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HomeMy WebLinkAbout6.f. Comp Plan Amendment & Rezoning of Land in the Highway 3 and CSAH 46 AreaEXECUTIVE SUMMARY Planning Commission Regular Meeting: April 26, 2022 Tentative City Council Meeting: May 17, 2022 AGENDA ITEM: 22-25-TA, 22-26-CPA Comprehensive Land Use Plan Amendment and Rezoning of Land in the Highway 3 and CSAH 46 Area. AGENDA SECTION: Public Hearing PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 6.f. ATTACHMENTS: Site Location; Site Aerial; Reguiding Exhibit; Rezoning Exhibit; Small Area Plan for the Canada Circle Area. APPROVED BY: AK RECOMMENDED ACTION: 1.Motion to recommend City Council approve a Comprehensive Plan Amendment to change the land use designation of the subject properties from CC-Community Commercial to BP-Business Park. 2.Motion to recommend City Council approve a zoning ordinance text amendment to rezone the subject properties from C3-Highway Service Commercial and GI-General Industrial to BP-Business Park. SUMMARY Staff in the Community Development department is initiating the amendment to the City’s Comprehensive Land Use Plan and the zoning ordinance text amendment based on the conclusions drawn in the attached small area plan. City staff has been fielding regular inquiries into the vacant sites on either side of Highway 3 at its intersection with County Road 46. The sites are currently zoned GI-General Industrial, which is not consistent with the sites’ current land use designation of CC-Community Commercial. This has caused confusion among potential users as they are identifying the sites as potential locations for industrial uses based on their zoning. Based on the market’s lack of interest in the site for commercial development, and the City’s focus on promoting commercial development along County Road 42, staff commissioned a small area plan for the site to identify a path to seeing the site developed to make use of this vacant land. CONCLUSION AND RECOMMENDATION Staff is recommending approval of a Comprehensive Plan Amendment to change the land use designation of the subject properties from CC-Community Commercial to BP-Business Park and a zoning ordinance text amendment to rezone the subject properties from C3-Highway Service Commercial and GI-General Industrial to BP-Business Park. This recommendation is based off conversations staff has had with potential users of the site as well as the findings made in the attached Small Area Plan UnionPacificC h e r r y P ath U n ion P ac i f i c 3 ChippendaleAveW156th St W CanadaCir160t h S t W CA Gear /Tr u Player z Public Storage Se m S tream , L.P . Winds P ark P u b l i c S t o r a g e S e m S t r e a m , L .P . M u r g i c A u t o m o ti v e W e x fo r d P l a c e 1 6 0 t h S t W160thStWSRobertTrl Highstone P roper tiesVacantLand D a k C o C o m m C n t r H i g h s to n e P r o p e r ti e s S e m S tr e a m , L .P .V a c a n t L a n dCHIPPENDALE AVECHASEWOOD COURT1 5 6 T H S T W CANADA CIRS ROBERT TRL (STH 3)CHESTNUTCICERONE PA TH 160TH ST W (CSAH 46)CHERRY PATHCHERR Y P A T H W A Y Esri Community Maps Contributors, County of Dakota, Metropolitan Council, MetroGIS, © OpenStreetMap, Microsoft, Esri Canada, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA ROSEMOUNT MINNESOTA R 4/6/2022 T:\Project\CommDev\LandUse\LandUseChanges.aprx I:\GIS\Map_Library\CommDe\\LandUse\ProposedAmendments\04062022_LandUseChanges.pdf Proposed Land Use Amendment 0 260 520130 Feet UnionPacificC h e r r y P ath U n i o n P ac i f i c 3 ChippendaleAveW156th St W CanadaCir1 6 0 t h S t W CA Ge ar /Tru P layer z Publi c Storage S em Str eam, L .P. Winds P ark P u b l i c S to r a g e S e m S tr e a m , L .P . M u r g i c A u t o m o t i v e W e x f o r d P l a c e 1 6 0 t h S t W160thStWSRobertTrl Highs to ne P r opertiesVacantLand D a k C o C o m m C n tr H i g h s t o n e P r o p e r t i e s S e m S t r e a m , L .P .V a c a n t L a n dCHIPPENDALE AVECHASEWOOD COURT1 5 6 T H S T W CANADA CIRS ROBERT TRL (STH 3)CHESTNUTCICERONE PA TH 160TH ST W (CSAH 46)CHERRY PATHCHERR Y P A T H W A Y Esri Community Maps Contributors, County of Dakota, Metropolitan Council, MetroGIS, © OpenStreetMap, Microsoft, Esri Canada, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA CC Community Commercial LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential PO Existing Parks/Open Space BP Business Park GI General Industrial MUSA 2030 Proposed Land Use Plan Outline Existing Land Use Plan Proposed Land Use Plan ROSEMOUNT MINNESOTA 4/6/2022 T:\Project\CommDev\Zoning\ZoningAmendments\ZoningAmendments.aprx I:\GIS\Map_Library\CommDev\Zoning\Amendments\04062022_zoning Proposed Zoning Amendment 153RD ST W CHIPPENDALE AVECHASEWOOD COURT1 5 6 T H S T W CANADA CIRC H ILIC T S ROBERT TRL (STH 3)CHOKECHERRY AVECHESTNUT160TH ST W (CSAH 46)CHERRY PATHC A R R OUSELWAYCHOKECHERRY AVECHERR Y P A T HCHIPPENDALE AVEW A Y 153RD ST W CHIPPENDALE AVECHASEWOOD COURT1 5 6 T H S T W CANADA CIRC H ILIC T S ROBERT TRL (STH 3)CHOKECHERRY AVECHESTNUT160TH ST W (CSAH 46)CHERRY PATHC A R R OUSELWAYCHOKECHERRY AVECHERR Y P A T HCHIPPENDALE AVEW A Y R Existing Proposed Proposal Area Zoning Industrial: BP - Business Park LI - Light Industrial GI - General Industrial Residential: R1 - Low Density Residential R2 - Moderate Density Residential R3 - Medium Density Residential R4 - High Density Residential Commercial: C4 - General Commercial Other: PI - Public/Institutional Zoning Industrial: BP - Business Park 3 Small Area Plan Canada Circle Area ROSEMOUNT LAND USE STUDY MARCH 2022160TH ST W ROBERT TRL SCANADA CIR Rosemount Land Use Study WSB has been asked to review the area within Rosemount that is adjacent to the intersection of County Road 46 and Hwy 3, in the Canada Circle area. Vacant properties on both the east and west of Hwy 3 are being reviewed to evaluate the development potential of each site. The review is to evaluate the appropriate land uses for the six different parcels in support of the projected highest and best use of each to allow the city to maximize the potential tax base generated by the property and to allow for the timely development of the area. As with all analyses it is a snapshot in time, with the current market conditions that may change resulting in potentially different outcomes for the area depending upon the timing for development. The site is comprised of 6 Parcel ID numbers as listed below, for a total area of 62.33 acres. East: 34-40701-00-010 – 1.3 acres 34-03210-70-025 – 21.33 acres West: 34-03210-70-024 – 12.92 acres 34-03210-70-019 – 6.38 acres 34-03210-70-014 – 3.85 acres 34-03210-73-012 – 16.58 acres The area is divided into two designated sites by State Highway 3. In general, the eastern site is comprised of two lots, totaling 22.6 acres, which is one large developable lot and a remanent piece created after right-of-way dedication. The western site is comprised of 39.73 acres; two vacant lots owned by the same property owner, and two parcels currently developed. The two developed properties are the current Murgic’s Automotive and a Sem Stream Propane. Parcel number 34-40701- 00-010 is the remnant from the creation of Boulder Avenue to the north. Parcel number 34-03210- 70024 which is included in the western parcel, appears to include the right-of-way for State Highway 3 that will result in a reduced area for potential development as compared to the acreage found in the County records. Planning Review All properties included in this study were initially part of the South Urban Gateway Analysis for Reinvestment (SUGAR), which reviewed the potential of a commercial district outside of the City’s downtown core. The SUGAR Study created a vision for the South Gateway area into Rosemount. The 1 report noted that the project area is well positioned along regional transportation corridors to serve Rosemount residents’ demands, as well as those of the neighboring communities. The SUGAR Study analyzed several factors to gauge the suitability of the study area for development including the number of non-conforming uses and sites, the amount of undeveloped land within the project area, and an assessment of the number of businesses that have recently changed or have made new investments in their business. The SUGAR report determined that the study area could support a variety of commercial businesses to meet the needs of not only Rosemount’s residences, but also the neighboring communities. However, the report stated bringing sites into compliance with the City Codes was necessary for the development of the sites and qualified that development would rely on private investments as prospective businesses identify properties for development. The SUGAR Study recommended that the current study sites, both on the east and west should be developed as community commercial although there was some recognition that commercial with some outside storage, such as car sales could be accommodated in the west. Zoning Review Four of the six parcels are currently zoned for General Industrial (GI) uses in the City’s adopted zoning map, with the exceptions being the small remanent parcel created after dedication of Boulder Avenue right-of-way and Murgic’s Automotive. The purpose of the GI District is to provide for the establishment of both light and medium manufacturing uses along with warehousing, repair, and business uses. The GI District is intended to include uses that may require outdoor and vehicle or trailer storage but excludes heavy industrial uses. The Rosemount Zoning Code notes that the GI District can serve as transition district between Heavy Industrial zoning districts and residential districts. Murgic’s is zoned C3 Highway Service Commercial, and the remanent piece is zoned light industrial. Other non-residential land in the area is zoned for Business Park, generally located within the Rosemount Industrial Park area. Although much of that land is zoned BP, there has been interest in allowing some outside storage. The LI, Light Industrial zoning district would be more appropriate for those uses since outside storage is not allowed in the Business Park zoning district. The property north of Boulder Avenue extension has been rezoned to LI to allow some outside storage with the proposed warehousing use. Use of the LI or BP zoning districts makes sense along the highly visible Hwy 3 corridor, where some outside storage may be needed for future users, but not to the extent allowed by the GI district. 2 Comprehensive Plan Review Rosemount’s 2040 Comprehensive Plan designates much of the project area as Community Commercial (CC). This land use designation is intended to provide retail, professional offices, and personal services that serve the daily and weekly needs of the residents of Rosemount. The size of each Community Commercial district is intended to be at least 50 acres or greater in size. Combined, the Study Area properties would meet that minimum size. Proximity to arterial streets is needed for visibility while individual business accesses shall be provided predominantly from collector, local, or private streets. In the west, two existing businesses, Murgic’s Automotive and Sem Stream Propane, are located within the area that is guided Community Commercial. Murgic Automotive is zoned C-3, Highway Service Commercial and Sem Steam Propane is zoned GI, General Industrial. The Murgic Automotive site has non-conforming site issues and Sem Stream has non-conforming use and non-conforming site issues. Based upon development goals of the city, both properties would be candidates for future redevelopment to more compatible uses. However, their presence in the west is a distraction from commercial development on the two vacant parcels. A business park or light industrial use would be 3 more consistent with the existing surrounding development and the new CA Gear development to the north. Some outside storage could be accommodated on the west side, especially along the railroad spur, and still be screened from public views. Similarly, the vacant parcels on the east side are predominately designated for commercial but the large parcel is zoned GI, General Industrial. Because of the differences between the project area’s designation as a commercial use in the Comprehensive Plan and its zoning as GI General Industrial, the project area will require city actions to bring the zoning and guide plan into compliance. The one exception is Murgic’s Automotive which is currently zoned and guided for commercial use. Based upon this study recommendation, reguiding of properties from Community Commercial to Business Park will be needed. Outside of the study area there are several areas designated for commercial development. The vacant land around the 42/52 interchange is designated for regional commercial development. Land at significant intersections along Hwy 42; at Hwy3, Akron Avenue and near 42/55 intersection are all designated for community commercial. The City of Rosemount has invested in infrastructure to promote further commercial development along the 42 corridor and its designation as a principal arterial means that high traffic volumes travel through and within Rosemount using County Road 42 as their primary 4 transportation route. This means that community commercial land development in other parts of the community, such as in the study area at Highway3 and County Road 46 intersection will be competing with those more attractive sites. Further the amount of commercial development that will ultimately be attracted to Rosemount is finite and therefore the study area will complete with the 42 corridor, which may negatively impact the economic viability of both commercial areas. Traffic Access Review The existing local street network within the study area does not have significant traffic counts. A 2014 traffic access plan reviewed by the Minnesota Department of Transportation (MnDOT) estimated that traffic volumes were at approximately 8,900 trips per day along Highway 3 and 500 trips per day along Canada Circle. While all parcels are highly visible, the access locations for the properties are not overly visible to traveling motorists. Boulder Avenue will be extended to the intersection with Hwy 3 and create a future signalized intersection with Canada Circle and Hwy 3. Road right-of-way has been dedicated to permit construction of the Boulder Avenue south to Hwy 3. The traffic access plan in 2014 shows a future potential configuration for the proposed new intersection. This intersection is expected to have a signal and is anticipated to have significant traffic counts when the surrounding area further develops. The Boulder Avenue extension will increase the visibility of the study areas eastern properties. A graphic from the Trunk Hwy 3 Corridor Study illustrates anticipated future intersections with or without signalization, is attached. Market Analysis The proposed development of the newly approved warehouse distribution facility, north of the eastern properties, has changed the dynamics of the area from the currently envisioned Community Commercial as shown in the recently completed Comprehensive Plan Land Use Plan. Development of the over 400,000 square foot facility, which will include a rail spur, allows for the area to see greater development potential as a light industrial land use to be more compatible with the existing surrounding uses. The area is currently bordered on the east by an auto salvage yard, to the west by a rail line, and residential beyond and the southern border is County Road 46. The site abuts the rail line along the western boundary with the northern boundary being comprised of a small auto repair facility and the Boulder Avenue being constructed to serve the new distribution facility. The eastern site has approximately 665 feet of frontage along County Road 46, however due to the location of the signalized intersection with State Highway 3 at the southwest corner of the site, it would be unlikely that the county would grant direct access into the site. The same restriction would also be in place for additional accesses from State Highway 3 requiring the site to have its main access from the newly constructed Boulder Avenue to the north. Extension of the frontage road along County Road 46 may also be explored. Commercial developments generally look to have easy access from the high traffic corridors to maximize the potential traffic and sales. The eastern site would suffer from people being able to see the commercial businesses but having a difficult time accessing the businesses. While much of the 22.6-acre eastern site would not be highly conducive to commercial/retail development there may be an option to retain a portion of the northwest corner, along a portion of Boulder Avenue for a convenience store type of use. Currently the closest gas/retail convenience store 5 is located .84 miles to the north along County Road 42. The increase in daily traffic anticipated by new employees, approximately 60 plus jobs for the new distribution facility and more as the Business Park develops may increase demand for services. This location may also provide a closer outlet for the residents living to the west of the rail line. A small portion of the eastern site could be served by an access off Boulder Avenue closer to the eastern border of the property to allow for sufficient stacking and traffic flow. Traditionally convenience stores like to have a 2 - 3-acre site to allow for traffic flow and layout of the facility. Should the City choose to retain a site of 2 acres the eastern site would have 19.6-acre site for the potential Business Park. Using a general lot coverage ratio allowing for parking, truck movement and surface improvements the eastern site could support between 275,000 to 300,000 square feet of light manufacturing/distribution space. The exact amount of space would be contingent on the exact use, layout requirements, and number of employees. Using a conservative value per square foot of $75 this would result in the creation of an estimated $20 to $22 million in property tax market value. The western property also has limited options for consumer access with access coming from the rear of the property from Canada Circle. A turn lane is adjacent to the entire northern property line of the vacant western properties. The anticipated signalized intersection of Canada Circle and Boulder Avenue at Highway 3 may allow for a limited access (right out) on the northern boundary, but the primary access would be from the west side, along Canada Circle. The limited access and the shape of the lot would further limit the value of the property for commercial development. Unlike the eastern lot, the western lot is not as good of a site for neighborhood convenience store development. Should the entire 19.3-acre site be changed to a Business Park or a light manufacturing use, the site, when excluding the estimated ROW, would accommodate between 200,000 and 210,000 square feet of space. As with the eastern site, the estimated space that could be created would be based upon the final end users design and facility requirements. Using the same $75 per square feet of value this would create an estimated $15 - $15.75 million in property tax value. The significant value of the estimated Business Park development for the two areas is further strengthened by the current state of the manufacturing and distribution market with a low vacancy rate of 6.0% at the end of 2021 for the southeast MSP market (JLL 4th Qtr. Report). This low vacancy is further offset by the net absorption of over 3.8 million square feet of space. In addition to the low vacancy rate, the absorption of space is greater than the new space being delivered indicating that the vacancy rate should continue to decrease in 2022. The strength of this market is further supported by information that indicates over 61% of the 2.8 million square feet of speculative space currently under construction is pre-leased. The low vacancy rate is also starting to cause an increase in lease rates for space with the asking rents rising to $5.15 per square foot according to JLL’s 4th Quarter Industrial Insights. This is further indicated by the asking lease rates to $5.82 per square foot up from $5.64 based upon the 3rd Quarter Industrial Insights. In comparison, the retail market has a vacancy rate of 8.5% for the MSP region with indications that this rate will continue to increase in 2022 (CBRE MarketView H1 2021). This softening of the market has also resulted in the lease rates falling to $15.82 in the southeast area compared to the MSP average of $19.06 per square foot. 6 Another indication of the soft retail/commercial market is that only 23,231 square feet of absorption while 28,000 square feet is under construction in the southeast submarket. These close numbers would tend to indicate that much of the existing space that is or was vacant is remaining vacant for a longer period. The good news in the forecasts is that the absorption is in the positive compared to 2020 when the submarket saw a negative absorption of over 98,000 square feet. Findings The study area contains six parcels which are designated for community commercial in the City’s Comprehensive Plan except for the 1.3-acre remanent piece that is designated Business Park. Two are presently developed with a car repair service and a propane tank farm. Four of the six parcels are currently zoned for GI, General Industrial which is an industrial land use that allows a significant amount of outside storage. Murgic’s Automotive is zoned C-3 Highway Service Commercial and the right-of-way remanent is zoned LI Light Industrial. Currently the zoning and land use designation for most of the properties do not conform and a rezoning, or reguiding or both will be needed. The City of Rosemount has prioritized commercial development along the County Road 42 corridor with investments, infrastructure, and planning; these community commercial sites may detract from the successful development of the 42 corridor. Due to the development pattern surrounding the study area, especially the lack of urbanized development south of County Road 46, commercial land use attraction to this area will be difficult and will be on a longer time horizon than potential Business Park development. Anticipated access to the sites will be less desirable for commercial development than typically required due to County and State spacing and design restrictions. Future development growth in the Rosemount Business Park may prompt demand for a smaller gas/convenience store which could be located in the northeast portion of the eastern site. Near term demand for Business Park and light industrial land uses will mean that the area develops at a faster rate, providing more tax base and local jobs. Business Park development is preferable on high public visibility sites because of the prohibition of outside storage but some light industrially zoned property, which allows some outside storage, can be considered depending upon the site location and design. Conclusion Due to current market conditions relating to commercial and industrial development, the highest and best use of the site, at this time, is a Business Park or light industrial use. Rezoning of the property to BP Business Park, consistent with the zoning in the Rosemount Business Park to the north of the sites, allows the City to create an attractive gateway into the community from the south. This recommendation would require rezoning of vacant properties to BP Business Park and reguiding of parcels to BP, which recognizes either BP or LI zoning districts. In addition, it is recommended that an approximate 2-acre site be held in reserve on the eastern site, adjacent to Boulder Avenue extension for future convenience commercial development. 7 3 BISCAYNE AVE151ST S T W CHI P PENDALEAVEROBERTTRL S CARDINAL ST W 156TH ST W BOULDERAVECLARET AVECANADAAV E 151 ST ST W 158TH ST W 153RD ST W 152ND ST W 155TH ST W CHER R Y PATH 160TH ST W C H ILIC T CICERONE PATH160TH S T WCHASEWOOD CT154TH ST W CORNEL LTRLCIMARRON W A Y ROBERTTRLSCAR R OUSEL WAYCANAD A C IR BOUL D E R TRL Document Path: K:\019902-000\GIS\Maps\VacantLand\Vacant Land Date Saved: 3/23/20221 inch = 800 feet 0 800400 FeetCounty Rd 46 and Hwy 3 Land Use Review City Of Rosemount MN Study Area G¸WX ?§A@ 8 Date Printed; T /9/2014 WSB f'lloncrne: �:'.01928-lSO\Cod\Exhlblts\flg-05 Full Bulld.dgo ROSEMOUNT MINNESOTA Roundabout Option ····••' (]) ::l II C ,_ (]) > <( s.,_ =-__ ::-C:. 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