HomeMy WebLinkAboutDraft Comp Plan Text AmendmentsDraft Text Amendments – June, 2010
Falcon Heights 2008 Comprehensive Plan
II. Land Use and Housing
1. General Land Use – no change needed
2. The Larpenteur and Snelling Corridors
Page 35
Table 8 – amended to identify multi-family properties that could be dually guided
Table 8: Multi-family Residential Properties in Larpenteur Corridor, West to East
Property
Present Zoning
Acres
Existing units
Existing Density (Units/Acre)
1666 Coffman
R-4
6.50
93
14.3
1707 Tatum
R-4
0.41
11
26.8
1707 Lindig
R-4
0.52
12
23.1
1845-1855 Larpenteur
R-4
1.11
34
30.6
1830 Larpenteur 1
R-4
0.59
17
28.8
1800-1818 Larpenteur 1
R-4
1.56
36
23.1
1710-1740 Larpenteur 1
R-4
4.83
144
29.8
1687-1717 Fry
R-4
2.43
68
28.0
1561 Idaho/1534-1642 Snelling
R-4
0.88
32
36.4
1550 Larpenteur
PUD
2.59
119
45.9
1530 Larpenteur
PUD
1.32
56
42.4
1510 Larpenteur
R-4
0.28
10
35.7
1511 Larpenteur/1688 Arona
R-4
0.39
20
51.3
1504 Larpenteur
R-4
0.28
10
35.7
1496 Larpenteur
R-4
0.13
8
61.5
1490 Larpenteur
R-4
0.13
5
38.5
1486 Larpenteur
R-4
0.28
10
35.7
1472 Larpenteur
R-4
0.28
10
35.7
1466 Larpenteur
R-4
0.28
8
28.6
All multi-family properties
24.79
703
28.4
1. Property with potential for redevelopment at higher residential density
Page 36, following the first paragraph, addition:
In addition, existing multi-family residential properties on the south side of Larpenteur are candidates for redevelopment at higher than present densities because these properties are
surrounded by University land and redevelopment would have minimal impact on existing neighborhoods. (See Table 8).
Page 37
Table 9 – amended to identify commercial properties to by dually guided
Table 9: Non-Residential Properties in Larpenteur Corridor, West to East
Property
Present Zoning
Acres
Residential potential
2025 Larpenteur (TCCU) 1
B-2
12.54
12.54
1871 Larpenteur
B-1
0.29
1750-1790 Larpenteur (Hermes) 1
B-2
3.44
3.44
1639 Larpenteur (Buck’s)
B-3
1.16
1644 Larpenteur (TIES west) 1
B-3
2.58
2.58
1667 Snelling (TIES)
B-3
3.73
1611 Snelling (Chianti Grill)
B-3
0.58
Warner center
B-3
2.10
BP
B-3
0.38
Dino’s
B-3
0.54
Falcon Crossing (including north parking)
B-3
1.66
1407 Larpenteur (Martinizing)
B-1
0.50
1347 Larpenteur (Awad Clinic)
B-1
0.58
1350 Larpenteur (SuperAmerica)
B-1
0.38
All non-residential private land on the Larpenteur Corridor
30.46
Total to be guided for future residential or mixed use
18.56
1. Properties identified as candidates for future redevelopment as higher density multi-family residential, possibly mixed with commercial use.
Page 38 – Change beginning of paragraph at the beginning of the second column:
The most likely candidates for higher density residential redevelopment are the larger commercial properties on Larpenteur between Snelling and Cleveland. (See Table 9) These parcels,
in addition to the existing multi-family properties identified as redevelopment candidates in Table 8, provide sufficient private land to accommodate the forecast housing…
Page 39 – General revision of “Axis of Redevelopment: The Larpenteur Corridor”
Larpenteur and Snelling have the potential to become vital arteries within the community, connecting rather than dividing neighbor-hoods and commercial areas. It is the City’s intention
to focus on that potential over the lifetime of this plan and to aim future development in the City toward realizing that vision of connection. Higher density, transit-oriented housing,
including life-cycle and affordable housing, along Larpenteur Avenue will be part of that vision. Highway-oriented “strip-mall” type development will not serve this vision and will not
be considered appropriate for Larpenteur Avenue within Falcon Heights. Commercial development will be integrated with the Snelling/ Larpenteur commercial core and must contribute to
a viable community oriented city center. Above all, development must be balanced with preservation of the open landscapes that residents value so highly.
The City intends to give priority to development along Larpenteur Avenue that provides homes, destinations and necessities for local residents and incorporates strong pedestrian and
local traffic connections both to surrounding residential neighborhoods and to existing commercial districts. Because market forces and redevelopment timing cannot be predicted, the
candidate properties identified in Table 9 will be dually guided over the life of this plan, retaining their existing business zoning and use until they are redeveloped. At that time
they will be rezoned and converted to multi-family residential use, which may be combined with appropriate small-scale commercial use. It is expected that they will be developed as planned
unit developments.
A comprehensive corridor study of both Snelling and Larpenteur, with ample opportunity for public participation, is recommended as part of the implementation of this plan, before any
significant redevelopment is initiated along the Larpenteur Avenue corridor in Falcon Heights before any redevelopment is initiated for properties in the Larpenteur corridor not already
identified as redevelopment candidates in tables 8 and 9.
Page 40 – “Larpenteur Corridor Policies”
Replace second item as follows:
Establish dual zoning for the larger commercial properties identified as candidates for higher density residential or mixed use development to enable continuation of existing commercial
uses until redevelopment and repurposing for higher density residential use at the time of redevelopment. It is intended that individual candidate properties will be developed as planned
unit developments.
3. Housing and Neighborhoods
Page 49 and 50 – References to candidate properties identified in Tables 8 and 9 will be added.
VII. Implementation – Page 113
1. Land Use – Add to Item 1, as follows:
Conduct a detailed corridor study of the Larpenteur and Snelling Avenue corridors in Falcon Heights. The University of Minnesota has developed useful tools for enlisting public participation
in this process and providing public education about what is economically feasible. It is recommended that this study be done before any major redevelopment project is undertaken along
Larpenteur outside of those areas already identified as redevelopment candidates in Tables 8 and 9 and before any reuse of existing public land.
2. Zoning and Subdivision Ordinances – Revise Item 2 as follows:
Create a new multi-use zoning designation dual zoning for the Larpenteur corridor commercial areas that have been identified as candidates for multi-use higher density residential or
mixed-use redevelopment by 2030. (2009-2010) These properties will continue as B-2 or B-3 until redeveloped.