Meeting Date: June 15, 2023
To: Members of the Planning Commission
From: Mikayla Schmidt, City Planner
Title
Consideration of a Zoning Map Amendment for 1000 Division Street South.
Body
Action Requested:
The Planning Commission recommends approval of the zoning map amendment, to the City Council, to add Neighborhood Center Floating District to 1000 Division Street South.
Summary Report:
RHS 1000, LLC has applied for a zoning map amendment for 1000 Division Street South. The application is to add Neighborhood Center Floating District (NC-F) to the property.
The NC-F district, is a Floating district, which acts as an overlay to an existing zoning district. R1-B: Residential 1 is the base zoning district. The NC-F district would allow an additional layer of permitted uses and regulations for those uses. NC-F districts can only be applied to properties located at the intersection of two street types with a functional classification of collector and/or arterial. The Land Development Code (LDC) was recently updated to include 4-8 residential units in the NC-F in March of this year. Below is the code language that was approved which defines the district. The ordinance approving the changes made have been attached to the staff report.
2.6.1 Neighborhood Center Floating District (NC-F).
(A) Purpose.
(1) The NC-F district should generally apply in areas designated as "Neighborhood Central" and "Neighborhood General 1" on the framework map of the comprehensive plan.
(2) The purpose of the NC-F district is to promote and enhance the vitality of existing neighborhoods by providing for the opportunity to develop nonresidential, multi-family (up to eight units) or mixed-uses in existing neighborhoods where the principal building is designed to be consistent with the size, scale, and massing of the surrounding residential uses. Additionally, the uses should be of an intensity that will create minimal traffic and noise impacts on the surrounding neighborhood.
(B) Development Standards.
(1) All buildings shall be subject to the neighborhood compatibility standards of Section 3.4 <https://library.municode.com/mn/northfield/codes/code_of_ordinances?nodeId=PTINOCH_CHTHREEFOGO_S3.4INOF>, Neighborhood Compatibility Standards.
(2) NC-F districts may only be considered on lots that are located at the intersection of two street types with a functional classification of collector and/or arterial pursuant to Section 5.2.3, Streets.
(C) Other Development Standards. In addition to the standards established for the NC-F district, all development shall be subject to all other applicable standards in Article 3 <https://library.municode.com/mn/northfield/codes/code_of_ordinances?nodeId=PTIINOCO_CH34LADECO_ART3SIDE>: Development Standards.
The Comprehensive Plan (CP) has several maps and land use principles used for guiding development, including the Conservation & Development Map and the Framework Map. The Land Development Code is the regulation that new or redevelopment projects follow.
The Conservation and Development Map expresses in graphic form, where the Principles of the Comp. Plan could be implemented, and also illustrates areas to be conserved as open space and areas to be developed, redeveloped intensified or infilled.
The Conservation and Development Map denotes the parcel as “Neighborhood Conservation”, which is defined as “Areas designated for neighborhood preservation and continued maintenance of buildings, streets and infrastructure.” Adding the NC-F district allows there to be up to eight units of residential. If a residence with 4-8 units is built, it must follow the N2-B: Neighborhood General 2 standards, which pulls the building to the street and any parking would be located on the side or rear of the property. This continues the preservation of the neighborhood and offers a way to redevelop existing housing stock. Cultural facilities are allowed as well, which includes public or private facilities with the primary function of display, performance, or enjoyment of heritage, history, or the arts. This continues the thread of neighborhood preservation as well, by offering additional uses near residential neighborhoods.
The Framework Map shows the form and character of existing and future development represented through the nine context zones. As the community develops, it is the intent of this map to guide the pattern of development.
The Framework Map designates the parcel as “Neighborhood Central” and is defined as, “The Neighborhood Central zone is typified by traditional urban development consisting of detached single-family homes on smaller lots (10,000 to 14,000 square feet), which may also include some multiple-family and mixed-use type developments. These areas are often walkable and include a range of housing types. These neighborhoods include consistent block size and a range of housing styles. However, the edges of these areas begin to transition from the urban type square grid to the suburban style curvilinear development, and begin to lose consistency with square blocks as well as longer rectangular blocks.” Future Character of this context zone is defined as, “The essential, existing character of the Neighborhood Central zone should be reinforced with future development.” The purpose statement calls out that NC-F districts are located in Neighborhood Central areas and this continues to infill/redevelop within City limits.
Water and sanitary sewer connections are available in Division St. S. and Woodley St. W.
Approval Criteria:
When reviewing a rezoning, the Planning Commission is to consider several criteria as established in Article 8 of the Land Development Code (8.5.14.C). The Planning Commission and City Council shall review the necessary submittal requirements, facts, and circumstances of the proposed amendment and make a recommendation and decision on the application based on, but not limited to, consideration of the following criteria:
(1) The specific policies, goals, objectives, and recommendations of the comprehensive plan and other city plans, including public facilities and the capital improvement plans.
The NC-F district, is a Floating district, which acts as an overlay to an existing zoning district. R1-B: Residential 1 is the base zoning district. The NC-F district would allow an additional layer of permitted uses and regulations for those uses. NC-F districts can only be applied to properties located at the intersection of two street types with a functional classification of collector and/or arterial. The Land Development Code (LDC) was recently updated to include 4-8 residential units in the NC-F in March of this year. Below is the code language that was approved which defines the district. The ordinance approving the changes made have been attached to the staff report.
2.6.1 Neighborhood Center Floating District (NC-F).
(A) Purpose.
(1) The NC-F district should generally apply in areas designated as "Neighborhood Central" and "Neighborhood General 1" on the framework map of the comprehensive plan.
(2) The purpose of the NC-F district is to promote and enhance the vitality of existing neighborhoods by providing for the opportunity to develop nonresidential, multi-family (up to eight units) or mixed-uses in existing neighborhoods where the principal building is designed to be consistent with the size, scale, and massing of the surrounding residential uses. Additionally, the uses should be of an intensity that will create minimal traffic and noise impacts on the surrounding neighborhood.
(B) Development Standards.
(1) All buildings shall be subject to the neighborhood compatibility standards of Section 3.4 <https://library.municode.com/mn/northfield/codes/code_of_ordinances?nodeId=PTINOCH_CHTHREEFOGO_S3.4INOF>, Neighborhood Compatibility Standards.
(2) NC-F districts may only be considered on lots that are located at the intersection of two street types with a functional classification of collector and/or arterial pursuant to Section 5.2.3, Streets.
(C) Other Development Standards. In addition to the standards established for the NC-F district, all development shall be subject to all other applicable standards in Article 3 <https://library.municode.com/mn/northfield/codes/code_of_ordinances?nodeId=PTIINOCO_CH34LADECO_ART3SIDE>: Development Standards.
The Comprehensive Plan (CP) has several maps and land use principles used for guiding development, including the Conservation & Development Map and the Framework Map. The Land Development Code is the regulation that new or redevelopment projects follow.
The Conservation and Development Map expresses in graphic form, where the Principles of the Comp. Plan could be implemented, and also illustrates areas to be conserved as open space and areas to be developed, redeveloped intensified or infilled.
The Conservation and Development Map denotes the parcel as “Neighborhood Conservation”, which is defined as “Areas designated for neighborhood preservation and continued maintenance of buildings, streets and infrastructure.” Adding the NC-F district allows there to be up to eight units of residential. If a residence with 4-8 units is built, it must follow the N2-B: Neighborhood General 2 standards, which pulls the building to the street and any parking would be located on the side or rear of the property. This continues the preservation of the neighborhood and offers a way to redevelop existing housing stock. Cultural facilities are allowed as well, which includes public or private facilities with the primary function of display, performance, or enjoyment of heritage, history, or the arts. This continues the thread of neighborhood preservation as well, by offering additional uses near residential neighborhoods.
The Framework Map shows the form and character of existing and future development represented through the nine context zones. As the community develops, it is the intent of this map to guide the pattern of development.
The Framework Map designates the parcel as “Neighborhood Central” and is defined as, “The Neighborhood Central zone is typified by traditional urban development consisting of detached single-family homes on smaller lots (10,000 to 14,000 square feet), which may also include some multiple-family and mixed-use type developments. These areas are often walkable and include a range of housing types. These neighborhoods include consistent block size and a range of housing styles. However, the edges of these areas begin to transition from the urban type square grid to the suburban style curvilinear development, and begin to lose consistency with square blocks as well as longer rectangular blocks.” Future Character of this context zone is defined as, “The essential, existing character of the Neighborhood Central zone should be reinforced with future development.” The purpose statement calls out that NC-F districts are located in Neighborhood Central areas and this continues to infill/redevelop within City limits.
Amending the zoning of this parcel helps facilitate Principles in the Comp. Plan and Strategic Plan. The following are Principles in the Comp. Plan and Priorities of the Strategic Plan:
• Land Use Principle 3 - The preference for accommodating future growth is in infill locations, then redevelopment/land intensification opportunities and then on the edge of existing developed areas.
o The property is within city limits, offers other redevelopment opportunities using existing infrastructure. NC-F offers more housing in general and different unit types, along with Cultural facilities as an option.
• Land Use Principle 8 - A wider range of housing choices will be encouraged - in the community as well as in neighborhoods.
o Adding the floating district, NC-F allows for single, two, three and multi - family residences (up to 8 units).
• Housing Strategy 1.7 - The preference for new residential development should be for infill, then redevelopment/land intensification.
o The parcel is within city limits and thereby meets this strategy.
• Housing Strategy 3.5 - Provide housing that is accessible to community resources such as jobs, commercial districts, and bike and pedestrian paths.
o There are nearby sidewalks, trails, crossings, commercial businesses which provide jobs, goods and entertainment nearby in this location.
(2) The purpose and intent of this LDC, or in the case of a map amendment, whether it meets the purpose and intent of the individual district.
The Neighborhood Center Floating district is applied in areas designated as "Neighborhood Central" and "Neighborhood General 1" on the framework map of the comprehensive plan. This property is within the Neighborhood Central context zone and adding this district would continue the purpose of the district by promoting and enhancing the vitality of existing neighborhoods by providing for the opportunity to develop nonresidential, multi-family (up to eight units) or mixed-uses in existing neighborhoods where the principal building is designed to be consistent with the size, scale, and massing of the surrounding residential uses. Additionally, the uses should be of an intensity that will create minimal traffic and noise impacts on the surrounding neighborhood.
(3) The adequacy of infrastructure available to serve the proposed action.
The property is served by adequate public utilities for the proposed use, including existing water and sanitary sewer off Division Street South and Woodley Street West.
(4) The adequacy of a buffer or transition provided between potentially incompatible districts.
No buffering standards are required for the NC-F zone per LDC Table 3.5-3. Buffering for parking lots is required per 3.5.8 Parking Lot Landscaping Requirements. A site plan review will be required for new development, which includes tree inventory and replacement.
Staff Recommendation:
Staff recommends the Planning Commission recommends approval of the zoning map amendment, to the City Council, to add Neighborhood Center Floating District to 1000 Division Street South.
Staff will provide a Planning Commission resolution for the recommendation as part of a supplemental memo.
Alternative Options:
The Planning Commission can recommend approval or recommend denial of the zoning map amendment to City Council. 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:
There are no immediate financial impacts to the City.
Tentative Timelines:
ü 05/31/23 Public hearing (PH) notice in newspaper
ü 06/02/23 PH notice mailed out to property owners within 350'
06/15/23 PH & recommendation by Planning Commission to City Council
07/11/23 1st Reading at City Council
08/08/23 2nd Reading and Summary Publication at City Council
08/16/23 Summary Publication in Northfield News
09/15//23 Rezoning Takes Effect