Above the Falls Policy Review and Implementation Study Presentation 9-27-2011

ATF Policy Review and
Implementation Study:
Findings and
Recommendations

Great River Forum Public Meeting
September 27, 2011

Posted by http://MillCityTimes.com

Above the Falls Policy Review
and Implementation Study
(ATF-PRIS)
Council direction:
“… analyze and report back to the Council
on the potential impacts of the land use
guidance in the Above The Falls study area
related to the extent and phasing of the
proposed long-range transition from
industrial to nonindustrial development.”
Key questions:
Is the development proposed in “Above the
Falls” best for the City as a whole?
Is it realistic?
Key products
Modified land use and development
guidance (if warranted)
Implementation path including public
investment and timeframe


Expected Recommendation to
City Council
Modify Above the Falls plan to update
its policies related to:
Land Use Guidance
Development Character
Implementation Strategy
Parks & Trails (RiverFirst)


Agenda
Research Update
Findings and Recommendations:
Land Use
Implementation
Next Steps


Research Update


ATF-PRIS Research Agenda:
Economic Analysis Median Value of Home Sales in Minneapolis

Market forecast
Competitiveness
Minneapolis vs. the region
Upper riverfront vs. other parts of
Minneapolis
Financial feasibility Office Absorptions, 2010 Q2

Fiscal impact analysis
Public cost of context setting
Tradeoffs between
Market vs. competitiveness
Costs vs. benefits


Land
Soils, contamination
Infrastructure
Utilities: gas, water,
electricity
Freight transport: rail,
barge, truck
Existing businesses
Employment by sector
Industrial land inventory
Business survey


Relationship to park development
More intensive development supports
park use and public safety
Possible synergy regarding providing
open space, handling stormwater
Parks catalyze development,
development helps fund parks
Neighborhood impacts
Industrial and office contributes to job
opportunities
More intensive development can
support
More frequent transit service
Commercial and entertainment
amenities
Modest increase in property values


Case studies
Wilmington, DE
Milwaukee, WI
Pittsburgh, PA
Chattanooga, TN
Portland, OR
Washington, DC
Vancouver, Canada
Implementation issues
Importance of context:
retail, schools, transit, etc
Timeline and phasing
Leadership
Financial tools


Industrial Analysis
Main idea: Meeting local and
citywide redevelopment and
employment goals requires a
balance of industrial policies and
initiatives.
Consider modified land use guidance
for some industrial areas in ATF
Continued efforts to encourage local
hiring and job linkages
Pursue recruitment of employers with
high job densities Figure 2.2.3
The City’s focus on sustainability Industrial Land Use Changes in Small Area Plans
City of Minneapolis
includes a new emphasis on green
Industrial Zoned Acres Change
industry; consider branding ATF as a Before1 After Absolute Relative
green/eco business park as a positive City-Wide 3,986 2,677 1,308 32%
new direction for the area Study Areas
I - Humboldt 207 207 0 0%
Develop citywide industrial site II - Near North/Upper River 1,828 1,047 -781 -43%
pipeline, including site acquisition, III - Mid-City and SEMI 1,193 1,007 -186 -16%
assembly, and remediation IV - Hiawatha/Midtown Corridor
Total:
449
3,677
290
2,551
-159
-1,126
-35%
-31%
1
= 2004
Source: Maxfield Research.


Industrial Development:
Suitable Locations in Upper
Riverfront

Key Location Criteria
Access to regional
highway network
Large parcels
Buffered from residential
uses
Flat topography
Access to rail
Center of region/ proximity
to downtown


Office Development:
Riverfront

Access to regional
highway network
Freeway visibility
Proximity to downtown
Nearby amenities—
Commercial, Mississippi
River, trails
Transit service


Residential Development:
Riverfront

Proximity to downtown
Transit service
Nearby amenities—Retail,
entertainment, Mississippi
River, trails
Buffer from industrial uses,
and other adverse
conditions such as
freeway, railroad
Good schools
Sense of safety

Findings and
Recommendations:


Riverfront Development Principles
Demonstrate characteristics of
the city's unique relationship to
the river
Know the river ecosystem and
plan for a larger scale than the
riverfront
Because rivers are dynamic,
minimize new floodplain
development
Provide for public access,
connections, recreational areas,
and natural landscapes.
Celebrate the river's
environmental and cultural
history


Industrial Area Character
Green, eco-industrial focus with
sustainability in:
Operations and energy usage
Site and building design
Stormwater management
Products and services
Overall character of the area
Addressing public safety and
surveillance issues in parks adjacent
to industrial
Prioritizing high job density and job
linkages to community
High quality design for buildings, with
mitigation or screening of impacts
where appropriate
Identifying unique and interesting
features that could be on display in
public realm


Office Area Character
Where possible, develop office
campuses in park-like setting,
adjacent to public open space
Compact campus design,
competitive with high end office
clusters elsewhere.
Emphasis on sustainability, meeting
stringent environmental standards
High quality finishes and
landscaping
Encourage associated commercial
and entertainment amenities, that
are attractive to neighbouring
communities


Residential Area Character
River-oriented in marketing
focus and design
Encourage development that
meets needs of families,
singles and empty nesters, and
from high end to affordable
Encourage associated
commercial and entertainment
amenities, including:
Restaurants and cafes
Water recreation
Cultural and arts institutions
Emphasis on sustainability and
high quality design


Findings and
Recommendations:
Land Use


Policy Affirmed
Locations
Five industrial areas
Three commercial areas
Two designated park
areas
Existing policy
supported by:
Key locational
characteristics
Evident market support
Comprehensive plan
designation


Five Industrial Areas
Policy Affirmed
Found no basis for reconsidering
land use guidance
Consider designation of Graco
area as Industrial Employment
District.
Key findings
Subareas have all primary
locational characteristics for
industrial development
Vacancy rate appears low despite
high sector-wide vacancy rates
Subareas include two significant
manufacturing headquarters
Most subareas include multiple
options for freight transportation


Greater Grain Belt Area
Policy Affirmed
land use guidance.
Key findings
Successful mixed use area
Historically important/designated
Historic buildings have been
largely renovated and occupied
Market viability for office and
housing demonstrated by recent
and planned developments
Nearby park improvements have
been completed


Lowry Marshall NCN
Policy Affirmed
Found no basis for
reconsidering land use
guidance.
Key findings
Commercial guidance
adjacent to park space
offers unique opportunity for
mix of riverfront amenities
including retail, restaurants
and park elements
New signature bridge should
contribute to market viability


West Broadway – Commercial Corridor/
Industrial Employment District
Policy Affirmed
Commercial Corridor, Industrial
Employment District designations
support policy intent for higher density
non-retail commercial development.
Consider implementation strategies
for building corporate office cluster,
which could include subarea along
riverfront
Key findings
Area has key locational
characteristics for office development
Market viability for office headquarters
development demonstrated by
Coloplast development


East Side Parks
Policy Affirmed
land use guidance
Consider development of
neighborhood edge of parks, and
of nearby property, to achieve
plan objectives.
Key findings
Maintenance of parkland is key
challenge
The capture of future tax revenues
from development is a key
resource for financing near term
improvements to advance
riverfront objectives
Additional development can
improve the safety and activity
level of adjacent parkland


Modify Guidance to
Industrial
Locations
Lowry to 26th Avenue
Riverfront Industrial
Area
North of Xcel
Industrial Area


Lowry to 26th Ave
Riverfront Industrial Area
Key findings
Has all primary locational characteristics
for industrial development
Industrial Employment District
adjacency can be problematic for
residential development
Has a concentration of facilities that are
highly challenging to relocate
Northern Metal Recycling—I3 use, barge
user, intensive site investment
Cemstone/Aggregate Industries/ Lafarge—I3
use, supplier adjacency
City of Minneapolis Transfer Station—I3 use
Centerpoint Energy peak shaving plant—est
$15 million relocation cost


Lowry to 26th Ave
Riverfront Industrial Area
Improve development
character over time
Public riverfront w/ parks and
trails
Green business branding
Light industrial can be promoted
in key locations
Development guidelines where
industrial is adjacent to parks
and trails


North of Xcel Industrial
Area
Key findings
Has all primary locational
characteristics for industrial
development
Residential development would be
disconnected from existing
neighborhoods
Includes areas that are difficult to
develop due to poor soils and
contamination
Market viability for commercial
business recently demonstrated
by AIG
Development character
Business park


Continue Study
Locations
Northwest Quadrant
North of Broadway
Riverfront Subarea


Northwest Quadrant
Issues for redevelopment
Steep Grades
Small Parcels
Isolated Parcels
Opportunities for more
transformative
development scenarios
Critical mass is possible,
could avoid long-term
industrial adjacency
Publicly held land—Upper
Harbor Terminal


Northwest Quadrant
Additional potential benefits to
transformative scenarios
Community benefits
Neighborhoods connect w/ river
Property value improvement
New commercial amenities
Addional support for existing neighborhood
businesses
Parks and trails use and safety
Increased tax capacity for City and
County


Northwest Quadrant
Cost of transformative scenarios
Living wage jobs
Port of Minneapolis
Up-front public costs
Site assembly
Infrastructure and street improvements
Environmental cleanup
More analysis is required to
understand:
Public costs and returns
Market timing
Implementation strategy
Organizational
Financial


Northwest Quadrant:
Upper Harbor Terminal
The terminal is a great asset, and a
misstep in repositioning it could be a huge
missed opportunity.
Terminal has existing value and some
modest growth potential, but unlikely to
become a major freight facility or catalyze
port-related development w/o major
changes
Potential for lock closure to stop the
migration of invasive species
Given its low value context, its
redevelopment could struggle due to lack
of proper context and isolation from
amenities.
Should not proceed prior to defining and
readying development future of area


North of Broadway
Riverfront Subarea
Key findings
Has all primary locational
characteristics for industrial
and office development
May support additional
residential development
Downtown proximity
strengthens market for
higher density development
Higher density development
has potential to yield greater
long-term benefits to tax
base, and enlivenment of
new parks


North of Broadway
Riverfront Subarea
Multiple Objectives
Traditional land use
considerations
Preservation of value of existing
developments
More analysis is required
Higher intensity development
would yield benefits, but a feasible
implementation path is not certain
Deepen research on
organizational and financial
strategies, cost/timeline for
context building investments


Land Use Recommendations:
Composite Map


Draft Land Use
Recommendations:
Another View


Findings and
Recommendations:


Implementation Overview
Main idea: Implementation
strategies will need to be
customized by degree and
timing of transformation
Approaches can be
categorized as:
Preservation and
strengthening
Enhancement and growth
Transformation
Each type will have its own set
of recommendations


Implementation:
Preservation and Strengthening
Main idea: Support
employment centers,
improving their contribution
to City goals and objectives
Existing designated industrial
areas will continue to be
supported
Encourage higher value
development with higher job
density and linkages to
community
Rebranding and focus of area
on green and sustainable eco
industrial park concept


Implementation:
Enhancement and Growth
Main idea: Attract new value-
added development to
targeted areas
Certain employment areas can
be improved to attract new
development including office
Mixed use areas can be
enhanced with river-oriented
development that brings
people and activity to the
riverfront
Some land assembly may be
needed, especially for key
targeted sites


Implementation: Transformation
Main idea: Pursue
transformational change in
underutilized areas
Successful large-scale
redevelopment usually preceded
by land acquisition and assembly
where there is substantial
vacancy, blight, or underutilization.
In ATF, any feasible acquisition
strategy will need to be long term
and opportunistic, relying on
willing sellers. Implications for
development timing, interim land
use, organizational structure, etc.
Additional analysis underway to
give a more precise picture of
feasibility


Organizational Considerations
Main idea: A properly staffed
and authorized entity should
take the lead on facilitating
future development.
Ongoing coordination work will be
needed over the long term for
redevelopment to happen
In depth and site-specific work
needed to identify opportunities,
evaluate feasibility, and facilitate
development deals.
Development unlikely to happen
without public investment, but
financial capacity limitations mean
there is an important role for
private development capital.


Development Phasing
Main idea: Need realistic time
frame for redevelopment
scenarios, especially more
ambitious ones, before
committing to them.
The implementation plan should
identify general phasing of
recommended actions.
Some less-ready areas may be
prime targets for up-front public
investment to set the stage for
future development
To keep momentum going, there
must be shorter term areas and
elements for implementation.
Strategies, recommendations,
and timelines should be
developed for each subarea


Rezoning
Main idea: The long term vision
for redevelopment in
transformational areas means a
nuanced approach to rezoning
is needed.
Recommendations for most
subareas will not trigger large-
scale rezoning ?
Due to market realities, need to
allow for continued operation of
existing uses in areas that have
long term buildout scenarios
For areas programmed for park,
there is no obvious zoning
category
Appropriate strategy could be
staged rezoning or special zoning
techniques


ATF-PRIS:
Project Timeline
August-December: Complete
research agenda
September-December: Community
and stakeholder meetings
December: Report to City Council
2012: Modify ATF Plan
Land Use Guidance
Fold in parks amendments


Public Input
Two Types of Opportunities
Along the Way
Less formal
Informs staff, Council Members, other meeting
participants
At Decision Points
Spoken comments at public hearing
Written comments
Becomes part of the official record


For More Information
http://www.ci.minneapolis.mn.us/
cped/above_the_falls.asp


Questions, Comments


Above the Falls Policy Review and Implementation Study Presentation 9-27-2011

Recommandé

Recommandé

Contenu connexe

Tendances

Tendances (13)

En vedette

En vedette (6)

Similaire à Above the Falls Policy Review and Implementation Study Presentation 9-27-2011

Similaire à Above the Falls Policy Review and Implementation Study Presentation 9-27-2011 (20)

Plus de Mill City Times

Plus de Mill City Times (20)

Dernier

Dernier (20)

Above the Falls Policy Review and Implementation Study Presentation 9-27-2011