Robb Clarksen 44th and Nicollet
Hiawatha LRT Neighborhood Station Area Rezoning Study
Introduction and Overview Phasing and Timeline Communication with Property Owners Open Houses and Public Hearings
Introduction and Overview
Realizing the long-range vision for the Hiawatha Corridor involves significant challenges and opportunities. Ensuring that City regulations reflect this vision is an important task. The Zoning Code (Title 20 of the Minneapolis Code of Ordinances) is the principal means by which the City regulates future development and land use. This tool will complement activities such as redevelopment, private investment, and changes to public and private infrastructure.
State statute requires municipalities to develop consistency between zoning and its comprehensive plan. The City has amended its comprehensive plan, the Minneapolis Plan, to designate the areas around each of the six neighborhood stations as Transit Station Areas. Further, extensive public involvement has resulted in detailed plans for four neighborhood station areas. On April 2nd, 2004, the City Council adopted a formal resolution directing the Planning Division to undertake a rezoning study.
Zoning amendments in the Hiawatha Corridor outside of downtown will occur in two phases. The first phase will establish an "overlay" zoning district within the neighborhood LRT station areas. This will create additional regulations and/or incentives for development in these areas (e.g., such as the prohibition of expanding or establishing new automobile service uses). The second phase will result in recommendations for changes to "primary" zoning districts. Any changes to downtown zoning will occur separately from this process.
The City will be strategic about changing zoning, balancing the goals of consistency with plans, limiting the creation of non-conforming uses, and preventing the expansion of uses that hinder implementation of plans. Recommended land uses, urban design objectives and densities in adopted station area plans will provide the primary guidance. This strategy can be summarized as follows:
The City may propose immediate zoning changes when redevelopment is anticipated in the near future as a result of private and/or public activities.
The City may propose changes that grant greater development rights where higher density or other types of uses may be desired.
The City may identify zoning changes for future implementation, if changes in land use are neither critical to meet the general goals of the plan or are not expected for some time.
The City may propose changes to zoning to prevent the expansion or intensification of uses that are not consistent with long-range plans. ("Non-conforming" uses could continue to operate and maintain their facilities.)
The City will work with neighborhood and business groups, as well as specific property owners, before zoning changes are adopted. Comments, suggestions and concerns will be shared with the Planning Commission and City Council.
Phasing and Timeline
Because of the volume of work involved and the geographic size of the station areas, rezoning work in the Hiawatha Corridor will occur in the following separate phases, each with its own approval process. The timelines are rough estimates.
Analysis and application of overlay district in each of the neighborhood station areas. (April-July)
Analysis and implementation of primary zoning district changes in each of the station areas:
Lake Street & 46th Street (August-October)
Cedar-Riverside, Franklin Avenue and 38th Street (October-December)
50th Street/VA Medical Station (to be undertaken following the completion of a land use plan for the area)
Communication with Property Owners
The City will communicate directly with property owners affected by potential zoning changes. The phased approach of the work means that individual property owners may be contacted more than once. The City Planning Division will create information summaries that address 1) the purpose of the rezoning study, including each of its phases; 2) the proposed zoning change for specific property, including the rationale; and 3) the possible implications of the zoning change on the use of their property. Prior to public hearings, the City Planning Division will host open houses during each phase to provide information and answer questions on the proposed zoning changes. The City will also provide notice of the date, time and place of the Planning Commission public hearing where such changes will be considered.
Open Houses and Public Hearings
Dates, times and locations of Open Houses and Planning Commission public hearings will be posted here. The anticipated schedule is as follows. Times and locations are yet to be determined.
Station Area Overlay District�All neighborhood station areas Open House: June 1st, 2004
Lake Street/Midtown & 46th Street Station Area�Primary Zoning District Changes
Open House: September 7th, 2004
Cedar/Riverside, Franklin and 38th Street Station Areas�Primary Zoning District Changes
Open House: November 2nd, 2004
Communicating with the General Public
Primary communication about the rezoning study will occur through information releases, neighborhood media, indirectly through the work of neighborhood and business organizations, through the City Planning Division�s web site, and through an electronic distribution lists. Continually updated information related to the rezoning study will be available for viewing on this web site.
City Approval Process
Upon completion of the analysis, City Planning Division staff will complete a staff reports for consideration by the City Planning Commission. This will include summaries of comments submitted as part of the public record. The City Planning Commission will hold a public hearing to consider the report as well as any public testimony that may be given. After the close of the hearing on the proposed amendments, the City Planning Commission shall make findings with respect to the following, which it will forward along with its recommendations to the Zoning and Planning Committee of the City Council:
Whether the amendment is consistent with the applicable policies of the comprehensive plan.
Whether the amendment is in the public interest and is not solely for the interest of a single property owner.
Whether the existing uses of property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification, where the amendment is to change the zoning classification of particular property.
Whether there are reasonable uses of the property in question permitted under the existing zoning classification, where the amendment is to change the zoning classification of particular property.
Whether there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in its present zoning classification, where the amendment is to change the zoning classification of particular property.
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