HomeMy WebLinkAbout7.a. Approval of City of Rosemount Comprehensive Plan Amendment for UMore Residential Area, West of DCTC
EXECUTIVE SUMMARY
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:
New Business
PREPARED BY: Kim Lindquist, Community Development
Director AGENDA NO. 7.a.
ATTACHMENTS: Site Location Map; Resolution,
Comprehensive Plan and MUSA Amendment
Map, PC Minutes
APPROVED BY: LJM
RECOMMENDED ACTION: Motion to Approve Resolution amending the 2030
Rosemount Comprehensive Plan to change the future land use designation of
approximately 435 acres in the north-central 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 further, to expand the MUSA
to include the subject property.
SUMMARY
The City Council 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 north-
central 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.
The Planning Commission took action at their meeting on October 30, 2018. Typically, staff does not
encourage processing Comprehensive Plan Amendments separate from a specific project coming before
the City, as the City generally approves the appropriate land use designation and rezoning at the time of
project site plan approval. However, because Comprehensive Plan Updates are 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 Council 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 for the residential component of the UMore site could not get
approval 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 mainly along Hwy 42.
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 planning application. The City will ultimately evaluate the property development
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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 Council 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 435 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 Areawide 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 amendment generally 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, although the Council is being asked to approve a land use
plan more refined, based upon the proposed land use information currently available. 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 276.9 1.5 6 404 1,617
MDR 110.2 6 12 622 1,244
HDR 20.2 12 30 235 588
CC 27.6 - - - -
TOTAL 434.9 1,319 3,590
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 3.24 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 360.9 1.5 541
MDR 34 6 204
HDR 20 12 517
CC 20 -
Total 434.9 961
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 north-central 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
The Planning Commission and staff recommend approval of the comprehensive plan amendment for the
site within the UMore Park property as described in the preceding report.
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Proposed 2030 Land Use Plan Amendment - UMore Location Map
UM ore
MXD: T:\Pr oject\Com mDev\CompPlan\2018Update\UMore\CompPlan_ProposedLandUse_UMor e.mx d PDF: I:\GIS\Map_Library\Com m Dev\Com pPlan\2018Update\Com pPlan_Propos edLandUs e11x17.pdf Map Date : July 2018
0 0.50.25 MileE
ProposedAmendmentArea
Buisness Park - UMore (Approved)OPUS(Approved)
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2018-
A RESOLUTION APPROVING A COMPREHENSIVE
PLAN AMENDMENT 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 AND EXTENDING THE CITY’S 2020 MUSA LINE
WHEREAS, the City of Rosemount is requesting a Comprehensive Plan Amendment concerning
property legally described as follows:
The Southwest Quarter of Section 27, Township 115, Range 19, Dakota County, Minnesota.
AND That part of the Southeast Quarter of Section 28, Township 115, Range 19, Dakota County, Minnesota, which
lies Easterly of the following described line and its extensions: Commencing at the Northeast corner of said Southeast
Quarter; thence South 89 degrees 48 minutes 43 seconds West, assumed bearing along the North line of said
Southeast Quarter, a distance of 1058.90 feet to the point of beginning of the line to be described; thence South 18
degrees 23 minutes 48 seconds West, a distance of 1211.64 feet; thence South 07 degrees 11 minutes 26 seconds East,
a distance of 1472.46 feet; thence South 75 degrees 07 minutes 52 seconds East, a distance of 126.03 feet to the
intersection with the South line of said Southeast Quarter and said line there terminating.
AND That part of the Northeast Quarter of the Northeast Quarter of Section 33, Township 115, Range 19, Dakota
County, Minnesota, which lies Northeasterly of the following described line and its extensions: Commencing at the
Northeast corner of said Northeast Quarter of the Northeast Quarter; thence South 00 degrees 11 minutes 58
seconds West, assumed bearing along the East line of said Northeast Quarter of the Northeast Quarter, a distance of
800.63 feet to the point of beginning of the line to be described; thence North 81 degrees 23 minutes 25 seconds
West, a distance of 40.76 feet; thence North 38 degrees 17 minutes 54 seconds West, a distance of 819.06 feet; thence
North 75 degrees 07 minutes 52 seconds West, a distance of 580.25 feet to the intersection with the North line of
said Northeast Quarter of the Northeast Quarter and said line there terminating.
AND That part of the Northwest Quarter of the Northwest Quarter and the Southwest Quarter of the Northwest
Quarter and the Southeast Quarter of the Northwest Quarter of Section 34, Township 115, Range 19, Dakota
County, Minnesota which lies northeasterly and easterly of the following described line and its extensions:
Commencing at the Northwest corner of said Northwest Quarter of the Northwest Quarter of Section 34; thence
South 00 degrees 11 minutes 58 second West, assumed bearing along the west line of said Northwest Quarter of the
Northwest Quarter, a distance of 800.63 feet to a point to be hereafter referred to as "Point A"; thence continue
South 00 degree 11 minutes 58 seconds West along the west line of said Northwest Quarter of the Northwest
Quarter a distance of 912.75 feet; thence North 89 degrees 51 minutes 14 seconds East a distance of 647.18 feet;
thence North 00 degrees 11 minutes 58 seconds East along a line hereafter referred to as "Line C" a distance of
813.16 feet to a point hereafter referred to as "Point B"; thence North 81 degrees 23 minutes 25 seconds West a
distance of 654.21 to said "Point A" and being the point of beginning of the line to be described; thence return South
81 degrees 23 minutes 25 seconds East a distance of 654.21 feet to said "Point B"; thence South 00 degrees 11
minutes 58 seconds West along said "Line C" a distance of 98.20 feet; thence Southeasterly a distance of 910.60 feet
along a non-tangential curve concave to the Southwest, having a radius of 2175.00 feet, a central angle of 23 degrees
59 minutes 16 seconds, and a chord which bears South 60 degrees 11 minutes 46 seconds East; thence South 48
degrees 12 minutes 08 seconds East, tangent to the last described curve, a distance of 219.58 feet; thence North 41
degrees 47 minutes 52 seconds East, a distance of 25.00 feet; thence South 48 degrees 12 minutes 08 seconds East, a
distance 480.74 feet; thence Southeasterly a distance of 818.83 feet along a tangential curve concave to the Northeast,
having a radius of 3225.00 feet, a central angle of 14 degrees 32 minutes 51 seconds, and a chord which bears South
55 degrees 28 minutes 33 seconds East to a point on the east line of said Southeast Quarter of the Northwest Quarter
distant 1021.52 feet south of the northeast corner of said Southeast Quarter of the Northwest Quarter as measured
along said east line and said line there terminating.
AND That part of the Southwest Quarter of the Northeast Quarter and the Northwest of the Southeast Quarter and
the Northeast Quarter of the Southeast Quarter of Section 34, Township 115, Range 19, Dakota County, Minnesota,
RESOLUTION 2010-
2
which lies northeasterly and northerly of the following described line and its extensions: Beginning at a point on the
west line of said Southwest Quarter of the Northeast Quarter distant 1021.52 feet south of the northwest corner of
said Southwest Quarter of the Northeast Quarter as measured along said west line; thence Southeasterly a distance of
1517.16 feet along a non-tangential curve concave to the Northeast, having a radius of 3225.00 feet, a central angle of
26 degrees 57 minutes 14 seconds, and a chord which bears South 76 degrees 13 minutes 36 seconds East, assuming
the west line of the Northwest Quarter of the Northwest Quarter of said Section 34 bears South 00 degrees 11
minutes 58 seconds West, to the intersection with the south line of the North 50.00 feet of said Northeast Quarter of
the Southeast Quarter; thence South 89 degrees 42 minutes 13 seconds East, tangent to the last described curve and
along said South line of the North 50.00 feet of the Northeast Quarter of the Southeast Quarter, a distance of
1185.84 feet to the east line of said Northeast Quarter of the Southeast Quarter and said line there terminating.
AND The Southeast Quarter of the Northeast Quarter of Section 34, Township 115, Range 19, Dakota County,
Minnesota.
AND The West 840.00 feet of the Northwest Quarter of the Northeast Quarter of Section 34, Township 115, Range
19, Dakota County, Minnesota, which lies southerly of the north 181.30 feet thereof.
AND The Northeast Quarter of the Northwest Quarter of Section 34, Township 115, Range 19, Dakota County,
Minnesota.
WHEREAS, on October 30, 2018, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the Comprehensive Plan amendment changing the land use of the site from
AGR-Agricultural Research to Low (LDR), Medium (MDR), and High Density (HDR) Residential and
CC-Community Commercial as depicted on the following map:
RESOLUTION 2010-
3
and;
WHEREAS, on October 30, 2018, the Planning Commission of the City of Rosemount also held a
public hearing and reviewed a Comprehensive Plan amendment to extend the City’s 2020
Metropolitan Urban Service Area (MUSA) line to the perimeter of the subject property and as depicted
on the above map; and
WHEREAS, on October 30, 2018, the Planning Commission recommended that the City Council
adopt an amendment to the Comprehensive Plan; and
WHEREAS, on November 2, 2018, 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 site from AGR-
Agricultural Research to Low (LDR), Medium (MDR), and High Density (HDR) Residential and CC-
Community Commercial and to extend the City’s 2020 MUSA boundary to include the subject
property, subject to the approval of the Comprehensive Plan Amendment by the Metropolitan
Council.
ADOPTED this 2nd day of November, 2018, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Erin Fasbender, City Clerk
G±WX
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Dakota County
Technical
College
27.6 Ac.20.2 Ac.
49.9 Ac.
276.9 Ac.
60.3 Ac.
0 490 980245 Feet
145th St West Akron AveProposed Land Use
Community Commercial
High Density Residential
Medium Density Residential
Low Density Residential
MUSA Year Boundary
2020
Proposed Land Use - Newland Site (430 Acres)
MXD: T:\Project\CommDev\Development\UMore\Newland\ProposedLandUse.mxd PDF: I:\GIS\Map_Library\Com m Dev\Developm ent\UMore\Newland
Public Hearing:
5.a. City of Rosemount Comprehensive Plan Amendment for UMore Residential Area, West of DCTC.
(18-50-CPA)
Senior Planner Klatt gave a brief summary of the staff report for the Planning Commission, and stated
that staff is recommending that the City a amend the future land use map for a portion of the UMore
property to change the current land use guidance from Agricultural Research to a mixture of commercial
and low, medium, and high density residential.
Commissioner Kenninger asked staff to describe the exact location of the proposed amendment. Ms.
Kenninger also questioned if the other commercial and medium density areas within Umore are likely to
change in the future as opposed to the current proposal based on a specific development concept. Klatt
confirmed that is correct and that the other commercial and higher density residential areas could shift
in the future.
Commissioner Reed questioned the intent of the Community Commercial land use classification. Klatt
stated that the Community Commercial will draw from entire community and include uses such as
restaurants or convenience stores.
The public hearing opened at 6:20 pm.
Public Comments:
David Newman, Newland Communities, 6550 York Ave S. stated that he appreciates the community’s
support and that he is working on putting together a concept plan for future review by the City.
Steve Lein, 14348 Alma Ave, questioned why the high-density residential area was being moved closer
to Highway 42. He also expressed concern about traffic levels and safety around the Akron Avenue and
Highway 42 intersection. He asked what safety measures would be put in place to address these
conerns.
Keith Rose, 14446 Atwater Way, stated that he lives right on Highway 42 and would like to know what
kind of buffer is planned to separate new construction from the adjacent mining operation. He inquired
if traffic lights could be installed at Akron Avenue and Highway 42. He also stated that changes are
needed along Highway 42 to improve safety.
Mr. Newman stated that the high density was placed on Highway 42 to be closer to an area of
commercial transition. He also stated that when the project is finished Highway 42 and Akron Avenue
would be a full signal light intersection.
Steve Lein, 14348 Alma Ave, asked what the maximum height requirement is for high density residential.
MOTION by Reed to close the public hearing.
Second by Freeman.
Ayes: 5. Nays: 0. Motion Passes.
The public hearing was closed at 6:28 pm.
Additional Comments:
Senior Planner Klatt stated that the County would be reviewing its plan for Highway 42 as new
developments come forward, and that this plan includes the construction of safer intersections as this
area grows. Mr. Klatt stated that the northernmost mining area will be gone in the next 10 years and the
existing haul road will go away as well. The developer is aware of the mining project, will move further
south as the mining finishes and moves south so that the buffer stays in place between the residential
area and mine.
Commissioner Kenninger questioned the distance from the current homes to the mining and the new
homes to the mining and asked if the new homes going to be closer. Klatt stated that some of the
proposed residential areas would be closer to the mining operation, but that the developer is still in the
early stages of their plan and that they will keep this in mind as they start building.
Kenninger asked how long it would take to build the first phase of the project. Klatt stated that the
developer has not given the City a projected phasing plan yet.
Lindquist stated that the maximum height for the City’s higher density zoning districts is 35 feet, which is
the same maximum height for a low-density residential zone. This height would allow for a three-story
building, but usually nothing higher than that.
Lindquist stated that there will be no access from individual properties to Highway 42 and that the
proposed land use plan would allow higher buildings to buffer for the residential properties behind.
Lindquist stated that this is just a start to a long process of approvals for this specific project.
Klatt stated that the site has had an environmental review and noted that the review did look at
transportation and the impacts that development will have on this area.
Kenninger inquired if there are plans for other access roads or will access to the site only occur at Akron
Avenue. Lindquist replied that there would be three accesses off of Highway 42 at Akron Avenue, 145th
Street, and Auburn Avenue.
MOTION by VanderWiel to recommend that the City Council approve the amendment to the 2030
Rosemount Comprehensive Plan to change the future land use designation of approximately 436 acres
in the north central 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.
Second by Mele.
Ayes: 5. Nays: 0. Motion Passes.