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Home My WebLink About4.c. City of Rosemount Comprehensive Plan Amendments for portions of the Rich Valley Golf Course Property EXECUTIVE SUMMARY Planning Commission Regular Meeting: July 27, 2021 Tentative City Council Meeting: August 17, 2021 AGENDA ITEM: Case 21-37-CPA City of Rosemount Comprehensive Plan Amendments for portions of the Rich Valley Golf Course Property AGENDA SECTION: Public Hearing PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 4.c. ATTACHMENTS: Site Location Map; Comprehensive Plan Amendment Map, AUAR Development Scenario 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 63 acres immediately north of 145th Street East (County State Aid Highway 42) and east of Conley Avenue from RC – Regional Commercial to BP – Business Park, subject to the following condition: 1) Approval of the Comprehensive Plan Amendment by the Metropolitan Council. 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 of approximately 63 acres located directly north of 145th Street East (County Highway 42) and east of Conley Avenue from RC – Regional Commercial to BP – Business Park. The site is presently home to the Rich Valley Golf Course, which currently occupies 160 acres on the east side of Rosemount. The amendments will facilitate future redevelopment of the property into a business park by Scannell Properties, which has recently entered into an agreement to purchase the property from the current owners (the Rahn Family Limited Partnership). A future land use map amendment is needed because the proposed uses on the property, office/warehouse and a larger distribution center, are not consistent with the City’s Regional Commercial guidance. As noted with some other recent Plan amendments, staff does not typically encourage processing Comprehensive Plan Amendments separate from a specific project coming before the City. In other words, the City usually 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. The developer has indicated that the user of the north portion of the property intends to move forward with a project, and would like to begin grading the site later this year. The additional 60-120 days required for adjacent community and Met Council review would push the project back into the winter if the amendments were processed with the other land use applications. There are still numerous approvals needed to move any project forward, including an environmental review that is in process, 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. 2 BACKGROUND Applicant: City of Rosemount Location: 3855 145 Street East; Parcel Numbers 340300009010, 340300030010 and 340300025010 (Rich Valley Golf Course) Size: 63 acres Existing Comp Plan Designation: RC – Regional Commercial Proposed Comp Plan Designation: BP – Business Park Existing Zoning: AG - Agriculture Proposed Zoning No Change Proposed (potential future application rezone to LI – Light Industrial and BP – Business Park or PUD) Scannell Properties is proposing to redevelop the Rich Valley Golf Course into a 160-acre business park, with a larger distribution user in the northern portion of the property and a mix of office and warehouse uses on the remainder of the site. Overall, their plan calls for a 540,000 square foot distribution center along with 1.6 million square feet of the office/warehouse buildings on the southern portion of the property and along the Highway 42 frontage. The size and scope of the proposed development exceeds the threshold for a mandatory environmental review, and the developer has chosen to prepare an Alternative Urban Areawide Review (AUAR) to address the environmental review requirements for the site. The AUAR requires a minimum of two development scenarios to be studied as part of the review, and the document uses the City’s current land use guidance for the property along with the developer’s generalized development plan for the two options to be considered. The AUAR process will likely be completed in the next few weeks, which will clear the way for the developer to proceed with the necessary land use applications. The City’s 2040 Land Use Plan identifies a large area near the State Highway 52 and County Highway 42 interchange for future development as a regional commercial center. The size of the planned commercial area is currently around 328 acres, with most of the area guided for commercial use located south of Highway 42. The property north of the golf course (and most of the golf course itself) is guided for light industrial uses and transitions into the heavy industrial and waste management uses in this part of the City. The developer does not believe there is a market for commercial uses in this area, and is proposing to develop the entirety of the site as a business park. If approved, the City will still have over 270 acres guided for regional commercial uses near the highway interchange. Please note that the proposed distribution use would require light industrial zoning, which is consistent with the LI – Light Industrial land use classification already in place on the northern portion of the golf course property. The other proposed uses are all consistent with the BP and LI classification. Staff has requested that the developer reserve a small area near the Conley Avenue and 145th Street intersection for a commercial site, which is a permitted activity for key nodes within a business park area. 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 1,320 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 minor since the size, number of employees, and traffic generated by the proposed distribution facility and 3 office and warehouse uses will generally be consistent with the types of uses and impacts that could be found in a commercial area. In addition, over 60% of the site is already guided for Light Industrial uses, which will not be changing with the proposed amendment. Because of the site’s proximity to an arterial highway and major collector road and size of the proposed buildings and uses, the applicant will need to work with the City, County, and potentially state to identify and plan for the anticipated traffic impacts. These impacts are expected to be similar to a development consistent with either the current or proposed future land uses on the property, and the AUAR includes a detailed traffic study for the proposed development scenario. The site is located with the City’s 2030 MUSA, and the proposed development would extend a trunk sewer line through the property from the area north of 140th Street to Highway 42. 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 southern portion of the Rich Valley Golf Course property as described in the preceding report. LOCATION MAP Logo 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 = 708 feet 7/20/2021 140TH ST E CONLEY AVE ROSEMOUNT MINNESOTA 7/23/2021 T:\Project\CommDev\LandUse\LandUseChanges_matt.aprx I:\GIS\Map_Library\CommDev\LandUse\ProposedAmendments\07232021.pdf Proposed Land Use Amendment 0 710 1,420355 Feet 140TH ST E CONLEY AVEAG Agriculture RC Regional Commercial LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential PI Public/Institutional BP Business Park LI Light Industrial GI General Industrial WM Waste Management 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 MUSA 2030 2040 Existing Land Use Plan Proposed Land Use Plan Rich Valley Golf Club Redevelopment AUAR 7 June 2021 Figure 3: Development Scenario 1: Scannell Max Build Rich Valley Golf Club Redevelopment AUAR 8 June 2021 Figure 4: Development Scenario 2: Rosemount 2040 Comprehensive Plan