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Home My WebLink About6.b. Osprey EXECUTIVE SUMMARY Planning Commission Regular Meeting: April 27, 2021 Tentative City Council Meeting: May 18, 2021 AGENDA ITEM: Case 21-15-CPA City of Rosemount Comprehensive Plan Amendments for the East Side of South Robert Trail between Canada Avenue and Canada Circle. AGENDA SECTION: Public Hearing PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 6.b. ATTACHMENTS: Site Location Map; Comprehensive Plan Amendment Map APPROVED BY: AK RECOMMENDED ACTION: Staff recommends the Planning Commission make the following motion: Motion to recommend approval of amendments to the 2040 Rosemont Comprehensive Plan to change the future land use guidance for three parcels along South Robert Trail to match the present land uses and to facilitate development of a larger parcel within the Rosemount Business Park. SUMMARY The Planning Commission is being asked to consider amendments to the Future Land Use Map (Map 3.4 2040 Future Land Use) in the Comprehensive Guide Plan to change the future land use classification for three parcels along the South Robert Trail (State Highway 3) corridor in south-central Rosemount. The effected parcels and proposed amendments include the following: • 15280 Robert Trail South (Willis Auto Repair) – RC Regional Commercial to CC Community Commercial. • 15400 Robert Trail South (South Metro Islamic Center) – RC Regional Commercial to BP Business Park • Parcel No. 340321065011 (Pahl Family Limited Partnership) – CC Community Commercial to BP Business Park. The first two amendments listed above are intended to correct a discrepancy between the zoning of the parcels and the future land use map, which appears to stem from a map error when the 2040 Comprehensive Plan update was adopted in March of 2020. The latter amendment is being recommended by staff in advance of a proposed project for a large warehouse and distribution center located on the western edge of the Rosemount Business Park. The subject parcel is one of two parcels that would be acquired for the project. A future land use map amendment is needed because it is currently guided for CC – Community Commercial land uses which is not compatible with the warehouse/distribution use proposed for the site. 2 Typically, 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 time required to process a land use amendment, including a 60-day adjacent community comment period, staff is recommending that City proceed with the proposed plan amendments now to allow implementation at the same time as any required platting and zoning approvals. Should the developer decide to move forward with the project, they are striving for an August approval date to begin site and utility construction. The additional 60-120 days required for adjacent community and Met Council review would push the project back into the fall or winter if the amendments were processed with the other land use applications. There are still numerous approvals needed to move any project forward, and the Comprehensive Plan amendment must be approved by the Met Council before the City may take any final action on land use and final plat for the project. BACKGROUND Applicant: City of Rosemount Location: 15280 Robert Trail South (Willis Auto Repair); 15400 Robert Trail South (South Metro Islamic Center); Parcel No. 340321065011 (Pahl Family Limited Partnership) Size: 7.24 (Developed Parcels); 32.59 (Undeveloped Parcel) Existing Comp Plan Designation: RC – Regional Commercial, CC – Community Commercial Proposed Comp Plan Designation: CC – Community Commercial, BP – Business Park Existing Zoning: C4 – General Commercial, BP – Business Park Proposed Zoning No Change Proposed (potential future application for 32.59-acre parcel and LI zoning within the business park) The two smaller parcels included as part of the proposed map amendments are currently occupied by the Willis Auto Repair business owned by Nordvik Properties and the South Metro Islamic Center that occupies the former bowling alley property south of the Willis site. These properties have historically been guided for CC – Community Commercial and BP – Business Park land uses respectively, with the corresponding zoning of C-4 and BP. When the City prepared a new future land use map with the 2040 Comprehensive Plan update, these parcels appear to have been inadvertently changed to a RC – Regional Commercial land use category. The proposed map amendments will change these parcels back to their former, correct land use designations. The change will not impact the current zoning of the property, and will not alter any of the land use approvals previously granted for each of the properties. The larger parcel included in the proposed amendment is located further south along Robert Trail South and east of the Progressive Rail line running north and south along the State Highway. The 32.59-acre parcel is currently owned by the Pahl Family Limited Partnership. The properties to the north and east are all guided for BP – Business Park uses in the Comprehensive Plan, and the subject property lies immediately outside of the area that has been designated and marketed as the Rosemount Business Park. All the currently developed parcels within the park are located north of Boulder Trail, while the area south of this road remains undeveloped. The Business Park was originally platted in the mid 1990’s and early 2000’s. 3 The City has been approached by a development group that is proposing to construct a regional warehouse and distribution center on the west wide of the Rosemount Business Park. The project would be partially situated on the Pahl property and partially on a 33.34-acre parcel immediately to the north (formerly platted as JJT Business Park 1st Addition), both of which would be replatted into a larger site to house the proposed facility. Improvements for the project are expected to include an extension of Boulder Avenue southerly along the front side of the project site and eventually connecting to Robert Trail South across from the Canada Circle intersection. The project would require future rezoning to a LI – Light Industrial zoning district, which is a permitted sub-zoning classification for certain areas guided for business park development. The LI zoning will allow for some exterior storage on the site and connections to the rail line along the western property boundary. As the project moves forward, the Planning Commission will see detailed plans associated with the subdivision and development of the project. The Planning Commission is required to conduct a public hearing prior to making a recommendation on the proposed Comprehensive Plan Amendments, and mailed notice has been sent to all property owners within 500 feet of the subject parcels. Notice has been published in the local paper and posted on the City’s web site for anyone wishing to comment on the changes. As the Commission may be aware, 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. COMPREHENSIVE PLAN AMENDMENT The proposed amendment has been published as reflected in the attached maps. The overall impacts of the change on the City’s utility, transportation, and surface water management plans are expected to be minimal since the size, number of employees, and traffic generated by the proposed distribution facility will generally be consistent with the types of uses and impacts that could be found in a commercial area. The City will also be working with the state department of transportation and other agencies to review the required off-site improvements needed to accommodate the project, which also should be similar to a development within the City’s general commercial districts. The amendment will be subject to review and approval by the Met Council. CONCLUSION AND RECOMMENDATION Staff recommends approval of a comprehensive plan amendment for the three subject parcels along South Robert Trail as described in the preceding report. Dakota County, MN Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. Map Scale 1 inch = 1459 feet 4/16/2021 BO U L D E R T R L B O U L D E R C T 153RD ST W CHIPPENDALE AVE154TH ST W CHASEWOOD COURTCANADAAVE1 5 6 T H S T W CANADA CIRC H ILIC T S ROBERT TRL (STH 3)151S T S T W CI MMARON AV E CHOKECHERRY AVEB O U L D E R AVE CHESTNUTCICERONE PA TH CHERRY PATHC A R R OUSELWAYCHOKECHERRY AVEC IM A RRON CTCHERR Y P A T H BUSINESS PKYCHIPPENDALE AVEW A Y S R OBERT TRL (STH 3) ROSEMOUNT MINNESOTA 4/13/2021 T:\Project\CommDev\LandUse\LandUseChanges.aprx I:\GIS\Map_Library\CommDev\LandUse\ProposedAmendments\Osprey.pdf Proposed Land Use Amendment 0 370 740185 Feet B O U L D E R T R L B O U L D E R C T 153RD ST W CHIPPENDALE AVE154TH ST W CHASEWOOD COURTCANADAAVE1 5 6 T H S T W CANADA CIRC H ILIC T S ROBERT TRL (STH 3)151S T S T W CI MMARON AV E CHOKECHERRY AVEB O U L D E R AVE CHESTNUTCICERONE P A TH CHERRY PATHC A R R OUSELWAYCHOKECHERRY AVEC IM A RRON CTCHERR Y P A T H BUSINESS PKYCHIPPENDALE AVEW A Y S R OBERT TRL (STH 3)AG Agriculture DT Downtown NC Neighborhood Commercial RC Regional Commercial CC Community Commercial AGR Agricultural Research RR Rural Residential LDR Low Density Residential TR Transitional Residential MDR Medium Density Residential HDR High Density Residential PI Public/Institutional PO Existing Parks/Open Space BP Business Park LI Light Industrial GI General Industrial WM Waste Management Proposed Land Use Plan CC Community Commercial BP Business Park MUSA 2030 2040 2040+ Existing Land Use Plan Proposed Land Use Plan