HomeMy WebLinkAbout6.i. Case 21-10-CP City of Rosemount Comprehensive Plan Amendment for UMore Phase One Development Area South and West of DCTC
EXECUTIVE SUMMARY
City Council Regular Meeting: April 20, 2021
AGENDA ITEM: Case 21-10-CP City of Rosemount
Comprehensive Plan Amendment for
UMore Phase One Development Area South
and West of DCTC
AGENDA SECTION:
Consent
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 6.i.
ATTACHMENTS: Resolution; Site Location Map;
Comprehensive Plan and MUSA Amendment
Map, MUR Text Description
APPROVED BY: LJM
RECOMMENDED ACTION: Motion to adopt a resolution approving amendments to the
2040 Rosemont Comprehensive Plan to add a new MUR – Mixed Use Residential land use
category to the Future Land Use Plan and make amendments to the land use plan for
approximately 500 acres within the north-central portion of the UMore property including a
minor expansion of the 2030 MUSA as depicted on the proposed amendment map.
SUMMARY
The City Council is being asked to consider a Comprehensive Guide Plan Amendment that will
encompass the first phase of planned development within the UMore property (approximately 500 acres)
that includes the following components:
1) To add a new future land use designation called Mixed Use Residential to the Future Land Use
Plan;
2) To replace land guided for LDR – Low Density Residential and MDR – Medium Density
Residential with the new MUR – Mixed Use Residential land use designation on approximately 450
acres in the north-central portion of the UMore property;
3) To adjust the boundaries of existing HDR – High Density Residential and CC – Community
Commercial areas with the UMore property along County Highway 42 and east of Akron Avenue
to better align with the planned future road network in the area; and
4) To expand the boundary of the 2030 MUSA line at the southern edge of the proposed MUR –
Mixed Use Residential area within the UMore property to align with the planned future road
alignment of Boulder Path.
The proposed amendments are being brought forward by staff in advance of a request for platting and
zoning approvals by Maplewood Development for the first stage of development within the property
owned by the University of Minnesota (commonly referred to as UMore Park). The site area in total is
slightly larger than 500 acres and is 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 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
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allow implementation at the same time as any required platting and zoning approvals. An extended
timeline would mean that planning and site preparation work could not get the go-ahead for until later this
summer, 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.
PLANNING COMMISSION REPORT
The Planning Commission reviewed the Comprehensive Plan Amendment request and conducted a public
hearing concerning this matter on March 30, 2021. At the meeting, Commissioners asked some general
questions about the amendment and also received testimony from Leslie Krueger, Assistant Vice President
of Planning Space and Real Estate for the University of Minnesota, in support of the amendment. The
Planning Commission voted unanimously to recommend approval of the proposed amendments as
presented (5 ayes, 0 nays).
Shortly after the Planning Commission meeting, staff distributed the amendment for adjacent community
review to help expedite formal submission to the Met Council. To date, the City has received six
responses back, all with no comments. Please note that the City Council’s approval would be conditional
upon final approval by the Metropolitan Council.
BACKGROUND
Applicant: City of Rosemount
Location: South of County Road 42, East of Auburn Avenue extended, west
of DCTC
Size: Approximately 500 total acres
Existing Comp Plan Designation: LDR-Low Density Residential, MDR-Medium Density Residential,
HDR-High Density Residential, CC-Community Commercial,
AGR-Agricultural Research
Proposed Comp Plan Designation: MUR-Mixed Use Residential, HDR-High Density Residential, CC-
Community Commercial
Existing Zoning: AG - Agriculture
Proposed Zoning No Change Proposed
The proposed amendment includes almost the same area that was part of a similar amendment adopted by
the City in 2018 (before the 2040 Comprehensive Plan Update had been approved). The final 2040
Comprehensive Plan incorporates that previous amendment, which would now be further amended with
the current proposal. The revision is needed in part because a new developer has come forward to
purchase the property that received concept plan approval under Newland Communities, and their new
concept plan is slightly different than previous one. Most critically, the proposed road alignments create a
slightly larger commercial and high-density residential area, and the new developer, Maplewood Homes, is
negotiating with the university to purchase land up to the proposed Boulder Avenue alignment (the
Newland plan and the current purchase area falls just short of the City’s planned road alignment). The
additional purchase area would remove roughly 34 acres from the AGR- Agricultural Research land use
category within UMore. Finally, the 2030 MUSA would be amendment to also follow the City’s preferred
Boulder Avenue alignment along the southern amendment line.
The primary element of the proposed amendment is the creation of a new MUR Mixed-Use Residential
land use category with a planned density range of 2.5 to 8 units per acre. This land use would replace all
existing LDR- Low Density Residential and MDR-Medium Density Residential on the subject property.
Please note that there is somewhat larger area included in the MUR area than will be purchased by
Maplewood Homes in the southeast part of the site (this area remains outside the 2030 MUSA). In
addition to better matching the City’s future land use map with the projected road alignments in the area,
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the proposed amendment will provide some flexibility for the developer to choose exactly where to build
townhouses or medium density uses compared to single family uses. The overall project would be
approved as a PUD, and the developer will be expected to make commitments to the location of various
densities through this process. The overall numbers of units constructed and the mix between single
family and townhouses is expected to be similar to previous UMore development proposals.
In conjunction with the proposed map amendments, staff has drafted specific text amendments for the
land use chapter of the Comprehensive Plan with a description for the proposed MUR land use category.
This new land use description essentially combines elements from the low and medium density residential
classifications, and notes that the MUR future land use is intended only for newly developing areas of
UMore Park and on a limited basis in areas of transition between residential and non-residential
development.
Because the proposed changes represent a minor or incremental adjustment over the current land use plan,
the City has not sent mailed notice to property owners surrounding the site. Notice was published in the
local paper and posted on the City’s web site for anyone wising to comment on the changes.
COMPREHENSIVE PLAN AMENDMENT
The proposed amendment has been published as reflected in the attached maps. The map focuses only on
the portion of the property subject to the amendment. 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.
Proposed UMore Future Land Use Amendment
Density Range
(units per acre)
Current (Acres) Proposed (Acres)
LDR 1.5-6 324.6
MDR 6-12 112.1
HDR 12-30 22.3 29
CC 13.3 21.5
MUR 2.5-8 456.1
AGR 34.3
Density Analysis - Current:
Minimum (Units) Maximum (Units)
LDR 487 1,948
MDR 673 1,345
HDR 268 669
Total 1,428 3,962
Density Analysis - Proposed:
Minimum (Units) Maximum (Units)
MUR 1,140 3,649
HDR 348 870
Total 1,488 4,519
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 (for those portions of the site guided
for residential uses) of 3.07 units per acre, which exceeds the Metropolitan Council’s minimum
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requirement of 3 units per acre for Rosemount. The proposed amendments should not alter any of the
related utility or transportation system plans because the overall number of units expected within the
project area will be essentially the same as under the current plan.
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 is consistent with the policies created
with the adoption of both the Comprehensive Plan and the UMore AUAR.
CONCLUSION AND RECOMMENDATION
Staff and the Planning Commission recommend approval of a comprehensive plan amendment for a new
MUR land use category within the UMore Park property and related amendments as described in the
preceding report.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2021- 31
A RESOLUTION APPROVING A COMPREHENSIVE
PLAN AMENDMENT TO ADD A NEW MUR – MIXED USE RESIDENTIAL LAND USE
CATEGORY TO THE FUTURE LAND USE PLAN AND MAKE AMENDMENTS TO THE
LAND USE PLAN FOR APPROXIMATELY 500 ACRES WITHIN THE
NORTH-CENTRAL PORTION OF THE UMORE PROPERTY INCLUDING A MINOR
EXPANSION OF THE 2030 MUSA
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 2021- 31
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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 March 30, 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 site from Low
(LDR) and Medium (MDR) Density Residential to (MUR) Mixed Use Residential, and slightly
expanding the High Density (HDR) Residential and Community Commercial (CC) areas as depicted
on the following map:
RESOLUTION 2021- 31
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and;
WHEREAS, on March 30, 2021, 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 March 30, 2021, the Planning Commission of the City of Rosemount further held a
public hearing and reviewed a Comprehensive Plan amendment to add a new MUR Mixed Use
Residential land use category in Chapter 3 – Land Use in the Comprehensive Plan; and
WHEREAS, on March 30, 2021 the Planning Commission recommended that the City Council adopt
the amendments to the Comprehensive Plan described above; and
WHEREAS, on April 20, 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 1) add a new future land use designation called
Mixed Use Residential to the Future Land Use Plan; 2) replace land guided for LDR – Low Density
Residential and MDR – Medium Density Residential with the new MUR – Mixed Use Residential land
use designation on approximately 450 acres in the north-central portion of the UMore property; 3)
adjust the boundaries of existing HDR – High Density Residential and CC – Community Commercial
areas with the UMore property along County Highway 42 and east of Akron Avenue to better align
with the planned future road network in the area; and 4) expand the boundary of the 2030 MUSA line
at the southern edge of the proposed MUR – Mixed Use Residential area within the UMore property
to align with the planned future road alignment of Boulder Path. All said amendments are subject to
approval of the Comprehensive Plan Amendment by the Metropolitan Council.
ADOPTED this 20th day of April, 2021, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Erin Fasbender, City Clerk
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Proposed 2040 Land Use Plan Amendment - UMore Location Map
UMore
MXD: T:\Project\CommDev\CompPlan\2018Update\UMore\CompPlan_ProposedLandUse_UMore.mxd PDF: I:\GIS\Map_Library\CommDev\CompPlan\2018Update\CompPlan_ProposedLandUse11x17.pdf Map Date: July 2018
0 0.50.25 MileE
ProposedAmendmentArea
Buisness Park - UMore (Approved)OPUS(Approved)
AKRON AVE
ROSEMOUNT
MINNESOTA
3/26/2021
T:\Project\CommDev\LandUse\LandUseChanges.aprx I:\GIS\Map_Library\CommDev\LandUse\ProposedAmendments\UMoreLandUseChange.pdf
Proposed Land Use Change
0 550 1,100275 Feet AKRON AVEAG 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
Proposed Land Use Plan
CC Community Commercial
HDR High Density Residential
MR Multi-Use Residential (2.5-8 Units/Acre)
MUSA
2030
2040
2040+
Existing Land Use Plan Proposed Land Use Plan
Rosemount 2040 Comprehensive Plan Amendment Chapter 3 – Land Use
3-32
Mixed Use Residential (MUR)
Purpose The Mixed Use Residential land use category is intended to provide flexibility for
larger planned developments in newly developing portions of the City that will
include a mix of low and medium density residential land uses. The predominate
land use pattern is expected to be low density single-family land uses within this
category, with up to one-third of the land area devoted to medium density uses.
The general land use pattern within areas guided for MUR land uses will be
approved through a Planned Unit Development process that will identify the
specific areas planned for low and medium density residential development within a
project area. The purpose statements and typical land uses will follow the criteria
for both the low density and medium density residential land use categories as
described in this Chapter.
Location Criteria Within newly developing areas of UMore Park and on a limited basis in areas of
transition between residential and non-residential development. Within areas
guided for MUR uses, medium density uses will work well as a transition between
higher density and lower residential densities and adjacent to all land uses except
industrial.
Min. Requirements
for Development
The minimum requirements for MUR areas will follow the criteria listed in the LDR
and MDR land use categories and described in this Chapter. The City will evaluate
the overall distribution of housing types and densities through the PUD review
process, and the PUD may be amended from time to time in response to changing
market conditions and housing demand provided the overall density and intent of
the MUR category is observed. Specific subdivisions will be zoned in accordance
with the underlying land use uses and as described in an overall PUD plan.
Utilities Municipal water and sanitary sewer are required.
Typical Uses Single family homes, single family homes or detached townhomes on smaller lots;
duplexes; townhomes with three (3) of more units per building; churches;
elementary and secondary schools; private recreation spaces maintained by
homeowner associations; and public parks.
Density Two and one-half (2 ½) to eight (8) units per acre
Appropriate Zoning R1 – Low Density Residential; R3 – Medium Density Residential
Limited Secondary
Zoning
R2 – Moderate Density Residential