HomeMy WebLinkAbout02-05-2018 WSCH COLUMBIA
HEIGHTS
City of Columbia Heights
59040 th Avenue NE, Columbia Heights, MN 55421 -3878 (763) 706 -3600
Visit our website at: www.columbiaheightsmn.gov
Meeting of:
Date of Meeting:
Time of Meeting:
Location of Meeting:
Purpose of Meeting:
NOTICE OF
WORK SESSION
Columbia Heights City Council
Monday February 5, 2018
7:00 PM (Following the EDA Meeting)
City Hall- Conference Room No. 1
Work Session
1. Update on Comp Plan - Hoisington Koegler Group Inc.
2. Discussion of snow and ice removal from sidewalks
3. Community Survey Results
4. Goals & Objectives Updates
Mayor
Donna Schmitt
Councilmembers
Robert A. Williams
John Murzyn, Jr.
Connie Buesgens
Nick Novitsky
City Manager
Walter R. Fehst
Auxiliary aids or other accommodations for disabled persons are available upon request when the request is made at least 48 hours in advance.
Please contact the City Clerk at 763 - 706 -3611 or kbruno @colurAbiaheightsmn.evv, to make arrangements.
Work Session Item 1
CH COLUMBIA 2040 Comprehensive Plan Update
HEIGHTS City Council Work Session
M13 Hoisington Koegler Group Inc. February 5, 2018
69 n
INTRODUCTION
At the February 5th work session meeting of the City Council, we like to take some time to review
preliminary drafts of two of the Comprehensive Plan chapters; Land Use and Economic Competitiveness
and provide background information about the Housing chapter as well. The Land Use and Economic
Competitiveness chapters build on the material contained in the current 2030 Comprehensive Plan. The
two draft chapters have been shared with the Comprehensive Plan Review Committee but their recent
meeting on January 22nd was cancelled due to inclement weather. As a result, Committee members
have been encouraged to submit comments via email and the drafts will be reviewed at their next
meeting on February 26th. At the City Council meeting, we'll walk through the significant aspects of each
chapter. The following provides a brief overview.
Land Use Chapter
The Land Use chapter draft is an early version of what the chapter will eventually become. Changes that
will occur include:
• Expand the goals and policies to include information related to active and healthy living.
• Update the concept graphics for 40th and Central to show a potential change in the office
building use.
• Expand the narrative associated with some of the future land use categories to ensure that they
are either compatible with the City's current and /or future zoning classifications as well as the
minimum density thresholds established by the Metropolitan Council.
• Add graphics as appropriate from the City Hall site selection study.
• Update the Public Facilities map to reflect the new library location.
• Add a section on resilience.
The Land Use chapter is typically one of the most referenced chapters in any comprehensive plan.
While it contains material on a variety of subjects, the future land use map is one of the key elements.
Since the initial draft was assembled, we have been working with City staff to further modify the Future
Land Use Plan map. Included are maps depicting Existing Land Use, 2030 Planned Land Use (from the
previous Comp Plan), and 2040 Planned Land Use (Comp Plan update). Also included is a map that
highlights the changes between the 2030 map and the 2040 map. We'll spend time at the meeting
specifically walking through the changes to verify the City Council's concurrence with the modifications.
iv
COLUMBIA(b HEIGHTS
EXISTING LAND USE
SF Residential Apartments .Institutional Open Water , Vacant
bvmhomes Cmtdominium Industrial Railway . MPLSWW H
� a
TFResidential ® Commercial . Park ROW
Source: HKGI, City of Columbia Heights, Anoka County
Miles
0 0.25 0.5 1
COLUMBIA O HEIGHTS
Low Density Residential . Commercial Religious Institution ROW
Medium Density Residential ■ University Mixed Use Industrial MPLSWW
. High Density Residential . Transit Oriented Development Railway
Transitional Development . Institutional Park
M14+tnroi is
I Miles
Sauce: HNG! City or Columbia Heights, Metropolitan Council 0 0.25 0.5 1
on
COLUMBIA + HEIGHTS
Low Density Residential Transitional Development . Transit Oriented Development W Park . MPLSWW
Medium Density Residential I tl Commercial Industrial Open Water
High Density Residential Institutional ; n Railway ROW
V vi(OV.n
Miles
Source: HK6i, Cityo(Colwnbia Heights, Metropolitan Council 0 0.25 0.5 1 0
4
COLUMBIAN] HEIGHTS
Low Density Residential _ Transitional Development Transit Oriented Development = Park MPLSWW
Medium Density Residential Commercial - Industrial Open Water
High Density Residential Institutional Railway ROW
Miles
Source: HKGi, Cky o /Cdumbia Heighrs 0 0.25 0.5
5
Economic Competitiveness
In the 2040 Comprehensive Plan, the Economic Development chapter is being relabeled as the Economic
Competitiveness chapter. This change is reflective of more current thinking about the need to make
sure that cities are competitive and it aligns with regional economic initiatives. The initial draft of the
chapter is substantially complete. We are likely to add some additional information on economic
development programs and like the Land Use chapter; we will add a section on resilience.
Housing
The draft of the Housing Chapter will be reviewed later this month by the Comprehensive Plan Review
Committee. Accordingly, we'd like to take some time to review some of the Metropolitan Council's
information and requirements for the housing section of the plan. In the current round of
comprehensive plan updates, housing has emerged as the topic of most interest to the Metropolitan
Council as well as to the staff who will be reviewing the Columbia Heights Comprehensive Plan for
consistency with regional plans and policies. We'll use a series of PowerPoint slides to highlight some of
the key information.
CHAPTER 2
LAND USE
The Heights Theater
2 -8
INTRODUCTION
The Land Use Plan provides the framework for how land will be used in the
future. It seeks to reinforce desirable land use patterns and identify places
where change is needed. Since Columbia Heights has little or no vacant land,
the primary purpose of the Columbia Heights 2040 Future Land Use plan is to
guide parcels identified as having redevelopment potential consistent with the
overall objectives of the City.
The Metropolitan Council classifies Columbia Heights as an "Urban Center."
Urban Center communities include the largest and most economically diverse
cities in the Twin Cities region. As an Urban Center community, Columbia
Heights is expected to accommodate forecasted population and household
growth at densities of at least 20 units per acre for both new development and
redevelopment.
Since Columbia Heights is a fully developed first ring community any future
growth will continue to occur through redevelopment and infill. Over the past
decade, the City has succeeded in instituting large -scale redevelopment such
as the area around Huset Park; however, there are other areas within the city
that also demonstrate strong redevelopment potential. Most of these areas
lie along the primary roadway corridors that pass thought the community, such
as University Avenue NE, Central Avenue NE and 40th Avenue NE. Future
redevelopment efforts, primarily along these corridors, will provide new
opportunities to attract future residents while improving the community's tax
base, employment base and image.
The Land Use Plan establishes the foundation for all the other elements of
the Comprehensive Plan. Using this plan the City will determine how best to
balance all the necessary land uses including housing, commercial, industrial,
parks, public uses and open spaces while identifying linkages between each.
The plan should also be a guide as to how the City will address many of the
issues found in Urban Center communities, including population changes, an
increasing elderly population, on -going upgrades to parks and infrastructure,
providing diverse housing while encouraging maintenance of existing housing
stock, and creating opportunities for new economic growth.
The Land Use chapter also has a direct linkage to overall community image. A
positive community image is derived from a number of elements including the
physical features of the community, available services and overall economic
stability. All efforts to enhance the image of Columbia Heights need to build
on the positive aspects of the community including successful redevelopments,
good schools, diversity within the resident population and strong housing
affordability, while minimizing and improving upon the negative aspects
that are occurring in Columbia Heights. These include feelings of safety,
aging housing stock, increase in rental conversions, an aging population,
need for new commercial opportunities, new higher paying jobs and general
overall appearance. Creating the appropriate land use plan that supports
redevelopment efforts can be combined with creating implementation
strategies to help strengthen the community's image.
DRAFT
The Land Use Plan and other chapters of the Comprehensive Plan should
together comprise a roadmap that highlights the qualities that make Columbia
Heights unique, identifies which new opportunities for redevelopment and
economic growth can be pursued, and recommends strategies the City can use
to achieve its development goals and meet the community's future needs.
The land use chapter of the Comprehensive Plan will:
Discuss land use patterns and provide an overview of development and
redevelopment opportunities;
Discuss trends and challenges; and
Tie the future land use plan to Metropolitan Council requirements.
COMMUNITY AND LAND USE
GOALS AND POLICIES
Goals and policies have been identified for each of the chapters of the 2040
Plan. For the land use chapter, goals and policies identified as part of the 2030
Plan have been critiqued and modified based on input from the community
and changes that have occurred over the past decade. The land use goals
and policies relate to the overall image or character of Columbia Heights,
preservation of commercial areas and supporting redevelopment. These
goals and policies will be beneficial in helping to prioritize the City's resources
related to continuing redevelopment efforts, supporting new job and industry
growth and ensuring the continued provision of quality public services. Specific
strategies have been added to some of the goals and policies to provide further
direction for action steps that will help meet the goal. Other policies speak
clearly as to the steps needed to meet the goal.
Community Image Goals and Policies
Goal: Establish and maintain a strong sense of community.
1. Enhance the social fabric of the community through city -wide events and
programs.
Continue annual events to bring the community together.
Develop new events that highlight unique attributes of the community.
2. Continue to support the development of a mixed -use downtown /civic core
along Central Avenue to provide a focal point for the community.
Through redevelopment, include public open spaces and design elements
that encourage public interaction.
3. Create innovative ways to advertise public events and notices to residents of
all ages.
Broaden the use of the City's website, newsletter, local newspapers and
other online media to promote the city and advertise special events.
Encourage businesses to participate and market community events.
2017 Community Picnic
DRAFT 2 "9
LaBelle Park
Community Event
Goal: Strengthen the identity and image of the community as a
desirable place to live, work and play.
1. Enhance the physical appearance of the community through clean -up
initiatives, redevelopment opportunities, and housing renovation programs.
» Advertise and promote housing renovation programs available to
residents.
» Provide staff assistance to homeowners to process applications.
» Hold city -wide clean up and recycling events in neighborhoods and
commercial areas such as an annual clean -up day utilizing City trucks to
pick up garbage for free.
» Consider burying all telephone lines to improve the aesthetic appearance
of the community.
2. Identify themes that will give the city a unified expression and statement.
» Create a specific marketing and promotion effort for the downtown central
business district with the intent of creating a unique and marketable
identity for Columbia Heights.
3. Create opportunities for and encourage the establishment of a positive
media campaign to promote Columbia Heights.
4. Enhance community gateways by developing a plan to install signage,
features and landscaping at city entrances.
» Prepare a city -wide gateway plan complete with lighting, signage and
other features.
» Enhance the north end of Central Avenue to create a sense of place (49th
Avenue and North)
» Evaluate the budget to plan for one upgraded gateway per year.
5. Encourage public art in redevelopment projects and at public facilities.
b. Provide opportunities for growth and development throughout the city while
retaining the community's small -town character.
Goal: Promote activities and provide opportunities that
encourage social interaction among diverse groups of city
residents.
1. Create events that highlight the strengths of the diverse population that
exists in Columbia Heights.
» Develop multi - lingual communication efforts on City programs,
procedures, policies and events.
2-10 DRAFT
Land Use and Redevelopment Goals and
Policies
Goal: Preserve and enhance the existing viable commercial and
industrial areas within the community.
1. Facilitate the enhancement and redevelopment of major streets and
commercial districts.
» Seek funding mechanisms for additional streetscape improvements.
2. Create a redevelopment plan for the 40'h Avenue Corridor.
Assemble a redevelopment plan for 40th Avenue NE to provide for
increased neighborhood commercial development and protect existing
residential properties as appropriate.
Goal: Provide mechanisms for successful redevelopment of
vacant lands and targeted areas within the community.
1. Enhance the image and viability of the Central Avenue corridor while
protecting and enhancing adjacent residential uses.
Utilize mixed -use land use and design principles to integrate office,
commercial and residential uses with a focus on pedestrian and bicycle
amenities within redevelopment along Central Avenue.
>> Encourage redevelopment discussions for the northern corridor of Central
Avenue at 49'h Avenue to the city limits.
2. Create a unified downtown central business district that provides a focal
point for the city along Central Avenue, recognizing the need to modify
existing standards in order for redevelopment to occur.
3• Continue to work with the City of Hilltop in an effort to establish a common
redevelopment plan for Central Avenue.
» Engage in quarterly dialog with the City of Hilltop regarding joint
redevelopment efforts.
4. Enhance the image and viability of the University Avenue corridor while
providing opportunities for transit - related uses.
Coordinate efforts when redevelopment opportunities arise along Central
Avenue.
5. Encourage infill development that demonstrates compatibility with existing
neighborhood characteristics in terms of quality, design, building height,
placement, scale and architectural quality.
Redevelopment Site
Central Avenue Corridor
Bus Stop
DRAFT 2-11
Goal: Promote the safety of residents and ensure a safe
environment for pedestrians and bicyclists.
1. Create a lighting plan that will increase visibility and public safety among
residential and commercial areas.
2. Provide accessible and safe pedestrian connections to destination points
throughout the community.
» Require mandatory sidewalks for all redevelopment projects.
3. Address problem intersections when nearby redevelopment occurs.
Goal: Provide convenient access to mixed use land use
developments to optimize mobility of non - motorized modes of
travel and decrease dependency on the automobile.
i. Place mixed use land uses adjacent to transit with convenient pedestrian and
bicycle access.
» Ensure that design review standards and ordinance requirements support
walking, biking and other alternative modes of transportation.
2. Encourage multi -modal transportation options by designating areas around
mixed use land uses for streetscape improvements.
Goal: Provide a natural buffer between housing and industrial
zones to promote community health.
1. As redevelopment occurs in industrial areas require an increase in the
amount of landscaping or other buffering as well as improvements to the
building aesthetics.
2 -12 DRAFT
EXISTING DEVELOPMENT
OVERVIEW
Conditions in Columbia Heights have changed significantly since the city's
period of rapid growth as a first -ring suburb during the 195os and 1960s. While
single family homes still remain the predominant land use in Columbia Heights,
changing demographics and community needs will continue to drive land
use changes. A summary of existing land use (Table 2 -1) is provided below to
establish a better understanding of existing conditions.
TABLE 2 -1. EXISTING LAND USE
Land Use
Single Family Residential
Acres
1,011
Net Percent Total
Acres
44.9%
Townhomes
46
2.1%
Two Family Residential
76
3.4%
Apartments
59
2.6%
Condominium
23
1%
Commercial
107
4.8%
Institutional
61
2.7%
Religious
16
2.9%
Industrial
64
3.7%
Parks /Open Space
130
5.8%
Open Water
55
2.4%
Right -of -Way
516
22.9%
Vacant
7
•3%
MPLS Water Works
77
3.49/b
Total
2,250
100%
While single family residential represents slightly less than half of the city's total
acreage, multi - family uses including townhomes, two - family homes, apartments,
and condominiums, also make up a significant portion of the city's land use (9
percent). Public and Semi - public uses, including the Minneapolis Wastewater
plant, and religious institutions make up a combined 9 percent of the city's total
land use. The amount of public and institutional uses has tax implications for
the City, as taxes are not collected on these properties. Nearly 8 percent of
the city consists of parks, water, or wetland, representing areas of the city that
will not be developed. Commercial and industrial uses account for 9 percent
of the city's total land use. A strong commercial /industrial base is important to
provide jobs for residents of the city and to diversify the City's tax base.
The Existing Land Use is shown on Figure 2 -1.
2 -13
FIGURE 2 -1. EXISTING LAND USE
SF Residential Apartments Institutional . Park ROW
ivTownhomes . Condominium Religious Open Water Vacant 3
TF Residential - Commercial M Industrial Railway MPLSWW z
Z MINNEAPOLIS
Source: HKGi, City of Columbia Heights, Anoka County
2 -14
0 0.25 0.5
� Miles
1
0
RIGHTON
VTHONY
RESIDENTIAL DEVELOPMENT
OVERVIEW
Single Family
Columbia Heights has a balanced mix of single family and multi - family housing
to accommodate residents throughout their lifestyles. Single family residential
is the predominant land use, occupying about 459/b of the city's total acreage.
Many of the city's existing single family homes meet the Metropolitan Council's
affordability benchmarks and will continue to provide affordable options for
young families. Close proximity to downtown Minneapolis also makes Columbia
Heights an attractive place to live.
Recent Redevelopment
The City has ongoing efforts to address blighted single family homes. The
Columbia Heights Economic Development Authority has acquired and
demolished blighted single family homes paving the way for the private sector
to replace them with new single family detached homes. The City currently
provides guidance for single family residential homeowners to upgrade and
enhance their properties, which will also promote investment in single family
residential areas.
Multi - Family
The city's medium density, multi - family housing stock, including townhomes
and two - family homes, are distributed throughout predominately single family
neighborhoods. The two - family uses are duplexes, either built as such or
converted over the years. A cluster of townhomes is located on the west side
of Sullivan Lake, and there is another cluster of two - family homes, known as
the Circle Terrace Neighborhood, located just east of Labelle Park. In general,
many properties within the Circle Terrace neighborhood are in need of ongoing
maintenance and rehabilitation. The area has been identified as an area for
reinvestment. Labelle Park is a valuable amenity in this area that can be used to
promote reinvestment.
Higher density housing opportunities in Columbia Heights, including
apartments and condominiums, are scattered throughout the city, including
just south of the Minneapolis Wastewater Treatment Plant off of Reservoir
Boulevard, west of Labelle Park and east of Central Avenue, along the west side
of University Avenue between 42nd Avenue and 41st Avenue, in the northwest
corner of the city two blocks west of Sullivan Lake, and two blocks east of
University Avenue on 51st Avenue. There are also locations of medium density
apartment buildings scattered along University Avenue.
Recent Redevelopment
Due to the City's focus and emphasis on redevelopment and reinvestment in
key areas, Columbia Heights has seen new multi - family housing projects in
recent years. In addition to providing increased housing options for residents,
the projects have also promoted reinvestment in key redevelopment areas.
DRAFT 2-15
Redevelopment around Huset Park has provided significant new attached
housing opportunities. While a small amount of vacant land remains adjacent
to the round -about at 39th Avenue NE and Jefferson Street NE, most of the
area has been redeveloped. The Legends of Columbia Heights is the most
recent project in the area and includes 191 units of senior housing. The Legends
project and the surrounding neighborhood area are well situated to take
advantage of transit service on University Avenue.
The former 15 -acre Kmart Site at Central Avenue between 47th Avenue NE and
49th Avenue NE has been undergoing redevelopment over the past ten years.
The Grand Central Lofts project, which includes condominiums and townhomes,
was one of the first projects completed in the area. More recently, the addition
of two new apartment buildings has completed the project and have added a
total of 148 rental units. The location of this housing is well situated to take
advantage of frequent transit service along Central Avenue and to promote
additional transit oriented development along the corridor. This development
also aids in creation of housing opportunities that will be attractive to young
professionals or empty nesters who would like to stay in Columbia Heights as
well as to people who desire a smaller, maintenance free lifestyle.
RETAIL /COMMERCIAL
DEVELOPMENT OVERVIEW
The city's commercial uses are concentrated along Central Avenue and at many
smaller commercial sites scattered along University Avenue, making up about 5
percent of the city's total acres. The downtown is centered on the intersection
of Central Avenue and 4oth Avenue. As the city's historic downtown,
reinvestment in this area will be a key component of plans for the future.
As the primary commercial corridor passing through the heart of Columbia
Heights, the success of Central Avenue as a commercial corridor is critical.
To promote reinvestment in the area, the City will continue to improve the
roadway and pedestrian facilities along the corridor to enhance the downtown
environment. In recent years, corridor improvements have included colored
concrete crosswalks, decorative sidewalk patterns, planters, new street signals,
ornamental pedestrian light fixtures, street trees, on- street parking, and
multiple store fronts. Making these kinds of improvements creates a sense
of place and identity for Columbia Heights and is especially important at its
gateways on either end of Central Avenue. These improvements can also renew
interest in the area and motivate property owners /tenants in the corridor to
reinvest and make improvements to their own properties.
Recent Redevelopment
The most recent commercial redevelopment in Columbia Heights involves the
conversion of an old Rainbow Foods grocery store and Slumberland Clearance
Centerjust south of 44th Avenue NE along Central Avenue into a new 144,000
square foot Hy -Vee grocery store. The project also included re- facing all of
the existing storefronts, new signage, and retaining wall and landscaping
improvements. Further to the north at 47th Avenue NE and Central Avenue
NE, Hy -Vee also opened a 4,500 square foot gas and convenience store with
an imbedded coffee shop. In the future, it is expected that this site will also
accommodate an additional fast food restaurant.
2 -16
INDUSTRIAL DEVELOPMENT
OVERVIEW
Industrial development in Columbia Heights is concentrated in the southwest
corner of the city and makes up about 4 percent of the city's total acreage.
Current industrial businesses in consist of a mix of light and heavy industrial
users. Options for industrial users in the city are limited. In response to this and
the need for increased in higher wage jobs, the City needs to be creative in its
efforts to attract high -tech or other light industrial uses. This is discussed later
in this chapter as well as in the Economic Competitiveness chapter.
TRENDS AND CHALLENGES
As an Urban Center community, Columbia Heights faces a variety of land use
and planning trends and challenges that are shared with many other similar
communities, as well as several issues that are unique to the city. As the City
plans for the future, efforts will be focused on addressing these challenges
through redevelopment and reinvestment to successfully adapt to changing
conditions and to capitalize on future opportunities. Current trends and
challenges include the following issues:
Aging housing stock
A majority of first and second ring suburbs, developed primarily in the years
following World War II, are now addressing many issues related to an aging
housing stock. Almost 80% of Columbia Heights' housing was built prior to
1980. Due to their age, these homes provide affordable options for residents.
On the other hand, oftentimes residents of these homes have household
incomes that limit their ability to reinvest in the repairs and renovations needed
to maintain their homes and the larger neighborhood. In order to remain
competitive among other similar communities, inner ring suburbs must provide
new housing options, as well as new commercial centers, parks and trails, and
other amenities to continue attracting new residents.
One option is for the City to review and amend ordinance requirements that
might limit expansion options to smaller post -World War II housing stock.
Reducing setbacks and other measures can create opportunities for room
additions that growing families need without having to move to outer suburbs.
Aging housing stock also affects a city's tax base and funding. Cities collect less
taxes on lower valued properties, which results in less funding for services.
Aging population
Typical of many other first ring communities, Columbia Heights has an aging
population, a trend that is projected to continue as the baby -boom generation
ages. Many seniors desire to age in place and remain in their homes and their
community as long as possible. New senior developments are being constructed
in many inner ring suburbs, including Columbia Heights, which cater to seniors
by providing medical and other services, community gathering space, and a
DRAFT 2-17
more dense residential setting. In addition to housing, the aging trend also
affects employment trends and social service needs. For those more active
seniors who still wish to work or seek out civic engagement opportunities, it is
important that such opportunities can be easily accessed from their residences.
Mixed use development provides opportunities to locate seniors close to
entertainment and employment options. Due to limited mobility, an aging
population also creates demand for different transportation options than the
automobile, such as mass transit, dial -a -ride and pedestrian trails.
While Columbia Heights is committed to meeting the needs of the aging
population, the City is also cognizant of the need to remain attractive to
the Millennial and younger generations. Interestingly, living environments
attractive to the well elderly portion of the population are also attractive to
Millennials. Both segments of the age spectrum value mixed -use, walkable
areas close to shopping, parks and entertainment.
Diverse population
In recent years, Columbia Heights has seen an increasingly diverse population,
both in terms of the racial make -up of the city and the number of recent
immigrants to the United States. This trend is also common of many first ring
suburbs and poses unique challenges and opportunities both for the City and
the larger region. Immigrant populations have different social service needs
than the traditional suburban population, such as the need for English classes
or signage and other public service announcements in a variety of languages,
and also have different housing needs. Because many immigrant families live
with members of the extended families, these families typically need larger
housing or apartments.
As the baby- boomers retire from the workforce, immigrant populations will
provide valuable skills and fill vacant positions. However, increased emphasis on
training and education will be required to ensure that this population has the
skills necessary to do so.
Redevelopment
As a fully developed community, Columbia Heights has very little land available
for development. Only .3% of the total land supply is vacant. Therefore, new
development in the community, which is vital to attract new residents and serve
the changing needs of existing residents, will occur through redevelopment of
existing properties. Redevelopment poses unique challenges for developers
and communities, as issues such site contamination, land assembly, and
permitting can create additional delays and expenses not experienced by
development in undeveloped communities.
When redevelopment does occur it will take place in or adjacent to existing
neighborhoods, thus it is also critical to ensure that redevelopment projects
do not negatively impact existing neighborhoods. Scale and design guidelines
are critical to ensure that these projects enhance existing neighborhoods.
Redevelopment is also an opportunity to provide new amenities such as small
pocket parks, open space or trails that benefit existing neighborhoods.
2.18 DRAFT
Aging infrastructure
Planning efforts in Columbia Heights, as in many other inner ring suburbs, also
must consider aging infrastructure, much of which was originally constructed
over 6o years ago. Significant reinvestment is required to ensure that the
City's sewer, water, and transportation infrastructure continue to support its
population. As redevelopment occurs, typically at higher densities, increased
stress will be placed on municipal infrastructure. Many inner ring suburbs, also
dealing with decreased tax bases due to an older housing stock, are exploring
innovative financing tools and jurisdictional cooperation with other local,
regional, and state partnerships to fund necessary infrastructure improvements.
Transportation demand
Travel patterns and choices are changing in most metropolitan areas. As
fuel and energy costs increase, residents will continue to demand additional
transportation options, such as transit and pedestrian and bike trails. These
options will also increase in importance as the population ages and older
residents are no longer able to drive. High travel costs may also lead to a
renewed interest in living in communities closer to central business districts,
such as Columbia Heights. As travel patterns and mode choices change, so will
land use patterns. To support pedestrian and transit activity, higher density land
use is required to produce enough demand for trips and to provide destinations
that are within walking distance from residential areas and transit stops.
FUTURE LAND USE
The City of Columbia Heights has developed a land use plan to respond to
the trends and challenges that are likely to be faced by the community and to
achieve the goals and policies presented in this chapter.
Low density residential will remain the predominant land use in the city, with
areas of medium and high density housing scattered throughout existing
residential neighborhoods or in conjunction with larger mixed or transit -
oriented development uses. University and Central Avenues will remain the
primary commercial corridors within the city, with an added element of higher
density housing. The industrial area will remain in the southwest corner of the
city. The plan identifies opportunities for reinvestment in the community; areas
for mixed use and transit - oriented development to respond to the needs of the
aging population and to create vibrant transit - oriented neighborhood centers;
and new areas of medium and high density housing to promote reinvestment in
existing neighborhoods.
The City's 2040 future land use map is presented in Figure 2 -2.
2 -19
FIGURE 2 -2. 2040 FUTURE LAND USE MAP
Low Density Residential Transitional Development . Institutional
ti
Medium Density Residential . Commercial Transit Oriented Development
. High Density Residential University Mixed Use Religious Institution
z MINNEAPOLIS
m
Source: HKGi, City of Columbia Heights, Metropolitan Council
2 -20
0 0.25 0.5
Industrial Open Water
Railway ROW
NPark . MPLSWW
1 Miles
1
'r8t BRIGHTON
ST ANTHONY
Silver
(West) Lake
t
G
The corresponding acreages for each future land use category are presented in
Table 2 -2.
TABLE 2 -2. 2040 FUTURE LAND USE BY ACRES
... Planned Land Use
Low Density Residential
Acres
1,045
Net Percent Total
Acres
46.4%
Medium Density Residential
38
1.7%
High Density Residential
67
3.0%
Transitional Development
27
1.2%
Commercial
90
4.0%
University Mixed Use
9
0.40%
Institutional
53
2.4%
Transit Oriented Development
64
2.8%
Religious Institution
23
1.0%
Industrial
55
2.4%
Railway
1
0.0%
Park
130
5.8%
Open Water
55
2.4%
ROW
516
22.9%
MPLSWW
Total Land and Wat r Area
77 3.49io
2,250 .. .
The following provides an overview of each of the Future Land Use Plan
categories.
Low Density Residential
Low density residential development will remain as the predominant land use
in the community and will include single family detached and single family
attached (twin homes /duplexes) development at a density of 3 to 7.5 units per
acre. Low density residential will continue to make up approximately 45 percent
of the city's total acreage, as it does today. The City recognizes that the health
of its existing single family neighborhoods is critical to the community as a
whole, and will continue to provide guidance for residents to upgrade their
properties.
Columbia Heights' plan for low density residential areas addresses many of
the community's goals and policies developed during the comprehensive
plan process. By encouraging reinvestment in existing low density residential
neighborhoods, the Future Land Use Plan will strengthen the identity
and image of the community as a desirable place to live and work. This
effort addresses the City's policy to enhance the physical appearance of
the community through clean -up initiatives, redevelopment, and housing
maintenance programs.
2 -21
The Future Land Use Plan will also provide mechanisms for successful
redevelopment of vacant lands and targeted areas within the community.
Targeted redevelopment of properties adjacent to existing low density
residential areas, which will include high density housing or mixed use areas,
will enhance existing neighborhoods through improved pedestrian facilities and
connections to commercial areas, which addresses the City's policy to provide
accessible and safe pedestrian connections to destination points throughout
the community. New development adjacent to existing residential will be
compatible with existing neighborhoods, which will address the City's policy
to encourage infill development that demonstrates compatibility with existing
neighborhood characteristics in terms of quality, design, building height,
Placement, scale, and architectural quality.
Medium and High Density Residential
Medium and high density housing in the community will consist of townhomes,
apartments, and condominiums, and will make up a combined 5 percent of the
city's total acreage in 2040. It is important to note that additional medium and
high density housing options will be provided as a component of development
in the Mixed Use and Transit - Oriented Development districts as well. Medium
density residential development will occur at a density of 7 to 10 units per acre,
while high density residential development will occur at a density of a minimum
of 20 units per acre. This type of more intense residential development will
play a critical role as the community grows, as it may provide maintenance free
options for older residents as well as affordable options for young residents
and the community's workforce. Medium and High Density Residential areas
are located near University and Central Avenues to support commercial areas
and benefit from frequent transit service along the corridor. Higher density
areas are also located near existing and planned Mixed Use /Transit- Oriented
Development areas to provide increased synergy with these areas. Other
planned higher density options are located near valuable community amenities
such as Sullivan Lake, Labelle Park, and Hart Lake, providing access for
residents to valuable public spaces.
The provision of new Medium and High Density Residential districts responds
to numerous planning goals and policies. Many of these areas, which are
located near planned mixed use or transit- oriented development projects on
University Avenue or Central Avenue, will incorporate improved pedestrian
facilities connecting residential areas with transit opportunities and commercial
destinations on these corridors. The provision of pedestrian connections within
and between these developments will address the City's policy to provide
accessible and safe pedestrian connections to destination points throughout
the community. It will also support the City's goal to provide convenient access
to mixed use developments and encourage more trips via non - motorized
modes of travel and fewer trips by automobile. Re- guiding land uses in areas
of the city that are currently in need of reinvestment will promote interest and
redevelopment of these properties in support of the City's goal to provide
mechanisms for successful redevelopment of vacant lands and targeted areas
within the community.
2.22 DRAFT
Mixed Use
University Mixed Use: The City has established a University Mixed Use district
along the east side of University Avenue from 46th Avenue north to 53rd Avenue,
the northern boundary of the city. This use reflects the existing character of the
corridor, which includes a mix of apartment buildings, two family residential,
commercial, and single family residential developments. This designation will
provide for flexibility in the event of future redevelopment by property owners
that will support a mix of residential, retail, office or some combination thereof.
Redevelopment in this area should be at a higher intensity and pedestrian -
oriented to support transit service along University Avenue. Discussion of how
this land use district will address the City's goals and policies is provided in the
following section, Areas of Opportunity.
Transit - Oriented Development
Transit - Oriented Development land use areas, which typically includes a mix of
retail, office, and higher density residential uses, are located along University
and Central Avenue due to the frequency of transit service along these
corridors. Density ranges may include a range similar to high density, depending
on the size of the site and type of mixed use proposed.
To support activity and transit use in these areas, a supportive pedestrian
environment is critical. Buildings should be designed at a pedestrian - scale,
with landscaping and fagade features that create an interesting and attractive
pedestrian experience. Transit Oriented Development in Columbia Heights will
focus on the commuting needs of its residents. Therefore, a higher percentage
of service - oriented commercial /retail development, in combination with high
density residential development, will be necessary both to support frequent
transit service and to create convenient services and destinations for transit
users. Redevelopment of these areas will also provide the opportunity for
pedestrian links to other parts of the community and improvement of the
overall pedestrian and bicycle circulation system, an important community
amenity. Discussion of how this land use district will address the City's goals and
policies is provided in the following section, Areas of Opportunity.
Transitional Development District
Three Transitional Development District areas are identified on the 2040
Future Land Use Plan. The first area is includes portions of the frontage along
40" Avenue NE, generally east of Jefferson Street. Development in this area
will focus on strengthening the residential character of 40th Avenue and allow
for opportunities of neighborhood retail /commercial activity. Commercial/
retail development will consist of a mix of neighborhood service - oriented
development and varying densities of residential development. These uses
will enhance the pedestrian scale and provide connection between the two
commercial areas. Streetscaping and amenities will be used to provide a
pedestrian focus and strengthen linkages between Central and University
Avenues.
The second Transitional Development District is located along the west side of
University Avenue NE, south of 40" Avenue NE. This area currently contains
a mix of residential and industrial uses and will be encouraged over time to
accommodate both higher density housing and clean, business park industrial
type uses.
2 -23
The third Transitional Development District is in the southeast corner of the city
at 37`h Avenue NE and Stinson Boulevard.
More information on each of these Transitional Development Districts can be
found in the Areas of Opportunity section of this chapter.
Commercial Development
The intersection of Central Avenue and 4oth Avenue will remain as the city's
commercial core. This area is the historic downtown of the city, remains a viable
commercial node today, and will continue to be the focus of Columbia Heights
into the foreseeable future. This area is also enhanced by a nearby transit hub
at Central Avenue and 41st Avenue, which provides convenient access to the
area and increased pedestrian activity to support commercial businesses. To
ensure the long -term stability of this area, new investment and commitment
to commercial /retail development and redevelopment will be necessary. A key
component to the success of the area will be the involvement and support of
existing business owners and cooperation among the business community and
City leaders. The City will need to actively engage the business community to
identify their needs, aid in the recruitment of new businesses that will enhance
the health and vitality of the area, and develop a strategy to address these
needs. The improvement of both the physical conditions of the downtown,
including streetscaping, signage, and visibility, as well as its economic vitality,
such as marketing and investment, will be required to ensure success of this
area. Through the implementation of these objectives and targeted financial
assistance, the downtown commercial /retail core of the city can be enhanced,
remain economically viable, and continue to represent the center of the
Columbia Heights Business District.
The City's plans for Central Avenue identified above, including new investment
along the corridor, the involvement of the business community, and a strategy
to recruit new businesses support the community's goals to strengthen the
identity and image of the community as a desirable place to live and work
and to preserve and enhance the existing viable commercial areas within the
community. Improved physical conditions, including streetscaping and signage,
will also support these goals and will help establish and maintain a strong sense
of community. As a gateway into the community, these physical improvements
along Central Avenue will also enhance the city's gateways by developing a plan
to install signage, features, and landscaping at city entrances.
Industrial
Industrial land use will remain concentrated in the southwest corner of the city
as well as immediately east of Huset Park. These areas currently include a mix
of light industrial development and vehicle repair uses.
More information on industrial uses can be found in the Areas of Opportunity
section of this chapter.
2.24 DRAFT
LAND USE AND ZONING
The City's Land Use Plan will be implemented through zoning controls.
To implement the Comprehensive Plan, the City will review its existing
zoning code to determine revisions that will be necessary to accommodate
planned development. While the land use plan identifies the general type of
development that will occur in each area of the city by identifying density and
the general type of use, such as residential or commercial. The zoning code
and map will provide greater detail than what is provided in the Future Land
Use Plan to determine the specific types of development that may occur and
parameters of how it can be developed in each broader land use category.
In additional to providing more specific direction on density and development
types, the zoning code will also include design guidelines for many of the
zoning districts. This is currently in place for Central and University Avenues
and could be included in other areas in the future. Typical design requirements
incorporate standards to provide a high quality pedestrian environment,
such as landscaping requirements and facade requirements. The relationship
between the City's existing zoning districts and the future land use categories
is presented in Table 2 -3•
TABLE 2 -3. LAND USE COMPARED TO ZONING
Low Density (3 -7.5 Units/ acre)
Existing small urban lots, single and two - family,
twin homes, duplexes
Medium Density (7 -10 units /acre)
High Density -20 units /acre
Transitional Oriented Development - Allows a mix of
commercial /office and residential
Transit Oriented Development - Allows a mix of
commercial, office, and high density residential
near transit, walkable. 10+ units /acre
Industrial
Commercial
R -1: Single Family (5.18 units /acre)
R -2A: Single and Two Family (6.7 units /acre)
R -213: Single and Two Family (7.26 units /acre)
R- 3:Multi Family - Single Family, two family, townhouse,
multi family (7.26 -10 units/ acre)
R -4: Multi Family - Single Family, two family, townhomes,
and apartments. Largely applied to apartments and
senior buildings.
Limited Business, R -3, Central Business District
Mixed Use, Central Business District, General Business,
R -3 residential
Industrial District
1 -2 Industrial District
LB- Limited Business
CBD- Central Business District
GB- General Business District
DRAFT 2-25
AREAS OF OPPORTUNITY
In addition to identifying the guiding of future land use in the community,
the Land Use Plan also identifies areas where change in the community is
anticipated to occur, based on analysis of existing conditions in the city and
future community needs (Figure 2 -3). These areas of opportunity represent
the primary locations of growth and new development in the city, and provide
opportunities for Columbia Heights to accommodate new development that
enhances the character of the community, and provides additional housing and
commercial opportunities to serve the changing population.
Identifying these areas in the Comprehensive Plan will not force change to
occur. Rather, it is an initial stage in the in the process of guiding land use
appropriately to support change and an acknowledgement that change may
occur. Identifying and planning for areas where change is likely to occur allows
the community to take a proactive, rather than a reactive, role in the future
redevelopment of the city. Planning for these areas will help the City target
resources and prioritize redevelopment projects to meet community needs and
goals.
The Comprehensive Plan identifies general locations for areas of opportunities,
and general guidelines and guiding principles for the type of development that
will be encouraged within these areas if redevelopment were to occur. However,
it is important to note that flexibility will be required to accommodate future
market conditions and community needs.
Columbia Heights Areas of Opportunity include the following:
Area 1 - Stinson Boulevard and 37th
Avenue
Stinson Boulevard and 37`h Avenue represent two major roadways within the
community. At the southeast corner of the city, these areas also provide a
gateway into Columbia Heights. Existing development in this area includes a
variety of new and older uses. Newer uses include a liquor store and the New
Perspectives Senior Living facility. Older uses include a larger retail use, a strip
retail area and aging apartment buildings.
Since this area is an entry point into Columbia Heights, development should be
attractive and welcoming. Good vehicular accessibility and convenient access
to the Silver Lake Village shopping center make the area a potential site for
new higher density housing. To reflect this potential change, a portion the area
is designed as Transitional Development supporting the gradual change from
commercial to high density residential uses between now and 2040.
2.26 DRAFT
FIGURE 2 -3. INSERT AREAS OF OPPORTUNITY MAP
Low Density Residential Transitional Development . Institutional Industrial Open Water -
r —
Medium Density Residential Commercial Transit Oriented Development Railway ROW
. High Density Residential University Mixed Use Religious Institution Park . MPLSWW
Miles
Source: HKGI, City of Columbia Heights, Metropolitan Council 0 0.25 0.5 1 04
Area 2 - Central Avenue from 37th
Avenue NE to the Fridley Border
Central Avenue in its entirety in Columbia Heights is considered an opportunity
area. Central is Columbia Heights' community spine; it serves as the city's main
street along the southern portion of the corridor and it becomes increasingly
suburban in nature in its northern reaches. Given the frequent existing transit
service along Central Avenue and its potential as a future Bus Rapid Transit
kM
2 -27
(BRT) corridor, higher density transit - oriented development is appropriate
along the corridor to provide new redevelopment opportunities and to enhance
the pedestrian environment. Future redevelopment could be planned to
accommodate transit - oriented mixed use and commercial development, with
off- street parking located behind the development, rather than fronting on
Central Avenue.
Within Area 2, two redevelopment areas have been explored. Area A is involves
land uses around the Central Avenue NE /40th Avenue NE intersection and Area
B is further to the north, generally at the intersection of Central Avenue NE and
49th Avenue NE.
Area A — Central Avenue NE and 401h Avenue NE
The intersection of Central Avenue and 40" Avenue is generally viewed as the
"low/. corner" in Columbia Heights. While the area includes a mix of suburban
architecture, it also includes street front retail on the west side of Central
Avenue invoking the feeling of a traditional downtown area. Two concepts
were offered for this area representing differing mixes of uses and building
placements. They included the following:
Area A - Concept 1
�i
_ _.__
ran
pre.; r
eFT�-
-
4
I-E EL
Concept i illustrates the development of a mixed -use commercial /residential
building in the northeast quadrant of the intersection served by a new above
grade parking ramp. Immediately north of the mixed -use building are two
areas of mid - density, townhouse units. The transit center remains in its current
location. A new open public plaza is shown in the southeast quadrant of the
intersection, adjacent to the now vacant office tower.
2.28 DRAFT
Area A - Concept 2
s Mn
Concept 2 has two primary components; commercial retail and housing. This
alternative reestablishes street facing retail on the east side of Central Avenue
creating a line of continuous storefronts matching those on the west side of
the street. Parking would be accommodated in a surface lot behind the retail
building enhancing the pedestrian friendly nature of this block of retail uses.
New multi - family housing with underground parking is located northeast of the
retail uses. The transit center in this alternative could be integrated into the
northern end of the retail center.
Both of these concepts are for illustration purpose only. They depict what
might happen and would need to be initiated by property owners and funded
by the private sector.
Area A - Guiding Principles
Based on the two redevelopment concepts, the City has identified a series
of guiding principles are intended to help inform any future redevelopment
proposals. They include the following:
Uses in the area should include retail, office, restaurants and other
commercial uses along with housing, either in a vertical or horizontal
mixed -use configuration.
Buildings along Central Avenue on the east side of the street should
have front walls that abut the sidewalk edge reflective of the existing
development pattern on the west side.
DRAFT 2-29
I
Pnr+;t;
I`11
I�
Concept 2 has two primary components; commercial retail and housing. This
alternative reestablishes street facing retail on the east side of Central Avenue
creating a line of continuous storefronts matching those on the west side of
the street. Parking would be accommodated in a surface lot behind the retail
building enhancing the pedestrian friendly nature of this block of retail uses.
New multi - family housing with underground parking is located northeast of the
retail uses. The transit center in this alternative could be integrated into the
northern end of the retail center.
Both of these concepts are for illustration purpose only. They depict what
might happen and would need to be initiated by property owners and funded
by the private sector.
Area A - Guiding Principles
Based on the two redevelopment concepts, the City has identified a series
of guiding principles are intended to help inform any future redevelopment
proposals. They include the following:
Uses in the area should include retail, office, restaurants and other
commercial uses along with housing, either in a vertical or horizontal
mixed -use configuration.
Buildings along Central Avenue on the east side of the street should
have front walls that abut the sidewalk edge reflective of the existing
development pattern on the west side.
DRAFT 2-29
» The front fa4ade of any new buildings on the east side should be designed
in a manner that evokes the character of separate storefronts that exist on
the west side.
» In the northwest quadrant, residential uses should be placed on the east
side abutting the park with commercial or mixed use development being
located adjacent to Central Avenue.
» Parking for multi - family uses should be underground.
» Surface parking for commercial uses should be placed behind the building
with appropriate accesses to Central Avenue.
» Improve and maximize the use of existing parking structures.
» Redevelopment plans should include expanded green spaces and public
gathering places (plazas).
» Encourage uses that will attract people and enliven this central point of
entertainment and commerce in Columbia Heights.
» Encourage businesses that provide goods and services that appeal to the
community at large as well as the adjacent neighborhoods.
» Emphasize the importance of making this area pedestrian friendly by
including appropriate sidewalk widths, four season landscaping, lighting
and public art.
» Retain a transit center that provides access to local bus service as well as
future Bus Rapid Transit (BRT).
» Build off of the uniqueness of the Heights Theater to create a place that is
genuine to Columbia Heights.
Area B — Central Avenue NE and 49th Avenue NE
The southeast quadrant of Central Avenue and 49th Avenue is currently the
home of a Savers retail store. While there are no specific plans for any change
or redevelopment of this site, it has identified in the comprehensive plan as an
area to explore given the dynamic nature of retailing. The current building is
very suburban in its form with surface parking adjacent to Central Avenue with
the building located on the east side of the site. The eastern touch down point
of the above grade pedestrian crossing of Central Avenue is located on this
property. The northern end of Central Avenue has uses that are more suburban
in form than those located further to the south. Accordingly, the configuration
of the current site is consistent with many of the surrounding properties and
particularly, properties between this area and 1 -694•
z -30 DRAFT
Area B — Concept 1
C -;
L.
a1v +lUv
OW 10d
•
This option places a series of retail and restaurant uses along Central Avenue
with surface parking along the sides and rear of the buildings. Also shown is
new housing in the form of mid - density townhomes on the eastern side of the
site.
Area B — Concept 2
P -40b
Aft
ip
I
1,
_ =r
%�
` CGs•V�e41Pr+U
This option places a series of retail and restaurant uses along Central Avenue
with surface parking along the sides and rear of the buildings. Also shown is
new housing in the form of mid - density townhomes on the eastern side of the
site.
Area B — Concept 2
P -40b
Aft
ip
®r
r�
wit
Concept 2 explores an office use on the subject site. Admittedly, the office
market is challenging but some potential could exist in the long -term. The
configuration shown would be a one story structure abutting Central Avenue
DRAFT
2 -31
L
•rte
%�
` CGs•V�e41Pr+U
Ire rr
I-
®r
r�
wit
Concept 2 explores an office use on the subject site. Admittedly, the office
market is challenging but some potential could exist in the long -term. The
configuration shown would be a one story structure abutting Central Avenue
DRAFT
2 -31
that would be served by surface parking. A retail use could be substituted for
the office use in this concept.
Area B - Guiding Principles
Based on the two redevelopment concepts, the City has identified a series
of guiding principles are intended to help inform any future redevelopment
proposals. They include the following:
» Uses in the area could include retail, office, restaurants, other commercial
uses, and housing.
» Surface parking for commercial uses should be placed behind the building
with appropriate pedestrian accesses to Central Avenue.
» Encourage businesses that provide goods and services that appeal to the
community at large as well as the adjacent neighborhoods.
» Emphasize the importance of making this area pedestrian friendly by
including appropriate sidewalk widths, four season landscaping, and
lighting.
Area 3 - 4oth Avenue NE Between Central Avenue and
University Avenue
Connecting between Central Avenue and University Avenue, 4oth Avenue
is an important community roadway and one that is under the jurisdiction
of Anoka County. The character of the road is commercial on either end
transitioning from the west to east to the Columbia City Hall location, then
being lined with residential uses, and then reaching the commercial area again
just west of Central Avenue. Buildings along the corridor in the commercial
areas are generally smaller in size, some of which show signs of deferred
maintenance. However, many of the buildings have architectural qualities that
make them unique. Compared to the mix of commercial uses and the corporate
architecture found in places like the northern section of Central Avenue, the
40th Avenue commercial area has a unique "vibe ", one that with some efforts to
improve and expand existing buildings could yield an environment that provides
opportunities for true local businesses that serve the community and the
surrounding neighborhoods.
The residential area along 40th Avenue is shown on the Future Land Use plan as
being Transitional Development. This designation does not imply the eventual
removal of residential uses but the potential on a limited basis to see some
transition to small office or retail locations, particularly adjacent to the existing
commercial areas at either end of the corridor.
The evolution of uses along the 40" Avenue corridor will continue to ocur
between now and 2040. Area C which encompasses the current Columbia
Heights City Hall site is a potential candidate for change in a shorter term
timeframe. The City is currently undertaking a study of City Hall to assess the
options of relocating it to another site or rebuilding a new facility at the current
location.
2.32 DRAFT
Area 4 — University Avenue from 37th Avenue NE to 4oth
Avenue NE
Area 4 encompasses land on the west side of University Avenue between 40th
Avenue NE to the Columbia Heights /Minneapolis border. This area is the only
significant portion of land in Columbia Heights along University Avenue that
has future redevelopment potential. Area 4 is located immediately across
University from the Huset Park development area which is a very successful
residential development. Properties immediately along University include a mix
of underutilized parcels on the north and aging, smaller industrial sites to the
south. Two concepts were offered for this area representing a differing mixes
of uses and building placements. They included the following:
Area 4 — Concept 1
'Auvi-Fwu RESjOE.N 11ft.
E� 1
R
This option includes a mix of new retail (or office) in the southwest corner of the
intersection, multi - family housing west of the retail site and then mid - density
townhomes to the south. To a degree, these uses would mirror those on the
east side of University Avenue.
DRAFT
2 -33
Area 4 — Concept 2
`- 40
1
1
This concept explores business uses for the overall area and no residential uses.
This was a direct response to comments that focused on the need for added
jobs in Columbia Heights, partially to offset those that were lost on the east
side of University Avenue as part of the Huset Park redevelopment. One of the
early ideas presented to the community was to establish a design theme based
on the shipping containers that are frequently seen travelling along University
to the rail yard in Minneapolis to the south. This area could be the home of a
business park that would convert retired shipping containers into buildings.
While that idea may not be mainstream in the Twin Cities, it has been done in
other areas as shown in the photos to the left.
In the future, redevelopment of this area could include a blending of the uses
shown on each of the identified concepts. Accordingly, this area has been
classified as a Transition District.
2-34 DRAF'r
Area 4 - Guiding Principles
Based on the two redevelopment concepts, the City has identified a series
of guiding principles are intended to help inform any future redevelopment
proposals. They include the following:
» Establish a unique business location that provides employment
opportunities for Columbia Heights residents and expands the City's tax
base while also being open to possible new residential uses.
» Consider establishing design guidelines that encourage this area to be a
signature location, one that clearly differentiates itself from others in the
marketplace.
» Encourage "green" buildings, possibly including the use of recycled
shipping containers as a building form.
» Work with Metro Transit to ensure that the area has a high level of bus
service.
» Provide safe and convenient connections to area bikeways along and
connecting to University Avenue.
» Work with MN /DOT to enhance pedestrian safety at the intersection of
University and 401h Avenue.
» Ensure that landscaping and open space areas provide appropriate
buffering between new business uses and existing residential uses to the
west.
» Allow a mix of "business' uses including offices, light assembly, restaurants,
breweries /distilleries and other uses that provide significant employment.
» Prohibit warehouses and similar uses with very low employee counts.
PUBLIC FACILITIES
Columbia Heights is a full service community, home to many facilities enjoyed
and used by the public. It is also home to local institutional, recreational and
municipal facilities and services. Each of these facilities does their part in
providing the necessary services to support residents in the community and
beyond. Most of the City's public facilities are identified on Figure 2 -4, the
Public Facilities Map.
DRAFT 2 -35
FIGURE 2 -4. PUBLIC FACILITIES MAP
2 -36 DRAFT
PROTECTION OF SPECIAL
RESOURCES
The City must also identify plans and strategies within its Comprehensive Plan
to protect special resources, including historic resources, solar access, and
aggregate resources. The city does not contain aggregate resources; therefore
only plans for solar access and historic resource protection are provided,
HISTORIC PRESERVATION
The preservation of a community's historic resources creates a meaningful
connection with the past and helps frame the community's image today.
The Historic Preservation Plan provides a framework for preserving and
protecting the community's history. The success of the Historic Preservation
Plan is dependent on citizens of Columbia Heights and their desire to
preserve historically significant resources within the city. The City can
support preservation of history within the community by creating a Heritage
Preservation Commission; however the success of this implementation strategy
is dependent on the support and involvement of the community.
The area around Columbia Heights was first homesteaded in 1863 by John
and Margaret Sullivan. By the 1870s, the area had a brick factory and stone
quarry; however the area remained largely agricultural until the last decade
of the century. When James J. Hill constructed a rail line through the area,
a direct connection was provided to the Iron Range in northern Minnesota.
In response, a steel mill was built in the early 18gos, and Columbia Heights
anticipated becoming the "Pittsburgh of the West." Unfortunately, when the
mill burned down in 1898 it was not reconstructed. In 1893, Thomas Lowry and
his Minneapolis Improvement Company platted 95 acres of land for residential
development in the area. Mr. Lowry promoted the community as a commuter
suburb of Minneapolis, with residents traveling via his Central Avenue Electric
Car Line and Electric Street Railroad. In an effort to develop the community
and provide services for new residents, Mr. Lowry also encouraged retailers
to locate in the community along the southern portion of Central Avenue.
Incorporated in 1898; Columbia Heights is one of the oldest suburbs in the Twin
Cities metropolitan area.
While Columbia Heights has a fascinating history, the City does not maintain
a formal record of historically significant structures or properties in the
community. There are no structures or properties within Columbia Heights
that are listed on the National Register of Historic Place, nor are there any
structures or properties eligible for listing.
Although the community does not have a Heritage Preservation Commission,
the City maintains a list of videos documenting various elements of Columbia
Heights cultural and historical events. In addition, both the Anoka County
Historical Society and the Columbia Heights Public Library maintain local
history collections. Other cultural and historically significant elements within
the city include the acknowledgement and connection to Columbia Heights'
Sister City of Lomianki, Poland, the construction of an Islamic worship center,
2 -37
and the establishment of the First Lutheran music series. Each of these
cultural elements strengthens the diversity of Columbia Heights and provides
opportunities to explore and enjoy other cultures present within the community.
Historic Preservation Goals, Policies,
and Implementation Strategies
The following historic preservation goal has been developed for Columbia
Heights. The goal includes numbered policies and bulleted implementation
strategies that correspond to each of the policies.
Goal: Preserve and maintain the community's unique historical
and cultural elements.
1. Encourage the formation and success of a Heritage Preservation
Commission.
» The City will publicize the potential formation of a Heritage Preservation
Commission.
» The City will support the formation of a Heritage Preservation Committee
and encourage resident interest.
2. Support the preparation of an inventory of historically significant structures
and places in the community.
» The City will create and maintain an inventory and map of historically and
culturally significant structures, sites, and resources within the community.
» The City will provide staff to assist the Heritage Preservation Commission
in obtaining financial support for the preservation of historically significant
structures and resources.
3. Establish standards for protection of historically significant structures and
places.
» The City will provide staff to assist the Heritage Preservation Commission
with the development of standards and policies to protect and preserve
the history of the community.
» The City will amend the zoning ordinance to require review of construction
activities that will alter historically significant structures or disturb
historically significant places.
SOLAR ACCESS
Minnesota Statutes require that local governments in the Metropolitan Area
include an element for protection and development of access to direct sunlight
for solar energy systems in the Comprehensive Plan. The rationale for including
this section is to assure the availability of direct sunlight to solar energy
systems. According to the Metropolitan Council, "a major share of energy
consumed in Minnesota is used for purposes that solar energy could well
serve such as space heating and cooling, domestic hot water heating and low -
temperature industrial processes.
Collection of solar energy requires protection of a solar collector's skyspace.
Solar skyspace is the portion of the sky that must be free of intervening trees
or structures for a collector to receive unobstructed sunlight." According to
2 -38
the Minnesota Energy Agency, "simple flatplate collectors have the potential to
supply one -half of Minnesota's space heating, cooling, water heating and low -
temperature industrial process heat requirements."
The gross solar generation potential and the gross solar rooftop generation
potential for Columbia Heights are shown in Table 2 -4• These are based on
Metropolitan Council calculations and on the solar map (Figure 2 -5)• The values
shown are estimates of how much electricity could be generated using existing
technology and assumptions on the efficiency of conversion.
TABLE 2 -4. SOLAR GENERATION POTENTIAL
The gross solar potential information shown on Figure 2 -5 was calculated by the
Metropolitan Council. These potentials are expressed in megawatt hours per
year (Mwh /yr), and represent gross totals. In other words, these calculations
do not demonstrate the amount of solar likely to develop in Columbia Heights;
instead the calculations estimate the total potential resource before removing
areas unsuitable for solar development or other factors related to solar energy.
FIGURE 2 -5. GROSS SOLAR POTENTIAL MAP
DRAFT
Eelent of mmen Map
1
�eRMpa'
Gross Solar Potential
(Wati-hour per Year)
High : 1274384
Low: 900001
Sai.� r'mrm.0 avNar 9ps.ppCwen.neu.c
�,�rt
County Boundaries
cry and rowneaip Boundaries
. . vwdarme and open Deter Fealun s
Bounce: University of Minnesota USpatiel 9latewde Solar Raelar
2 -39
Energy Conservation Goals, Policies,
and Implementation Strategies
The following energy conservation and solar access protection goals have been
developed for Columbia Heights. Each goal includes numbered policies and
bulleted implementation strategies that correspond to each of the policies.
Goal: Guarantee access to direct sunlight for solar energy
systems.
1. Protect solar collectors from shading by adjacent structures and /or
landscaping.
» The City will evaluate the feasibility of amending the zoning ordinance to
allow building setbacks in residential areas to be varied in order to protect
solar access and allow solar collection apparatuses within the setback
areas.
» The City will evaluate the feasibility of amending the zoning ordinance to
allow building heights in residential districts to be varied in order to allow
rooftop collectors.
» The City will evaluate the feasibility of amending the zoning ordinance to
require buildings to be aligned to take advantage of direct sunlight for
solar energy systems.
2. Comply with the provisions of Minnesota Statutes 462.357 and 462.358, as
may be amended.
» The City will amend the zoning ordinance as needed to comply with the
provisions of Minnesota Statues regarding the protection of solar access.
Goal: Promote energy conservation throughout the community.
1. Encourage individual homeowners to implement energy conservation
practices.
IMPLEMENTATION
The implementation of the Comprehensive Plan does not end with adoption.
The City's official controls, the zoning ordinance and subdivision regulations,
will ensure day to day monitoring and enforcement of the policy plan. The
regulatory provisions of both ordinances, as revised, will provide a means
of managing development in the city in a manner consistent with the
Comprehensive Plan. The City's Capital Improvements Program (Appendix B)
will enable needed improvements identified in the plan to be programmed and
implemented in a timely and cost effective manner. The City must also pursue
funding options for redevelopment project.
Official Controls
As part of the planning process, the City will evaluate its land use controls
and consider amendments to existing ordinances to eliminate inconsistencies
with the Comprehensive Plan, enhance performance standards, protect public
and private investments, and to conform to mandatory State and Federal
regulations. More on this can be found in the Implementation Chapter.
2 -4o DRAFT
Redevelopment Resources
There are a number of financial tools available to the City to pursue
redevelopment efforts and other public improvements. The potential tools and
a brief definition are provided in Appendix A.
2 -41
CHAPTER 4
ECONOMIC
COMPETITIVENESS
4 -58
INTRODUCTION
The City of Columbia Heights, its Economic Development Authority (EDA),
and the community can help protect a strong local economy by creating
and retaining desirable jobs which provide a decent standard of living for
individuals and diversification of the local tax base. Since the city has long
been fully developed, this effort includes looking at areas in need of upgrade,
modernization, better utilization and in some cases, redevelopment. This
chapter will outline the City's goals and policies with respect to economic
competitiveness; provide an overview of the employment and economic
conditions in Columbia Heights, and describe the districts where economic
activity is concentrated. There are a variety of economic competitiveness tools
and techniques that will be important for the City to be aware of and utilize
when appropriate. These tools can benefit not only economic competitiveness
measures, but redevelopment and housing as well. For that reason, all of the
financial tools are assembled together in Appendix A.
One of the first steps is to analyze the local economy to get an indication of how
well the economy is performing. In order to achieve a better understanding
of the economy, it is best to use more than one measure of economic size to
adequately compare the economic competitiveness of the community as a
whole (State of Minnesota or Metropolitan Area), and to compare it against
other surrounding communities that face similar economic conditions that are
often competitors for businesses.
Economic Competitiveness Goals and
Policies
In an effort to improve and diversify the local tax base and increase jobs,
the City has established various economic goals, policies and practical
implementation steps. These goals, combined with the policy and
implementation steps, will help provide direction for current and future policy
leaders to create and sustain a strong local economy.
Goal: Enhance the economic viability of the community.
1. Meet with existing businesses to understand needs and determine how the
City may be able to supply assistance.
2. Develop a revolving loan fund to provide low interest loans for improvements
of exterior facades, building structures, and other various aesthetic
improvements.
Goal: Promote the reinvestment of properties in commercial
and industrial sectors.
1. Support and encourage activities promoted by the Chamber of Commerce
and other merchants to attract visitors and shoppers to Columbia Heights.
2. Use fiscal tools to financially support expansion efforts.
3. Explore creating a grant program to provide funding for improvements
of exterior facades, building structures, and other various aesthetic
improvements.
4• Create a specific marketing and promotion effort for downtown with the
intent of creating a unique and marketable identity for downtown.
5. Utilize the City's website, newsletter, newspaper and industry journals to
market and promote opportunities for business growth and development in
the city.
6. In order to provide businesses with superior long term access to employees
and customers, redevelopment in key transit corridors should be designed
with provisions to support existing transit service and flexibility to upgrade
for known future transit service.
7. Identify federal and state programs that exist which could encourage
economic competitiveness in Columbia Heights.
8. The City will consider the number and average wage rates of created jobs
when deciding on the use of financial incentives for industrial uses in an
effort to more fully utilize the higher skill sets of local workers.
Goal: Provide a wide variety of employment opportunities
within the community
1. Determine what industries will best fit specific opportunity sites and directly
seek and motivate their interest.
TOTAL EMPLOYMENT
As a first ring suburb, Columbia Heights has long been a fully developed
community and therefore lacks the vacant land that could result in significant
employment growth. As illustrated in the information readily available below,
employment in the city peaked at over 6,000 positions in 2000 but declined
drastically in 2010 to between 3,000 and 4,000 positions. The Metropolitan
Council projects employment will steadily grow by nearly 1,200 positions
between 2010 and 2040.
FIGURE 4 -1. EMPLOYMENT GROWTH (1990 -2040)
Employment
r11@I
6000
5000''.
4000
3000
2000
1000
n
1990
Source: Metropolitan Council
2000 2010
2020 * 2030 * 2040 *
4 -59
FIGURE 4 -2. EMPLOYMENT PER HOUSEHOLD 0990-
2040)
0.90
0.80
0.70
0.60
0.50
0.40
0.30
0.20
0.10
0.00
Jobs / Household
1990 2000 2010 2020 2030 2040
Source: Metropolitan Council, HKGi
TABLE 4 -1. COLUMBIA HEIGHTS EMPLOYMENT (1990-
2040)
nn��
1990
�I�Eimplloylrnent
4,536
2000
6,397
2010
3,484
2020 *
4,280
2030 *
4,440
2040 *
4,600
' Projected
Source: Metropolitan Council
Columbia Heights' employment per household is less than half of the rate in the
Metropolitan Area as a whole and indicates that the city is largely a bedroom
community rather than a regionally significant employment center. As noted
in Table 4 -2, over lo,000 residents of Columbia Heights work outside the
community. While nearly 3,400 people commute to jobs in Columbia Heights
from outside the city, the community continues to operate as a bedroom
community to other areas in the Twin Cities.
4 -60
TABLE 4 -2. LABOR FORCE LIVING N COLUMBIA
HEIGHTS
Source: OntheMap, US Census
TABLE 4 -3. LABOR FORCE EMPLOYED IN COLUMBIA
HEIGHTS
Labor Force Participants Living in Columbia Heights
10,497
Labor Force Participants Living and Working in Columbia Heights
432
Labor Force Participants Living in Columbia Heights, but Employed
1o,o65
Outside the City
Source: OntheMap, US Census
TABLE 4 -3. LABOR FORCE EMPLOYED IN COLUMBIA
HEIGHTS
Source: OntheMap, US Census
When viewed against the other comparison cities (Figure 4 -3, Table 4 -4),
Columbia Heights is near the bottom in employment per household, trailing all
cities except Crystal. Columbia Heights' lack of employment is not the concern
that it would be in many other communities because it is located immediately
adjacent to the State's largest employment center, Minneapolis, and therefore
local residents have a wide range of employment possibilities nearby.
FIGURE 4 -3. EMPLOYMENT PER HOUSEHOLD
Employment/ Household
2.50
2.00
Labor Force Participants Employed in Columbia Heights
3,789
Labor Force Participants Living and Working in Columbia Heights
432
Labor Force Participants Employed in Columbia Heights but Living
3,357
Outside the City
Source: OntheMap, US Census
When viewed against the other comparison cities (Figure 4 -3, Table 4 -4),
Columbia Heights is near the bottom in employment per household, trailing all
cities except Crystal. Columbia Heights' lack of employment is not the concern
that it would be in many other communities because it is located immediately
adjacent to the State's largest employment center, Minneapolis, and therefore
local residents have a wide range of employment possibilities nearby.
FIGURE 4 -3. EMPLOYMENT PER HOUSEHOLD
Employment/ Household
2.50
2.00
1.50
1.00
0.50
'
I
0.00
i,m
ql ko
\�fi0e
ado oti
a
Source: Metropolitan Council, HKGi
4 -61
TABLE 4 -4. EMPLOYMENT
Columbia Heights
PER
Employment
4,280
HOUSEHOLD
Households
8,155
(2016)
Employment
Household
0.52
Anoka
15,603
7,436
2.10
Brooklyn Center
12,916
11,042
1.17
Crystal
4,366
9,461
0.46
Fridley
22,947
11,578
1.98
New Brighton
10,030
9,378
1.07
New Hope
11,235
8,819
1.27
Richfield
17,295
15,173
1.14
Shoreview
11,030
10,964
1.01
South St. Paul
6,625
8,351
0.79
West St. Paul
8,070
8,975
0.90
White Bear Lake
12,451
10,366
1.20
Twin Cities (7- County Area)
1,704,360
1,192,467
1.43
State of Minnesota 2,931,513
2,185,172
1.34
Source: Metropolitan Council
WAGES
Given the relatively small size of the employment base in Columbia Heights, it is
not surprising that the city lags the comparison cities in total annual wages, with
approximately $150 million being paid to local workers each year (Figure 4 -4,
Table 4 -5).
FIGURE 4 -4. TOTAL ANNUAL WAGES (2016)
Total Annual Wages
$7,000,000,000
$6,000,000,000
$5,000,000,000
$4,000,000,000
$3,000,000,000
$2,000,000,000
$1,000,000,000
$0 _ , _ u. 1 w arr 1♦
Lea "ek Qe °o
+fie ¢ �� L L 4 ,Z,° �$�,•¢a �Qyk �� S� °c wr �y ' ��a
Source: Minnesota Department of Employment and Economic Development
4 -62 DRAFT
TABLE 4 -5. TOTAL ANNUAL WAGES (2016)
Columbia Heights
$150,146,781
Anoka
$781,070,482
Brooklyn Center
$6,323,144,646
Crystal
$157,521,177
Fridley
$1,702,729,550
Hopkins
$790,369,399
New Brighton
$555,487,213
New Hope
$517,810,092
Richfield
$1,279,497,896
Shoreview
$710,624,024
South St. Paul
$306,136,467
West St. Paul
$286,791,368
White Bear Lake
$543,789,198
Source: Minnesota Department of Employment and Economic Development
The average weekly wage goes beyond the total wage information and attempts
to measure what is often referred to as "job quality ". Higher average weekly
wages tend to support higher residential values as employees will pay more
to locate near high quality jobs and bid up the local housing stock. Higher
average weekly wages may also lead to more discretionary income and result
in an increase of retail and service options in the community. However, since
Columbia Heights is in close proximity to Minneapolis the quality of life of
residents is less dependent on the wage generating capacity within the city
limits as compared to other cities.
Columbia Heights' average weekly wage is near the bottom of the comparison
cities and 60% of the Metropolitan Area average (Table 4 -6, Figure 4 -5)•
TABLE 4 -6. AVERAGE
Columbia Heights
WEEKLY WAGE (201
Average Weekly Wage
$698
Anoka
$988
Brooklyn Center
$944
Crystal
$685
Fridley
$1,433
Hopkins
$946
New Brighton
$1,o69
New Hope
$898
Richfield
$1,429
Shoreview
$1,196
South St. Paul
$891
West St. Paul
$677
White Bear Lake
$865
Metropolitan Area
$1,171
Minnesota
$1,044 7J
Source: Minnesota Demographic Center, Minnesota Department of
Employment and Economic Development
DRAFT
6)
4 -63
FIGURE 4 -5. AVERAGE WEEKLY WAGE (2016)
Average Weekly Wage
$1,600
$1,400
$1,200
$1,000
$800
$600
$400
$200
$0
�y �m `tee ms A °�5 00 �,e �� e41 m�� may m�e gem aim
e° � ��y F {° 1b ° c�
Gfl�`Jfi� 100 v
Source: Minnesota Demographic Center, Minnesota Department of Employment and
Economic Development
EMPLOYER PROFILE
Table 4 -7 lists the largest employers in Columbia Heights. This data source
has limited analytical value because the information may be dated, part -time
and full -time employment is often mixed, and companies are often resistant to
providing updated information. However, it serves as a useful snapshot of where
the major drivers of employment are occurring within the community.
TABLE 4 -7. MAJOR EMPLOYERS IN COLUMBIA
HEIGHTS
Employer
Medtronic
600
Pro Health Care
300
Columbia Heights school district
220
Crest View Lutheran Home
18o
City of Columbia Hei hts
125
Fairview Clinics
120
Jeff Bobby & Steve's Auto World
1o6
Unique
75
Invest Cast Inc.
70
Sarna's Classic Grill
6o
Global Academy Inc.
55
Savers
51
La Casita Mexican Restaurant
50
M E Global
50
US Post Office
50
Source: City of Columbia Heights
4 -64 DRAFT
Employment by Industry
Table 4 -8 and Figure 4 -6 present data on the distribution of jobs by industry and
the change in the number of jobs by industry from 2007 to 2016.
From the table and chart, it may be concluded that the employment base in
Columbia Heights is about 8o% concentrated in the service industries. The
top industries are Education and Health Services; Professional and Business
Services; and Trade, Transportation and Utilities.
Columbia Heights has experienced a broad based decline in employment
across most sectors since 2007. The primary exceptions to this negative trend
have been in Education and Health Services ( +23.3 0/o) and Public Administration
( +4.3' /-). One area of particular concern is the large decline in Professional
and Business Services, which has been traditionally one of the highest paying
service industry sectors.
TABLE 4 -8. EMPLOYMENT BY INDUSTRY 2007 AND
2016
Total, All Industries
Jobs, Number of
2007
4,976
..
2016
4,135
% Change
-16.9%
Goods - Producing Domain
973
432
-55.6%
Construction
107
1o8
0.9%
Manufacturing
C 866
324
-62.6%
Service- Producing Domain
4,005
3,559
-11.1%
Trade, Transportation and Utilities *
910
552
-39.3%
Professional and Business Services
905
590
-34.8%
Education and Health Services
1,231
1,514
23.0%
Leisure and Hospitality
570
561
-1.6%
Other Services
178
122
-31.5%
Public Administration
211
220
4.3%
The job categories in 2007 broke out this category separately into Transportation and Utilities; Retail Trade;
Information; and Financial Activities
Source: Minnesota Department of Employment & Economic Development
DRAFT 4 -65
FIGURE 4 -6. DISTRIBUTION OF EMPLOYMENT BY
INDUSTRY 2007 -2016
Employment by Industry
1,600
1,400
1,200
1,000
800
600
400
2000 6i i l { 1 E!
`b
or ea a 1
� ell �� re cry
a 41 y� a� sJ Pa
a��o bra acts aye �,��.
�c�ry y�o�a aa`ac
�e
�`�av Ito
■ Number of Jobs, 2007 Number of Jobs, 2016
Source: Minnesota Department of Employment and Economic Development
Resident Employment
The skill set of the residents of Columbia Heights is extremely broad and is
fairly similar to the Metropolitan Area as a whole, as seen in Table 4 -9. This
range of resident employment is likely the result of Columbia Heights' close
proximity to the broad range of employment possibilities within Minneapolis
and Anoka County. Columbia Heights residents are more likely than the
Metropolitan average to work in the Manufacturing and Arts, entertainment,
and recreation sectors and less likely to work in the Construction, Wholesale
Trade, Transportation and Warehousing, and Finance and Insurance industries.
Anoka County has the largest manufacturing sector in the Twin Cities and
therefore represents a key employment draw for Columbia Heights and
surrounding communities in this portion of the metropolitan area.
4 -66
TABLE 4 -9. RESIDENT EMPLOYMENT BY INDUSTRY
(2015)
Columbia Heights
Employed
Residents
Minneapolis
Employed
Residents
Employed
Residents
Employed Residents
Agriculture, forestry,
fishing and hunting,
17 0.2%
564 0.4%
1,103 o.6%
9,618 o.6%
and mining
Construction
473
4.7%
5,835
3.8%
12,695
6.9%
72,318
4.5%
Manufacturing
1,423
14.1%
16,665
11.0%
31,082
16.8%
208,843
13.0%
3.2%
4,099
2.7%
5,087
2.7%
47,511
3.0%
Wholesale trade
323
Retail trade
1,026
10.2%
13,843
9.1%
20,501
11.1%
175,584
10.9%
Transportation and
warehousing, and
538
5.3%
5,676
3.7%
9,884
5.3%
71,441
4.49/b
utilities
Information
189
1.9%
4,134
2.7%
2,983
1.6%
34,784
2.2%
Finance and
insurance, and real
556
5.5%
16,368
10.8%
14,435
7.8%
146,204
9.1%
state and rental and
leasing
Professional,
scientific, and
management, and 1,184
11.8%
24,695
16.3%
17,879
9.7%
201,564
12.5%
administrative and
waste management
services
Educational services,
and health care and 2,249
22.4%
33,910
22.4%
40,426
21.9%
376,551
23.4%
social assistance
Arts, entertainment,
and recreation, and
1,150
11.4%
15,019
9.9%
13,822
7.5%
139,301
8.7%
accommodation and
food services
Other services,
except public
726
7.2%
6,413
4.2%
8,629
4.7%
71,723
4.5%
administration
Public administration
208
2.1%
4,431
2.9%
6,471
3.59/-
51,892
3.2%
Total lo,o62 151,652 184,997 1,607,334
Source: US Census
DRAFT 4 -67
HOUSEHOLD INCOME
Columbia Heights residents generally lag the Metropolitan Area in household
income, particularly in the percentage of residents with a household income
above $75,000 per year (Figure 4 -7, Table 4 -10). Although the local economy
does not provide a large number of high paying jobs within the city, those
opportunities are in ample supply in close proximity within Downtown
Minneapolis and throughout Anoka County. This income situation is therefore
less likely to be an economic competitiveness problem and more a lack of
suitable lifecycle housing options within the city. This forces residents to move
outside of the city as their incomes rise.
FIGURE 4 -7. MEDIAN HOUSEHOLD INCOME (2016)
TABLE 4 -10. MEDIAN HOUSEHOLD INCOME
Less than $15,000
Columbia Columbia Twin Cities
Heights Heights O/o Metro Area
851 10.1% 114,055
Median Household Income, 2016
$15,000 - $24,999
922
25.0%
93,419
6.8%
$25,000 - $34,999
1,000 11.9%
1,207 14.3%
1,819 21.6%
107,019
7.8%
20.0%
158,647
11.6%
$50,000- $74,999
248,223
18.1%
$75,000 - $99,999
15.0%
14.1%
196,247
14.3%
$100,000- $149,999
1,033
220
12.3%
10.0%
18.o%
$150,000 - $199,999
2.6%
103,396
7.6%
$200,000+
178
2.1%
101,162
7.4%
0.0%
o
°o
rn
rn a,
M rn m
rn
m
rn
+
°
rn
rn m m
C
0
m
rn a
rn
°
o
L
++
O
O O
O O O
O
Ln
Ln Ln
Ln
J
-Ln
-Ln t4
-Ln +/? O
Ln
Vt
-Ln
Columbia Heights
mq Twin Cities Metro Area
TABLE 4 -10. MEDIAN HOUSEHOLD INCOME
Less than $15,000
Columbia Columbia Twin Cities
Heights Heights O/o Metro Area
851 10.1% 114,055
Metro O/o
8.3%
$15,000 - $24,999
922
10.9%
93,419
6.8%
$25,000 - $34,999
1,000 11.9%
1,207 14.3%
1,819 21.6%
107,019
7.8%
$35,000 - $49,999
158,647
11.6%
$50,000- $74,999
248,223
18.1%
$75,000 - $99,999
1,191
14.1%
196,247
14.3%
$100,000- $149,999
1,033
220
12.3%
246,o16
18.o%
$150,000 - $199,999
2.6%
103,396
7.6%
$200,000+
178
2.1%
101,162
7.4%
Source for Figure 4 -7 and 4 -io: ESRI
4 -68 DRAFT
COMMUTE TIMES
Table 4 -11 and Figure 4 -8 display commute times for employed Columbia
Heights residents and Metro Area residents. From Figure 4 -8, it is possible to
see a proximity advantage that the city has in relation to other communities in
the Metropolitan Area.
TABLE 4 -11. DAILY COMMUTE TIMES (2015)
Less than 5 minutes
176
1.8%
38,569
2.2%
5 to 9 minutes
704
7.40/o
145,421
8.4%
10 to 14 minutes
903
9.5%
217,798
12.6%
15 to 19 minutes
1,675
17.5%
263,820
15.3%
20 to 24 minutes
2,224
23.3%
285,059
16.6%
25 to 29 minutes
812
8.5%
142,370
8.3%
30 to 34 minutes
1,658
17.4%
257,173
14.9%
35 to 39 minutes
3o8
3.2%
63,075
3.7%
40 to 44 minutes
255
2.7 %
77,276
4.5%
45 to 59 minutes
276
2.9%
135,863
7.9%
6o to 89 minutes
378
4.0%
72,644
4.2%
go or more minutes
181
1.9%
22,949
1.3%
Source: US Census (American Community Survey, 2015)
FIGURE 4 -8. DAILY COMMUTE TIMES (2015)
Daily Commute Times (2015)
25.0%
20.0%
15.0%
10.0%
5.0°% 0
0.0%
�7{c'
,p'ti * gCO 1g
1� 0 O 1) -9
� -V 1 f Quo �
t c `
QQ
4 �
w Columbia Heights Metro Area
Source: US Census (2015)
DRAFT 4 -69
REAL ESTATE MARKET
CONDITIONS
The following provides a summary of market conditions in various sectors of the
real estate market in Columbia Heights as of Summer 2016. This data does not
constitute a formal market analysis, but instead provides context for the City's
economic competitiveness planning going forward.
Office Market
Following the removal of a six -story office building at 4oth and Central from the
local market, the city contains only 138,000 square feet of office space in 2016,
according to CoStar. The office market in the city is relatively small compared
to the broader metro market and contains fewer large scale tenants. Instead,
office properties in Columbia Heights tend to include tenants focused on
medical office uses, or the offices for small companies. As of Summer 2016, the
City reported vacancy rates and lease rates for office properties on par with
surrounding communities.
17zdustrial Market
The industrial market in Columbia Heights is relatively small and has decreased
in scale since 2000 as a number of formerly industrial properties converted
into residential uses. As of 2016 the city contains around 132,000 square feet of
industrial space. Vacancy rates and lease rates for this industrial space remain
fairly similar to the metrics for the northern part of the metro area, for industrial
space.
Retail Market
The stock of retail space in Columbia Heights includes primarily neighborhood -
serving, local- oriented retail uses (including groceries, convenience retail,
etc.). The city contains a number of aging areas of retail, particularly along
Central Avenue. The prospect of the HyVee development along Central has the
potential to strengthen the overall retail position of Columbia Heights. With
the new HyVee and additional development, the city has the potential to attract
retail sales dollars from Northeast Minneapolis and other adjoining, inner -ring
suburbs. The city also has the opportunity to integrate newer restaurants and
other local- serving retail along the redeveloping Central Avenue corridor, in
order to strengthen its retail position. As of the end of 2016, the city contained
just under 375,000 square feet of retail space. The vacancy rate for retail stood
at 5 percent and the average lease rate, according to Costar, was just under $10
per square foot.
Multi - Family Market
The city has a significant pool of aging multi - family properties that have the
potential to be rehabilitated and repositioned, going forward. The multi - family
market is strong, in line with recent trends across the metro area. According to
CoStar, the city had 1,465 multi - family units in 2016. The vacancy rate was only
3.2 percent, and average monthly rent, on a per square foot basis, has increased
from $0.97 / SF in 2007 to $1.05 in 2016. The increase in rent has been less
4 -7o DRAFT
dramatic in Columbia Heights as compared to other cities in the metro area.
However, the presence of a significant pool of aging properties likely limits the
degree to which landlords are able to increase rents in the city, compared to
other communities that have newer multi - family developments.
For -Sale Residential Market
The Metropolitan Council estimates that Columbia Heights has 5,319 owner -
occupied residential units. A total of 3,222 residential units sold in the city. This
figure was obtained by using property tax records. While this information may
reflect some homes that sold more than once over the last decade, the overall
data indicate that around 60 percent of the homes in Columbia Heights have
been sold to a new owner over the last ten years.
In line with trends across the metro area, Columbia Heights has a limited
inventory of for -sale homes available as of the end of 2016. Property values
continue to rise as younger families are seeking out options to purchase in the
community. According to the Minneapolis Area Association of Realtors, the
median home price in Columbia Heights has increased from less than $200,000
in 2011 to nearly $250,000 in 2016.
TABLE 4 -12. HOUSES SOLD
Source: City of Columbia Heights
TARGET MARKETS
The previous analysis provides a view of the Columbia Heights economy
at a broad level, but does not provide the level of detail that is necessary
for determining how various sectors of the economy are performing and
whether certain sectors should receive additional attention in local economic
competitiveness efforts. In order to accomplish this task, the location quotient
technique was used. In this location quotient analysis, the performance of
Columbia Heights was compared to the broader activity in the Twin Cities
metro area as of 2015.
DRAFT 4 -71
Year
20o6
2007
Number of Houses Sold I
174
189
239
2oo8
2009
248
2010
209
2011
258
2012
315
2013
347
2014
339
2015
397
2o16
507
Total:
3,222
Source: City of Columbia Heights
TARGET MARKETS
The previous analysis provides a view of the Columbia Heights economy
at a broad level, but does not provide the level of detail that is necessary
for determining how various sectors of the economy are performing and
whether certain sectors should receive additional attention in local economic
competitiveness efforts. In order to accomplish this task, the location quotient
technique was used. In this location quotient analysis, the performance of
Columbia Heights was compared to the broader activity in the Twin Cities
metro area as of 2015.
DRAFT 4 -71
The location quotient technique compares the employment performance at the
two digit North American Industrial Classification System ( NAICS) level. The
NAICS framework classifies the nation's industries into major market sectors.
Industry sectors that receive a location quotient above l.o are performing
better than the metro economy and those that have a score below 1.o are
lagging metro performance. For this analysis, industries scoring 1.25 or above
are achieving above average performance, scores of .75 to 1.24 are achieving
average performance and scores below .75 are achieving below average
performance.
Once the market sectors are analyzed, economic development agencies
typically look at the sectors that are performing above and below average to
attempt to determine some of the community's strengths and weaknesses.
Actions are taken to ensure that competitive advantages are maintained and
weaknesses are minimized. Actions are then focused and limited resources are
targeted to those activities where the most benefit can be realized.
Columbia Heights' top market sectors (Figure 4 -9) are Other Services (except
public administration); Arts, Entertainment and Recreation; and Transportation
and Warehousing, and Utilities. With the exception of Transportation,
Warehousing, and Utilities, the other two sectors are all industries that benefit
from being near large business areas but can survive without direct access to
the interstate highways or railroads. In addition, these two sectors can survive
on the relatively small average commercial lot size in the community.
FIGURE 4 -9. LOCATION QUOTIENTS (2015)
Location Quotient (2015)
Public administration
Other services, except public administration -
Arts, entertainment, and recreation, and accommodation and food...
Educational services, and health care and social assistance
Professional, scientific, and management, and administrative and...
Finance and insurance, and real state and rental and leasing
Information -
Transportation and warehousing, and utilities
Retail trade
Wholesale trade
Manufacturing
Construction
Agriculture, forestry, fishing and hunting, and mining
0.00 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80
Source: US Census, HKGi
Columbia Heights' worst performing sectors include industries that rely heavily
on highway visibility (such Finance and Insurance).
Two remaining lagging industries, Professional and Technical Services; and
Information would be candidates for increased focus since they often prefer
to be located in areas near, but not inside, large business areas. This ties with
the recommendations made in the Anoka County Economic Development
Roadmap Report, which indicated that Columbia Heights should explore
4 -72
locating back office operations (for medical device companies and call center)
and data centers in the community. The primary difference with these industries
is that they often require updated buildings, with access to reliable power and
internet services and tend to seek out locations with moderate visibility and
a "sense of place" with elevated amenities and character. Expansion of these
industries would provide access to significantly higher wage jobs. The following
table outlines the averages wages in Anoka County for different professions
contained in the Professional and Technical Services category.
TABLE 4 -13. WAGE RANGE FOR PROFESSIONAL
SERVICES
Offices of Lawyers (NAICS 541110) $45,853
Title Abstract and Settlement Offices (NAICS 541191) $49,901
Offices of Certified Public Accountants (NAICS 541211) $44,937
Tax Preparation Services (NAICS 541213) $22,264
Other Accounting Services (NAICS 541219) $41,489
Engineering Services (NAICS 541330) $79,174
Testing Laboratories (NAICS 541380) $59,315
Custom Computer Programming Services (NAICS 541511) 1 $90,888
Computer Systems Design Services (NAICS 541512) E $81,170
Other Computer Related Services (NAICS 541519) V $51,364
Administrative Management and General Management Consulting Services (NAICS I $56,424
541611)
Environmental Consulting Services (NAICS 541620) I $72,315
Other Scientific and Technical Consulting Services (NAICS 541690) I $50,645
Research and Development in the Physical, Engineering, and Life Sciences (except $100,376
Biotechnology) (NAICS 541712) —
Photography Studios, Portrait (NAICS 541921) $22,503
Veterinary Services (NAICS 541940) $35,239
All Other Professional, Scientific, and Technical Services (NAICS 541990) $30,289
DRAFT 4 -73
ECONOMIC
COMPETITIVENESS
ADVANTAGES AND
CHALLENGES
Columbia Heights has advantages that it can capitalize on in its economic
competitiveness efforts. The first is proximity to the large business areas in
the central cities. Columbia Heights' location makes it extremely convenient
for companies and "back- office" operations that support the larger businesses
downtown but want the lower costs, convenience of parking and simplicity
of access found in more remote suburban markets. This advantage could be
increasing in importance as the economy adjusts to a long term reality of more
expensive transportation costs.
Proximity is also a challenge to economic competitiveness as Columbia Heights
must carve out a market niche in an extremely competitive environment. It must
compete not only with other first ring suburbs, but at times, the central cities
themselves. In order to be competitive and preserve scarce resources, it will be
important for the City to focus its economic competitiveness efforts in targeted
areas and industries.
A key challenge facing Columbia Heights - as well as Anoka County and
region - is securing sufficient talent and employees for local companies. The
labor market is very tight across Minnesota, and attracting and retaining talent
remains a key issue for most communities. A report prepared for Anoka County
in December, 2017, entitled the "Economic Development Business Recruitment
and Roadmap ", highlights the challenges that municipalities in the county face
in attracting and retaining talent.
The second primary advantage is history. Columbia Heights still has a supply of
old commercial structures, particularly along Central Avenue. On the one hand,
this presents a challenge, due to natural decline and functional obsolescence
however, when managed carefully, retention, upgrading and reuse of older
commercial structures can provide a sense of character and quality that cannot
be replicated through redevelopment efforts alone and are not commonly found
in other nearby suburban communities. Older structures are also more likely to
attract unique "Mom and Pop" uses, such as artists, neighborhood coffee shops,
antique stores, restaurants, nightclubs, etc. that are critical to establishing
Columbia Heights as a destination and pull traffic off of the interstate highway
system or out from Minneapolis. Merging redevelopment with maintenance and
upgrading of older structures can take a significant commitment of leadership
and partnership between the private and public sectors.
Columbia Heights has taken many positive steps to maintain its
competitiveness. Development and redevelopment in recent years has had
a higher level of aesthetic quality than has previously been experienced in
the community and public streetscape enhancements along the southern
half of Central Avenue have started to improve the image and character of
this commercial district. Further efforts in this area will assist the City in
establishing a positive image and promoting Columbia Heights as a destination.
4 -74 DRAFT
The City also faces several challenges to maintaining a strong economy.
The first is that the city doesn't have locations that have superior access to
the interstate highway or rail systems. This limits the amount and types of
commercial and industrial development that can occur within the city and
also makes an area like northern portion of Central Avenue dependent on the
vitality of a commercial area in an adjacent community. North Central Avenue
faces an additional identity challenge because it is not readily apparent whether
someone is in Columbia Heights, Fridley or Hilltop and this limits Columbia
Heights' ability to be a destination location.
In the industrial market, Columbia Heights' historical land use pattern has
exacerbated this situation because most industrially zoned property does not
have access and visibility onto a major roadway but rather sits in scattered
pockets that are often accessed via local, residential streets. The ideal industrial
user is therefore limited to a small business that does not require much in
the way of visibility or access and generates few impacts on the surrounding
residential neighborhoods.
By promoting its advantages and being conscious of its challenges, Columbia
Heights has an opportunity to further develop its quality of place which is
critical to position itself as a destination location. Communities that do not
have an ability to compete with others on interstate highway convenience need
to provide outsiders with a reason to venture a bit further to discover their
economic assets.
Establishing a community as a destination location can have spinoff efforts as
well. Communities with a high quality of life capture a greater portion of the
talents of its local population because residents seek to find employment within
the community in which they reside, even if they must become an entrepreneur
to do it. Businesses overlook minor location disadvantages because of the high
quality of life, particularly in some high technology and financial service sectors.
Finally, the establishment of a few high quality developments forces other
development within the community to upgrade its own level of quality to remain
competitive with the new community standard.
DEVELOPMENT TOOLS
As mentioned earlier in this chapter there is numerous development and
redevelopment tools that are available to the City. Many of the tools can
benefit not only economic competitiveness, but also redevelopment and
housing. Using these tools can help achieve the future vision for Columbia
Heights in areas where market forces alone will not be sufficient. State law
provides a broad array of powers and tools that may assist the City in these
initiatives. Appendix A has been created to provide one single source for all the
development tools currently available to the City. This information is designed
as a point of reference in continued economic competitiveness planning.
DRAFT 4 -75
4 -76 DRAFT
Work Session Item 2
COLUMBIA HEIGHTS
i S
FIDE DEPARTMENT
City of Columbia Heights I Fire Department
825 415` Avenue NE, Columbia Heights, MN 55421 ■ Ph: 763 - 706 -8150 • Fax: 763 - 706 -8151
Email: fire @columbiaheightsmn.gov • www.columbiaheightsmn.gov
MEMO
TO: WALT FEHST, CITY MANAGER
FROM: GARY GORMAN, FIRE CHIEF
SUBJECT: SNOW REMOVAL
DATE: 2/1/2018
The City has an ordinance that addresses snow and ice removal from sidewalks. It falls under
section 8.204 of the Public Nuisance chapter. The ordinance requires that snow is to be
removed within 24 hours of the end of a snowfall. To prepare our commercial properties the
Fire Department sends out a reminder letter of snow removal responsibilities to all commercial
properties each fall. Generally, most properties comply within a reasonable amount of time.
If we find that a property is not complying the property is posted for the violation. They have 48
hours to remove the snow. If this is not done, the City will send out a contractor to make the
correction, and the cost, including an administrative fee is billed to the property.
Any property found in violation, that has previously had snow removed by the City's contractor,
will be automatically forwarded to the contractor without posting the property. We will also
attempt to proactively address violations when noted.
There are other factors that weigh into our enforcement. For example, the amount of snow,
when it fell, and current weather conditions and forecast. I will be happy to discuss all of this in
more depth at the Council Work Session.