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HomeMy WebLinkAbout6.g. City of Rosemount Comprehensive Plan Amendments for Portions of the Rich Valley Golf Course Property EXECUTIVE SUMMARY City Council Regular Meeting: October 5, 2021 AGENDA ITEM: City of Rosemount Comprehensive Plan Amendments for Portions of the Rich Valley Golf Course Property AGENDA SECTION: Consent PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 6.g. ATTACHMENTS: Resolution; Excerpt from the July 27, 2021 Planning Commission Meeting Minutes; Site Location Map; Comprehensive Plan Amendment Map, AUAR Development Scenario Map APPROVED BY: LJM RECOMMENDED ACTION: Staff recommends the Council make the following: Motion to adopt a resolution approving the 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 approval of the Comprehensive Plan Amendment by the Metropolitan Council SUMMARY The Council 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. 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 portion of the project containing the proposed amendment. 2 PLANNING COMMISSION ACTION The Planning Commission held a public hearing during its meeting on July 27. The Commission inquired about the percentage of the site being reguided as well as potential commercial uses along County Road 42. Two hundred seventy acres at the 42/52 interchange will still be guided for commercial development. The commission also indicated concerns about traffic generated by the anticipated use on the site and staff acknowledged the concern and referred to the AUAR in which traffic was a major topic. The Planning Commission voted unanimously to recommend the Council approve the proposed Comprehensive Plan amendment. 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 chose 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 was completed and the final AUAR was adopted by the Council at its meeting on September 21. 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 general industrial zoning, which is allowed to a limited degree 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 southeast corner of the site for a commercial user, which is a permitted activity for key nodes within a business park area. The Planning Commission conducted a public hearing prior to making a recommendation on the proposed Comprehensive Plan Amendments, and a mailed notice was 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. 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. 3 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 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 and the Planning Commission recommend approval of a comprehensive plan amendment for the southern portion of the Rich Valley Golf Course property as described in the preceding report. CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2021- 81 A RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE FUTURE LAND USE GUIDANCE FOR THE SOUTHERN SIXTY-THREE ACRES OF THE RICH VALLEY GOLF COURSE WHEREAS, the City of Rosemount is requesting a Comprehensive Plan Amendment concerning property legally described as follows: SE 1/4 OF NW 1/4 EX PARCEL 3 IN CTY R/W MAP 21 SUBJ TO EASE and W 1/2 OF NE 1/4 EX PARCEL 4 IN CTY R/W MAP 21, Dakota County, Minnesota WHEREAS, on July 27, 2021, the Planning Commission of the City of Rosemount held a public hearing and reviewed the Comprehensive Plan amendment changing the land use of the subject property from RC-Regional Commercial to BP-Business Park. WHEREAS, on July 27, 2021 the Planning Commission recommended that the City Council adopt the amendment to the Comprehensive Plan described above; and WHEREAS, on October 5, 2021, 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 subject parcel from RC-Regional Commercial to BP-Business Park subject to approval of the Comprehensive Plan Amendment by the Metropolitan Council. ADOPTED this 5th day of October, 2021, by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Erin Fasbender, City Clerk EXCERPT FROM THE JULY 27, 2021 PLANNING COMMISSION MEETING MINUTES 4.c. Request by City of Rosemount for Comprehensive Plan Amendments for portions of the Rich Valley Golf Course Property. (21-37-CPA) Senior Planner Klatt gave a presentation and summary of the staff report for the Planning Commission. Chair Kenninger inquired what percent will be switched to commercial. Klatt stated that with the change there will be 270 acres that will be zoned for commercial uses near the highway interchange. Kenninger inquired when the AUAR comes back, will any of the recommendations still stand with this piece being commercial. Klatt stated that will be brought to our project consultants. Commissioner Reed stated the buildings will bring in a lot more truck traffic. Klatt stated that traffic is a major topic in the AUAR. The topic will be reviewed when the AUAR is finished. The public hearing opened at 8:37 pm. Public Comments: None. MOTION by Reed to close the public hearing. Second by Schmisek Ayes: 7. Nays: 0. Motion Passes. The public hearing closed at 8:38 pm. Additional Comments: None. MOTION by Rivera to recommend approval of amendments to the 2040 Rosemount 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: a. Approval of the Comprehensive Plan Amendment by the Metropolitan Council. Second by Marlow. Ayes: 7. Nays: 0. Motion Passes.