Meeting Date: June 15, 2023
To: Members of the Planning Commission
From: Mikayla Schmidt, City Planner
Title
Consideration of a Zoning Map Amendment for 440 Water Street North.
Body
Action Requested:
The Planning Commission recommends approval of the zoning map amendment, to the City Council, to change the zoning of 440 Water Street North from I1-B: Industrial to N2-B: Neighborhood General 2.
Summary Report:
REO Properties, LLC has applied for a zoning map amendment for 440 Water Street North. The initial application was to change the zoning from I1-B: Industrial to C2-B: Highway Commercial. Staff and the applicant discussed the possible zoning options for this site several times. Zoning districts C2-B: Highway Commercial, C1-B: Downtown and N2-B: Neighborhood General 2 all seemed feasible options. Following further staff review and discussion with the applicant, the applicant has amended their application to rezone the property to N2-B: Neighborhood General 2 instead of C2-B: Highway Commercial. Staff is supportive of this change.
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 “Developed Land in City” and having “Environmentally Significant Areas”. The property is denoted as “Developed Land in City” because there has been an existing home on the property since 1910. The home is currently vacant and needs significant repairs to be livable at the present time. The property is not connected to city water or sewer because it has its own well and outdated septic system. With those factors, the property is not habitable and could be considered redevelopment.
Environmentally Significant Areas are defined as, “Lands that are not part of the preserved lands but due to environmental constraints and other limitations should be considered for future preservation. These lands include floodplain areas, areas with hydric soils with steep slopes (over 12%) and wetlands, all of which could be developed but not without significant additional effort or cost.” The property has significant slope drop off on the north side of the property greater than 12%, which is why the property has this marker. It does not make the property undevelopable, but does create constraints for redevelopment. This area also offers potential connections to the river and natural features.
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 “District” and having “Environmentally Significant Areas”. District is defined as, “Districts are generally special use areas found within the city. The districts within Northfield are typically of a single use; in this case composed of large business or industrial structures. Districts are located along collectors and arterial roadways.” The Future Character of District properties is defined as, “No change in character is anticipated in these areas with respect to future development.” While these designations made sense when the Comp. Plan was written in 2008, it does not necessarily continue to serve the property and community. The Comp. Plan prioritizes redevelopment and infill before annexation in particular is a property is in close proximity to existing development and public infrastructure within the city limits. This parcel is already within City limits, is adjacent to existing development and public infrastructure. Water connection is available in Water St. N. and sanitary is available on the east side of the property.
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 Conservation and Development Map denotes the parcel as “Developed Land in City” and having “Environmentally Significant Areas”. The property is denoted as “Developed Land in City” because there has been an existing home on the property since 1910. The home is currently vacant and needs significant repairs to be livable at the present time. The property is not connected to city water or sewer because it has its own well and outdated septic system. With those factors, the property is not habitable and could be considered redevelopment.
Environmentally Significant Areas are defined as, “Lands that are not part of the preserved lands but due to environmental constraints and other limitations should be considered for future preservation. These lands include floodplain areas, areas with hydric soils with steep slopes (over 12%) and wetlands, all of which could be developed but not without significant additional effort or cost.” The property has significant slope drop off on the north side of the property greater than 12%, which is why the property has this marker. It does not make the property undevelopable, but does create constraints for redevelopment. This area also offers potential connections to the river and natural features.
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 “District” and having “Environmentally Significant Areas”. District is defined as, “Districts are generally special use areas found within the city. The districts within Northfield are typically of a single use; in this case composed of large business or industrial structures. Districts are located along collectors and arterial roadways.” The Future Character of District properties is defined as, “No change in character is anticipated in these areas with respect to future development.” While these designations made sense when the Comp. Plan was written in 2008, it does not necessarily continue to serve the property and community. The Comp. Plan prioritizes redevelopment and infill before annexation in particular is a property is in close proximity to existing development and public infrastructure within the city limits. This parcel is already within City limits, is adjacent to existing development and public infrastructure. Water connection is available in Water St. N. and sanitary is available on the east side of the property.
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 within city limits, is underutilized and by zoning the parcel to N2-B: Neighborhood General 2, a summary of the permitted uses includes; group living, bed & breakfast establishments, single, two, three and multi - family residences, daycare facilities and neighborhood-serving commercial.
• Land Use Principle 8 - A wider range of housing choices will be encouraged - in the community as well as in neighborhoods.
o Changing the zoning district to N2 allows for single, two, three and multi - family residences.
• 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 While there are challenges to access across the city, there are nearby sidewalks, trails, crossings, commercial businesses which provide jobs, good 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 General 2 (N2) district is applied to residential neighborhoods of the city that may include larger vacant areas within the current city limits and areas that will be within city limits through future annexations. The N2 district will create a pedestrian-friendly environment, such as found in the R1 district, with strong neighborhood qualities, such as a grid-like street pattern, consistent block size, compact development, a range of housing types and architectural styles, street connectivity, sidewalks, and homes located in close relationship to the street. In addition, the N2 district will include greenways and natural areas, and options for neighborhood-serving commercial. This development pattern is the preferred future pattern for the city, as expressed in the comprehensive plan.
The parcel is an existing, but disjointed neighborhood. The N2 zoning will allow the creation of a more pedestrian-friendly environment, compact development, more housing, better connectivity and development standards that bring buildings closer to the street. These characteristics meet the intent of the N2 district though not all aspects align completely.
(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 off Water Street North and sanitary sewer along the east side of the property as well.
(4) The adequacy of a buffer or transition provided between potentially incompatible districts.
No buffering standards are required for the N2 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 where a tree inventory and replacement is required.
Staff Recommendation:
Staff recommends the Planning Commission recommends approval of the zoning map amendment, to the City Council, to change the zoning of 440 Water Street North from I1-B: Industrial to N2-B: Neighborhood General 2.
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