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


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

  1. 1. ATF Policy Review and Implementation Study: Findings and RecommendationsGreat River Forum Public Meeting September 27, 2011 Posted by http://MillCityTimes.com
  2. 2. Above the Falls Policy Reviewand 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 Posted by http://MillCityTimes.com
  3. 3. Expected Recommendation to City CouncilModify Above the Falls plan to updateits policies related to: Land Use Guidance Development Character Implementation Strategy Parks & Trails (RiverFirst) Posted by http://MillCityTimes.com
  4. 4. Agenda Research Update Findings and Recommendations: Development Character Land Use Implementation Next Steps Posted by http://MillCityTimes.com
  5. 5. Research Update Posted by http://MillCityTimes.com
  6. 6. 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 Posted by http://MillCityTimes.com
  7. 7. ATF-PRIS Research Agenda: Land Soils, contamination Infrastructure Utilities: gas, water, electricity Freight transport: rail, barge, truck Existing businesses Employment by sector Industrial land inventory Business survey Posted by http://MillCityTimes.com
  8. 8. ATF-PRIS Research Agenda: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 parksNeighborhood 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 Posted by http://MillCityTimes.com
  9. 9. ATF-PRIS Research Agenda:Case studies Wilmington, DE Milwaukee, WI Pittsburgh, PA Chattanooga, TN Portland, OR Washington, DC Vancouver, CanadaImplementation issues Importance of context: retail, schools, transit, etc Timeline and phasing Leadership Financial tools Posted by http://MillCityTimes.com
  10. 10. 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. Posted by http://MillCityTimes.com
  11. 11. Industrial Development:Suitable Locations in UpperRiverfront 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 Posted by http://MillCityTimes.com
  12. 12. Office Development:Suitable Locations in UpperRiverfront Key Location Criteria Access to regional highway network Freeway visibility Proximity to downtown Nearby amenities— Commercial, Mississippi River, trails Transit service Posted by http://MillCityTimes.com
  13. 13. Residential Development:Suitable Locations in UpperRiverfront Key Location Criteria 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 Posted by http://MillCityTimes.com
  14. 14. Findings and Recommendations:Development Character Posted by http://MillCityTimes.com
  15. 15. Riverfront Development Principles Demonstrate characteristics of the citys 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 rivers environmental and cultural history Posted by http://MillCityTimes.com
  16. 16. Industrial Area CharacterGreen, eco-industrial focus withsustainability in: Operations and energy usage Site and building design Stormwater management Products and services Overall character of the areaAddressing public safety andsurveillance issues in parks adjacentto industrialPrioritizing high job density and joblinkages to communityHigh quality design for buildings, withmitigation or screening of impactswhere appropriateIdentifying unique and interestingfeatures that could be on display inpublic realm Posted by http://MillCityTimes.com
  17. 17. Office Area CharacterWhere possible, develop officecampuses in park-like setting,adjacent to public open spaceCompact campus design,competitive with high end officeclusters elsewhere.Emphasis on sustainability, meetingstringent environmental standardsHigh quality finishes andlandscapingEncourage associated commercialand entertainment amenities, thatare attractive to neighbouringcommunities Posted by http://MillCityTimes.com
  18. 18. Residential Area CharacterRiver-oriented in marketingfocus and designEncourage development thatmeets needs of families,singles and empty nesters, andfrom high end to affordableEncourage associatedcommercial and entertainmentamenities, including: Restaurants and cafes Water recreation Cultural and arts institutionsEmphasis on sustainability andhigh quality design Posted by http://MillCityTimes.com
  19. 19. Findings andRecommendations: Land Use Posted by http://MillCityTimes.com
  20. 20. Posted by http://MillCityTimes.com
  21. 21. Policy AffirmedLocations Five industrial areas Three commercial areas Two designated park areasExisting policysupported by: Key locational characteristics Evident market support Comprehensive plan designation Posted by http://MillCityTimes.com
  22. 22. Five Industrial AreasPolicy 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 Posted by http://MillCityTimes.com
  23. 23. Greater Grain Belt AreaPolicy Affirmed Found no basis for reconsidering 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 Posted by http://MillCityTimes.com
  24. 24. Lowry Marshall NCNPolicy 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 Posted by http://MillCityTimes.com
  25. 25. West Broadway – Commercial Corridor/Industrial Employment DistrictPolicy 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 riverfrontKey findings Area has key locational characteristics for office development Market viability for office headquarters development demonstrated by Coloplast development Posted by http://MillCityTimes.com
  26. 26. East Side ParksPolicy Affirmed Found no basis for reconsidering 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 Posted by http://MillCityTimes.com
  27. 27. Modify Guidance toIndustrialLocations Lowry to 26th Avenue Riverfront Industrial Area North of Xcel Industrial Area Posted by http://MillCityTimes.com
  28. 28. Lowry to 26th AveRiverfront Industrial AreaKey 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 Posted by http://MillCityTimes.com
  29. 29. Lowry to 26th AveRiverfront Industrial AreaImprove developmentcharacter 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 Posted by http://MillCityTimes.com
  30. 30. North of Xcel IndustrialAreaKey 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 AIGDevelopment character Business park Posted by http://MillCityTimes.com
  31. 31. Continue StudyLocations Northwest Quadrant North of Broadway Riverfront Subarea Posted by http://MillCityTimes.com
  32. 32. Northwest QuadrantIssues for redevelopment Steep Grades Small Parcels Isolated ParcelsOpportunities for moretransformativedevelopment scenarios Critical mass is possible, could avoid long-term industrial adjacency Publicly held land—Upper Harbor Terminal Posted by http://MillCityTimes.com
  33. 33. Northwest QuadrantAdditional potential benefits totransformative 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 Posted by http://MillCityTimes.com
  34. 34. Northwest QuadrantCost of transformative scenarios Living wage jobs Port of Minneapolis Up-front public costs Site assembly Infrastructure and street improvements Environmental cleanupMore analysis is required tounderstand: Public costs and returns Market timing Implementation strategy Organizational Financial Posted by http://MillCityTimes.com
  35. 35. Northwest Quadrant:Upper Harbor TerminalThe terminal is a great asset, and amisstep in repositioning it could be a hugemissed opportunity.Terminal has existing value and somemodest growth potential, but unlikely tobecome a major freight facility or catalyzeport-related development w/o majorchangesPotential for lock closure to stop themigration of invasive speciesGiven its low value context, itsredevelopment could struggle due to lackof proper context and isolation fromamenities.Should not proceed prior to defining andreadying development future of area Posted by http://MillCityTimes.com
  36. 36. North of BroadwayRiverfront SubareaKey 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 Posted by http://MillCityTimes.com
  37. 37. North of BroadwayRiverfront SubareaMultiple Objectives Traditional land use considerations Preservation of value of existing developmentsMore 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 Posted by http://MillCityTimes.com
  38. 38. Land Use Recommendations:Composite Map Posted by http://MillCityTimes.com
  39. 39. Draft Land UseRecommendations: Another View Posted by http://MillCityTimes.com
  40. 40. Findings and Recommendations:Implementation Strategy Posted by http://MillCityTimes.com
  41. 41. 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 Posted by http://MillCityTimes.com
  42. 42. 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 Posted by http://MillCityTimes.com
  43. 43. 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 Posted by http://MillCityTimes.com
  44. 44. 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 Posted by http://MillCityTimes.com
  45. 45. 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. Posted by http://MillCityTimes.com
  46. 46. 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 Posted by http://MillCityTimes.com
  47. 47. 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 Posted by http://MillCityTimes.com
  48. 48. 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 Development Character Implementation Strategy Fold in parks amendments Posted by http://MillCityTimes.com
  49. 49. 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 Posted by http://MillCityTimes.com
  50. 50. For More Information http://www.ci.minneapolis.mn.us/ cped/above_the_falls.asp Posted by http://MillCityTimes.com
  51. 51. Questions, Comments Posted by http://MillCityTimes.com