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HomeMy WebLinkAboutPlanning Report Ind Park Rezone 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 Page 2 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. Page 3 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 Page 4