HomeMy WebLinkAbout5.a. Case 21-53-CPA City of Rosemount Comprehensive Plan Amendment for 13730 Biscayne AvenueEXECUTIVE SUMMARY
Regular Planning Commission Meeting: November 23, 2021
Tentative City Council Meeting: December 21, 2021
AG ENDA ITEM: Case 21-53-CPA City of Rosemount
Comprehensive Plan Amendment for 13730
Biscayne Avenue
AGENDA SECTION:
Public Hearing
PREPARED BY: Eric Van Oss, Economic Development
Coordinator AG ENDA NO. 5.a.
ATTACHMENTS: Site Location Map; Comprehensive Plan
Amendment Map, Concept Plan, Rendering APPROVED BY: AK
RECOMMENDED ACTION: Motion to recommend City Council adopt a resolution
approving the amendment to the 2040 Rosemont Comprehensive Plan to change the future
land use guidance for 13730 Biscayne Avenue from Low Density Residential (LDR) to
Medium Density Residential (MDR)
SUMMARY
The Planning Commission 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 for
26.8 acres located at 13730 Biscayne Avenue. The subject parcel is under consideration by Thompson
Thrift Residential for redevelopment into townhome rentals. A future land use map amendment is needed
because it is currently guided for LDR – Low Density Residential which is not compatible with the
multifamily housing proposed for the site.
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 allow implementation at the
same time as any required platting and zoning approvals. The developer has indicated that they will be
moving forward with the project, they are striving for a late winter or early spring approval date to close
on the property and to begin site/utility construction. The additional 60-120 days required for adjacent
community and Met Council review would push the project back if the amendments were processed with
the other land use applications. There are still numerous approvals needed to move any project forward,
and the 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 project.
BACKGROUND
Applicant: Thompson Thrift Development, Inc.
Location: 13730 Biscayne Avenue
Size: 26.8 Acres
Existing Comp Plan Designation: LDR – Low Density Residential
Proposed Comp Plan Designation: MDR – Medium Density Residential
Existing Zoning: R1 – Low Density Residential
Proposed Zoning No Change Proposed (future application)
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The 26.8-acre parcel included as part of the proposed map amendment is currently occupied by an open
field with a small assemblage of aging single-story storage/agricultural structures and one (1) single family
rental home. This property has historically been guided for LDR – Low Density Residential and is
adjacent to other LDR and MDR parcels. The change will not impact the current zoning of the property
and will not alter any of the land use approvals previously granted for the property.
The parcel included in the proposed amendment is located at the intersection of Connemara Trail and
Biscayne Avenue. The 26.8-acre parcel is currently owned by Jeffery and Katherine Nelson. The
properties to the north and east are guided for LDR – Low Density Residential. The parcels to the North
are being development by Doolin Development LLC as single-family residences as part of the Doolin
Heights Development.
The City has been approached by a development group that is proposing to develop 300 luxury townhome
rentals. The development would consist of two-story attached townhomes varying in size from one to
three bedrooms and will be designed to condominium standards; however, the townhomes will be offered
for-lease. The development will include 2-car garages for each unit, as well as on-site guest parking. The
development would also offer on-site community amenities, such as an outdoor pool, fitness center,
grilling stations, lounges, and a dog park.
Currently the property is underutilized and centered in a fast-growing section of Rosemount. Staff believes
the change to MDR helps to better support the City’s long-term housing, employment, and tax base goals,
while not substantially altering the character of the existing community. The proposed townhome
development would have a similar aesthetic to the adjacent single-family home neighborhoods to the east
and north. The surrounding neighborhoods are a mix of LDR and MDR. The neighborhood directly to
the northwest of the site is guided MDR, so this land use is already present within the area. The 2040
Comprehensive Plan outlines goals to provide additional housing and increase the availability of rental
housing stock in Rosemount. Expanding rental opportunities close to Downtown Rosemount supports
local retail establishments, while also expanding housing options for Rosemount’s growing employee pool.
The central location and the proximity to major thoroughfares and collector roads make the site a
desirable location for MDR development. Improvements for the project are expected to include an
eventual extension of Biscayne Avenue northernly along the west side of the project site and eventually
connecting to Bonaire Path. The project would require future rezoning to a R3 - Medium Density
Residential District. As the project moves forward, the Planning Commission will see detailed plans
associated with the subdivision and development of the project.
Thompson Thrift Development held a neighborhood meeting on November 18th. Comments largely
revolved around site plan questions, namely the screening and buffering of the development from
neighboring single-family homes. These topics will be addressed during the site plan review process and
subsequent public comment period.
The Planning Commission is required to conduct a public hearing prior to making a recommendation on
the proposed Comprehensive Plan Amendments, and mailed notice has been sent to all property owners
within 500 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. As the Commission may be aware,
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.
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
3
minimal since the size, number of residents, and traffic generated by the proposed townhome
development are consistent with the types of uses and impacts that could be found in an LDR – Low
Density Residential area. The amendment will be subject to review and approval by the Met Council.
CONCLUSION AND RECOMMENDATION
Staff recommends approval of a comprehensive plan amendment for the 26.8 acres located at 13730
Biscayne Avenue as described in the preceding report.
BRAZIL AVEAUT U M N PA TH
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MINNESOTA
11/16/2021
T:\Project\CommDev\LandUse\LandUseChanges.aprx I:\GIS\Map_Library\CommDe\\LandUse\ProposedAmendments\13730Biscayne.pdf
Proposed Land Use Amendment
0 500 1,000250 Feet BRAZIL AVEAUT U M N PA TH
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DT Downtown
NC Neighborhood Commercial
CC Community Commercial
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
Existing Land Use Plan Proposed Land Use Plan
MARA
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140TH ST E
CLAYTON AVE (US 52)CHIPPENDALE AVEPKWYAKRON AVE (CR 73)(CSAH 38)
145TH ST E (CSAH 42)
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MINNESOTA
11/16/2021
2040 Land Use Plan
0 0.5 10.25 Mile
2030 MUSA
2040 MUSA
2040+ MUSA
AG 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
MR Multi-Use Residential (2.5-8 Units/Acre)
From:Nemcek, Anthony
To:Bodsberg, Stacy
Subject:FW: Thompson Thrift Development proposal
Date:Tuesday, November 23, 2021 1:12:18 PM
Here’s another one.
Anthony Nemcek, Senior Planner
City of Rosemount, 2875 145th Street, Rosemount, MN 55068
Ph. 651-322-2090 / http://www.ci.rosemount.mn.us
From: ann marie mommsen
Sent: Tuesday, November 23, 2021 11:58 AM
To: Nemcek, Anthony <Anthony.Nemcek@ci.rosemount.mn.us>
Subject: Thompson Thrift Development proposal
Dear Rosemount City Planning Commission,
My name is Ann Rognerud, I am a Rosemount resident at 13631 Birnamwood Trail.
I am writing in regards to the proposed zoning change for the property at 13730 Biscayne Avenue.
Our family became residents of Rosemount in October of 2007. We chose this location because of
the sense of community Rosemount is known for. Prior to purchasing our home at Birnamwood trail
we inquired as to the development plans in the surrounding area. We were informed that the field
directly behind the home we were considering was zoned for low-density, single-family housing. We
value a strong sense of community and knowing this information led us to purchase our home here
in Rosemount.
Six days ago, on November 17, at the presentation by Thompson Thrift, we were informed that the
property at 13730 Biscayne Avenue was up for possible rezoning from low density to medium
density R-3. The proposal includes the building of a 300-unit, luxury rental townhome complex with
gated entry and exit only onto Connemara Avenue. This change in planning is concerning to me, as
well as my neighbors.
We love our neighborhood because of the sense of community it provides. We know and trust the
families living here. They are the people who will throw you a baby shower, invite you over for the
Super Bowl, and go on walks through the community with you. They will lend you the tools you need
for your project and then help you complete it to the end. Our neighbors are the group of people
you can count on to take care of your kids at the drop of a hat, watch your dog when you are out of
town, and shovel your driveway when you are not able. They are the glue that keeps us all living
here in Rosemount.
I have lived in other suburbs of the Twin Cities and a small town in Northern Minnesota, none of
these places have the culture that I have experienced here in Rosemount. That said, I am concerned
about the proposed zoning changes, and I fear that the proposed development will not be a
continuation of our community but instead a misplaced community of its own. The transient nature
of the rental community leads me to believe that I will not get to know our new neighbors as the
average turn over presented by Thompson Thrift is 12 months. Our homes will not be connected by
a common road which will also separate us. I feel these new neighbors will be challenged at having
the sense of community that I have experienced over the past 14 years. For example, our
relationship with the new neighbors will not be one that supports or encourages the type of
community where we look out for each other when something at our homes does not seem right.
Another concern I have is the increase of traffic. The safety and congestion issues that come with the
addition of 300 families coming and going in this small area will no doubt be a problem. I believe the
increase of traffic on Connemara Trail at peak times will be overwhelming. This can only aggravate
the ongoing and unresolved safety issues regarding traffic speeds on Birchwood Ave between
Connemara Trail and Bonaire Path. With the rapid growth in Rosemount, I would like to see a
balance between the excitement of expansion and the safety of our community.
I ask that the current zoning of the property at 13730 Biscayne Avenue remain unchanged and be
developed as an addition to our amazing Rosemount neighborhood as originally planned.
Thank you for your consideration,
Sincerely,
Ann Rognerud
From:Hogan, Julia
To:VanOss, Eric; Bodsberg, Stacy
Subject:FW: Thompson Thrift Development 13730 Biscayne Avenue
Date:Tuesday, November 23, 2021 10:39:43 AM
Comments on the Watermark Development.
Julia Hogan, Planner
City of Rosemount
2875 145th Street, Rosemount, MN 55068
Ph. 651-322-2052
www.ci.rosemount.mn.us
From: Carl Osterhaus
Sent: Tuesday, November 23, 2021 10:38 AM
To: Hogan, Julia <Julia.Hogan@ci.rosemount.mn.us>
Subject: Thompson Thrift Development 13730 Biscayne Avenue
My name is Carl Osterhaus
I live at 2239 136th St West
Rosemount, Mn 55068
I would like to provide some feedback for the proposed Thompson Thrift Development being
discussed for 13730 Biscayne Avenue.
I hope to attend the planning commission meeting this evening, Tuesday Nov. 23rd.
I have lived in this neighborhood since October 2004. (17 years)
I now see that the plan is to change the zoning on the 26.8 acre parcel of land at 13730 Biscayne ave
to medium density and build a large number of "rental" townhomes.
I have a few comments / concerns about this proposal.
I am a 17 year resident of this neighborhood, there is a great sense of community with all of the
neighbors. Some have been in the neighborhood as long as we have.
There is also the new single family development started on the parcel of land just north of this site
(Builder Jones development)
When this development was proposed, I never voiced or heard of any concerns related to that.
This development was in line with the current zoning for that parcel, and we all in the neighborhood
know that the plan was to always develop that land, and we feel that that
development complements the community / neighborhood feel that we all currently enjoy.
So we are not opposed to development in the neighborhood.
My concerns about this latest proposal revolve around a couple factors.
This property proposal is to rezone the property from the LDR (Low density residential) to MDL
(Medium density residential)
This is requested because of the desire to build 300 Townhome units on that26.8 acre location.
(Approximately 7.5 units per acre)
Current LDR according to the Rosemount website is Maximum gross density: 2.5 dwelling units/acre
Current MDR according to the Rosemount website Maximum gross density: Twelve (12) dwelling
units/acre.
So while this developer's proposal is for 7.5 units per acre, this would allow the possibility of even
higher density if desired.
My concern related to this density is the traffic on Connemara. Traffic can be heavy enough on that
street already, with a couple of higher density townhouse developments already using that street.
Plus with more and more development happening east and north east of that location, traffic will
continue to increase.
At an earlier meeting the developer stated that they did a traffic study, and that street can handle
the proposed traffic load. My experience is that traffic studies and actual traffic loads are different
once the development is completed.
Another concern is related to the "Rental Only" property proposal.
As mentioned earlier, as a 17 year resident in this neighborhood, this is a neighborhood that knows
their neighbors,frequently has block parties and national night out events.
The neighbors know and support each other and watch over the neighborhood. (Even have a
neighborhood facebook group)
This is a very close neighborhood that developed because the neighbors have a vested, long term
commitment to the neighborhood.
When looking at the national statistics related to rental occupancy, the data shows that the
average rental stay is about 12 months.
So I don't think that the sense of community develops as strongly as it would for long term
homeowners.
At the end of the day, I ask myself, and I think that we all should, does this proposed development
contribute to, complement and strengthen the sense of community that has developed in this
neighborhood.
This is not a "Not in my Backyard" stance. This is looking to preserve and build on the current
neighborhood feel that we have and was one of the reasons we chose Rosemount and this
neighborhood.
Keeping this parcel of land LDR with owned single family homes would contribute to that.,
There are also numerous areas in Rosemount that are already zoned MDR and a development like
this is what those areas were already planned and designated for.
I respectfully request that the planning commission denies this request and maintains the current
LDR zoning and maintains the current community / neighborhood feel that has developed in this
area.
Again, not voicing opposition to this parcel of land being developed, and I know that Rosemount will
continue to grow. But requesting that the zoning not be changed to accommodate one developer
when there are already areas zoned specifically for this proposed type of development.
Thanks for your consideration.
Carl
--
Carl Osterhaus
From:Hogan, Julia
To:Bodsberg, Stacy; VanOss, Eric
Subject:FW: Public Hearing - Thompson Thrift
Date:Tuesday, November 23, 2021 2:27:39 PM
Comments regarding Watermark Development.
Julia Hogan, Planner
City of Rosemount
2875 145th Street, Rosemount, MN 55068
Ph. 651-322-2052
www.ci.rosemount.mn.us
From: Cayla Johnson
Sent: Tuesday, November 23, 2021 2:26 PM
To: Hogan, Julia <Julia.Hogan@ci.rosemount.mn.us>
Cc: Matt Johnson
Subject: Public Hearing - Thompson Thrift
Good Afternoon Julia,
My husband and I are unable to attend the Public Hearing this evening regarding the pending
approval to change the zoning from low density to medium density for the Thompson Thrift
Development. We would like to express our opposition to change the zoning for the 26.8 acres
located on Biscayne Avenue. The increase in traffic and safety of the residents need to be
considered. Please do not amend the zoning for the Thompson Thrift Development. Keep the
development to low density residential land use.
If you need any further detail from us, please let me know. Please confirm receipt of this email.
Thank you,
Cayla Johnson
Sent from my iPhone
From:Hogan, Julia
To:Bodsberg, Stacy
Subject:FW: Thompson Thrift Development
Date:Monday, November 22, 2021 9:35:56 AM
Comments for the Watermark development.
Julia Hogan, Planner
City of Rosemount
2875 145th Street, Rosemount, MN 55068
Ph. 651-322-2052
www.ci.rosemount.mn.us
From: Chad Melton
Sent: Monday, November 22, 2021 9:27 AM
To: Hogan, Julia <Julia.Hogan@ci.rosemount.mn.us>
Subject: Thompson Thrift Development
Hello Julia;
I was hoping to make it to the council meeting this Tuesday considering the purposed development
(or re-zoning) fro the Thompson Thrift Development, but I am unable to adjust the schedule this
week to be there. I made every effort to make the adjustments, but was unsuccessful. I live at 13667
Birnamwood Trail and my property is adjacent to the proposed building site. To be honest, I am not
a huge fan of 300 units going up next door, and would really prefer the location would not get re-
zoned. I am all about growth, and for Rosemount to thrive as a bedroom community (that appears to
be what we are currently), but I do not believe medium density housing is appropriate for this
section of property, considering the housing that flanks this lot.
My additional concern is about water runoff. Currently our back yard holds the runoff for the
neighborhood. Many of the neighbors have underground drainage systems, but ours is not. I am
concerned for the drainage plan for the proposed development. Considering the volume of
impervious soil required for this particular development, it will require a significant rerouting of the
water once absorbed by the agricultural field.
Thank for taking the time to read through this email.
Chad Melton
From:Hogan, Julia
To:Bodsberg, Stacy; VanOss, Eric
Subject:FW: 13730 Biscayne Proposed development
Date:Tuesday, November 23, 2021 11:11:23 AM
Comment for the Watermark Development.
Julia Hogan, Planner
City of Rosemount
2875 145th Street, Rosemount, MN 55068
Ph. 651-322-2052
www.ci.rosemount.mn.us
From: Clay Kendhammer
Sent: Tuesday, November 23, 2021 11:10 AM
To: Hogan, Julia <Julia.Hogan@ci.rosemount.mn.us>
Cc: Deanne Kendhammer
Subject: 13730 Biscayne Proposed development
One of the challenges of living in Rosemount is navigating a layout that was
not designed to handle the kind of growth we have experienced. There are
pieces of the puzzle that do not fit. Like railroad tracks running through the
middle of town.
At peak times, the intersection of highway 3 and Connemara becomes one of
the most congested in town. I live a mile and a half away from the high school.
Most mornings, that trip takes in excess of 15 minutes. It is not unusual at all to
sit through more than one light cycle waiting to take a left on highway 3. As a
result, drivers find a way. Some go straight through the lights and cut through
the parking lot at RCC. Others cut through Birchwood, exposing that street to
more traffic than it was designed to handle. Then the people who cut through
birchwood take their chances at the intersection of Bonaire and highway 3, an
intersection that I tell my teenage drivers to never use.
I live half a mile from St Joseph’s where my youngest son goes to school.
Many kids actually walk to that school, including my son. But he is not allowed
to cross at Connemara and Biscayne. A lot of traffic moves through that
intersection, it sits at the bottom of a hill, and I’ve personally seen and barely
avoided accidents there. My wife and I walk frequently and sometimes resort to
running across that intersection or waiving our arms in the air as we cross to
make sure the oncoming cars see us.
Here’s what I know.
I know that this parcel of land will be developed. If the zoning is changed or
not, it will have housing units and that will bring additional vehicles to an
already congested area. I accept that. It’s a function of growth and is
unavoidable.
I work in the multi-housing industry. I rely on rental properties for my income
and firmly believe that rental is and should be a part of every vibrant city.
I know that these intersections can’t be significantly altered.
I know that the number of vehicles that come with 100 additional housing units
is much less than the number of vehicles that come with 300 housing units. 3
times the housing means 3 times the vehicles and I do not need a traffic study
to tell me that. Furthermore, I do not accept the conclusion of a traffic study
that a 300 unit complex that enters and exits only along that short stretch of
Connemara will have a “minimal” affect on traffic.
What I don’t know is what problem we are fixing. These do not appear to be
affordable housing units. It’s described as “luxury” townhomes whose
prospective renters have many other options. If the argument for changing the
zoning to allow this project is that more housing units hold more people and
that’s better, then why have low density housing zones at all? I assume that the
land was originally designated as low density residential for a reason. There are
other areas in Rosemount that are zoned for medium density housing. In
addition there are farm fields that will eventually be developed in areas which
could easily be connected to roads that can better handle the traffic.
I also don’t know why we, the citizens impacted by this decision, would want
this change to be made? Given that development will come, why would we
want 300 rental units and the increased traffic that comes with it instead of 100-
120 houses? Why should we accept additional traffic risk to drivers and
pedestrian? Is there anything in this tradeoff that improves the neighborhood
for us?
I think it’s unfortunate that the city planning department makes its
recommendations prior to getting resident input. But I guess that’s why we
have a city council, to represent the people who elected them. If the property in
question was already zoned medium density, I think we would have a less
powerful argument. It would’ve been incumbent upon us to know that before
we chose to build our house. But that’s not the situation here. I have spoken
with many people in the neighborhood and our message is clear. If the city is
considering making a very significant change to a key factor of why we chose
to build here in the first place, there had better be some very compelling
reasons for that. We are not asking the city to change the zoning to meet our
wishes or to prevent the property from being developed. It’s the developers
who are asking you to change zoning to accommodate them so they can wedge
in a puzzle piece that doesn’t fit to fix a problem that doesn’t exist.
Clay Kendhammer
13604 Birnamwood Trail
Rosemount
From:Hogan, Julia
To:Bodsberg, Stacy
Subject:FW: 13730 Biscayne Avenue development
Date:Monday, November 22, 2021 9:36:14 AM
Comment for the Watermark Development.
Julia Hogan, Planner
City of Rosemount
2875 145th Street, Rosemount, MN 55068
Ph. 651-322-2052
www.ci.rosemount.mn.us
From: Erin Tyrrell
Sent: Sunday, November 21, 2021 12:05 PM
To: Hogan, Julia <Julia.Hogan@ci.rosemount.mn.us>
Subject: 13730 Biscayne Avenue development
Hi Julia,
I was provided your name as a contact for the city of Rosemount for the development that is
planned for 13730 Biscayne Avenue. A few weeks ago, my family received a vaguely worded letter
from the city about the development and plans to change the zoning from medium residential
density. .
From chatting with a neighbor, I understand there are plans to build a 300 unit townhouse
development on the land.
We live off of Birchwood and Connemara and have concerns about the impact on traffic. As a
runner and walker, it's already difficult to get across Connemara due to the amount of traffic. I'm
particularly concerned about kids trying to bike across Connemara. There are already many issues
with cars driving too fast on Birchwood -- that development will likely increase the issues that we
are already facing.
I am against changing the zoning to medium density as I feel it will increase traffic accidents.
Thank you!