Planning Commission Meeting Date: November 21, 2024
To: Members of the Planning Commission
From: Mikayla Schmidt, City Planner
Jake Reilly, Community Development Director
Title
Consideration of a Zoning Map Amendment by the City of Northfield for the Northwest Development Area.
Body
Action Requested:
The Planning Commission recommends approval of the zoning map amendment, to City Council, to change the zoning of multiple properties in the Northwest Development Area from A-S: Agricultural to I1-B: Industrial.
Summary Report:
The City of Northfield has applied for a zoning map amendment for the following properties in the Northwest Development Area:
32063 Garrett Ave. (PID 430270025020),
PID 430270027010,
PID 430270026020,
PID 430270028010,
PID 430270029010,
PID 430270005011,
PID 430270008010,
PID 430270054010,
PID 430270051010,
PID 430270053010,
32811 Garrett Ave. (PID 430270052010),
32840 Garrett Ave. (PID 430270075010),
PID 430270076010,
PID 430270078010,
2300 North Ave. (PID 430270079010),
and PID 430260053010.
The City of Northfield is the applicant, and the requested amendments would change the zoning of all the properties from A-S: Agricultural to I1-B: Industrial to match the future land use as depicted in the adopted 2008 Comprehensive Plan.
Background
Since being annexed, the land in the Northwest Area retains an agricultural zoning designation representing the existing use. However, based on guidance in the adopted 2008 Comprehensive Plan - under which the city continues to operate until the 2045-horizon Comprehensive Plan can be adopted; scheduled for December 2024 - the zoning is intended to be an interim zoning classification until such a time as rezoning the area to an industrial or mixed commercial-industrial use is advised. Some uses allowed in the agriculture zone other than crop raising and residences include commercial solar farms and community solar gardens, aggregate extraction/mining, and schools.
Updated zoning regulations for the City were adopted in 2011 and included a zoning classification intended for this area known as the Economic Development Floating Zone or ED-F special zoning district. Although a draft Master Plan for a business park in this area was prepared in 2011, it was not adopted. That draft Master Plan and the ED-F district both describe a mix of uses that appear to run counter to the intent of the 2006 Economic Development Plan and the 2008 Comprehensive Plan, both of which describe a stated desire to focus on infill sites close to the historic downtown core prior to developing or redeveloping in the identified priority growth areas.
How land is used and where those uses are in relationship to people, goods, and services is an important consideration in comprehensive planning. As the city works through the 2045-horizon comprehensive plan alongside a focused initiative to diversify the tax base in the city by taking a data-driven approach, the Planning Commission, has a role in guiding that work.
To inform that work, in the fall of 2023, the Northfield City Council commissioned and subsequently adopted an Alternative Urban Areawide Review (AUAR) for an area of approximately 787 undeveloped acres (530 acres in the city limits and the remainder in Greenvale Township) northwest of downtown and west of the Northfield Hospital complex. The AUAR is a unique-to-Minnesota environmental review process intended to evaluate cumulative impacts under multiple development scenarios, including the existing scenario described in the 2008 Comprehensive Plan, and consider mitigation strategies. The two scenarios in the AUAR reflect that intent. Since adopting the AUAR, site selectors have been expressing more interest in the site and several landowners in the area are willing participants in that conversation.
Text amendments are also proposed to update the existing I1-B: Industrial zone that considers the goals of the Climate Action Plan, changes in building materials and technology, energy efficiency and environmental and economic sustainability to provide guardrails that meet those stated and adopted planning goals and provide clear guidelines and standards for potential industrial users interested in building in Northfield, as well as changes in state law regarding recreational cannabis licensing, production, and use.
A more complete update will take place during the 2025-2026 Land Development Code process that is likely to take into consideration what land development/zoning regulations would be best drafted and implemented to facilitate development within Northfield that aligns with the Future Land Use map that will be adopted with the 2045 Comprehensive Plan. Related changes to the A-S Agriculture Special Use District, CD-S College District Special Use District, and the removal of the ED-F district are also proposed.
The guidelines and standards are designed to increase tax capacity, preserve natural features, ensure sustainable outcomes related to power and water consumption, stormwater management, limit greenhouse gas emissions and ensure any public streets are designed for connectivity. They are also designed to ensure high-quality building design, sufficient and appropriate screening, and minimize any potential negative external impacts on neighboring property by establishing performance standards that are designed to be aligned with the City’s Climate Action Plan (2019), recently adopted Dark Skies Ordinance, and desire for high-quality structures.
The attached resolution provides the criteria and findings supporting the zoning map amendment.
Staff Recommendation:
Staff recommends the Planning Commission recommend approval of the zoning map amendment, to the City Council, to change the zoning for the following properties in the Northwest Development Area from A-S: Agricultural to I1-B: Industrial:
32063 Garrett Ave. (PID 430270025020),
PID 430270027010,
PID 430270026020,
PID 430270028010,
PID 430270029010,
PID 430270005011,
PID 430270008010,
PID 430270054010,
PID 430270051010,
PID 430270053010,
32811 Garrett Ave. (PID 430270052010),
32840 Garrett Ave. (PID 430270075010),
PID 430270076010,
PID 430270078010,
2300 North Ave. (PID 430270079010),
and PID 430260053010.
Alternative Options:
The Planning Commission can recommend approval or recommend denial of the zoning map amendment to City Council. If any Planning Commission member wishes to recommend denial, that member must state specifically the reason. After the Planning Commission’s recommendation is made, the City Council may approve or deny the request for rezoning with a simple majority vote.
Financial Impacts:
The change in zoning allows for other redevelopment opportunities, which could add to the City’s tax base.
Redevelopment in the area will require some amount of infrastructure and related investment. Although not determined at this time, the anticipated cost to the city would be for trunk services to be provided to the property line for any prospective development. The city would then have subsequent maintenance responsibilities. However, costs are anticipated to be recouped through sewer access charges, water access charges, and ongoing fees related to water and wastewater provisions. There is also the possibility of cost sharing by any prospective developer.
Tentative Timelines:
October 16, 2024: Public hearing (PH) notice in newspaper
October 17, 2024: PH notice mailed to property owners within 350'
October 30, 2024: PH held at Planning Commission
November 6, 2024: PH notice in newspaper
November 7, 2024: PH notice mailed to property owners within 350’
November 21, 2024: Additional public testimony and action by Planning Commission
November 26, 2024: 1st Reading at City Council
December 3, 2024: 2nd Reading and Summary Publication at City Council
December 11, 2024: Summary Publication in Northfield News
January 10, 2025: Rezoning Takes Effect