HomeMy WebLinkAbout2008 06-30 CCP Joint Meeting with Advisory Commissions 2030 Comprehensive Plan Update AGENDA
CITY COUNCIL AND ADVISORY COMMISSIONS
2030 Comprehensive Plan
June 30, 2008
7:00 P.M.
Council Chambers
City Hall
1. Introduction
2. Comprehensive Planning Process
a. Policy Makers Role
b. Metropolitan Land Use Planning Act Requirements
3. Trends and Projections Population, Household, Land Use, and Economic Base
4. Review of 2020 Comprehensive Plan
a. Current Land Use Plan
b. Issues Identified- By Neighborhood and City-wide
c. Progress on Issues
5. Wrapping Up
a. Summary
b. Neighborhood Meeting Schedule
I
Community Analysis and Visioning- June 30, 2008
2030 Comprehensive Plan- City of Brooklyn Center
1. What do you consider to be the best features, characteristics, aspects of Brooklyn Center that shonld be
preserved and enhanced?
2. Of the issues identified in the 2020 Comprehensive Plan (refer to handout), which have been
adequately addressed and which remain to be addressed? What issues not identified in the 2020 Comp
Plan should be addressed in this Plan?
3. What is your vision of the ideal for Brooklyn Center in the year 2Q30?
OPPOSITE SIDE
Name (optional) Address MAY BE USED
June 2008
2020 Comprehensive Plan Issues
2030 Comprehensive Plan- City of Brooklyn Center
I. City-Wide or Multi-Neighborhood Issues
A. Brooklyn Boulevard Corridor
What can the City do to eliminate/facilitate removal of single-family uses
along Brooklyn Boulevard?
What actions can the City take to encourage redevelopment of many
underutilized parcels along Brooklyn Blvd, consistent with Streetscape
Amenities Study?
What actions should the City take to address the long-standing conflicts
between land access, traffic movement and incompatible land uses?
To what extent should the City become financially involved in assisting
private redevelopment?
B. Multi-Family Housing
How can the City encourage maintenance and upgrading of older
multifamily housing, especially around 67 and Humboldt?
How can the City encourage replacement of older multifamily housing
with newer housing?
What actions should the City take to enforce adequate maintenance
standards at rental townhouse projects?
Concerning multi-family apartments concentration at 69th and Humboldt
Avenue, what should be the role of the City in promoting redevelopment?
C. City Center
What should be the role of the City in the future of the City Center?
Should land development be intensified from current levels?
Should the edges of the City Center be expanded into adjacent single-
family neighborhoods through redevelopment?
What should be done, if anything, to improve the transition and buffer
between the commercial land uses in the City Center and their single-
family neighbors?
What should be done, if anything, to improve the transition and buffer
between the commercial land uses in City Center and their single-family
neighbors?
What should be done to better link the City Center to the rest of the
Community?
Where in the order of priority does City Center currently stand among
other locations vying for City involvement and how might that order shift
in the future?
What types of uses should be considered for Northbrook Shopping Center
as it is redeveloped over time?
What actions can the City take to encourage continued economic viability
of the Brookdale Shopping Center and surrounding commercial areas?
II. Neighborhood-$ased Issues
A. Northeast Neighborhood (#2)
What uses should be considered for the "Gateway Area" both east and
west of TH252, to take advantage of its excellent access and visibility?
How should the City capitalize on this opportunity?
What should the City's role be in promoting redevelopment of the
Humboldt Square Shopping Center?
What should the City do to sustain the viability of the 65�" Avenue
Residential Neighborhood?
Will the increasing volume of regional traffic through this neighborhood
affect the residential quality of life?
B. Southeast Neighborhood (#4)
How can the City capitalize on the amenity value of riverfront land to
attract higher value housing?
Should the 53` Avenue open space link to the riverfront parkland be
extended further west?
Should a similar project be undertaken in other locations in this
neighborhood?
Should the City create an open space "greenway" on vacant land under the
power lines?
C. Southwest Neighborhood (#5)
What sections of the neighborhood are most appropriate for industrial use
and which for residential and how can the conflict between them be
eliminated or mitigated?
Given the level of cleanup required at the Joslyn Site/area, what uses
would be most appropriate?
Can the multi-family and industrial uses along 47 Avenue continue to
coexist indefinitely?
Should Lakeside Park be developed as a play lot with equipment?
D. West Central Neighborhood (#6)
Are facilities at Marlin and Wangstad Parks still in need of upgrading, as
mentioned in the 1989 Housing Market report?
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Comr��ehensive Plan 2020
LAND USE, REDEVELOPMENT AND
COMMUNITY IMAGE PLAN
JNTRODUCTION AND OVERVIEW
his chapter of the Conrprehensive Plcrn describes how the City of Brooklyn
Center will attempt to guide pxivate investment in land and property
through pianning and zoning, public improvements and incentives. Iz1 this
nearly fully developed community, the strategy focuses on "mid-course"
corrections, neighborhood protertion, selective infill and redevelopment, and
image enhancement.
Practzces set in motion by previous plans and ordinances will be ]argely
maintainc�d, as they have resulted in a sound community ovexall. rlowever,
Broc>klyn Center has prog�•essed b�yond initial developmenE, and tl�e forces
of age and shifting market trez�ds have created new ch��lenges. Therefore,
City leaders, in consultatiozl �vith citizens, hlve decided to turn their
�ttention to a set of po�icies and practices aimed at 1lelping Brooklyn Center
mature gracefully into a well-rounded community. During the next two or
three decades, Brooklyn Center will bluld on its strengths of conveniezlt
regional loc�tion and access, a cotnmercial-civic core, a sizable jol�s base, �n
award-wiiuling park systezn and affordable �10L1S1Tt�T in attractive
neighborhoods. The best aspects of suburbail �nd urban living will be
cornbined so that investments �re slfeguarded �nd quality of li#e pramoted.
This chapter inciudes �hese sections:
F.xisting Y�and Use P�ttern, 1997 Neighborhood profiles and
nei�;hborhood land use issu�s
City-Wide I_,and Use and Redevelopment Issues
T�and Use, RedEVelopmezlt and Physica] innage Straregy Goals,
objectives and specific area plans.
The topics of land use, redevelopment and community physical image are
discussed in an interrelated fashion Uecause of their mutual dependence.
JANUARY 2000 Z' BRW, INC.
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LAtJD l.1SE, REDEVELOPMENT AND COMMUNITY IMAGE PLAN
EX1STiNG LAND USE PA7TERN I 997
This section examines the current pattern of land use, lligl�lighting tkle major land
use changes sznce the City's 1979 Comprehensive Pta�z and the issues that remzin to
be addressed.
As it w�s described in 1979, the City's I�nd use pattern is one of a well-defined
connmercial/industrial core surrotulded by residential neighUorhoods. This core, the
"City Center," falls 1�rgely within the triangle formed by T.H. 7.00, Brooklyn
Boulevard, and 69th Avenue North. Most comznercial develapment is located
parallel to T.H. 100 and I-694/94, and alon� Brooklyn Boulevard. Mflst industrial
development is located in the modern industrial park at the north end of Shingle
Creek Parkway anci in the oider iMdustrial zrea along the Soo Liize Railroad in the
City's southwest corner. Figure 2-1, L�nd Use Pattern,1997, illustrates these and
ather features using data fzom the City's geographic informltion system.
Table 2-1 shows existing land use by acreage, using Metropolitan Council categories.
The City Center is also defined by its open space: a bz•oad "greenway" or ribbon of
parkland that follows Shingle Creek from I'almer Lake Park south. Although
interrupted by the Braokdale regional mail, this greenway picks up ag�in at Lions
Park/Centerbrook G�IfCourse, and continues south through the Shingle Creek Park
in Minneapolis to Webber Parkway and the Mississippi River.
NElGHBORHOQD PROFlLES
Eacl1 of the City's six residez�tial neighborhoods has its own character and mix oE
land use5 and hocasing types. Because of this divcrsity, it m�kes sense to link mpre
detailed desci'iptions of land use to the following individu�! neighborhood profiles.
Nei�hborhood bouxidarzes, shown on Figure 2-1, are the same as those in the 1989
Housin� Market report. The following text summarizes and updates that report's
issues and finciings.
JANUARY 2000 Z'2 BRW, INC.
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LAND l�SE, RE�EVELOPMENT ANO COMMUNITY IMAGE PL4N
Table 2-1 Existing �and Use (in acres)
Number of Acres
Category
Total Acreage Within the Current Urban Service Area' 5,440
Existing land uses within the urban service area
Single-family resideniial (detached and mobile homes) I 1,901
Muftifamily residential (2-family, townhouse, muiii) 362
Commerciai and office/service 517
Industrial I 2j7
Public and semipublic {institutional) I 240
Parks and recreation I 5S6
Roadways 1,263
Open water f 285
Existing use subtotal 5,341
Vacant land that is restricted fram development
Environmental protection: weilands, floodplains 4
Highway and streeE right oi way I 1
Airports 12
Utility easements 7
Other I 1
Development restrictions subtotal f 25
Vacant developabie land
Single-family residential I 11
Muftifamily residential 12
Commercia{ 33
Industrial 14
Vacant deveiopable subtotal 70
7otal Land Area of Community j 5,436 (approx.}
Notes
1. The City is eniirely within the urban services area
�IAMURRY 2�0� 2'4 SRV�, �NC.
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LAND USE, REDEVELOPMENT AND COMMUNI7Y IMAGE PI.AN
CENTRAL NEIGHBORI-100D
The Cenhral Neighborhood (1.) is the smaliest of the City's neighborhoods. It is
bordered an rl�e east by Shingle Ci�eek Parkway, on the soutl� by County Road 70,
on the west by Brooklyn Boulevard and on the north by I-94/694. It cantains a solici
"core" of single-f�mily residential blocks, extendi.ng east and west fz tl�e "spine"
of Xerxes Avenue. The housing stock is well-maintained and is well-buffered from
the freewzy on the north. Commercill and office uses are centeF•ed along County
Road 10 across from Brookdale and, in a more fragmented pattern, along Brooklyn
Boulevard. Several multifamily apartment complexes are located in the
neighborhaod: the Summexchase Apartments, just behind the commercial/ office
uses along County Road 10, and the Garden City Court complex, at I3eard and 65th
Avenues Nortll. Smallex apartmex%kbuilctings are found alon� Beard Avenue at Clst
Avent�e North. Many of these are in need of rel�abilitltion.
AIong Bxooklyn Boulevard, blocks of single-family xesidences are interspersed with
small commerci�l and office uses and institutional uses (the Garden City School).
The largest connmercial site in this segment is the full block previoeisly acc�.ipied by
BuildEr's 5quare, now undergc�ing redevelopment. Tlle site �vill be redevelopEd for
a community-scale shopping center with a 70,000 square foot supexn�arket, a
drugstore, and other attached 1nd free-standing uses.
Parks are located on both sides of d1e neighhorhoods, witl� Garden City T'�rk and
the Shingle Creek trail system on the e�st and the l3rooklane Park and Garden City
Schaol coznplEx an thE wESt, at 65th Avenue N. and Brooklyn Boulevard.
I55UE5 CENTRAL NEIGH60RHOOD
WFrat can tFre Cit� clo to eliminate singls fnmil� crses c�long $rookl�n Boulevnrd
Hozu cetrt tFre CiEy encournge rr�aintenar:ce and up�qraciirig of oltlf�►• mlcltifamil f
6rozcsing?
NORTHEAS7 NEIGHBORHOOD
The Northeast Neighborhood (2) is one of the City's two laz•gest, and contains the
widest diversity of Iand uses, as well as the largest ne,imber of rental hoLising units
(aver 1,200 in 1989). It is bounded by the Mississippi River on rh� east, I-94/694 on
the south, Shingle Creek on the west, and 73rd Avenue North (the Brooklyn Park
baunda;•y) on the nortll.
Unlike the Central neighborhood, in which a"care" of single-family residences is
surz•ounded by multifamily and nonresidential uses, the Northeast neighborhood
has a large multifamily and commercial core,lt Humboldt and 69th Avenues Noz•th.
This area includes lpproximately 660 multifamily units in some 34 buildings, �1nlost
JaNUnRY 2000 2 6RW, INC.
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LAND US�, REDEVELOPMENT AND COMMUNITY 1MAGE PLAN
oi�e-fourth of the City's rentzl housing supply. Maczy of these ur�its are showing
signs of age and 11ck of maintenance. North of this core is a large and well-
mliultained single-family area extending from Palmer Lake Paz•k to Camden Avenue.
The northeast corner of the neighhorhood also includes sevez•111�rge multifamily
complexes, most built in the 1970s. Trunk Highw�y {TH) 252, widened 'u� the 1980s
to a 4-lzne expressway, effectively divides the riverfront ax•ea from Ehe rest of the
neighborhood. This area cont�►ins many of the City's highest-value single-family
homes, on large riverfront lots. West of TH 252 is another inultiple-f�mily complex,
Evergreen P�rk Manor, and a parcel containing several of the City's wells.
The southeast corner of the neighborhood, where TH 252 intersects wi�h T-94 and I-
694, was identified in the Str.�d� n�Cnrnmercial and Incizcsfrial Development Trends as
the "gateway" to the northern subur�s, and h�s become known as the "Gateway
Az•e�." Highly visible frozn both freeways, it contains subsfiantial areas of vacant
l�nd, iilcluding a site recentIy acquired and cleazed by the City, south af 66th
Avenue and east of TH 252. Multifamily complexes here include the recently
renovated Melrose Gafe apartments, the Georgetown Park and Riverwood
townh�uses, �nd the Willow I.ane apartments east of TH 252.
Thc southwesh portion of tl�e neighborhood is part of the lax•ger Shingle Ct•eek
Iixlustrial Park, cot�sisting mainly of modern multi-tenant office warcllou5e space,
much of it built during the 1980s. Coinrnercial uses �long Preeway Boulevard take
advantage of vzsibility fxoz� I-94/694.
Neighborhood parks, as well as the trails around Palmer Lzke, are within walking
distance of most residential areas. Thc large Evergreen Park/School cornplex is
centrally Iocated in the northern section of the neighborl�ood; the F3rooklyn Center
High School and Firehouse Park are centz•ai to tlle southern section.
ISSUES NORTHEAST NEIGHBORHOOD
What uses sF�oi�Ict be corisideredtor fhe "Gateway Area," both east and zvest of TH
2,52 ta takc a�vantage of its esceller:t nccess cz��c� visrbility?
Hozu can the CiE� e►rc�cirag rrtainter:ance ancl zcp��radin� of nlder mi�ltif�trrtily
hottsing, es��r.cia!!� the concentratior� of aparEments aroie�d 67tIi ancl Ht�mboldt
llvenues Norfh?
Wilt t1:e increasi�ig volume of regional traffic thrnugh this neigFtborhooc� affect the
resic�cntia! qur�iity of tife?
JANUARY 2000 Z'('� BRW, INC.
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LAND USE, REDEVELOPMENT ,4ND COMMUt31Tf IMAGE PLAN
NORTNWEST NE1G�iBORHOOD
The Northwest Neighborhood (3) is the area west of Shingle Creek, between
I-94/694 and th� City's boundary with Brooklyi� I'ark, botl� to the north and west.
Brooklyn Boulevard divides it into two parts, each of whiclt contains a single-Eamily
residential core nnd mut�i-family uses on the periphery.
The e�sternmost sectian of the neighborhaod is part of the Sllingle Creek industrial
complex that extends into the Noi�theast Neighborhood. Several Iarge vac�nt parcels
remain here, along wiEh one new commercial/hospit�lity use, a Country Inn, along
the freeway. Just west of this az•ea axe several townhouse complexes, the Earle
Brown Estates and a sm111 new ctevelopnnent at York Place. Between this area and
Brooklyn Boulevard, single-family,residences predominate. Tlus area is served by
two neighborl�ood parks at ats periphery: West Palmer Lake Park to the east and
Freeway Park to the south, as well as the �'almer L�ke trail system.
This segment of Bz�ooklyz� Boulevard is characterized by a l�rge complex of auto
dealers and services just north of the h•eeway and, to the north, a fragmenEed p�ttern
of small single-farnily residential, small free-standing commercial, the Willow Lane
Apartments, the Brooklyn Methodist Churcll, ancl several newer office complexes.
West of Brookiyn Boulevard, three townhouse complex�s occupy the City's
northwest corner. Both Creek Vilias, built in 1970s, and Island Ponds, built in the
eazly 84s, Eeature attractive twa-story side-by-side uxlits an winding, well-
landsca}�ed streets. Unity Place: {formerly The Ponds) is a subs'sdized Section 8
develo�ment that was renovateci and converted to cooperative ownership in 1993.
All these complexes were desigxted around a series of pands and wetland areas
along 5hingle Creek. The Willow Lane School and park serv� these comptexes and
the single-family areas to the south. `I'hc Maranath� Place senior rental a�artn�ents
are Iocated at 69th and Unity Avenues North.
ISSUES NORTHWES7 NEtGHBORHOOD
Wh�t can fI2C Clf� C�D t0 fltCillflTfC TCl7lOTJGlI Of sirTgle farrtily icses along $rooklyn
Botttevard, specific.c�tly betzucn.n 69th anr.� 70th Aver:ues Nof�tli?
What nctions cctn t)Te Cit� t�rke to encoetrage rec�evel�ptnent of mctn� under•tetilized
�arcelsalong Brookl�n Bo��lev�rrd consisEerit zvrth fhe Stree tscape Amenfties Stitd�?
What actions sho�irlc� the Cit� take to enforce rrdeqcrate maintenrrnce sEcrndards af
reritnt townhoitse projecEs?
i JANUARY 2000 2'7 BRW. INC.
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I.1�ND USE, REDEVELUPMENT AND COMNiUNtTY 1MAGE PIAN
SOUTHEAST NEIGHBORHOOD
The Southeast Neighborhood (4} bord�rs the vlississippi River o�� the east, ��orthe�st
iVlinneapolis (the Li��d-Bohannon and Shingle Creek neighborhoocis} on the south,
Shingle Creek on the West, and I-94/694 on the north. Land use in much of the
neighbox•hood is dominated by single-famity residential. This area also contains the
oldest homes in the City about 25 percent o£ the hausing stock was built before
1950. The onIy major cornmercial uses east of TH 100 are Northbrook Shoppin�;
Cezlter, a neighboF�hood shopping center that is in marginal condi#ion, and
surrounding free-standing commerci�l uses.
TH 100 creates a sharp boundary between residenrial and office/comznercial land
uses; most of these are located :�n .the firiangle between TH 100, Shingle Creek
Parkway and I-94/694. This area inciudes the Earle Bz�own Heritage Center, the City
Hall and Community Center, Hennepin Coti�nty library and offices, several new
apartmetlt complexes, axld a number of large commercial and office uses.
Hennepin Parks has acquired and demolished all the remaining homes on the thin
strip of land Uetween the river and Lyndlle Avenue Noxth, as parfi of the North
Mississippi Regional Park. The City's former River Rzdge Park has also been
absorbed inta the z•egional park, which continues south into Minneapolis and is
currently ui�der developinent.
Tlle most vulnei•able section of the Soutlieast Neighborhood is considered to be the
corridar along 53rd .Avenue North. It has been documented Ehat, during the 1980s,
property values fell in thi5 corricior, the number of ow�ler-occupied homes declined,
and the condition of some of the alder single-family reszdences deteriorated. The
City is ti�erefore implennenting a rEdevelopment plan for the "53rd �lventse
Developrnei�t and Linkage Project," invalving clearance of existing older hausi�lg
alozig 53rc� Avei�ue and its replacem�:nt with a landscaped gxeenway and new
owizer-occupied l�ousing.
1SSUES SOUTi-tEAST NElGHBORHOOD
WFtat actiorts cnrt or s6►o<<[i1 tlre City trrke tQ briri�q nboaet the ir�gr•ncling nr
redevelopinefzt of tFie NortFibrook Shoppir�g Center?
Hozv cctn the Citt� capitalize orr the arrteniti/ ual�.te of riverfi•ont IctrtcI to attrctcE hi��her-
valace lrousin�g�?
SyloecJd the City crente �rn open space "qreer�zvc� f" on vacar�t tand un�er the potver
lines?
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LAND USE, REDEVELOPMENT AND COMMUNITY 1MAGE PLAN
SOU7HWEST NEIGHBORHOOD
The Southwest Ne�ghborhood {5) borders three cities Minne�polis, Robbinsdale,
�nd Crystal on tl�e south and west. County Road lU (58th Av�z1�►e Nort11) farms
1rS 110T'f�12I'I1 UOLIIICI�T'Y its easter�l boundaries are Sllin�le Creek and Xerxes Avenue
North. It includes botl� the Brookdale Vlall and a great variety of industrial,
commercial and resiciential land uses, many in close proximity to each ather.
Brookdale, builY in 1962 as the sECOnd regional mall in the Twin Cities, cantains 1.1
nnillian square feet of retail space. Numerous free-standing com�nercial
est�blishments have clustered around it, many along Xerxes Avezlue North. This
area also includes the Westbrook Mall and several finzncial �nd office uses.
Brookdale's image has suffered ir�recent years due to l�ck of updating and a loss af
same tenants; it changed o�vnership in December 1996 �nd tliese owners are now
evalulting its expansion or renavation neecls. The City's Local W�ter Manccgen�ent
Plcrrl addresses the issue of needed storm water pondin�; for the center.
Catizer c�mmerci�l ttses in the Soiithwest Neighborhood are �rouped around the
intersecti�21 of T�-I 100 �z1d France Avenue Nortll. Proposed u��rading c�f 'I'I I 100
with full interchanges in this area may change access patterns to the:�e busizlesses
t�nd to residential areas,
The other prominent use in this neighborliood is industry, inctuding somc heavy
manuflcturing as wel] as wlrehouse and light indusErial uses. Industrial uses
foliow the Soo Line Railroad across the southern end of the n�ighborhooa. The
largest site is that of the former Joslyn Manufacturing and Su�.�ply Company, south
af khe railroad atld just west of Middle Twin I.ake; tl�is is a Su�erhind site where az1
extensive soil aztd water clean-up nlanaged by the Vlrnnesotl 1'olltttion Control
Agency (�PCA) is in its final stages. The site will rec�uire monitoring for 50 to 75
yeaz•s, 1nd cannot accommodate any uses that could pierce zts protective "ca�.°
Azlother large use is the Howe Compatiy, a fe�•tilizer af�e� agricultura] chemical
manufacturer, located north of the railroad tracks at Ryan L�kc and just east of TI�-i
100. Thc I-Iowe piant no ionger manufactures fertiliz�r, Uut functiozls instead as a
whc�lesale and distribution center.
I-I�using in the Soutlzwest Neighboz•hood is divicied into four subdistz•icts by the
barriez•s of 'I�H 100 and t11e Soo Line Railroad, and by the industrial cases along the
railroad corridor. Iiordering Upper Twin Lake is a large, stable, largely single-
family area, benefiting from the amenities of Uoth the lakefront and thc Nortl�port
School and Park complex. A multiple-family housing complex, T�vin I.,akes ylanor
(formerly Braokdale 10), borders TH 100; the 1989 Housing Mc�rket report found it to
be in poor repair. The southern end of this area backs up to some l�rge istdustrial
uses, notably the Murphy Warehouse at France and 50th Avenues North. A new
block of single-family residences w�s recently develaped on a vacant parcel noxth
of the warehouse on 51st Avenue N. The project was developec� under a Planned
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LAND USE, REDEVEL�PMEN7 AND COMMUNITY IMAGE PLAN
Unit Development agreement through which the eastern section of tl�e site near the
lake was donated to the City as open splce.
The other residentill pockets 1re small ones, sornewhat isolated by the railroad, the
highways, and the industzill tises. Each ane benefits frorr► a nei�hborhood park, but
all are neg�tively implcted by incompatible uses. The southwest azea {south of the
railro�d, west of TH Z00) contains a great v�riety of residential uses, including a
large conctominium apartment complex, and a mix of single-family residences,
newer duplexes, and srnall fourplex apartment bui]dings, rnost af which are in poor
condition.
The southeast are� (soutlt of the xailroad and east of TH 140) is largely industriat,
with the exception of a cluster of multif�mily buildings eight buildings with
eleven units each tllat line the south side of 47th Avenue facing industry.
The residential area in the triangle of Brooklyn Boulev�rd, TH 100 and the railroad
line consists of single-faznily residences; these are well-buffered from surrounding
uses, except for the hoines on 49th Avenue t}�at back up to the Howe Company
feztilizer coinplex.
Three of hhe neigh�orhood's separate residential subdiskricts contains one or more
neighbarhood parks: Nor#hport and Lakeside Parks on the ��orthwest, Twin L1ke
Beach park on the southwest, azid �Iappy Hollaw Park east of TH 100. The
southeast corner conhains undevetoped open space adjacent to Ryan Lake
1SSUE5 SOUTHWEST NEIGHBORHOOD
LV1Tat nctions cart the Cit� take to e.neaitrct�qe tlze coritinuerd econorr►ic viability of the
Brookdaie Sho�pif1g Center nnd siirroxitzclin�g commercia! areas?
Which secfions of fhe neigl�borl��ooci ure most nppropriate for inctti�seriat ti�se and wJsich
for residenti�t? How can the conflicEs befween these zises be elirrirn��tecl or rrtiEi�qctted?
Shor.�ld Lcrkeside Park be cteveloped as n z�lay I�r fit corttains no eeJuip�rlent at
}Jl'L'Sf'.3'l.t��
How can tf2e Cit�/ encvi�rnge rnairr.Eer:ance r�nd ccpgrrrc�in�g of older micltifarrrili�
hnicsirt� in this are�c, or• its replacerr�ent with reewer izoilsin.g?
WEST CENTRA� NEIGHBORHQOD
The West Centrll Neighborhood {6) is a fairly homogeneoiis neighborhaoci largely
cotnposed of single-family residences. Its southern boundary (with the Southwest
neighborhooci) is County Road 14; to the west it borders the cities of Crystal and
Brooklyn P�rk; to the north, I-94/G94, and to the east, Brooklyn Boulevard. Like the
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LAND USE, REDEVELOPMENT AND COMMUNITY IMAGE PI.AN
Centr�l Neighbo�'hood, it has a lai•ge single-family core, occupying fully $0 percent
of the land within t}te neigI�borhood, with xnore intense c�ses on the periphery.
ivlulti-f�mily housing is found 11ong Brooklyn Boulevard, where tlze largest coznplex
is Brookhaven, at 65th Aven�ie N., and in the southwest corner of the neighborhood,
�Iong County Ro�ci 1{). Here, the Twin Lake North Apartments and the adjacezlt
townhouses enjoy a private location b�cking up to Kylawn Park and nature
preserve in Crystal.
The Brooklyn Boulevlyd corridor in this are� is characterized by the ty�ical xnixture
of commerci�l, office and institutional uses, intermixed with small segmenhs of
single-family residences. A recent redevelopment project has replaced a block of
si�lgle- and multi-family units at 65th Avenue Nortl� with a new MCTO park-and-
ricie lot and Cahlander Park, ne� plrk with landscaped seaEing are�s and a shorm
w�ter basin adjacent to the I-94/694 interchange.
The neighborhood is well-served by parks: in lddition to the l�rge Kylawn I'ark �nd
Arboretum, there are thzee smalI neigllborhood plrks Marlin, W�zigstad
�nd Orchax•d L�ne a�1d the new Cahlander Paz•k, which is desigt�ed arout�d a
regional.storm water pond.
15SUES WE5T CENTRAL NE1GH80RH�OD
What other actions shoielct the Cit� picrstie to eliminate ncle�itianal sir•i�le famif f icses
czlor�g Brooklyn BoLrlevarc�?
Are facilities ctt Marlirt and Wartgstad Parks still it� neec� of a����rnc�ir�g, �cs menEiarred
ir� the "1989 Hoa�sing Mc�rket report?
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LAND USE, REDEVELOPMENT AND COMMIJNITY IMAGE PLAN
C1TY LAND USE ISSUES
This section of the Land Use, Redevelopment and Commu�lity Image Plan
sumrnarizes the issues of city-wide significance. Issues are mltters of debate that
should be addressed and resolved i.n tl�e plan in light of the other issues. Therefore,
a clear and compreltez�sive uzzderstanding of the issues is essential to writing and
understai�ding the plan. M�ny of these issues (�nd some of tl �isted above) were
idEntiEied by members of tlle City Council and Planning Commission through a
brainstorming session held during the comprehensive planizing process.
Figure 2-2 sumrnarizes the key land use issues, inclucling thase listed above. Tssues
that are geographically specific are keyed to Figure 2-2 Erom the following list;
I BROOKLYN BOU4.EVARD CORRIDOR
This street has been extensively shtdieci over tl�e years, including special study in
the 1979 Colrtpre��ensive Ptan and the 1994 Brnoki�n Bozitevard Streetscn��e tltnenities
Stt�dt While m�n ositive cha h� u kl n B ulevzrd
y p nges 1ve occ rred on Broa y o
including the new park-and-ride lot at 65th Avc�nue, a uniEied image for t]Ze corridor
h1s yet to be irnplemented.
Wfcat actinns s�coulc� tice City take to nddre.ss the tong-stc�nding confticts between
lancl crccess, trnffic nravemetit, anrl incnmpatible lnrrcl ttses?
To zul�int extent sltntrld tl�te City becorne firtanciall� invnlved in ctssistin�� priv�fe
r•ec�evetoprnent?
2. GATEWAY AREA �HIGHWAY 252 NEAR 6C'i'H AVENUE)
This area has excellent visibility from adjacent freew�ys, but ac.cess is somewhat
difficult. The existin� ret�il businesses are scattered ancl mlrgznal, and some of the
mtilti�le-family housing in the area is ready for replacemEnt oi• substantial
remodeling. At the same t►me, this area represei�ts an exc.etlent opportunity for a
large and highly visible redevelo�ment project.
Hozv slrot�ld tjte City capitcrlize an tl�tts oppol•titnity?
3. 69TH at�o HUMSOLbT AVENUES
The large coa�centration of multiple-family apartments in this area, many occupied
by low-income households, have shown problems wieh deferred maintenance. The
Humboldt Square Shopping Center, while it fui�ctions well to serve neighborhood
neecis, is als� in need of renovation or redevelopment.
What shouid be the role of t11e City in promoting redEVelopinent?
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LAND USE, REDEVEL�PMENT AND COMMUNITY IMAGE PIAN
What resot�rces should be committed to upgrade this az•ea?
4, 65TH AVENUE RES4DENTtAL NE4GHBORHOOD
'I'his largely single-family neighborhoocl located just south of 6bth Avenue and north
oE I-94/694 will continue to be subject ta incre�sing tr�ffic presstires �s co»gestion
increases on TH 252 and I-94/694, leading to traffic takii�g alternate ro�ites through
the neighborhood. It is likely to be subject to incxeased traffic from thc Gateway
ax•ea in Ehe fi�ture, as redevelopment occurs. The neighborhood will also experience
ecanomic pressure for changes in land use because oE access and vistbiliry from
adjacent highways and proximity to comrnercial devetopment.
Whnt shoiild the City do Eo sustnirc Ehe viability of this �•teighbarliood?
5. C ITY C ENTER
'�zis area, extending from Brookdale to the municipal coni�lex and the Earle Brown
Heritage Center, encompasses most of the City's retail, office and civic uses. Wl�ile
t110St of these buildings �tre occupied and in excellet�t conc�ition, connections
between thern are often lacking, and the whole area lacks 1 clear identity and
meaningful intez•nal circulation pattern. The continued success of the whole �rea
hinoes on the long-term viabilzty of the Brookdale Shopping Center.
WJ�iat shoccicl be tlTe role of the Cif� ir� the fr.cture of the CiEi/ Ce�•�ter?
Slro«Id l�nd developmerrt be ir�tensified frorn ce�rrent levels?
Shor.cicl t{ais aren take ar� mor•e of art "urbnrt, dotvr�tozt�ri" fee!?
Shotild the edges of the City Cerzter he expancleci irtto adjctce��it singfc� fnn�tih/
rteighbor•Jloods throic�h redeveln}�rrient?
Wl�at s6raicld bc done, if am�thing, ta impf•ove the transiciari n�ul btiffer I�etzve�n the
comrr�erciai larid iises irr Cit� Cer�ter and El�eir sirtgIe-fnrriii�/ r�ei�rytbors?
What sho�.�Ed be ctone to iink the Ciry Center tn the rest of tl•re con�irni.er�titi� better?
Where irr the of•der of ��riority does City Center cc�rrentl� startd an�ton��> oEher
locntions vyin� for City involvernent? Hozv rf�ii�qht that oi•�ier sh ifE in t1�ie f eiticre?
5A. NORTHBROOK SHOPPlNG CENTER AND VICINITY
s Wliat t fpes of �eses shoi�fct be cor�sidered for Nvrthbronk Shoppin.g Cen.ter• as it is
redevelnped aver tirrie?
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LAND USE, REDEVELOPMENT AND COMMUNtTY IMAGE PLAN
6. 53RD AVENUE CORRIDOR
This area has suffexeci decline in property values ai�d in housing condition; the
City is working on a redevelopment �ro}ect that would create an open space link ta
riverfront parkland.
S6�az�td tFris in�pr�vejti�ent be exten�led further zvest ctlon�g 53rd Avenice?
Siloulri a sirnilRr project be icnde.rtaken in oE�►er locations in the Sozctitzvest
Nei�hbor�►ooct?
7, SOUTHWEST NEIGHBORNOOD
A. �.IOSLYN SITE: AND VICINITY:. GI71CYl tf1C ICTICI Of CICR11l1jJ YCG�2.I1YCGt llf Cf1tS SItC� zvhctt icses
zuoi.rIct be r►�ost c�pproprinte?
avE�,ue CCil1 t�IC YY1illtt Ri'iilj nnd indttst�•ictl uscs alon t�tis stYCet COntiritte
B. 4 7'rri Q
f y
tv coexist iric�efiriitel�?
JANUARY 2000 Z' I 4 BRW, INC.
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SS'iil J. 1 Rettevelopment
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A�" land Use issues
LANQ USE, REUEVELOPMENT AND COMMUNIlY IMAGE PLAN
8. COMMUNITY PHYSlCAL IMAGE
Wllile Bz•ooklyn Ce��ter contains attractive and well-m�intlined neighborhoods, an
identifiable town center and 1n excellent park system, its visual image has suffered
because of the deterioration of a Eew hzghly visible are�s such as Brooklyn Boulevard
or clusters of older a�artmexzt builciings. Meanwhile, the City's im��e in the region
has suffered because of the �erception of decline, exacerbahed by neg�tive media
coverage.
W1�tat steps shnuld tFie City tc�ke to irnprnve its rrrtnge?
How can the Cit� improve tfte appearance nf "Atttn Roxv" (�n Brnoklyn Boacle.vardl?
Hozv can tfie City be.st unifi� ilself ctcrass the highzvn�s that diuide it?
Hozv c�rn the Cit� best ex�lnit its nnEural amenities (Sytingie Creek, tlTe Mississippi
River, Tzvir� and Palrr�er Lakes) to btcild ifs image?
9. INF'RASTRUCTURE A13D MUNECtPAL SERVICES
A duster of is.sues �vas identified L�nder the topic of infr�structure and rnunicipal
services. While not directly related to land use and redevelopmez�t, City facilities
and services can play a powerEul rote in supparting and encourlging privite
pro�.�erty investment and inEluencing public perce�tions about the community.
Whctf is tl�e best pace (phasing, tirnirig) fnr infr�str•t�cttere improvemertts?
What are the rnnst effn.ctive methods the Cit� c.nn etripla� for preventing crirnr.?
Hozv shoaeld tl�ie Cit� alloc.nte its resnzirces I�etzveerr. infrastructerre crnd svcial
progrr�ms?
How mctch zvill citizens sir�.��ort in bond costs fnr capitnl fmprovements?
Is tlie Cit�'s �nrk s�stcrrc ac�c�qirntc� f0Y IfS CIl1'Y('7ft �O�'l1flf�tl0}'[ l�Yll� YCC}'CI�L'1011 YJCP.dS�
WlTicf� parks nee.d i�rtprnvcrnents or tt��t•adirtg? (This znd related park system
issues are reiter�ted in the P�rks chapter of the Cnmpreheresive Plan.)
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LAiVD USE, FZEDEVELOPMENT AND COMMUNITY IMAGE PLAN
lr4ND USE, REDEVELOPMENT AND PHYSICAL IMAGE
STRATEGY
T}�is section of the plan descriUes a coordinited strategy for land use, redevelopment
and coii�munity physicai image. Tl�is strategy �ddresses the City's intentions and
Izopes for the pattern of land use, including changes to previously developed sites,
and for public improvements that will promote private investment and enhance the
livability of the communiry. The strategy responds to hhe previously-identified
issues and elaborates L�pon the Goals and Ob}ectives.
The three subjects (l�nd use, redevelopment and physical image) axe disciassed
together because nearly all iand use decisions in Brookiyn Center now involve
redevelopment ancl beczuse pub�ic improvements to infrastructuz•e az•e seen as
instruznental in promoting private re-investment.
This strategy consists of these elements:
Goals
Objectives
Specific Area Plans
GOALS
The follo�ving goals for land use, redevelopment and community image build upon
the F�u�ciannental Goals presented in the Tntroduction. All the suUser�uei�t objectives
lin f�is ha thr land u e and redevela ment
and guide es o tI c pter support these ee s p
goals.
1. Protect and enhance Ehe residential neighborhoocis.
2 Continuously renew and make better use of land izt the City Center and the
Brt�oklyn Boulevard Cor�•idor.
3. Improve the appearance af the city Eor the sake of c�uality of life, property
values aild civic pride.
Oe��criv�s
I.AND USE AND REDEVELOPMENT
1. Gradually reduce and eliminaEe incompatible relaEianships among land
uses (such as industry vs. housing).
2. Reduce the geographic over-concen#ration of particular types of land
developnnent when that pattern has become a negative influence on the
Comrnttni Ey.
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LAND USE, REDEVELOF'MENT ANO COMMUNITY (MAGE PLAN
3. Continue the selective redevelopment of targeted areas, comrnercial,
industrial and residentizl, to eliminaEe obsolescent or cleteriorating ]and tFSes
and stimulate new investment.
Identify key cocnmercial redevelopinent sites througl� this
compF•ehensive �lan and stibsequent investi�ations.
Ensure th�t redeveloped sites adhere to the planning and design
principles contained in this comprehensive plan and special lrea
plans (such as the Brookl�n Bottic�vard Corr7ctar Streetscnpe Amenities
Stluli/).
Replace inappropriaEe single-family housing �vith attr�ctive no��-
residenti�l developn,ent in a way tllat protects remaining housing.
Assist with spot replacement of housing that becames deteriorated
beyond th� point of economic xehabilihation. Ensure that
repl�cement housing fits with its neighbors.
Reduce the over-concenEratian of apartmenE buildings in certain
neighborhoocis by assisting in redeveloping it to housing that has a
lower densit a hi >her rate oE owner-occu anc and a more
Y b k� Y
pedestz�zan-friendly relationship to thE street.
4. Build on tl�e success af the city cenEer and take it to the next level of
sophistication:
Help increase retail sales, rental occupancy, tax base and civic
pride.
Work witi� the owners of the Brookdale Mall to inject new life Snto
tl��t area �nd strengthen it as the visual, soci�l and psychological
center of Bro�klyn Center. This couid be done by addixlg diEferent
buE entar l�n u tru tur d arkin transit service,
complem y d ses, s c e p g,
and better public oi• cammunity spaces.
Prosnote the eventual redevelopment o£ single-use, big-box retail
sites into more diversified, mixed-use sites that have less overall
parking and provide a morc pedestrian-friendly atmosphere.
Explore the use of shared parking as a means Of pOt�'llfl�ll�Y
increasing density and diversity of uses.
Improve the sEreets, corridors and other public spaces for the sake
of unity, identity and be�uty.
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LAN� USE, REDEVELOPMEN7 AND COMMUNI'IY IMAGE PtAN
5. Assist in tlle gradual evolution of the Brooklyn Bouteva�•d corridor
consistent with the 199b plan so that it offers a positive, complementary but
different environment from that of the City Center.
6. Use the zoning ordinance to pravide for more flexible mix of land uses
anc� to•encourage good design.
COMMUNITY IMAGE
7. Itnprove the connections and linkages Uet�veen neighborhoads, majar
corridors, parks and open space, and the City Center, through streetsclpc�
enhancements, signage systems, and other public re�lm improvements.
Improve the Brook�yn Boulevard carridor throu�;h redevelopment
and 'uztensificat�on of underutilized sites, traffic improvements, and
appearance enhancements, as outlined in tl�e Brvoklyn Boiclevard
Streetscape Anzenities Sttitdy (1994).
Innprove the landscaping, lighting, siclewalks and, possibly, bike
lanes along major streets that link the neighborhoods to the City
Center such as 57th Avenue/Bass Lake Road, G3rd, G9th, and Xexxes
AventFes. In parHcular, create a visually strong loop arou��cl the City
Center using 57th, 69th and Dt�pont Avenues anci Brooklyn
Baulevarcl. Est�blish a 2U-year prograrn tttrough the City's capitai
im}�rovement programming process to identify, rank, finance �nd
accnmplish such irnprovement. Coordinate t11is work with street
reconstruction projects.
Improve the a�.�pear�nce of the Bronkdale Mall viciniEy throug.h
sign�ge, landscaping and upgrading of commerci�l areas.
Revisit the possibility of making the Humboldt Avenue corridor a
neighborhood amenity through a c�n�bination of public and private
improvetnents. One �im would be to make �his corridor a link
between an enhanced 57th Aventae and the �roposed new open
space in Mini�eapolis. Extending the corridor treatment in some
form all the way to Brooklyn Pr3rk should be another strong
consideration.
(Unlike the 1996 Hennepin Community Works "Humbaldt
Greenway"proposal, these impravements would not require any
land acquisition.)
Strengthen the pedestrian-bicyclist link frorn Shingle Creek south
through Lions Park to Humboldt Avenue and sauth to the Grand
Round of the Minneapolis parkway system. Better signs and street
�ANUARY ZO�� 2- I 9 $F(H/, INC.
�24$�I
LAND USE, REDEVELOPMENT AND COMMUNITY IMAGE PLAN
crossing stripes are s�eeded so that bicyclists can find their way safely
t3�rough the Brookdale pa�•king lot. This woutd fill a ga}� in the
regional greenway system.
8. Irn}�rove local pubiic access to and awaret�ess of the City's ��atural amenities,
specifically the Mississippi River and the Twin Lakes.
Work with Hennepin Parks and the City af Mirule�po}is to extend
and improve the North Mississippi Regional Park
Irnprove the sidewalks, landscaping and lighting along 57th
Avenue to enhance the sense of tllat corridor as a passageway
between the city, center, the southwest neighborhood and the
riverfront park.
Use the riverfront and lake£ront as ameniHes that can serve
surrounding neighborhoods, rather than Just �d}acent property
owners, and can create a setting for highe�•-value hausi��g.
9. Capitalize on the City's visibility and access fronz state and interstate
highways tllrough iinproved signage �nd landscaping.
10. When practical �nd felsil�le, use naturally-designed drainage For better
storm water management and comtnuniry beautificatioci
JANUARY 2000 2'?O BRW, INC.
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i
LAN� U5E, REDEVELOPMENT AND CdMMUN17Y iMAGE PLAN
SPEClF'iC AREA PLANS
Figure 2-3, Land Use Plan, is the central element of the �,and Use, RedevElopment
azld I'hysicaI Image Strategy. This map illustrates planned chln�es ta the pattern
of development l�y noting amendments over the map of 19961�nd use. �xplanation
and guidance are provided by tk�e following text, which is keyed to the Land Use
Plan rnap by numbers. Those numbers also related to the lreas shown iz� Figure 2-2,
i
City-Wide Land Use Issues.
The Land Use P11n rnap was prepared based upon recently adopted sub-area plans
such as the Brooklyn I3oulevc�rd Sfreetscape Amenities Statd� (]994), consultations with
property owners, current zoning, development trends aiui accepted city planning
principles, which take into account access, visibility, building conditions,
surrounding developrnent and na�ural features.
I
However, the proposed l�nc� uses do not always refiect cxisting zoning. This plan,
unlikE zonizzg orcii��nce and map, is intended to be flexible enough to respond to
changing circumstances azid market demands. As such, it is distinct Erom the �on.ing
orciinazlce, whieh �llows tnore strictly defined z•ange of possiUilities. "I'hereforc,
some parcels show two or more potenHal land uses, wherc more than one use seems
appropriate, or show a use tl�at rn�y become fe�sible in the long term rather than the
near f��ture. Other areas �re indicated as needing further study �efore any changes
in l�nd use are proposed.
I BROOKLYN BOULEVARD
I The B�•ookli n Boulevnrd Strectsca e Arneriities SEi.cc� ro osed ai� overall desi n tt�eme
J P yP P
for the ublic ri ht-of-wa f Br. kl n B with r d vel ment lans
0 00 ouiEVard alon e e o
P Y Y g P l�
for spccific sites. Sever�l detailed studies were prepared for specific sites, each
including two or more alteri�ative site plans to illustrate the application of different
desi�l principles. That 1994 study provided direction to the City Eor land use and
zoning d�:cisions and for capital improvements, particularly in coordination with
roadway cha��ges. The recommend�tions oE that �lan have generally been
inco��porated into the Co�npreliertsive Plan, but the City will consult the 13rnokl�ri
13o�rlcz�an.i Stt�d� for further, n�ore ciet�iled, advice.
h r 5tr 1 br ad!
I' e lancl use and redevelo�ment theme of the Brookl yri Bottlev�t c, rd,/, o y
stated, recoznmends gradually eliminating the remaining inappropri�te sizi�le-
family homes, and repl�cing them with either:
CoFnmerciai and office/service uses on sites that are large enough to provide
for adequate circulation and good site design; ar
High- and medium-density residential uses.
�JANUARY ZOOO 2'� BRW, INC.
A'2�5� i
lJa3JD USE, REOEVELOPMENT ANO COMMUNITY IMAGE PL4N
Three key factors need to t�e �ddressed along the Brooklyn Boulevard corridor:
1. The corridor land use pian
2. The size 1nd shape of tlle property to be redevelaped
3. The design guidelines for redevelopment.
Four principles £or redeveloping properties in this corridox are:
Assernble parcels tl�� t are large enough to permit ]�igher-density development
and reasonable access znd circulation
Identify desirable boundaries bet�veen t11e propased and �djacent land uses
�nd create buffers.
Reduce tl�e number af priv�te access points to Broaklyn Boulevard for the
s�ke of hraEfic saEety and Row.
Provide comfortable and convenient internal pedestri�n circulation systems
to reduce car trips and encourage walking from �djoining neighborhoods.
Promote higher-density clevelopments located close to Brooklyn Boulev�rd.
A series of 16 developmeiZt guidelines from the Broaklyn �3ou.tevnt•d StiGr�i� elaborate
upon tllese principles. They should be followed by the City wllen workici� with
builders.
In summary, the &rooktyrc �3oulevard Sticd� recommends that the central segment of
the corridor be used primarily as a commercial district while the baiance of the
corrido�' is devot�d primarily to either I�igher-density housing or, soutl� of Highway
100, single-family housing. The study recommended that i�eighUorhood-oriented
commercial uses L�e developed at 58th Avenue, 63rd Avenue and 69th Avenue. The
City should promote including some neighUorhood service and retail functio�zs in
those three lacations.
JANUARY ZOOO Z'22 BRW, INC.
1124tiJ1