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Home My WebLink About5.a. UMore - Opus EXECUTIVE SUMMARY Planning Commission Regular Meeting: April 10, 2018 Tentative City Council Meeting: April 16, 2018 AGENDA ITEM: Cases 18-23-CP and 18-24-CP Opus and UMore Business Park City of Rosemount Comprehensive Plan Amendment for UMore Business Park – Opus and General UMore parcels AGENDA SECTION: Public Hearing PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 5.a. ATTACHMENTS: Site Location Map; Comp Plan and MUSA Amendment Map, UMore AUAR Map APPROVED BY: K.L. RECOMMENDED ACTION: Staff recommends the Planning Commission make the following motions: 1) Motion to recommend approval of an amendment to the 2030 Rosemont Comprehensive Plan to change the future land use designation of approximately 160 acres in the northwest portion of the UMore property from AGR – Agricultural Research to BP – Business Park and to further expand the MUSA to include the subject property (Opus). 2) Motion to recommend approval of an amendment to the 2030 Rosemont Comprehensive Plan to change the future land use designation of approximately 314 acres of the UMore property immediately east of the Dakota County Technical College and north of 152nd Street East from AGR – Agricultural Research to BP – Business Park and to further expand the MUSA to include the subject property (UMore). SUMMARY The Planning Commission is being asked to approve a Comprehensive Guide Plan Amendment to facilitate future development of the subject parcel. Generally, staff does not encourage processing Comprehensive Plan Amendments separate from a specific project coming before the City. In other words, the City typically provides the appropriate land use designation and rezoning at the time of project site plan approval. However, due to the required Comprehensive Plan Updates required by the end of 2018 to the Metropolitan Council, the Met Council has indicated they would not accept any Comprehensive Plan Amendments after July 1, 2018. This timeline could mean that projects would not get the go-ahead for 6 to 9 months, which is not desirable from the City’s standpoint. Several properties are being brought before the Commission for reguiding now, with the intention that the project and necessary rezoning would be brought to the City for further review and approval when necessary. The action tonight will allow the City to move projects forward when they are ready without an arbitrary delay in processing. Several communities have contacted the Metropolitan Council about the July 1, 2018 deadline, indicating this could have a detrimental effect on city development. They are taking testimony about the issue and there is some indication that the policy might be modified. However, staff would prefer moving forward on the reguiding now, in the event that no change is made. As the Commission may be aware, after the 2 City approves the amendment, surrounding governmental agencies have 60 days to comment and then the application is forwarded to the Metropolitan Council for approval. A comprehensive plan amendment cannot be put into effect until the Metropolitan Council grants approval. BACKGROUND Applicant: City of Rosemount Location: Two larger parcels east of Dakota County Technical College and Audrey Avenue, west of Vic’s Crane, and north of 152nd Street East. Size: Approximately 530 total acres Existing Comp Plan Designation: AGR – Agricultural Research Proposed Comp Plan Designation: BP – Business Park Existing Zoning: AG - Agriculture Proposed Zoning No Change Proposed The sites under consideration are located between Dakota County Technical College and Vic’s Crane and border County Road 42, within UMore Park. The entire area is currently guided for Agricultural Research, a designation that has solely been reserved for land located within the UMore Park boundaries. At the time the 2030 land use plan was adopted, it was anticipated that land designated as Agricultural Research (AGR) would be reguided following the adoption of the UMore Park Master Plan. The University of Minnesota has recently undertaken efforts to sell portions of its property for development, and has created an updated concept plan for portions of the site outside of the long-term mining lease area. It is anticipated that the area east of DCTC could be one of the first areas to be sold and developed. The University has been working with the Opus Group for the past year or so to begin marketing the far eastern portion of this land, with the intention of selling some of this land once an initial user (or users) comes forward. The City’s draft 2040 land use plan includes future land use designations other than AGR over large portions of the UMore property in anticipation of development occurring over the next 5-30 years on the 3,000+ acre property. The proposed development areas and land uses were selected to be consistent with the University’s updated concept plan in addition to the 2015 Alternative Urban Areawide Review (AUAR) for the entire property. The overall mix of proposed activities in the draft 2040 plan include residential, commercial, and business uses, with the extension of urban services being timed in accordance with the 2030 and 2040 MUSA lines depicted on the plan. The draft 2040 plan calls for Business Park development over large portions of the UMore property east of DCTC. In advance of the City’s adoption of the 2040 plan, the University has been taking steps to sell land within the UMore area, and is currently working with Opus to market and develop land for business park development. Because this work is progressing at the present time, staff is recommending that the City amend the 2030 Comprehensive Plan to support the potential sale and development of this property before the 2040 plan is adopted. One of the selling points of these lands is that the properties are “shovel ready” having utility and environmental work already conducted, reducing the time for entitlements. With the potential delay by the Met Council for processing of a Comprehensive Plan Amendment, the timeliness advantage would be lost. The reguiding would allow the City to consider development proposals in this area while still working towards final approval of the Comprehensive Plan update. This action would also remove the uncertainty behind status of the property, and allow the University to continue working with Opus and perspective buyers on the site. The proposed amendments are consistent with University’s concept plans, the AUAR for the site, and the City’s draft 2040 future land use map. 3 COMPREHENSIVE PLAN AMENDMENT The proposed amendments can be broken down into two specific sites, and the City has published separate hearing notices for each one as follows: • The Opus property at the far eastern edge of the UMore property immediately west of Vic’s Crane and adjacent to Highway 42. This parcel is slightly less than 160 acres in size, and is the initial area being marketed for development by Opus. • The remaining UMore property located between the Opus parcel and DCTC, including a portion of the parcel immediately north of 152nd Street East. This parcel is roughly 234 acres in size and located between the Opus property and DCTC. Since urban services would need to extend across this area to serve the Opus site, it is being included as an additional future land plan and MUSA line amendment. Both of the proposed amendments also include a realignment of the City’s 2030 Metropolitan Urban Service Area (MUSA) to include the subject properties. Moving the MUSA line to include these parcels will allow the City to extend sewer and water services to the site to support future development proposals. Similar to the land use changes, the MUSA amendments are consistent with the City’s 2040 plan and were considered as part of the City’s overall build-out plan in the 2030 Comprehensive Plan. Staff does not anticipate that any amendments to the 2030 Comprehensive Sanitary Sewer Service System Plan will be needed to support the proposed UMore amendments because the Sewer Plan is based on the ultimate land use plan for the City (which includes all of UMore) instead of focusing solely on the 2030 development areas. The plan was intentionally structured this way because of uncertainty concerning the timing of development of the University land. The Sewer plan provided flexibility so that the City could bring developments forward when the University was ready to sell to developers. Please note that the other system elements of the 2030 Comprehensive Plan (Water and Transportation) also use the ultimate build out of the City for planning purposes. No amendments to these sections will be necessary to support the proposed land use amendments because these elements support full build out of UMore as well. The approved AUAR for the entire UMore site also recognized potential regional impacts associated with site development. OPUS PARCEL UMORE PARCELS 4 The subject property is located in the northeast corner of UMore Park. An Alternative Urban Areawide Review (AUAR) was adopted for future development within the 4,900 acre UMore Park. An AUAR is an environmental review process in which the environmental impact of future development scenarios is analyzed. This expedites the environmental review process because a separate review is not needed for each project. All three development scenarios included in the final AUAR designate the subject property for Business Park uses. Therefore, the proposed change in the site’s land use designation from AGR- Agricultural Research to BP-Business Park is consistent with the policies created with the adoption of both the Comprehensive Plan and the UMore AUAR. CONCLUSION AND RECOMMENDATION Staff recommends approval of a comprehensive plan amendment for the two areas within the UMore Park property as described in the preceding report. BLAINE CTBLAINE AVE145TH ST E (CSAH 42) 152ND ST E Proposed Land Use Change Proposed 2030 MUSA Change from AgriculturalResearch toBusiness Park 2030 MUSA Line 2040 MUSA Line Proposed 2030 MUSA Line Proposal Area RC Regional Commercial AGR Agricultural Research BP Business Park GI General Industrial BABCOCK AVEBLAINE CTBLAINE AVE145TH ST E (CSAH 42) 155TH ST E 152ND ST EAUDREY AVE156TH ST EBARDON AVEProposed Land Use Change Proposed 2030 MUSA Change from AgriculturalResearch toBusiness Park 2030 MUSA Line2040 MUSA Line Proposed 2030 MUSA LineProposal Area CC C ommunity C ommercialAGR Agricultural ResearchLDR Low Density Residential MDR Medium Density ResidentialPI Publi c/InstitutionalBP Business Park Document Path: M:\UMORE AUAR\6 GIS\Projects\AerialBaseMap_Landscape_120705.mxd Date Saved: 7/5/2012 11:37:43 AMScenario 3 City of Rosemount MNUMore Area AUAR Figure: 6-3 1 inch = 3,000 feetJuly 2012 Legend Project Boundary Low Density Residential Low-Med Density Residential Medium Density Residential High Density Residential Neighborhood Center Village Center Community Center Regional Center Business Park Industrial Open Space Open Water Principal Arterial Minor Arterial Major Collector Minor CollectorRobert Trl SCanada Ave WBloomfieldP a th 145th St E Coates B lvd 166th St E 152nd St E 1 6 0 t h St E160th St W 170th St E170th St W Annette Ave145th St WBrazil AveAkron AveBiscayne AveBiscayne AveAudrey AveBlaine Ave EBarbara AveClayton AveS t a ti o n Tr l Erickson Park Biscayne Park Carrolls Woods Park Camfield Park Rosemount School Park Winds Park Scenario 3 City of Rosemount, Empire Township MNUMore Area AUAR 1 inch = 3,000 feetJuly 2012Figure: 6-3