HomeMy WebLinkAbout5.a. City of Rosemount Comprehensive Plan Amendment for UMore Residential Area, West of DCTC
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: October 30, 2018
City Council Meeting: November 2, 2018
AGENDA ITEM: Case 18-50 CPA City of Rosemount
Comprehensive Plan Amendment for
UMore Residential Area, West of DCTC
AGENDA SECTION:
Public Hearing
PREPARED BY: Kim Lindquist, Community Development
Director AGENDA NO. 5.a.
ATTACHMENTS: Site Location Map; Comprehensive Plan and
MUSA Amendment Map APPROVED BY: KL
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following motion:
Motion to recommend Approval of an Amendment to the 2030 Rosemont Comprehensive
Plan to change the future land use designation of approximately 436 acres in the
northcentral portion of the UMore property from AGR – Agricultural Research to Low (LDR),
Medium (MDR) and High Density (HDR) Residential and CC-Community Commercial, as
depicted on the map and to further expand the MUSA to include the subject property.
SUMMARY
The Planning Commission is being asked to approve a Comprehensive Guide Plan Amendment to
facilitate future development of the first phase of residential development with some commercial land in
the northcentral portion of the UMore site. The site area is 436 acres and is the property related to the
approved purchase agreement with Newland Communities, located south of County Road 42, west of
DCTC, and generally east of Auburn Avenue extended. 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 the required Comprehensive Plan Updates required by the end of
2018 to the Metropolitan Council, the Metropolitan Council has indicated they would not accept any
Comprehensive Plan Amendments after December 31, 2018. The Commission is aware that the City has
asked for an extension to the 12/31/2018 submission deadline which means that the City’s draft 2040
Comprehensive Plan update would not approved until mid to late summer 2019. This timeline could mean
that planning and site preparation work could not get the go-ahead for until late summer or fall, which is
not desirable from the developer’s and City’s standpoint. There are still numerous approvals needed to
move any project forward, and the Comprehensive Plan amendment is needed before the developer may
proceed with rezoning and platting of the property.
Because of the extension for the 2040 Update, and the stated timeframe for grading and utility work for
the UMore site, staff is moving this neighborhood reguiding forward. The Plan is based upon information
from the developer which provides for a variety of differing residential densities over the majority of the
site. A small portion of the site will be commercial, approximately 10 acres. Additionally, some of the
property will be dedicated to parks and open space, however, those uses are often designated as low
density residential. The areas delineated between differing densities are based upon a concept for the site,
however, the exact lines of demarcation may be modified somewhat upon submission of traditional
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planning application. The City will ultimately evaluate the property development based upon the densities
and total number of units proposed. During the rezoning to PUD, staff anticipates significant discussion
about unit style, utilities, hard surface and neighborhood design.
As the Commission 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. The scheduling of the Planning Commission and City Council have taken these
requirements into consideration.
BACKGROUND
Applicant: City of Rosemount
Location: South of County Road 42, East of Auburn Avenue extended, west
of DCTC
Size: Approximately 436 total acres
Existing Comp Plan Designation: AGR – Agricultural Research
Proposed Comp Plan Designation: LDR-Low Density Residential, MDR-Medium Density Residential
HDR-High Density Residential, CC-Community Commercial
Existing Zoning: AG - Agriculture
Proposed Zoning No Change Proposed
The sites under consideration are located between Dakota County Technical College and Auburn Avenue
extended 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. This project is the first
residential development area anticipated within the UMore site.
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, the 2015 Alternative Urban Area wide Review (AUAR) and most
importantly the concept prepared by Newland Communities, the potential owner of the site. 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. In this Plan Amendment, residential and commercial uses are anticipated; there is no land
being designated for Business Park. If the proposed future land use map consistent with the Newland
Communities plan is adopted, the draft 2040 Comprehensive Plan will be updated accordingly.
COMPREHENSIVE PLAN AMENDMENT
The proposed amendment has been published as reflected in the attached maps. The first map focuses
only on the portion of the property subject to the amendment; the second map depicts the proposed
changes in relation to the rest of the UMore property. The following tables document the overall
projections for housing units and densities within the amendment area both as proposed and in
accordance with the City draft 2040 land use plan (the 2030 land use plan is not analyzed because the
entire area is currently guided for AGR – Agricultural Research).
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Proposed UMore Future Land Use Map Amendment – Density and Area Calculations:
Propose Land Use Proposed Area Density Range Unit Count
Low High Low High
LDR 269.5 1.5 6 404 1,617
MDR 103.7 6 12 622 1,244
HDR 19.6 12 30 235 588
CC 25.7 - - - -
TOTAL 418.5 1,262 3,449
Using the minimum end of the density ranges for each land use, the proposed UMore amendments are
projected to result in an overall density across the amendment area of 3.21 units per acre, which exceeds
the Metropolitan Council’s minimum requirement of 3 units per acre for Rosemount.
The City’s draft 2040 land use plan proposed a somewhat lower density for this portion of UMore, and
can be broken down as follows:
Draft 2040 Land Use Plan – Amendment Area Calculations:
2040 Plan Land Use 2040 Plan Area Min. Density Total Units
LDR 344.5 1.5 240
MDR 34 6 204
HDR 20 12 517
CC 20 -
Total 418.5 961
The average density for this area under the proposed 2040 plan is approximately 2.3 units per acre
(including other portions of UMore moves this density above 3 units per acre).
The proposed amendment also includes a realignment of the City’s 2030 Metropolitan Urban Service Area
(MUSA) to include the subject property. Moving the MUSA line to include the parcel 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 amendment is consistent with the City’s 2040 Plan and would be slated for
development prior to 2030. 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.
Please note that the other system elements of the 2040 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 amendment 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.
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The subject property is located in the northcentral portion of UMore Park, west of DCTC. 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 a combination of residential densities with some commercial land.
Therefore, the proposed change in the site’s land use designation from AGR-Agricultural Research to
LDR, MDR, HDR and CC is consistent with the policies created with the adoption of both the
Comprehensive Plan and the UMore AUAR.
CONCLUSION AND RECOMMENDATION
Staff recommends approval of a comprehensive plan amendment for the site within the UMore Park
property as described in the preceding report.
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43.6
19.6 25.7
269.5
60.1
Dakota County
Technical
College
0 500 1,000250 Feet
145th St West Akron AveProposed Land Use
Community Commercial
High Density Residential
Medium Density Residential
Low Density Residential
Proposed Land Use - New land Site
MXD: T:\Project\CommDev\Development\UMore\Newland\ProposedLandUse.mxd PDF: I:\GIS\Map_Library\Com m Dev\Developm ent\UMore\Newland
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MXD: T:\Project\CommDev\Development\UMore\Newland\UMoreLandUse.mxd PDF: I:\GIS\Map_Library\CommDev\CompPlan\2018Update\FinalDrafts
Proposed Land Use
AG Agriculture
FP Floodplain
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
October 2018