HomeMy WebLinkAbout9.c. Opus and UMore Business Park City of Rosemount Comprehensive Plan Amendment Request for UMore Business Park – Opus and General UMore Parcels. pdf
EXECUTIVE SUMMARY
City Council Meeting: April 16, 2018
AGENDA ITEM: Opus and UMore Business Park City of Rosemount Comprehensive Plan Amendment Request for UMore Business Park – Opus and General UMore Parcels.
AGENDA SECTION: New Business
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 9.c.
ATTACHMENTS: Resolution (Opus Site), Resolution (UMore Site), Site Location Map; Comp Plan and MUSA Amendment Map, UMore AUAR Map APPROVED BY: LJM
RECOMMENDED ACTION: 1) Motion to adopt a resolution approving 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 adopt a resolution approving 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 City Council 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 approval for 6 to 9
months, which is not desirable from the City’s standpoint. Several properties are being brought before the
Council 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 proposed action 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 policy change is made. As the Council may be aware, after the
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.
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PLANNING COMMISSION REPORT
The Planning Commission reviewed the Comprehensive Plan Amendment request and conducted a public
hearing concerning this matter on April 10, 2018. Al Bester, a resident of the City of Coates, spoke during
the public hearing and expressed concern that the University of Minnesota is not required to pay property
taxes on its land, and that the use of the property has extended beyond the original intent for agricultural
research. Staff noted that the University does not pay property taxes on the land because of its status as a
pubic organization. The Commission generally discussed the time frame for development within UMore
Park and how the proposed land uses aligned with the previous planning that has taken place on the
property. After closing the public hearing, the Planning Commission voted unanimously to recommend
approval of the two comprehensive plan amendments to change the future land use designation of the
subject parcels from AG-Agricultural Research to BP-Business Park.
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 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
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in this area while still working towards final approval of the Comprehensive Plan update. This action
would also remove the uncertainty behind the 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.
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.
OPUS PARCEL UMORE PARCELS
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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.
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 and the Planning Commission recommend approval of a comprehensive plan amendment for the
two adjacent areas within the UMore Park property as described in the preceding report.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2018 -
A RESOLUTION APPROVING A COMPREHENSIVE
PLAN AMENDMENT TO CHANGE THE FUTURE LAND USE OF THE SITE FROM
AGR AGRICULTURAL RESEARCH TO BP BUSINESS PARK.
WHEREAS, the City of Rosemount is requesting a Comprehensive Plan Amendment concerning
properties located at follows:
The Southwest ¼ of Section 25, Township 115 North, Range 19 West in Dakota County,
Minnesota. Generally described as a 158.88 parcel located immediately east of Blaine Avenue
and south of County Road 42.
WHEREAS, on April 10, 2018, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the Comprehensive Plan amendment changing the land use of the site from
AGR-Agricultural Research to BP-Business Park; and
WHEREAS, on April 10, 2018, the Planning Commission recommended that the City Council adopt
an amendment to the Comprehensive Plan; and
WHEREAS, on April 16, 2018, the City Council of the City of Rosemount reviewed the Planning
Commission’s recommendations; and
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves an amendment to the Comprehensive Plan to change the land use of the site from AGR-
Agricultural Research to BP-Business Park, subject to the approval of the Comprehensive Plan
Amendment by the Metropolitan Council.
ADOPTED this 16th day of April, 2018, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Erin Fasbender, City Clerk
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2018 -
A RESOLUTION APPROVING A COMPREHENSIVE
PLAN AMENDMENT TO CHANGE THE FUTURE LAND USE OF THE SITE FROM
AGR AGRICULTURAL RESEARCH TO BP BUSINESS PARK
WHEREAS, the City of Rosemount is requesting a Comprehensive Plan Amendment concerning
properties located at follows:
Part of the Southern ½ of Section 26, Township 115 North, Range 19 West and part of the
Northern ½ of Section 35, Township 115 North, Range 19 West in Dakota County,
Minnesota. Generally described as the area west of Blaine Avenue, south of County Road 42,
east of Audrey Avenue, and north of 152nd Street East.
WHEREAS, on April 10, 2018, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the Comprehensive Plan amendment changing the land use of the site from
AGR-Agricultural Research to BP-Business Park; and
WHEREAS, on April 10, 2018, the Planning Commission recommended that the City Council adopt
an amendment to the Comprehensive Plan; and
WHEREAS, on April 16, 2018, the City Council of the City of Rosemount reviewed the Planning
Commission’s recommendations; and
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves an amendment to the Comprehensive Plan to change the land use of the site from AGR-
Agricultural Research to BP-Business Park, subject to the approval of the Comprehensive Plan
Amendment by the Metropolitan Council.
ADOPTED this 16th day of April, 2018, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Erin Fasbender, City Clerk
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