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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: Rezoning of Property from I-1 Industrial to MXD Mixed Use District
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 the rezoning of the properties generally bounded by Huset Park on
th
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 (see Figure 1). The property is currently
zoned for Industrial use (Figures 2). The application requests a change in land use designation
from Industrial to Transit Oriented Development (Figure 3).
Recommendation
The Planning Commission recommends that the City Council approve the rezoning of the
Industrial Park properties from I-1 Industrial to MXD Mixed Use District (Transit Oriented Mixed
Use).
Planning Considerations
1. 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 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
City of Columbia Heights City Council September 27, 2004
Industrial Park Comprehensive Plan Amendment Case # 2004-0702
Gardens.
2. 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 may not 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.
3. A rezoning cannot be adopted until after a Comprehensive Plan Amendment has been
adopted. On September 27, prior to action on the rezoning, the City Council will vote on
approval of the Comprehensive Plan amendment, which will be contingent on Metropolitan
Council review. Therefore, the rezoning of the Industrial Area would be consistent with a
new Comprehensive Plan designation of Transit Oriented Development.
4. Although no application has been made at this time for 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 Oriented Mixed Use District.
This district 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 shows 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.
5. 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.
6. The purpose of the Mixed-Use District 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
alternative 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.
7. Rezoning these properties to the MXD Mixed-Use District 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
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City of Columbia Heights City Council September 27, 2004
Industrial Park Comprehensive Plan Amendment Case # 2004-0702
assessed values of the site.
9. The Transit-Oriented Mixed-Use District 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.
Findings of Fact
Section 9.406 of the Zoning Ordinance states that the City must make certain findings before
granting approval of a rezoning request to change district boundaries on the official zoning map.
The Planning Commission made the following findings:
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, changing the land use designation of the subject property from
Industrial to Transit Oriented Development.
2. The amendment is in the public interest and is not solely for the benefit of a 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
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, prior to its redevelopment
as the new residential/mixed-use neighborhood. Finally, residents of the community will
also benefit because the rezoning will allow for redevelopment that provides significant
housing along a major existing transit corridor (University Avenue).
3. Where the amendment is to change the zoning 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 bringing 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. New residential
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.
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City of Columbia Heights City Council September 27, 2004
Industrial Park Comprehensive Plan Amendment Case # 2004-0702
4. Where the amendment is to change the zoning 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 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 proposed rezoning will allow for development to occur
within such a framework.
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 City of Columbia Heights is
currently preparing a plan for the expansion and improvement of Huset Park.
Attachments
Figure 1 – Industrial Park Location Map
Figure 2 – Existing Zoning
Figure 3 – Proposed Zoning
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