HomeMy WebLinkAbout2004-0702 Ind Park CP Amendment
CITY OF COLUMBIA HEIGHTS PLANNING REPORT
CASE NUMBER: 2004-0702
DATE: July 7, 2004
TO: Columbia Heights Planning Commission
APPLICANT: City of Columbia Heights
LOCATION: 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
REQUEST: Comprehensive Plan Amendment
Change Land Use Designation from Industrial to Transit Oriented
Development
PREPARED BY: Ellen Berkelhamer, AICP, City Planner
Introduction
The City of Columbia Heights has requested a change in the Comprehensive Plan’s future land
use designation of properties generally bounded by Huset Park on the north, Jefferson Street
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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
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generally located south of Huset Park, north of 37 Avenue 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
Industrial 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
1. 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.
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City of Columbia Heights City Council July 7, 2004
Industrial Park Comprehensive Plan Amendment Case # 2004-0702
2. 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.
3. The 2001 Comprehensive Plan established three (3) Mixed-Use land use categories:
Transit Oriented 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.
4. 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.
5. The Comprehensive Plan provides a description of areas guided Transit Oriented 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.”
6. 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 via 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.
7. 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
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City of Columbia Heights City Council July 7, 2004
Industrial 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.
8. 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 District 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
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enhancements to the reconstructed parkway (currently 5 Street NE and 39 Avenue
NE) and will provide a new internal circulation system within the site.
9. 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
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