for industrial purposes, and is surrounded by a variety of land uses including industrial, residential, and parks and open space (Figure 1). University Avenue NE is located to the west of the site, with industrial uses beyond University. Residential uses, industrial uses, and Huset Park are located to the north of the site. Industrial uses are located to the east of the site, with residential uses beyond the industrial area. Open space and industrial and residential uses are located south of the site. The southernmost portion of the site borders the City of Minneapolis, which includes the Columbia Park Community Gardens. Page 2 ~ity of Columbia Heights City Council !ndustrial Park Comprehensive Plan Amendment July 7, 2004 Case # 2004-0702 o ° The total size of the redevelopment area is approximately 28 acres. The subject properties are guided and zoned Industrial (Figure 2 and Figure 3). These designations do not provide the flexibility needed to accommodate mixed-use residential/commercial redevelopment projects, given the limited permitted uses allowed under each land use category. The 2001 Comprehensive Plan established three (3) Mixed-Use land use categories: Transit Odented Mixed-Use, CommUnity Center Mixed-Use, and Transitional Mixed-Use. The purpose of creating the Mixed-Use districts was to "facilitate redevelopment and enhancement efforts in targeted areas of the community." The Industrial Park redevelopment area is a section of the community that has been officially targeted for redevelopment since the adoption of the Comprehensive Plan. The Transit Oriented Mixed-Use designation is the most appropriate Mixed-Use designation for the subject properties. Both the Community Center Mixed-Use district and the Transitional Mixed-Use District are tied to specific geographic areas within the community. The Community Center Mixed-Use district is intended to guide the redevelopment of lands in the vicinity of City Hall. The Transitional Mixed-Use District is intended to guide the redevelopment of lands along 40th Avenue from City Hall to Central Avenue. Criteria for the location of Transit Oriented Mixed-Use district only requires that the district be located in areas along existing transit routes. The site is also walking distance to both University and Central Avenues. The Comprehensive Plan provides a description of areas guided Transit Odented Mixed- Use. Specifically, the Comprehensive Plan states that "Mixed-Use pedestrian-oriented development near transit nodes will provide opportunities for high-density residential and neighborhood commercial development. Redevelopment of these areas will also provide the opportunity for pedestrian linkages to other parts of the community and improvement of the overall non-motorized circulation system within the community that will help improve the image of Columbia Heights." The Industrial Area Redevelopment Plan dated November 2003 provides the framework for determining the most appropriate land use designation. The Plan is consistent with the description of the Transit Oriented Mixed-Use District (see item 5 above): · The study area is located along an existing transit route (University Avenue); · New residents will be able to commute to work .vi~ the existing transit routes; · Potential patrons will continue to access existing business via transit and likewise, will be able to patronize any new business via transit; -· The plan will provide pedestrian connections to and through the subject properties. The concept site plan prepared by Schafer Richardson as part of the City's preliminary development agreement is consistent with the Metropolitan Council's regional policies for "developed" communities, the classification for Columbia Heights. The Metropolitan Council's residential density guidelines for Developed communities are 5 units plus per acre, with higher densities in locations with convenient access to transportation corridors. The overall residential development proposed for the Industrial Park is approximately 20 units per acre. In addition to density guidelines, the redevelopment plan supports other Metropolitan Council policies such as reinvestment/redevelopment, providing a mix of uses, planning pedestrian and bicycle connections between workplaces, residences, retail and services, using mixed use development and transit oriented development zoning, increasing density along University Avenue NE to support transit services, providing a mix of residential Page 3 City of Columbia Heights City Council July 7, 2004 !ndustrial Park Comprehensive Plan Amendment Case # 2004-0702 types and densities to provide the opportunity for lifecycle and affordable housing, and reclaiming contaminated lands for redevelopment. The proposed Comprehensive Plan amendment is consistent with the goals contained in the Comprehensive Plan, including, but not limited to: · Goal: Strengthen the image of the community as a desirable place to live and work. The Transit Oriented Mixed-Use designation provides new housing and job opportunities in close proximity to one another. · Goal: Provide opportunities and mechanisms for successful redevelopment of targeted areas within the community. The land use change will support the implementation of the Industrial Park Redevelopment Plan. · Goal: Advocate high quality development and redevelopment within the community. Urban design guidelines and an overall redevelopment plan will help ensure high quality development. · Goal: Provide a variety of life-cycle housing opportunities within the community. A new Mixed-Use Distdct will provide new residential opportunities in areas previously limited to industrial use only. · Goal: Strengthen areas of commercial and civic activity by introducing complementary housing development. The new Mixed-Use District will introduce housing opportunities mixed with commercial activity adjacent to civic activities at Huset Park, Murzyn Hall, and City Hall. · Goal: Increase pedestrian and bicycle safety in residential neighborhoods. The Industrial Area Redevelopment Plan adopted by the City in 2003 proposes streetscape enhancements, which include improved sidewalk/trails and pedestrian level lighting: · Goal: Manage and maintain the investment in the existing roadway system. The Industrial Park Redevelopment Area will be served by the existing roadway system, with enhancements to the reconstructed parkway (currently 5 Street NE and 39 Avenue NE) and will provide a new intemal circulation system within the site. Given the description of the Transit Oriented Mixed-Use designation, the consistency of the Industrial Park Redevelopment Plan with the Transit Oriented Mixed-Use description, and the consistency of the proposed Comprehensive Plan amendment with the goals of the adopted Comprehensive Plan, staff recommends amending the Comprehensive Plan, contingent upon Metropolitan Council review, to change the land use designation of the subject properties from Industrial to Transit Oriented-Development (Figure 4). Attachments · Figure 1 - Industrial Park Location Map · Figure 2 - Current Future Land Use Plan · Figure 3 - Official Zoning · Figure 4 - Proposed Future Land Use Plan Page 4 [ I I II ;11 ]llrlll.,ll I.!,!/!1 ;,'~ffl!~'ll Ti I"~ Ill Itli ltl llltl tlltl ~1 ltllll Illl] __ I!l Illll[ ~LLLL[[]II¢II Figure 2: Current Future Land Use Map cily ~f COLUMBIA HEIGHTS COMMUNITY DEVELOPMENT FIGURE 2-2, FUTURE LAND U SE M A.P Subject Property Figure 4: Proposed Future Land Use Map Olyof COLUMBIA HEIGHTS COMMUNITY DEVELOPMENT FIGURE 2-2, FUTURE LAND U SE M A.P L E G E N Ful:ur~ Land Use: -- Non~ L~d: ~ C~of~ D Acreg % of Tofal; ~9.970 3.01% 16.0~ 87.831 59.41 10.0'/5 0.316 0.01% lZl.4~ 69.317 Zgg*/, '/4.~3 3.22% TOTAI~: 2:123.~3 I" I WalerFeat~s 54.091 Acnts /VciiTr~ /'X/Ru~ll~ Olt~h~la~tA~ Subject Property CI'TY OF COLUMBI'A HETGHTS PLANNI'NG REPORT CASE NUMBER: DATE: TO: APPLICANT: LOCATION: REQUEST: PREPARED BY: 2004-0702 July 7, 2004 Columbia Heights Planning Commission City of Columbia Heights Industrial Park Redevelopment Area 317 37th Avenue NE; 450, 515, and 517 38th Avenue NE; 510, 550, 600 and 620 39th Avenue NE; and 3700, 3800, 3801 and 3901 5th St~et NE Rezoning of Property from I-1 Industrial to MXD Mixed Use Distdct Ellen Berkelhamer, AICP, City Planner Introduction The City of Columbia Heights has requested the rezoning of properties generally bounded by Huset Park on the north, Jefferson Street NE on the east, 37th A~enue NE on the south and University Avenue NE on the west, referred to here as the Industrial Park (Figure 1). The application requests a change in zoning from I-1 Industrial to MXD Mixed Use Distdct (Figures 2 and 3). The site is approximately 28 acres and is comprised of several industrial buildings, outdoor storage areas, and parking lots. Immediately prior to considering this rezoning request, the City is considering a request to amend the Comprehensive Plan to change the land use designation of the subject property from Industrial to Transit Odented Development, subject to the review of the Metropolitan Council. The Planning Commission's motion on the Comprehensive Plan would be taken first, in order for planning tasks to occur first and for any action on the rezoning to be consistent with and implement the Comprehensive Plan. Chapter 9 of the City Code requires that the Planning Commission prepare recommendations to the City Council regarding changes to the Official Zoning Map to redesignate zoning boundaries of property. This proposed rezoning is on the City Council's August 9th meeting agenda. It should be noted that the City Council will not take action on the Comprehensive Plan amendment or rezoning until such time as a final Development Agreement has been entered into with Schafer Richardson, the property developer. Recommendation Motion: That the Planning Commission recommend that the City Council approve the rezoning of the Industrial Park properties from I-1 Industrial to MXD Mixed Use District (Transit Odented Mixed Use). City of Columbia Heights City Council July 7, 2004 Industrial Park Rezoning Case # 2004-0702 Planning Considerations When evaluating a rezoning request it is important to consider how the proposed zoning change fits in with the surrounding area. The property is currently used and zoned for industrial purposes, and is surrounded by a variety of land uses including industrial, residential, and parks and open space. University Ave NE, a major arterial roadway, and industrial uses across University Ave NE are located to the west of the site. Residential uses, industrial uses, and Huset Park are located to the north of the site. Industrial uses are located to the east ofthe site with residential uses beyond the industrial area. Open space and industrial and residential uses are located south of the site. The southemmost portion of the site borders the City of Minneapolis, which includes the Columbia Park Community Gardens. The rezoning would make existing industrial uses within the subject property boundaries non-conforming uses. However, it is anticipated that all of the subject property will ultimately be redeveloped as residential or mixed residential/commercial uses. In the meantime, if properties are not redeveloped until later phases, they will have legal non-conforming status. According to Section 9.502 of the Zoning Ordinance, legal non-conforming uses have the right to continue, but maynot be enlarged, increased or expanded. Minor repairs and routine maintenance of a structure containing or related to a non-conforming use are permitted. Recent legislation also allows nonconforming uses that have been destroyed by more than 50 percent of market value to be rebuilt within 180 days. The rezoning cannot be adopted until alter a Comprehensive Plan Amendment has been adopted. The Metropolitan Council must review the Comprehensive Plan amendment before it is enacted. Once the Planning Commission makes its ~ecommendation, it will be forwarded to the City Council. The City Council may vote to approve the Comprehensive Plan amendment, but the approval will be subject to Metropolitan Council review. Staff will submit a Comprehensive Plan Amendment changing the future land use from Industrial to Transit Odented Development once the City Council takes its action. Re2~ning will not occur until after the City Council has amended the Comprehensive Plan. The rezoning of the Industrial Area would then be consistent with the new Comprehensive Plan designation of Transit Odented Development. Although no application has been made at this time Dr Site Plan Review or subdivision approval, a concept site plan has been prepared by the anticipated developer of the subject area as part of the preliminary development agreement entered into with the City. The concept plan is compatible with the provisions of the Transit Odented Mixed Use District. This distdct calls for a flexible mix of uses with a minimum residential density of 12 units per acre and a maximum density of 20 units per acre, unless otherwise approved by the City Council. At this time, the concept site plan sho~s a density of just under 20 units per acre. The subject property is located adjacent to a transit corridor (University Avenue NE) and will include a trail connection linking the new residential and mixed use neighborhood to and through Huset Park. The trail will be constructed as part of the parkway along 39th Ave NE. The City Staff is in the process of preparing Design Guidelines to be applied to the redevelopment of the subject property. These guidelines are directly based on the existing City Design Guidelines adopted in 2003 so that the guidelines for the Industrial Park redevelopment area will be consistent, to the extent relevant, with the city's adopted design principles. The guidelines will include characteristics that are appropriate to the residential and mixed use character of the Industrial Park redevelopment area, and not those aimed at Page 2 City of Columbia Heights City Council .]uly 7, 2004 :Industrial Park Rezoning Case # 2004-0702 highway, stdp or suburban architecture and development. The purpose of the Mixed-Use Distdct is to promote efficient use of existing City infrastructure; ensure sensitivity to surrounding neighborhoods, create linkages between compatible areas of the City;, provide appropriate transitions between uses; ensure high quality design and architecture; create good pedestrian circulation and safety; promote altemative modes of transportation; and increase the quality of life and community image of Columbia Heights. The proposed Industrial Park redevelopment will be designed as a pedestrian friendly mixed-use project that will accomplish these goals. Rezoning these properties to the MXD Mixed-Use Distdct will allow for the creation of a neighborhood in-fill residential urban style development project. Properties will be redeveloped into a traditional community development pattem allowing for pedestrian connections and creating linkages and enhancing accessibility to the site. 8. The proposed Industrial Area Plan will enhance the tax base as a result of the future assessed values of the site. The Transit-Oriented Mixed-Use Distdct requires that the mix of land use include two or more of the following uses: residential, commercial and industrial. The proposed Industrial Park redevelopment will meet this requirement by including predominantly residential uses with some mixed use commercial/residential uses. 10. The minimum size of a mixed-use development in the Transit Odented Distdct must be 5 acres. The subject property would meet this requirement, as the total size is approximately 28 acres Findings of Fact Section 9.406 of the Zoning Ordinance states that the City must make the following findings before granting approval of a rezoning request to change district boundaries on the official zoning map: 1. The amendment is consistent with the Comprehensive Plan. The proposed rezoning is consistent with a proposed amendment to the Comprehensive Plan for the subject property. Immediately prior to the application for the rezoning, the Planning Commission will consider an application for an amendment to the Comprehensive Plan to change the land use designation of the subject property from Industrial to Transit Odented Development. The Comprehensive Plan amendment will then be sent to the City Council, which may vote to approve the amendment subject to Metropolitan Council review. It is anticipated that the CityCouncil will review this matter in August 2004. 2. The amendment is in the public interest and is not solely forthe benefit cfa single property owner. The rezoning is in the interest of the general public for several reasons. It will allow for redevelopment that will expand the City's tax capacity, diversify its tax base, and attract subsequent development. Rezoning will also allow for redevelopment that encourages the use and leads to the enhancement of Huset Park, with new trails leading from the new Page 3 City of Columbia Heights City Council .luly 7, 2004 Industrial Park Rezoning Case # 2004-0702 highway, strip or suburban architecture and development. The purpose of the Mixed-Use Distdct is to promote efficient use of existing City infrastructure; ensure sensitivity to surrounding neighborhoods, create linkages between compatible areas of the City;, provide appropriate transitions between uses; ensure high quality design and architecture; create good pedestrian circulation and safety; promote altemative modes of transportation; and increase the quality of life and community image of Columbia Heights. The proposed Industrial Park redevelopment will be designed as a pedestrian friendly mixed-use project that will accomplish these goals. Rezoning these properties to the MXD Mixed-Use Distdct will allow for the creation of a neighborhood in-fill residential urban style development project. Properties will be redeveloped into a traditional community development pattern allowing for pedestrian connections and creating linkages and enhancing accessibility to the site. 8. The proposed Industrial Area Plan will enhance the tax base as a result of the future assessed values of the site. The Transit-Oriented Mixed-Use Distdct requires that the mix of land use include two or more of the following uses: residential, commercial and industrial. The proposed Industrial Park redevelopment will meet this requirement by including predominantly residential uses with some mixed use commercial/residential uses. 10. The minimum size of a mixed-use development in the Transit Oriented Distdct must be 5 acres. The subject property would meet this requirement, as the total si2~ is approximately 28 acres Findings of Fact Section 9.406 of the Zoning Ordinance states that the City must make the following findings before granting approval of a rezoning request to change district boundaries on the official zoning map: 1. The amendment is consistent wfth the Comprehensive Plan. The proposed rezoning is consistent with a proposed amendment to the Comprehensive Plan for the subject property. Immediately prior to the application for the rezoning, the Planning Commission will consider an application for an amendment to the Comprehensive Plan to change the land use designation of the subject property from Industrial to Transit Odented Development. The Comprehensive Plan amendment will then be sent to the City Council, which may vote to approve the amendment subject to Metropolitan Council review. It is anticipated that the CityCouncil will review this matter in August 2004. 2. The amendment is in the public interest and is not solely forthe benefit of a single p/operty owner. The rezoning is in the interest of the general public for several reasons. It will allow for redevelopment that will expand the City's tax capacity, diversify its tax base, and attract subsequent development. Rezoning will also allow for redevelopment that encourages the use and leads to the enhancement of Huset Park, with new trails leading from the new Page 3 City of Columbia Heights City Council July 7, 2004 industrial Park Rezoning Case # 2004-0702 residential/mixed use neighborhood to the park. Additionally, the rezoning will lead to the clean up of contaminated soils and existing pollutants on the site, p~ior to its redevelopment as the new residential/mixed-use neighborhood. Finally, residents of the communitywill also benefit because the rezoning will allow for redevelopment that provides significant housing along a major existing transit corridor (University Avenue). Where the amendment is to change the mning classification of a particular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. The existing use of the property is Industrial. It is currently surrounding by industrial, residential and open space uses. Once rezoned, development may occur that will greatly enhance both adjacent and nearby land uses by bdnging the redevelopment area into compatibility with those uses. Historically, the industrial area and its uses have operated side-by-side with the City's existing residential neighborhoods without any meaningful buffer. As a consequence, there is the need to eliminate incompatible land uses. Newresidential and mixed-use residential/commercial development will achieve this goal by creating a separation through new parkway/landscaping improvements and the location of a mixed use building serving as a buffer between residential and industrial uses to the east of the Industrial Park. Where the amendment is to change the mning classification of a particular property, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in its current zoning classification. The proposed rezoning is the genesis for the transformation of the area. In November 2003, the City adopted the City of Columbia Heights Industrial Area Redevelopment Plan to establish a framework for redevelopment options for the greater industrial area. The objective of the 2003 Industrial Area Redevelopment Plan was to provide a catalyst for change in the area, with an emphasis on identifying land uses that could be supported in today's market place; establishing an improved land use pattem that would be financially feasible; identifying a redevelopment effort that involved immediate implementation and substantial change over the next five years; and establishing a new land use pattem that furthered community objectives. The proposed rezoning will allow for development to occur within such a fi'amework. Other land use changes or improvements are taking place in the general area, to which the proposed zoning would be consistent. To the south of the property in Minneapolis is a former Cargill processing plant, formerly considered a heavy industrial use. The plant was removed and is now being used as public open space. Also, the Cityof Columbia Heights is currently preparing a plan for the expansion and improvement of Huset Park. 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