City Council Meeting Date: December 3, 2024
To: Mayor and City Council
City Administrator
From: Mikayla Schmidt, City Planner
Jake Reilly, Community Development Director
Title
Consideration of the Second Reading of Ordinance No. 1072 a Zoning Map Amendment for the Northwest Development Area.
Body
Action Requested:
The Northfield City Council approves the second reading of Ordinance No. 1072 a zoning map amendment for the Northwest Development Area.
Summary Report:
A zoning map amendment is proposed for the following properties in the Northwest Development Area to conform with the adopted 2008 Comprehensive Plan:
PID 430270028010,
PID 430270027010,
PID 430270029010,
PID 430270005011,
PID 430270008010,
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 requested amendments would change the zoning of the above properties from A-S: Agricultural to I1-B: Industrial to match the future land use as depicted in Framework Plan Map in the adopted 2008 Comprehensive Plan. The City Council approved the first reading, unanimously, of the above properties to change the zoning to I1-B: Industrial.
Background:
The City Council passed Ordinance 1065 on August 5, 2024 that temporarily prohibited new or expanded development, planning, and zoning applications and permissions in this area through the end of December 2024 and directed staff and the Planning Commission to review a re-zoning from agricultural to industrial as well as requested to have the code provisions reviewed for a recommendation with action to come back for Council ability to introduce ordinances for re-zoning and text amendments by no later than November 4, 2024 to allow time for the Council to approve the ordinances prior to the end of the year when the interim restrictions expire. The hearing for the zoning map amendment was held on October 30, 2024 and continued to the regular November 21, 2024 Planning Commission meeting. The Planning Commission recommended approval of rezoning 11 of the 16 parcels originally presented by city staff. PC Res. 2024-009 is attached for reference.
Since being annexed, the land in the Northwest Area retains an agricultural zoning designation representing the existing use. The adopted 2008 Comprehensive Plan - under which the city continues to operate until the 2045-horizon Comprehensive Plan can be adopted; scheduled for the first quarter of 2025 - guides the area to an industrial or mixed commercial-industrial. 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 desire to focus on infill sites close to the historic downtown core prior to developing or redeveloping in the priority growth areas.
In 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.
While a more complete update will take place during the 2025-2026 Land Development Code process, a related item Ord. 1071 proposes a limited update to 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. 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 negative external impacts on neighboring property by establishing performance standards regarding light and sound, vibrations, energy use, water use, and other potential negative externalities.
The attached ordinance provides the criteria and findings supporting the zoning map amendment.
Staff Recommendation:
Staff recommends the second reading of Ordinance No. 1072 - a zoning map amendment for the Northwest Development Area.
Alternative Options:
The City Council may deny the request for rezoning with a simple majority vote. The Council members must state their reason(s) for denial, based on the findings, for the record during the meeting.
Financial Impacts:
The change in zoning allows for other redevelopment opportunities, which could add to the City’s tax base.
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