Penn American District Plan
The Penn American District Plan addresses the area along American Boulevard predominantly between Penn Avenue and I-35W, where major redevelopment will occur over the next two decades. With major transit investments expected to be made within the area, including I-35W Bus Rapid Transit (BRT) and the I-494/35W interchange rebuild, major changes in traffic flow are expected in the area.
The purpose of the plan is to guide the future land use, transportation, urban design and redevelopment of this important commercial center.
Penn American District vision and goals
- Create stakeholder value, public and private.
- Create a comprehensive transportation system.
- Create a visually attractive district.
- Promote sustainability.
- Implement future arterial bus transitway along American Boulevard.
- Create high quality public spaces.
- Increase development intensity.
- Add office and hotel uses.
- Create new streets and blocks.
- Add residential uses.
- Orient buildings along the street.
- Implement future bust rapid transit system.
Penn American District Plan documents
As part of the implementation process of the Penn American District Plan, zoning changes are proposed for most of the parcels in the District. Recommended zoning designations were selected that most closely reflect the existing property use and achieve the Plan vision.
Zoning amendments are divided into two groups. The first group, completed in July 2013, included rezoning properties located south of American Boulevard between Penn and Knox Avenues. The second group of zoning amendments includes the remaining 19 parcels not rezoned previously. The Planning Commission held a public hearing at their September 11, 2014 meeting and recommended denial of the zoning amendments. The City Council continued the public hearing on the zoning amendments (Case 10940ABCDEFGHI-14) from their December 1, 2014 and January 5, 2015 meetings to the January 26, 2015 meeting.
At the January 26 meeting, the City Council adopted the Penn American rezonings, except the rezonings (Cases 10940FG-14) for the Kraus Anderson owned parcels (Southtown Shopping Center, Lucky's and Mitsubishi) and the City of Bloomington, Jiffy Lube and Wedding Day Jewelers rezonings (Case 10940E-14). These rezonings were continued to the August 3, 2015 meeting to allow for greater discussion.
At the August 3 meeting, the City Council adopted the final Penn American rezonings and approved an amendment to Southtown’s Development Agreement, granting additional flexibility from the zoning regulations.
Zoning Amendments - Mixed Use Development Standards
Minor amendments are proposed to the development standards in the LX (Lindau Mixed Use), C-3 (Freeway Commercial Center) and C-5 (Freeway Mixed Use) zoning districts. In addition, minor amendments are proposed to the nonconformity section in regards to existing auto dealerships, within the C-4 and C-5 zoning districts, to remain conforming uses.
The Planning Commission recommended denial of the amendments at their September 11, 2014 meeting. The City Council continued the public hearing from their December 1, 2014 and January 5, 2015 meetings to the January 26, 2015 meeting. The City Council adopted the amendments at their January 26, 2015 meeting. The adopted ordinance can be located here.