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HomeMy WebLinkAboutPlanning Report CITY OF COLUMBIA HEIGHTS PLANNING REPORT TO CITY COUNCIL CASE NUMBER: 2004-0702 DATE: September 27, 2004 TO: Columbia Heights City Council 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 On July 7, 2004, the Planning and Zoning Commission conducted a public hearing on the City’s own application to consider a change in the Comprehensive Plan future land use designation of the properties generally bounded by Huset Park on the north, Jefferson Street NE on the east, th 37 Avenue NE on the south and University Avenue NE on the west, referred to here as the Industrial Park (see Figure 1). The property is currently guided and zoned for Industrial use (Figures 2 and 3). The application requests a change in land use designation from Industrial to Transit Oriented Development (Figure 4). Recommendation The Planning Commission recommends 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 City of Columbia Heights City Council September 27, 2004 Industrial Park Comprehensive Plan Amendment Case # 2004-0702 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. 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 walking distance to University, 40th 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 Page 2 City of Columbia Heights City Council September 27, 2004 Industrial Park Comprehensive Plan Amendment Case # 2004-0702 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 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 thth 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, the Planning Commission 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 3