HomeMy WebLinkAbout2.a. UMore Discussion 4 R EXECUTIVE SUMMARY
CITY COUNCIL
City Council Work Session Meeting: June 18, 2008
AGENDA ITEM: UMore Discussion AGENDA SECTION:
Discussion
PREPARED BY: Kim Lindquist, Acting City Administrator AGENDA NO. 2. A
ATTACHMENTS: APPROVED BY:
RECOMMENDED ACTION: Presentation and Discussion
BACKGROUND
The University of MN has been working over the last two years to develop a concept relating to the
future development of the UMore property. The site, approximately 5,000 acres, is located within
Rosemount and Empire Township. University representatives will be available at the meeting to
present a concept plan relating to the property and also information about the Vermillion Highlands.
The concept plan and related information was presented to the University Regents at their meeting
on June 12. All members of the cities standing commissions have been invited to attend the June
18 work session to hear the University presentation and have the opportunity to ask questions.
Ott *lrt Kiev Compu:r
C O/j e s f the lice Pre for State'w'ide :1 aw/taro Alumni Center
Strategic Resource Development' 100 OA Street S -E,
Suite 450 f
Minneapolis, Aks 55455
Oka! 612 624 -5387
Par: 612 -524 =4:+343
13 June 2008
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MEMORANDUM To: Bill Droste, Mayor, City of Rosemount L
From: Charles C. Muscoplat, Viee President, Statewide tegie Resource
Development
Subject: Background documents on the UMore Park project and Vermillion I-lighlands
Thank. you for the opportunity to :address the Rosemount City Council on June 18, 2008,
1 am pleased to share with you the documents that provide the background for our presentation on
UMore Park and Vermillion Highlands to the Council and commissions. The University of
Minnesota has made significant progress following the Board of Regents resolution in December
2006 that requested us to plan for the entire property, mindful of the institution's academic
mission goals; pursue concept master planning; and snake the land ready for development.
Separate concept master planning processes for both the 5,000 -acre UMore Park property and the
2,822 -acre Vermillion Highlands property commenced in Fall 2007. My colleague Joe Kurcinka,
Department of Natural Resources, and I look forward to discussing these processes with you on
June 18.
Please refer to three documents provided:
1. The Vision fbr the UMore Park Property: Serving the Public, Transforming the U, my
summary of UMore Park planning activities from November 2006 to present;
2. Interim Brief Concept Scenarios for UMare .Park, Design Workshop Draft Report to the
UA1bre Park Management Tenant, which highlights four proposed scenarios for the
property and the assessments and analysis undertaken by the Design Workshop
developer- planner consultant team to create the scenarios; and
3. Concept Mixster Plan for Vermillion Highlands: .4 Research, Recreation and WYildlife
Management Area, the scenario developed for the Vermillion Highlands, joint
management nt steering committee (representing the University, the Department: ofNatural
Resources and Dakota County) by the University's Center for Rural Design.
We also look forward to engaging the public through public thrums in Rosemount on June 19 and
23, through our website www.umorepark.umn.edu and other mechanisms..
Driven to Discover-
The Vision for the UMore Park Property:
Serving the Public, Transforming the U
A Summary of Planning Activities
November 2006 June 2008
Charles C. Muscoplat, Vice President
Statewide Strategic Resource Development
Responsible Officer, UMore Park
UNIVERSITY OF MINNESOTA
Driven to Discover
June 2008
The Vision for the UMore Park Property:
Serving the Public, Transforming the U
In order to secure Minnesota's economic future, we must find new ways to
stabilize and strengthen University funding while ensuring affordability and
accountability. We need a new approach to financing our future a principled
approach based upon clear priorities, predictable outcomes, and a strong
partnership with the state, one that supports a long -term vision for our future.
Robert H. Bruininks, President
March 6, 2008
The goal of the University of Minnesota is to become one of the top three public research
universities in the world. In his March 2008 State of the University address The
Challenge of Change, President Robert H. Bruininks emphasized that "we do not aspire
to rank, but to stature" as the University pursues transformative change in this time of
challenging societal issues and economic uncertainty.
The University of Minnesota is the state's sole public research institution. Created in
1851 and predating the establishment of the State of Minnesota by seven years, the
University was "founded in the faith that men are ennobled by understanding, dedicated
to the advancement of learning and the search for truth, devoted to the instruction of
youth and the welfare of the state (inscription on Northrop Memorial Auditorium,
adopted by the Board of Regents, 1939)." The University is already an institution of
noted national stature. However, it strives to continuously enhance quality within its
core, tripartite mission of research, education and public engagement. The University has
declared its goal of becoming among the top three public research institutions in the
world. Four elements are essential for the University to achieve its goal: (1) Exceptional
students, (2) exceptional faculty and staff members, (3) exceptional organization and (4)
exceptional innovation.
The pursuit of the vision for a University- founded community at UMore Park offers a
once -ever, unique opportunity. This vision, carried forward by a concept master planning
process, addresses four overarching characteristics:
1. Stewardship. The University is committed to the best management of the UMore
Park property, its natural resources and amenities, and its future uses.
2. Legacy. The University, an institution of the historic academy that spans the
centuries, is committed to the research and discovery, and the teaching and
learning that can be uniquely enhanced through UMore Park to bring value to
generations upon generations of Minnesotans.
3. Mission. Future returns on investments that the University generates from the
development of the UMore Park property would be directed toward support of the
academic mission of the University in perpetuity, assuring benefits that will
continue to flow from the creation of new knowledge.
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Vision for More Park: June 2008
4. Economic development. The University is committed to approaches to planning
and development that add value to the region through job creation, workforce
development, business development, entrepreneurial opportunities and education
and lifelong learning.
The planning and development of the UMore Park property and the management of the
Vermillion Highlands natural area adjacent and to the south is the unparalleled
opportunity to serve the public and to transform the University into a top -three public
institution.
A Vision, Shared
The desire to do better spawned an idea. The goal to steward a special gift generated
momentum. The public discussion of a new vision created possibilities, enthusiasm and
the initial partnership interests that can transform vision into reality.
The University of Minnesota vision is to build a community at the University of
Minnesota Outreach, Research and Education (UMore) Park, a 5,000 -acre site 25 miles
southeast of the Twin Cities at the suburban -rural interface, near Rosemount, Minnesota.
This 25- to 30 -year endeavor was presented to the Board of Regents in November 2006.
UMore Park is among the largest contiguous properties in the United States that is owned
by a land grant university. The concept master planning phase of development for a
unique, vibrant, intellectually and culturally rich, sustainable community of 20,000 to
30,000 people was launch in November 2007.
The Board of Regents in late 2006 carefully considered three plausible options to
determine the management strategy for its valuable asset. The options were to (1) delay
action and hold the land without development, (2) sell undeveloped land in small parcels
at wholesale prices or (3) initiate concept master planning to develop a new community
that embodies research, education and public engagement.
The Board of Regents determined that the University bore a responsibility to add value to
the property and help to create something exceptional in the state. The Board of Regents
developed guiding principles to anchor the planning and development process in
transparency, quality and integrity. It required the best thinking of University faculty, the
inspiration of students and broad public engagement. Following the Board of Regents
directive to make the land ready for development, the University has moved forward with
the concept master planning by engaging a nationally recognized consultant team and
conducting an academic mission analysis, an aggregate assessment, an environmental site
assessment in conjunction with the U.S. Army Corps of Engineers, an Environmental
Impact Statement, comprehensive planning with local jurisdictions and a joint
management plan for the 2,822 -acre natural area called Vermillion Highlands.
Now, the University brings forward four scenarios to be considered for further concept
master planning. The scenarios are evaluated against six criteria that stem from guiding
principles developed by the Board of Regents. The criteria are:
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Vision for More Park: June 2008
Sustainability and innovation,
Natural resource stewardship,
Economic development in the region,
Partnerships,
Financial returns to the University, and
University legacy.
In his State of the University address, President Bruininks stated, "Our challenge is to
evolve in a way that builds on our historic strengths and public responsibilities. I believe
the University is meeting that challenge every day but we cannot simply tread
water....We are subject to changing tides and fortunes like anyone else. We must
continue to propel ourselves forward with bold strokes toward our goal."
As the University adds value to the UMore Park property through planning and
development, it will create new opportunities. For the academic enterprise. For the
region. For the state.
History of the Property
In 1942 and 1943, the U.S. War Department acquired about 12,000 acres of farmland in
Dakota County for the construction of the Gopher Ordnance Works (GOW). The GOW
facility was designed to manufacture smokeless gun powder and related products,
assisting the war effort by producing a propellant for American military ordnance.
Production commenced in January 1945 and ceased in October 1945.
Title to 8,000 acres of the property was transferred to the University in two stages, in
August 1947 and in March 1948. In 1948 -1949, the Rosemount Agricultural Experiment
Station now known as the Rosemount Research and Outreach Center was established,
joining five others across the state to engage University researchers in regional
agricultural projects. In addition to approximately 600 to 900 acres of the property
devoted to agricultural research annually, the University has also leased land over time to
local farmers and commercial concerns. Currently, the University has short-term leases
with 44 tenants.
Regents' Actions
At its November 10, 2005, meeting, the Board of Regents recognized the potential of
UMore Park as an asset that supports the University's goal of becoming among the top
three public research institutions in the world. The Regents discussed "the need to
determine the highest and best land use consistent with the institution's academic
mission" and to explore opportunities that can ensure revenues that will further support
the long -term mission of the University research, education and engagement.
On February 9, 2006, the Regents confirmed Sasaki Associates, Inc., of Boston, as the
consultant that would assist the University's UMore Park Steering Committee with
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Vision for More Park: June 2008
strategic planning. The Board of Regents also provided key principles that would guide
the planning of a new future for UMore Park. The goal was to undertake an inclusive
process to create a vision and new opportunities for UMore Park that support the
fundamental academic mission of the University while also adding value to a legacy
endowment and to the region and its communities. The vision would emphasize the
University's nationally recognized leadership in education, sustainability, and the range
of quality research that contributes to quality of life for people, their families and their
communities.
The strategic planning report UMore Park Strategic Plan by Sasaki Associates was
completed in October 2006. It addressed the strategic planning process, site analysis,
market analysis and development strategy, and program and physical plan options.
Subsequently, the UMore Park Strategic Planning Steering Committee recommendations
report entitled Creating the Vision: The Future of UMore Park was accepted by the
Board of Regents in November 2006. Both reports and related information on the UMore
Park property are at www.umorepark.umn.edu.
UMore Park
In December 2006 the Board of Regents voted unanimously to pursue concept master
planning on its Dakota County land. The vision is to transform the property into a
unique, vibrant, intellectually and culturally rich, sustainable community with attendant
amenities. The community ultimately would include residential, retail and industrial
areas and significant amounts of green space. Most important, the community would be
notably distinctive through the University's unique imprimatur of education and
discovery that brings quality of life to individuals and their families. Hallmarks of the
values contributed through the University academic mission include the integrated
elements of education, health, energy, environment, transportation and interdisciplinary
strengths. The development of a community would provide the pathway to:
A unique and lasting University legacy of discovery and research -based education
that helps to sustain people and communities in the region over the generations;
A vital regional economy that is characterized by enriched communities, thriving
businesses, and educational, social and natural amenities;
An attractive locale to live in, work in and visit that incorporates University
research and education to achieve quality of life, innovation, a sense of place,
close connection with the natural environment and sustainability; and
A growing University endowment that supports the academic mission in
perpetuity.
Concept master planning has proceeded with the assistance of the developer- consultant
team Design Workshop, Inc., of Aspen, Colorado and the support of neighboring
jurisdictions: The City of Rosemount, Empire Township and Dakota County.
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Vision for More Park: June 2008
Vermillion High /ands
The University has long recognized the south portion of its property as an ecological
jewel that should be preserved as it integrates into the fabric of the larger property and the
surrounding region. Following the Board of Regents action to approve a land/stadium
plan in March 2006, the property was established as a research, recreation and wildlife
management area in May 2006 by legislation and signed into law by the Governor of
Minnesota. The law provides for the state to acquire the 2,822 -acre property in 2032
following a contribution of approximately $10.25 million each year over 25 years toward
the construction of the Gopher football stadium on campus.
The University retains its right to use the land for its research, education and public
engagement mission in perpetuity. By resolution, the Board of Regents in June 2007
approved the name of the property, formally called Vermillion Highlands: A Research,
Recreation and Wildlife Management Area.
Guiding Principles for Planning and Development
As the strategic planning phase for the property was launched in early 2006, the Board of
Regents on Feb. 6, 2006, provided overarching principles to guide the University's
planning and development efforts. The Regents stated:
The goal is to develop UMore Park in a manner that furthers the University's mission.
A strategic long -range master plan for UMore Park will be developed that prioritizes
University needs and considers current regional planning and development activities.
This master plan will be developed in a timely manner, but the execution of the plan and
the development of the UMore Park property is likely to require as much as 25 years.
The following principles shall guide deliberations and decisions regarding UMore Park:
Protect and enhance the value of UMore Park through timely planning and action.
Advance the University's research, education, and engagement mission through
the physical and financial resources that UMore Park will provide over the long
term.
Improve the long -term financial health of the University through application of
sound fiscal principles and stewardship, including investing the income generated
through UMore Park in ways that support academic priorities to complement,
supplement, and leverage state and private support.
Retain oversight of UMore Park's planning and development and remain
accountable for the master plan.
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Vision for UMore Park: June 2008
Plan in such a way so as to optimize the value of UMore Park utilizing short-term
strategies without restricting options for long -term strategies.
Utilize market value as a benchmark in assessing a ternative development
strategies.
Ensure that all planning and development activitie are conducted with the highest
standards of fairness, integrity, and sound business practice.
Respect the needs of neighboring communities an. local, regional, and state
governments.
Regents' Directive
The Board of Regents in its December 2006 resolution dir cted the University
administration to undertake the following steps, consistent with the guiding principles:
1. Continue to maintain the UMore Park develop ent property as an intact
whole parcel and use it in a manner that suppo s the University's teaching,
research and outreach mission while the Unive sity plans for the future use of
the entire property;
2. Prepare for consideration by the Board of Rege is a concept master plan for
the entire parcel, and periodically confer with tie appropriate local and
regional units of government engaged in prep, l' ng comprehensive plans
regarding the University's master planning eft'.,
3. Prepare to make the land ready for developmen including the following:
(a) Preparing a plan for the removal of concret remnants from the former
Gopher Ordnance Works buildings;
(b) Preparing a plan for the extraction of sand I. d gravel from the site; and
(c) Taking appropriate steps to secure a site in estigation of the property by
the U.S. Army Corps of Engineers leading is the development of plans for
any necessary environmental remediation r:lated to the Gopher Ordnance
Works.
Pursing the Vision for a New community
Through its UMore Park Management Team and its UMor- Park Executive Committee,
the University has pursued planning and development consistent with the Board of
Regents three -part resolution of December 2006. Over the past 18 months, all
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ision for More Park: June 2008
components of the Regent's directive have been addressed. Work to date that
corresponds to each of the three components of the resolution is described below.
Part 1. The Whole of the Property, Academic Mission
The Regents directed in the first component of the resolution that the University
"continue to maintain the UMore Park development property as an intact whole parcel
and use it in a manner that supports the University's teaching, research and outreach
mission while the University plans for the future use of the entire property."
Planning for the Whole
Subsequently, concept master planning was initiated for both the northerly 5,000 acres of
the property and for the 2,822 -acre Vermillion Highlands (jointly with the DNR and
Dakota County). Although these processes are separate and distinct, the University and
its collaborators have been attentive to the inherent relationships of the properties.
Linkages have been emphasized both through connecters such as wildlife corridors,
greenways, and trails and through the properties' overall complementary values of
residential and commercial development balanced with the expanse of natural open
space.
The University is managing the UMore Park property intact. In fact, discussions are
under way to potentially expand the open space that Vermillion Highlands offers the
public via development of an adjacent Dakota County regional park. To that end, on
May 20, 2008, the Dakota County Commissioners approved purchase of adjacent
property referred to as the Butler property that will contribute to additional park and
recreation areas for the public. The partners anticipate that taken together, a total of
nearly 4,000 acres of land will be committed for public use (see Vermillion Highlands
section below).
Academic Mission
Nearly 100 members of the University community participated on six academic mission
tasks forces from May 2007 through December 2007 to explore ways that University
research, education and public engagement could add value to the envisioned new
community at UMore Park. The task forces engaged citizens via six public listening
sessions in September 2007 and faculty, student and staff through two Twin Cities
campus forums in November 2007. More than 450 citizens and nearly 300 members of
the University community engaged with the task forces and offered their perspectives.
Ideas for ways that research, education and public engagement could be incorporated in
the planning and development of the property now and over time are recorded in the
128 -page report Distinctiveness through Academic Mission (March 2008). Ideas are
highlighted under the broad priority areas of education, energy, the environment, health
and wellness, transportation and interdisciplinary opportunities, including arts and
culture, diversity, housing, emerging technologies, and partnerships.
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Vision for More Park: June 2008
The planner- developer consultant team subsequently crest d an academic mission matrix
to characterize the ideas that emanated from the task force report. This matrix has been
used as a measure for evaluating the capacity of the conce o t master planning scenarios to
incorporate academic mission that engages University fac lty and students and adds
value and innovation to the community.
Academic Mission Advisory Board. A UMore Park A ademic Mission Advisory
Board is being established to help ensure that University r; search, education and public
engagement are integrated into planning and development of the properties and that
students and faculty are aware of the opportunities that pl.; ing and development offer
for learning and discovery. A nominations and appointme t process for membership to
the Board, which will be composed of faculty, students an. staff members, will be
concluded in Summer 2008.
The following principles guide the integration of research, education and public
engagement into the planning and development of UMore Park and Vermillion
Highlands:
Create awareness of the research and education op s ortunities that exist for faculty
members and students during all phases of plannin_ and development at UMore
Park.
Support the creativity of faculty research and discovery that pursues unanswered
questions and creates new knowledge, through bo disciplinary and
interdisciplinary research.
Optimize opportunities to foster student projects, ew curricula and models for
experiential learning that contribute to learning opportunities for students during
planning and development and in the community tting.
Encourage research collaborations and partnerships that extend into the private
and nonprofit sectors as well as across University epartments and campuses.
Engage citizens and surrounding communities in iscussions of potential research
contributions and the creation of opportunities for l esearch and education that
bring innovation and distinctiveness to the new co munity and the region.
Coordinate the process for research and education endeavors to best facilitate
faculty, student and community interactions aroun• research projects and teaching
and learning experiences.
Part 11. The Concept Master Plan
The second component of the Regent's December 2006 r. solution directed the University
to "prepare for consideration by the Board of Regents a concept master plan for the entire
parcel, and periodically confer with the appropriate local lid regional units of
government engaged in preparing comprehensive plans r:garding the University's master
planning effort."
UMore Park
The Design Workshop consultant team commenced work in November 2007. The team
analyzed the physical characteristics of the northerly 5,011 acre property; infrastructure,
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Vision for More Park: June 2008
transportation and utilities; remnants of the former Gopher Ordnance Works; aggregate
resources; jurisdictional interests; academic mission strengths; the market and economics.
They generated initially 30 potential development themes for the UMore Park property.
With input from citizens and the local jurisdictions City of Rosemount, Empire
Township, Dakota County and the Metropolitan Council and the University's UMore
Park leadership, scenarios were refined as more data was incorporated into the planning.
Now, seven months later, four concept scenarios are brought forward for public comment
and consideration. The scenarios present possibilities and potentials. With public input
and additional assessment, a preferred scenario can be refined and enhanced over time.
The four scenarios are described as:
1. A traditional master planned community. Provides a baseline case that
follows current standards and typical best practices,
2. A new urban center. Contains residential densities necessary to support
public transit bus rapid transit and/or light rail transit. Transit in turn allows
for the creation of a major community "center" with multi -story mixed -use
buildings.
3. A life style community. Incorporates major amenities within the community,
including lakes (created following potential gravel extraction), large
community gardens, parks and municipal golf courses.
4. A new sustainable community. Pairs a business and research park with the
master planned community to help ensure employment for residents as the
community develops. Features a diverse mix of housing choices, rail transit,
amenities and sustainability initiatives that are built upon University research
education and public engagement in the community and beyond.
The scenarios are described in detail in the report Interim Brief Concept Scenarios for
UMore Park, Design Workshop Draft Report to the UMore Park Management Team
(June 2008).
Evaluating the Scenarios
Six criteria were developed to evaluate potential development scenarios. Importantly, the
criteria flow from the Board of Regents principles for planning and development as well
as from the perspectives of local jurisdictions, citizens and the University community.
The criteria also capture key ideas from the academic mission task force reports. Each
broad criterion covers important elements by which the four scenarios can be assessed.
The criteria are:
Sustainability and innovation. For the UMore Park planning and development
process, sustainability is defined as the integration of environmental, socio-
cultural and economic opportunities with a specific focus on innovation in
education and life -long learning, health and wellness and renewable energy
through design and programming. The three intersecting elements of
sustainability notably can be supported through University research, education
and public engagement.
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Vision for UMore Park: June 2008
o Environmental sustainability. The commu ity is developed with a light
footprint on the landscape; infrastructure is developed with attention to
ecological systems; and buildings are cons cted with materials and
technologies that are energy efficient, energy producing and conserve
water.
o Social sustainability. The physical design f the community and its
neighborhoods, its amenities (parks and gr:en spaces, recreational
facilities, public facilities such as a learnin;, center or community center)
and community-based programs and activi ''es intentionally draw people
together. Arts and culture as well as learn i g opportunities and shared
experiences enrich the community.
o Economic sustainability. The community i. a destination, a place where
people can live, work and play. The com unity thrives, with a strong
economic base that serves generations into the future (see separate
criterion on regional economic developme t.)
Natural resource stewardship. The University i a responsible landowner and
steward of its valuable asset. Planning and develo s ment must specifically address
removal of the nearly 263,000 tons of concrete re o ants remaining from the
World War II Gopher Ordnance Works and any p. tential contamination that may
be present at the site of this former production fac ity. Glacial sand and gravel
deposits are present on the property, and could be xtracted to meet the need for
this nearly depleted resource in the metropolitan a ea. Following the completion
of an Environmental Impact Statement process in ate 2009, the University will
determine whether mining this resource is approp ate. Green space as a valued
amenity both for the UMore Park property and ermillion Highlands is
addressed through the design of parks, gardens, n. ral areas and trails. Lakes
and ponds could be created on the landscape folio ing the potential extraction of
gravel.
Economic development in the region. Although economic sustainability is a
key component of the overall sustainability criterion, it is important to emphasize
regional economic development as a distinct crite 'on. The University imprimatur
adds unique value and resources to attract and expi d businesses and services,
resulting in job creation. Workforce development and job training are
incorporated into community programs. Enhance t transportation networks
provide easy access to retail shopping, the workpl ce and community events.
Other economic benefits include public private p. erships, entrepreneurial
opportunities, and potential tourism benefits that destination can attract.
Partnerships. The success of the development at UMore Park will be based on
the University's ability to work collaboratively an. innovatively with local
jurisdictions, with the DNR and Dakota County oil Vermillion Highlands, and
with multiple public and private entities. Such pa erships will serve as a
catalyst for improved living and regional econom' development, including
business development and job creation. Public ant private partnerships could
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Vision for More Park: June 2008
contribute to amenities and services in areas of energy, health and lifestyle
facilities, recreational and cultural features and a lifelong learning system that is
integrated across the community through schools, libraries, technology services
and other learning facilities.
Financial returns to the University. The vision for development would
contribute to economic development in the region and enhance the lives of
citizens. The University, too, must derive value from this unique undertaking,
both financially and through opportunities for its students and faculty members.
First, the University must recover investments it has made during the planning
and initial development phase. Then, the University should maximize its long-
term financial outcome through articulation of the primary property development
goal: To substantially increase the University's endowment in order to support its
academic mission (for example, student scholarships, research and aspects of
institutional priorities that are not sufficiently supported by state or private funds)
and contributions to the public good long into the future.
University Legacy. Since 1851 the University has placed graduates in Minnesota
businesses and services, created new jobs, converted research into application,
leveraged additional funds and opportunities for the state and created knowledge
for a changing world. It will continue to do so over the generations. The
development at UMore Park is the unprecedented opportunity to, more than ever,
refresh the land grant mission for today and tomorrow and contribute to the public
good through research, education and public engagement.
A concept master planning process for the 2,822 -acre Vermillion Highlands property was
also initiated in early 2007, and concept scenarios have been generated under the auspices
of the Joint Management Steering Committee for the Vermillion Highlands property (see
details in the final section of this report). Planning for both properties will benefit from
public comment and discussion before scenarios are refined as final concept master plans.
Part 111. Readying the Land for Development
The final component of the Regent's December 2006 resolution directed the University to
"prepare to make the land ready for development, including the following:
a) Preparing a plan for the removal of concrete remnants from the former Gopher
Ordnance Works buildings;
b) Preparing a plan for the extraction of sand and gravel from the site; and
c) Taking appropriate steps to secure a site investigation of the property by the U.S.
Army Corps of Engineers leading to the development of plans for any necessary
environmental remediation related to the Gopher Ordnance Works."
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Vision for More Park: June 2008
The approach to the Regents directive on the three aspects of making the land ready for
development have been conducted in a public, transparent fashion that involves
competitive bidding processes, attentiveness to state and 1 n cal standards and stepwise
processes that require detailed technical assessments and nalyses. The University's
priority as a good steward of its asset has been paramount o the approach and execution
of each activity.
The approach to concrete remnants and the environmental site investigation are specific
to the subset of acres on the property that constitutes the former Gopher Ordnance Works
(GOW).
Concrete
A concrete and soil assessment work plan was completed n October 2006 by Peer
Engineering, Inc. It concluded that for at least 70 percent I f the concrete remnants from
the former GOW, removal, crushing and reuse of the conc ete as road base and/or
structural and general fill is the most economically feasibl° and cost effective disposition
option. Approximately 30 percent of concrete carries asb stos containing mastic or
other hazardous materials. A specific determination must et be made to determine
whether it is more environmentally appropriate and cost e ifective to abate asbestos or
other hazardous substance, and then reuse the concrete; or remove the concrete as -is
(with mastic intact), and dispose of the concrete material a an appropriately permitted
landfill.
Details on the location of GOW concrete remnants large y below surface foundations
of approximately 900 raised buildings and potential rem val have been incorporated
into the proposed scenarios for development.
Sand and Gravel
In May 2007, Jess Resources was hired as the aggregate consultant to the project, and
designed the methodology for conducting a gravel assess ent on the property.
Subsequently, in August 2007, ProSource Technologies, I c., was selected as the
geotechnical firm to perform the aggregate assessment. T e drilling of 659 holes on the
property was completed on April 23, 2008. A comprehensive report will be completed in
Summer 2008 that includes the analysis of boring samples related geological data and
recommendations for potential extraction options, should t e University choose to pursue
gravel mining.
To assist with decision making regarding gravel mining and to engage the public in an
impartial discussion of the environmental impacts of potential mining, the University is
undertaking an environmental review specific to sand and gravel mining. The
environmental review will also determine appropriate mitigation measures that would
either avoid or minimize any adverse effects of mining or enhance environmental quality.
The Board of Regents adopted a resolution on April 10, 2007, to affirm its role as the
Responsible Governmental Unit for the gravel Environmental Impact Statement (EIS).
The contract for consulting services is to be approved by the Board of Regents Finance
Committee on June 12, 2008.
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Vision for More Park: June 2008
The gravel EIS is slated for completion by the end of 2009. Upon completion of the EIS,
the University will decide whether to mine gravel.
Environmental Site Investigation
In early 2007, the United States Army Corps of Engineers (USACE) agreed to conduct a
site investigation of the former GOW. In mid -May 2007, Bay West, Inc., a local
environmental consulting firm retained by the USACE, sent a plan for a Summer 2007
environmental site inspection of a portion of the GOW to the Minnesota Pollution
Control Agency (MPCA), a University collaborator on this issue. The USACE set aside
adequate funding for FY 2007 to complete the site inspection, and Bay West, Inc.,
commenced the assessment in early August 2007. Field work consisted of trenching, soil
probes and sample collections. The contractor completed the site inspection on a limited
area of the former GOW on Oct. 9, 2007. The USACE is scheduled to deliver the site
assessment report to the MPCA and the University in Summer 2008. It is anticipated that
further discussions with the USACE will take place in 2008 regarding responsibility for
completing additional work on the site inspection, and if necessary, remediation.
Additional Activities
To further address preparing the land for development, a consultant began work in June
2008 to remove debris from areas surrounding concrete foundations of former GOW
buildings that had been raised. Deteriorating debris such as mastic or wood may contain
asbestos or asbestos residue. Work is focused on an area of approximately 200 acres.
The consultant VCI Environmental, Inc., was retained through the University's Facilities
Management Hazardous Materials Program; the work plan was approved by the MPCA.
To complement the gravel EIS, the University has issued a request for proposal for an
environmental investigation and support services. In particular, this work will focus on
issues associated with groundwater use; soil, surface water and groundwater quality; EIS
related groundwater modeling and the development of environmental mitigation
measures. The work will also result in estimates of the cost of remediation on the GOW
acres. The contract for this environmental investigation will tentatively be approved by
the Board of Regents in July 2008.
Further, the University is contemplating the initiation of an Alternative Urban Areawide
Review (AUAR). An AUAR is a type of environmental assessment used to determine
potential cumulative environmental impacts from future urban development over a broad
geographic area such as the 5,000 -acre UMore Park property. The AUAR process
includes the preparation of a mitigation plan that identifies methods to avoid, minimize,
or mitigate identified environmental impacts as future development takes place. Key to
undertaking an AUAR will be discussion and coordination with the City of Rosemount
and Empire Township.
13
Vision for More Park: June 2008
Vermillion Highlands
Through a separate and distinct process from the UMore Park concept master planning,
the concept master planning for Vermillion Highlands also began in Fall 2007.
Consistent with the May 2006 legislation, planning is guided by a joint management
steering committee that includes two representatives each from the University, the DNR
and Dakota County. (An operations committee composed of one representative from the
three organizations oversees day -to -day needs on the property.) The joint management
steering committee contracted with the Center for Rural Design, University of Minnesota,
to develop a concept master plan for Vermillion Highlands, based on a collaborative
vision and 12 principles.
Guiding Principles
Vermillion Highlands:
1. Will be managed collaboratively to maintain or improve its current
environmental character and level of ecological function with the goal to
achieve the best ecological fit within the greater context of the site.
2. Will be managed collaboratively to meet the programmatic needs of the
partners.
3. Will be managed to provide University research, maximum outdoor recreation
opportunities and Wildlife Management Area goals such as hunting and
trapping.
4. Will be managed to locate programmatic uses in a matter that best supports
these principles. Within this context, research and more intensive public
recreational and educational uses will generally be oriented toward the site's
northern portions. More extensive wildlife management supporting hunting
and trapping will generally be oriented toward the south.
5. The partnership will allow for flexible and responsive management of
Vermillion Highlands to minimize user conflicts, optimize opportunities for
public use and avoid public confusion.
6. Joint management of Vermillion Highlands by the University and the DNR in
conjunction with Dakota County will assure a broad range of research,
diverse, high quality recreation uses and quality public hunting opportunities.
7. Will be managed to support continued environmental connections within its
greater context and encourage neighbors to maintain and enhance those
connections.
8. Will be managed to support social and cultural connections with the broader
region.
9. All existing and any proposed new infrastructure with Vermillion Highlands
will be maintained, designed and located in keeping with these principles in
regard to environmental character and ecological function. For example,
existing roads may be removed, relocated or have limited access. New
infrastructure will generally be focused at the perimeter of the site. Adjacent
and containing jurisdictions will be encouraged to plan infrastructure
improvements and roads to avoid passing through the site.
14
Vision for UMare Park: June 2008
10. Will be managed both spatially and temporally to achieve the best possible fit
of divergent and/or competing programmatic uses both within and adjacent to
the site.
11. Appropriate planning and design will provide the tools to accomplish the
goals set forth within these principles.
12. Animal and plant species designated as threatened or endangered by the state
or federal government will have priority consideration in wildlife management
and other land management activities.
The 12 principles are intended to guide the development of a concept master plan and
give direction to the ongoing management of Vermillion Highlands to provide the
greatest possible benefit to the region and state.
Key Features of the Concept Scenario
The scenario for Vermillion Highlands has a number of specific recommendations to
accommodate the needs of each partner organization to enhance research, recreation and
hunting. Specifically, proposed features include:
An area of 1,000 acres designated for University field research. Additional
research can be pursued across the full extent of the property at the determination
of the Vermillion Highlands Steering Committee.
Combined visitor, administrative and interpretive facilities in two locations to
serve the needs of all partners.
Hunting and trapping opportunities throughout the site as deemed suitable by the
DNR and the Vermillion Highlands Steering Committee.
Road realignment, closure and the establishment of regional trail corridors to
facilitate environmental connections with adjacent properties.
Expansion of the currently located private shooting range to include public access.
Additional equestrian trails that would be dedicated exclusively to equestrian use
and remain open year round.
Current trails on the site that would be maintained as naturalistic trails for hiking
and cross country skiing.
The current snowmobile trail that crosses the southern portion of the property
would be rerouted outside the boundaries of the site.
A detailed description of the concept scenario is provided in the document Concept
Master Plan for Vermillion Highlands: A Research, Recreation and Wildlife
Management Area (June 2008).
Vermillion Highlands, with its varied uses, natural beauty and public access is an amenity
that adds significant value to the adjacent UMore Park property to the north. As concept
master planning proceeds on the two properties in tandem, the characteristics and the
interconnectedness that enhance both properties are being addressed. Characteristics
include greenways, wildlife corridors and trails that ensure connectivity and mechanisms
for ease of access for the public. Public uses are envisioned to include education and
15
Vision for More Park: June 2008
lifelong learning; research; recreation including hiking, horseback riding, cross country
skiing, biking; and hunting and trapping.
The University and the state, through this unique partnership, have created a lasting gift
of open space in an expanding metropolitan area.
Next Steps
Following the June 12, 2008, presentation to the Board of Regents, public forums and
campus forums are being held to engage the University community and the general
public in discussion of the proposed concept scenarios for UMore Park and Vermillion
Highlands. Importantly, formal presentations will also be made in June to the leadership
of the City of Rosemount, Dakota County and Empire Township. Public comments will
be captured via multiple mechanisms, compiled and assessed to better inform the
University leadership for future decision making on planning and development.
Future issues for consideration include continued collaboration with local jurisdictions,
the potential for gravel mining, the refinement of a concept master plan, determination of
a management structure and, with the Board of Regents decision to proceed, the
identification of a development partner or partners.
Ongoing contributions to the UMore Park project from the following individuals are
acknowledged:
UMore Park Management Team
Charles C. Muscoplat, Chair Larry Laukka
Vice President for Statewide Strategic University Distinguished Fellow and Senior
Resource Development Advisor for UMore Park
Christine Beckwith Steven Lott
Project Manager Landscape Project Manager
Carla Carlson Judith Martin
Assistant Vice President for Statewide Professor of Geography and Director of the
Strategic Resource Development Urban Studies Program
L. Steven Goldstein Dewey Thorbeck
Vice President for Strategic Initiatives Director, Center for Rural Design
University of Minnesota Foundation
Management Team Program Staff and
Sara Harwood Advisors
External Relations Coordinator
Lorri Chapman
Forrest Izuno Executive Assistant, Office of Statewide
Director of Operations and Head, Strategic Resource Development
Rosemount Research and Outreach Center
16
Vision for More Park: June 2008
V
Management Team Program Staff and
Advisors continued...
Janet Dalgleish Ken Tyra
Specialist, Department of Environmental Legal Advisor to the Management Team
Health and Safety Office of the General Counsel
Kenneth Larson Susan Weinberg
Legal Advisor to the Management Team and Director of Real Estate
Director of Transactional Law Services
Office of the General Counsel
UMore Park Executive Committee
Charles C. Muscoplat, Chair Mark Rotenberg
Vice President for Statewide Strategic General Counsel
Resource Development
E. Thomas Sullivan
Kathryn F. Brown Senior Vice President for Academic Affairs
Vice President and Chief of Staff and Provost
Office of the President
Executive Committee Program Staff
L. Steven Goldstein
Vice President for Strategic Initiatives Carla Carlson
University of Minnesota Foundation Assistant Vice President for Statewide
Strategic Resource Development
Robert J. Jones
Senior Vice President for System Academic Lorri Chapman
Administration Executive Assistant, Office of Statewide
Strategic Resource Development
Larry Laukka
University Distinguished Fellow and Senior
Advisor for UMore Park
Kathleen O'Brien
Vice President for University Services
Richard Pfutzenreuter
Vice President for Budget and Finance and
Chief Financial Officer
17
Vision for More Park: June 2008
DRAFT OF
CONCEPT MASTER PLAN
FOR
VERMILLION HIGHLANDS:
A RESEARCH, RECREATION AND
WILDLIFE MANAGEMENT AREA
PREPARED FOR
VERMILLION HIGHLANDS STEERING COMMITTEE
MINNESOTA DEPARTMENT OF NATURAL RESOURCES
UNIVERSITY OF MINNESOTA
DAKOTA COUNTY
JUNE, 2008
11
PREPARED BY THE CENTER FOR RURAL DESIGN, UNIVERSITY OF MINNESOTA i
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Draft of
Concept Master Plan
for
Vermillion Highlands:
A Research, Recreation and Wildlife Management Area
List of Figures
In order:
Figure 1: Vermillion Highlands Regional Context
A map showing the regional context of Vermillion Highlands in Dakota County and its
relationship to the adjacent proposed Dakota County Regional Park, Lebanon Hills Regional
Park, UMore Park, Empire Township, the City of Rosemount, the City of Coates, Flint Hills
Resources' Pine Bend Refinery, the Vermillion River and the Mississippi River.
Figure 2: Vermillion Highlands Regional Connections
A map showing regional connections including: a regional trail extending from Lebanon Hills
Regional Park south to the Vermillion River; the relationship of Vermillion Highlands to UMore
Park; and roads and access points to Vermillion Highlands. In addition, this map identifies
potential road closures and alternate routes for future development.
Figure 3: Vermillion Highlands Concept Master Plan
A map of the preferred Scenario 5 as the Concept Master Plan for Vermillion Highlands with
proposed land uses (including 1,000 acres designated for University research), a secondary
visitor /administrative /research complex, bicycle trail, hiking trails, Lone Rock Equestrian Trail
within the agricultural zone, proposed public /private shooting range, and roads and parking areas
providing access to the proposed Dakota County Regional Park and Vermillion Highlands.
Figure 4
A sketch illustrating and describing the intensity of use on the property.
Figure 5
A sketch illustrating and describing the hunting zones.
Figure 6
The primary visitor /administrative /research complex located along Highway 46 in UMore Park. 1
Figure 7
The secondary visitor /administrative /research complex on the west side of the agricultural zone
adjacent to the proposed Dakota County Regional Park.
Figure 8 I
The proposed public /private shooting range on the same site location as the existing gun club.
J
VERMILLION HIGHLANDS
A Research, Recreation and Wildlife Management Area
Draft of Concept Master Plan, June 2008
Background
Vermillion Highlands was established in 2006 by the Minnesota Legislature and Governor Tim
Pawlenty. Creating Common Ground, a January 2007 report to the legislature outlines the
agreement for joint management by the University of Minnesota and the Minnesota Department
of Natural Resources (DNR), in conjunction with Dakota County, for the 2,822 acre parcel
adjacent to the University of Minnesota Outreach, Research and Education (UMore) Park. The
land is designated as a research, recreation and wildlife management area (WMA) that balances
University research, education and public engagement; public access for diverse, high quality
recreation; and wildlife management and hunting.
Creating Common Ground identified the need to develop a concept master plan for land use and
management. Since Dakota County and the DNR were involved in purchasing additional
property (the Butler Property) to the west of Vermillion Highlands for a Dakota County Regional
Park and expanded WMA, it was decided to engage in a three -party partnership to develop the
master plan. The scope of the master plan was broadened to include Vermillion Highlands'
relationship with adjacent public open -space properties to capitalize on opportunities for
synergistic management and land use for the public good.
The name Vermillion Highlands: A Research, Recreation and Wildlife Management Area—
was selected by the Vermillion Highlands Steering Committee to reflect the joint management
goal and to distinguish the parcel from other University property. The name has been shortened
to Vermillion Highlands in this document for readability purposes.
In keeping with the identified need to develop a cohesive plan for Vermillion Highlands, in
October 2007 the three parties selected and contracted the Center for Rural Design at the
University of Minnesota to develop a Concept Master Plan for Vermillion Highlands. The Center
was excited by the challenge to develop a model multi jurisdictional Concept Master Plan for
Vermillion Highlands and Vermillion Highland's relationship with the future UMore Park new
community, DNR, Dakota County, Empire Township, and city of Rosemount. It was an ideal
inter collegiate research effort at the urban/rural edge reflecting the Center's mission and an
opportunity to include graduate students into the planning process.
The Concept Master Plan is intended to reflect the unified sustainability goals of the three parties
and their individual interests. It establishes a contemporary vision for how Vermillion Highlands
will be managed, used, and improved, along with an implementation strategy to achieve the
vision. The plan covers year -round issues related to:
Research, education and public engagement from across all departments of the University
coordinated by the University's Rosemount Research and Outreach Center.
Environmental preservation and protection, wildlife management, and educational
opportunities related to the DNR's interest in providing high quality hunting
opportunities.
1
Natural resource -based recreation, open space preservation, and environmental education
connected to Dakota County Parks and Open Space Department interests and
responsibilities.
Priorities and Process
Minnesota has a deep seated heritage in, and appreciation for, its rural landscape. Vermillion
Highlands is a unique site within the greater Twin Cities metropolitan area and offers a rare
opportunity to celebrate our rural heritage within the rapidly expanding metropolitan region.
Vermillion Highlands should be maintained in a manner that preserves its rural character.
The mix of agriculture and naturalistic open space provides opportunity for a full range of
nature -based research, recreation and hunting opportunities. The concept plan identifies
agricultural field research by University of Minnesota faculty and staff on approximately 1,000
acres of land containing approximately 560 acres of prime agricultural soils. The remainder of
the land is dedicated to wildlife management with habitat restoration identified as a primary
priority. A few key corridors are designated for diverse, nature -based recreation that optimizes
opportunities for broad public use in a manner that is compatible with the first two priorities. The
full extent of Vermillion Highlands is open to University research in partnership with the DNR
and Dakota County.
Since the property is located in Empire Township, meetings with the township planner and town
board chair were held to identify and accommodate the short- and long -term goals of the
township. Additional meetings were held with Dakota County Transportation and the Advisory
Council on Comprehensive Planning to identify land use concerns and transportation needs.
To maximize the relationship with adjoining properties, it was essential to coordinate the
planning for Vermillion Highlands with the planning for UMore Park being accomplished by
Design Workshop of Aspen, Colorado and Hoisington Koegler Group of Minneapolis. The j
Center for Rural Design worked closely with the UMore Park design teams to seamlessly
integrate the two concept plans.
J
During summer and fall of 2008 the plans for both UMore Park and Vermillion Highlands will
be presented together at public meetings to the Regents of the University of Minnesota, DNR,
Dakota County Board of Commissioners, Empire Township Board, City of Rosemount Council,
and the Metropolitan Council. Additionally, several public information meetings will be held
before the plan is finally adopted.
Design Principles
Vermillion Highlands was established as a research, recreation and wildlife management area to
accommodate the collaborative vision in the agreement between the University and the DNR, in
conjunction with Dakota County. Design principles were adopted by the Steering Committee
established by the agreement and intended to guide the planning and management of the j
property. The collaborative vision is defined as a partnership between the University, the DNR
and Dakota County. The principles are imbedded in the preferred scenario and consist of:
1) Vermillion Highlands will be managed collaboratively to maintain or improve its current
environmental character and level of ecological function with the goal to achieve the best
ecological fit within the greater context of the site.
2
2) Vermillion Highlands will be managed collaboratively to meet the programmatic needs
of the partners.
3) Vermillion Highlands will be managed to provide University research, maximum outdoor
recreation opportunities and WMA goals such as hunting and trapping.
4) Vermillion Highlands will be managed to locate programmatic uses in a manner that best
supports these principles. Within this context, agricultural plot research and more
intensive public recreational and educational uses will generally be oriented toward the
site's northern portions. More extensive wildlife management supporting hunting and
trapping will generally be oriented toward the south.
5) The partnership will allow for flexible and responsive management of Vermillion
Highlands to minimize user conflicts, optimize opportunities for public use, and avoid
public confusion.
6) Joint management of Vermillion Highlands by the University and the DNR in
conjunction with Dakota County will assure a broad range of research, diverse,
high quality recreation uses and quality public hunting opportunities.
7) Vermillion Highlands will be managed to support continued environmental connections
within its greater context and encourage neighbors to maintain and enhance those
connections.
8) Vermillion Highlands will be managed to support social and cultural connections with the
broader region.
9) All existing and any proposed new infrastructure within Vermillion Highlands will be
maintained, designed, and located in keeping with these principles in regard to
environmental character and ecological function. For example, existing roads may be
removed, relocated, or have limited access. New infrastructure will ideally be focused at
the perimeter of the site. Adjacent and containing jurisdictions will be encouraged to plan
infrastructure improvements and roads to avoid crossing the site.
10) Vermillion Highlands will be managed both spatially and temporally to achieve the best
possible fit of divergent and/or competing programmatic uses both within and adjacent to
the site.
11) Appropriate planning and design will provide the tools to accomplish the goals set forth
within these principles.
12) Animal and plant species designated as threatened or endangered by the state or federal
government will have priority consideration in wildlife management and other land
management activities.
3
The principles are intended to guide the development of a concept master plan and give direction
to the on -going management of Vermillion Highlands to provide the greatest possible benefit to
the region and state.
Preferred Scenario
The preferred scenario for Vermillion Highlands resulted from working with the three -party
partnership at two levels. The first level is the Vermillion Highlands Operations Committee,
which is concerned with the day -to -day operations of the tri -part entity. The second level is the
Vermillion Highlands Steering Committee, which is the official representative and decision
making body of the three parties. The design process explored a series of five alternative
scenarios. Each was reviewed and evaluated for its ability to organize the land to provide
maximum opportunity for University research, integrated public recreation, habitat restoration
and wildlife management. All scenarios were based on the twelve principles approved by the
Steering Committee.
Scenario 5, the preferred scenario for Vermillion Highlands, is defined by intensity of use. The
highest intensity use is focused in the northwestern corner of Vermillion Highlands adjacent to
the proposed regional park and development in UMore Park. The eastern and southern portions
are intended for lower intensity use to support the goals of habitat restoration and wildlife
management. The scenario also recognizes:
Opportunities for environmental connections to the north through UMore Park to the
Mississippi River and for environmental connections to the Vermillion River to the south.
Opportunities for north/south regional recreational connections from Lebanon Hills
Regional Park to and along the Vermillion River, including bicycle trails and hiking
trails, designed to compliment the natural environment and wildlife.
A need for flexibility in land use management along the boundary between Vermillion
Highlands and UMore Park to accommodate mutually beneficial goals.
Scenario Components
The preferred scenario for Vermillion Highlands has a number of specific recommendations to
accommodate the needs of each of the parties to enhance research, recreation, and hunting:
I
One thousand acres have been designated for University research activities. However, the
entire 2,822 acres of Vermillion Highlands are available for related University research at
the determination of the Vermillion Highlands Steering Committee. All research will be
coordinated by the Rosemount Research and Outreach Center.
Visitor /Administrative /Interpretive facilities are provided at two locations to serve the
combined needs of the partners. The facilities will provide private office and conference
space for joint management uses and individual use for WMA staff, regional park staff,
and University researchers. The complexes will also include garages, sheds, and other j
necessary storage to accommodate equipment and supplies for University research.
J
4
The primary complex is along County Road 46 on open space dedicated by the
University in its Concept Master Plan for UMore Park. It will be a high quality
architectural and sustainability icon for UMore Park as well as Vermillion Highlands and
include:
o Interpretive center, nature center, demonstration areas, informational kiosk and
public toilets.
o Educational classrooms to meet the needs of the various programs of the partners.
o Trail head for access to a regional bicycle trail connecting Lebanon Hills Regional
Park to the Vermillion River.
o Public Parking.
The secondary complex, with access from 170 Street, is in the northwest comer of
Vermillion Highlands adjacent to the proposed regional park. This site will provide
access to the regional park and University research areas. The complex will serve the
Dakota County Regional Park as a trailhead that includes parking, wayfinding signage,
toilet facilities and heated general use public assembly space. The facility will provide
access to park trails, Lone Rock Equestrian Trail, the regional trail, and hiking throughout
Vermillion Highlands. This location will also provide several buildings for equipment
storage, repair shops, and grain storage bins for the agricultural research and park
operations.
Portions of bordering roads are recommended to be permanently closed to facilitate
environmental connections with adjacent properties.
o Currently 170 Street is a gravel road as it passes through Vermillion Highlands.
It is proposed it be closed from the east at the eastern border of Vermillion
Highlands. From the west, 170 Street would provide access to the secondary
complex, the proposed shooting range, and the development to the north in
UMore Park. This closure would provide approximately 1 1 /2 miles of
uninterrupted connection to open space in UMore Park.
o Currently, 190 Street is closed from the east at Clayton Avenue (CR 81) and
closed from the west at Annette Avenue. It is proposed this closure remain and be
moved further west to the western boundary of the proposed WMA on the Butler
property (one mile east of Biscayne Avenue) and maintained permanently, thus
providing three miles of uninterrupted connection to the south.
o It is proposed that Blaine Avenue be maintained as a major north /south County
Road, but consideration will be given to a potential more easterly alignment to
avoid traffic through Vermillion Highlands.
o It is proposed that Annette Avenue be maintained for public vehicular access to
the Dakota County Regional Park, the secondary trailhead, picnic area, as an
access road to a possible future river use activity area by Dakota County on the
Vermillion River and as a general alignment for a north/south regional trail
alternative.
5
A new public /private shooting range would remain in the same approximate location as
the existing private gun club. It is envisioned to become more of a public /private facility
than the strictly private club it currently is. It would be designed to contemporary
standards of layout, safety and noise abatement and to support sporting firearms activities
with ranges for rifles, pistols, trap and skeet and archery. The facility could potentially
accommodate some law enforcement training needs.
New equestrian trails will be added to existing trails in the northwestern portion of
Vermillion Highlands to separate equestrian use from other uses in the rest of the site.
These trails would be dedicated exclusively to equestrian use and remain open year -round
except for required maintenance. Current existing trails in the rest of the site would
remain and be maintained as naturalistic soft surfaced trails for hiking and cross country
skiing only. Access to historic Lone Rock would be provided by hiking trail only.
The current Grant -in -Aid snowmobile trail that crosses the southern portion of
Vermillion Highlands will be rerouted outside the boundaries of the site along 200
Street.
Vermillion Highlands will be managed to provide some form of hunting and/or trapping
throughout the site as deemed suitable by the DNR and University. In practice, this
scenario attempts to provide full and unrestricted hunting /trapping opportunities to the
greatest extent possible throughout the southern and eastern portions of the site in the
manner of a WMA.
Management Concept
Vermillion Highlands and the adjacent Dakota County Regional Park are intended to be
managed by some form of Operations Committee and Steering Committee structure similar to
that which currently exists. Over time the members of each committee will change, but the
principles and goals established in the concept master plan will be followed.
The intention with this management structure is to allow flexibility within the guidelines of the
legislation to alter land uses and improve operational methods to maximize the site's use for a
range of University research, recreational and environmental activities and as a modified WMA.
All University research will be coordinated by the Rosemount Research and Outreach Center.
This management concept may lead to a recommendation to accomplish some alteration of the
property lines between Vermillion Highlands, UMore Park, and the regional park for mutual
benefit. This alteration may require updating the master plan and Legislative approval.
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UNIVERSITY
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College o Design
y� 1111111111%111 College a�o,a Agriculture and �mm�m_asi ces
27Coffey
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Phone: 62824922
Web Site http://ruraidesign.coafes.umn.edu/
The Unive «&oMinesamcm«%dto th policy that all persons shall have equal access to its
programs, fac Ae and em pay e without reg a to race, col 7c ed, relig mni al origin, sex,
age, marital status, aa�@public assistance status, veteran status, r sexual orientation.
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Interim Brief
Concet
Scenarios for UMore Pa
Des Workshop Draft Report to
UMore Park ManagementTeam
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June 2008 1 S
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U v er s i ty f o f M i nn esota tr
June 200
U More P ark
k� I', 4�� In terim� Br�ef
i. R
tr4 {e. b `y 'e- a
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Mr
Personal Introduction
In November ?007, Design sessions.The planning effort transportation alternatives UMore
Workshop, Inc. was selected to included analyzing the region and Park will light a p ath to the 2lst
lead the University's consultant the site to determine the possibilities century. Through the creation
team to pursue concept master for development. Four conce and implementation of the plan,
planning for the University of scenarios were designed to describe the University of Minnesota is
Minnesota Research Outreach land use alternatives for the site. In demonstrating its leadership as a
and Education (UMore) Park site. addition, we have
ro begun developing great research university.
The team includes land planners, our recommendations to the UMore
landscape architects, urban Park Management Team of potential
designers, economists, natural actions that can differentiate the Sincerely,
resource planners, transportation community and add value to the C(4114141624*----)
planners and enginee roach to to provpide are a UM ore Park ppty. 6.744j G14Alt
comprehensive a rep
the land for development. The Design Workshop team would
like to commend the University Kurt Culbertson
This Interim Brief represents the of Minnesota for the forethought Design Workshop, Inc.
pp
current point in ining, in addressing the future of its land
planning and design the v eff o assets. UMore Park offers the
undertaken within the past seven opportunity to create a funding
months. Even as this report is mechanism for University initiatives,
written we continue to refine but more importantly it provides a
analyses dditiona based on new econon innc formatian on venue to observe university research
and al d in action in a way that provides a
financial assessments. model for sustainable development
in the State of Minnesota and the
Our visioning process was informed nation. By creatively advancing
by evaluating the Regent's Principles our response to environmental and
and the recommendations of the energy issues, ive educational
University Task Forces and listening and health care nnovati practices, and
Introduction
0
0
Table of
Contents
Site Planning Activities 1 Site Planning Evolution Process 22
Site planning background Thirty themes
Schedule Four scenarios
Next steps Concept plan highlights
Analysis Process 37
Financial Anal
The Development Strategy 3 y
Vision Financial advisory services
Regent's' principles Financial analysis process to date
Preparing the land Evaluating the Scenarios 40
Preparing for partnership(s)
Asset management strategy Sustainability and innovation
Natural resource stewardship
Description of the Region and Site 6 Economic development in the region
Physical description Partnerships 4
Regional transit Financial returns to the University c 4
History of the site University legacy
Site characteristics Design Workshop Recommendations 42
Demographics and economics of the region
Major points of distinction
Visioning Process 19 Development standards
Public engagement Conclusions 46
Incorporation of information
Contributors 47
1
r
Site Planning
Activities
1116•111111 l
e VII.,
`i S ��f In November 2006, the University Elements being pursued by the
a iv, 1 of Minnesota's Board of Regents Design Workshop team and other
E: determined to pursue the strategic University consultants include:
111 plan developed by the UMore
s Park Strategic Planning Steering Incorporating the academic
1 Committee, which was assisted by mission— research, education
4 Sasaki Associates, Inc., of Boston. and public engagement— into
Sasaki's UMore Park Strategic Plan all phases of the planning and
report addressed general site analysis, development of the property;
Site planning background market analysis and development Preparing a Concept Master
strategy, as well as program and Plan that analyzes the site
UMore Park is a 8 square mile site physical plan options. constraints and development
located 25 miles southeast shapers and describes future land
of the Twin Cities at the In December 2006, the use designations, community
suburban -rural interface, near University of Minnesota Board of facilities and open space;
Rosemount, Minnesota. Regents charged the University Defining development standards
It is among the largest contiguous to make the land ready for through a Pattern Book which
properties in the United States development and pursue concept articulates the University's values
owned by a land grant university.The master planning.The vision is and imprimatur.This includes
property has sat largely undeveloped to transform the property into defining site, infrastructure and
since the University of Minnesota a unique, vibrant, intellectually housing design standards;
obtained it 60 years ago from the U.S. and culturally rich, sustainable Cooperating with local
War Department. The University has community with abundant governments to ensure
multiple priority goals. It seeks to amenities. Comprehensive Plan updates
maximize the value of the property reflect the current thinking for
in order to fund a legacy endowment, In November 2007, Design UMore Park;
while setting an example for Workshop, Inc. was selected to lead Investigating the potential for
handling the land responsibly, the University's developer planning gravel mining;
bringing value to Minnesota citizens consultant team. This team is Identifying costs for
through economic development and providing comprehensive visioning environmental response
improved quality of life, enhancing and master planning for UMore Park. actions; and,
the reputation of the University and Critiquing these efforts in
supporting the University's the marketplace.
academic mission.
Interim Brief 1 1
1
O
Site Planning'
Activities
Vision Book
ConrPBter t Mas
ook
Pa ern i; ok 0
UMORE Park UM01 Par
UMORE Park
A University- Founded A University founded AunveP. Q .01 s z z
Community for the Community for the ,C{1 tnAikif{N, to b'€...�,
21st Century 21st Century f iZ
l
a
y
w
+m ...•wWm( u..W.I*• Mr1 +e.xa� .u4
.uer 7n x0ur.�tr. ur o... .-rrt yrr
w.m a.+A ...abn.. a
4• trap
Covers to the three documents in development by Design Workshop and consultants
Next steps
Selection of development
Design Workshop recommends that Gravel assessment: Summer
the University pursue the following
2008; partner(s): 2009 -2010;
Selection of referred concept
Local comprehensive plan
time line as the next steps to prepare p P
amendments: 2009 -2010;
UMore Park for development: scenario: Fall 2008;
Gravel EIS public meetings: Gravel mining EIS and AUAR
Public discussion of the four Fall 2008 and Summer 2009;
completion: 2010; 's
Alternative Urban Area -wide Completion of local 1
concept land use scenarios: entitlements: 2010;
Summer 2008; Review (AUAR) initiated: late l
Commencement of
Gravel mining Environmental
2008;
Impact Statement (EIS) contract Finalization of the Concept development activities:
commence work: Summer 2008;
Master Plan Document, Pattern approximately 2011.
Environmental investigation Book andVision Book:
and support services for Gopher Winter 2008;
w
Ordinance Works (GOW) Decision on development
remediation work plans: structure and acceptance of the
Summer 2008; concept master plan: Winter
2008;
3
Interim Brief I 2
u
r
The
Development
Strategy
.i
The vision
The vision to build a w' �+r. 4
University- founded community
on the nearly 5,000 acres at
U Park was affirmed by the
University's Board of Regents -elf
in November 2006. The vision, z
a 4, -'1.
detailed in Creating the Vision: The Future of liMore Park, is for a t t t �`u
community that will be notably Vi
distinctive through the University's t i
unique imprimatur of education .1/ L
and discovery that brings quality of The community created at UMore Park will leave a legacy for future generations
life to individuals and their families.
The community will provide the the State Department of Natural
The creation of the community,
pathway to a 25- to 30- year endeavor, is Resources and the University, in
envisioned to include residential, conjunction with Dakota County,
a) Stewardship: Be st management as a research, recreation and wildlife
S dhi p� retail and commercial areas as
of the property, its natural well as significant green space. It management area.
resources and future uses; is anticipated that approximately
b) Legacy: University research, 30,000 people would live on the site
education and public at complete build -out. Hallmarks
engagement that extend of value contributed through the
over generations; University's academic mission
c) Mission: Return on University include the integrated elements
investments that will finance its of arts and culture, education,
mission in perpetuity; energy, the environment, health,
d) Economic Development: transportation and others.
Adding value to the region
through job creation, workforce In addition, the adjacentVermillion
development, business Highlands property to the south
development, entrepreneurial complements the nearly 5,000 acre
opportunities and education. UMore Park property. With its 2,822
acres of green space,Verrnillion
Highlands is jointly managed by
Interim Brief I 3
The
Development
0
Strategy
Regents' principles Improve the long -term financial Preparing the land
The University of Minnesota Board health of the University through We recommend that the University
of Regents has developed a set of application of sound fiscal should add as much value to the
principles to guide the planning and principles and stewardship, property as possible prior to selecting
development of UMore Park.The including investing the income a development partner through:
Regents' goals and principles generated through UMore Park
are as follows: in ways that support academic Creation of specific academic
priorities to complement, mission opportunities for
"The goal is to develop UMore supplement, and leverage state faculty and students; 3
Park in a manner that furthers the and private support. Approval of an EIS for gravel
University's mission. A strategic Retain oversight of UMore mining;
long -range master plan for UMore Park's planning and Completion of an AUAR for
Park will be developed that development and remain real estate development;
prioritizes University needs and accountable for the master plan. Creation of a draft Pattern
considers current regional planning Plan in such a way so as to Book which should articulate
and development activities. This optimize the value of UMore the University's quality
master plan will be developed in a Park, utilizing short -term expectations;
timely manner, but the execution strategies without restricting Creation of a draft governance
of the plan and the development of options for long term strategies. structure to guide management
the UMore Park property is likely to Utilize market value as a of the community;
require as much as 25 years. benchmark in assessing Completion of GOW
alternative development environmental investigations
The following principles shall guide strategies. and preparation of a brownfield
deliberations and decisions regarding Ensure that all planning and remediation plan; h'
UMore Park: development activities are Modification of regional
conducted with the highest comprehensive plans;
Protect and enhance the value standards of fairness, integrity, Preparation of local and
of UMore Park through timely and sound business practice. regional entitlements for
planning and action. Respect the needs of neighboring approvals for planning and
Advance the University's communities and local, regional, zoning.
research, education, and and state governments." Creation of a concept master
engagement mission through plan; and,
the physical and financial (University of Minnesota Board of Creation of a public finance i,.
resources that UMore Park will Regents Statement, February 2006) mechanism;
provide over the long term.
Interim Brief 4
r
The
D evelopment
Strategy
mar
Preparing for partnership(s) a development partner is engaged.
Because of the University's stature This will also allow the University
within the region and state, and to articulate its academic mission
its unique legal position, Design imprimatur, thereby adding value to
Workshop recommends that the the property through its actions.
University should obtain the EIS
andAUAR prior to obtaining future Asset management strategy
development partner(s). This legal Design Workshop proposes that,
status provides the University with a once the vision is articulated, the
negotiating position that is not easily management of the property should
transferable to a private partner. It is be transferred to a subsidiary of the
reasonable to consider that a master University. This entity would
development partner may wish to
make changes in the entitlement then manage the University's
and master plan. However, securing relationship with potential gravel
entitlements adds value that far mining companies and real estate
outweighs making potential development partners, thus ensuring
changes. Ultimately, the University a private sector perspective on
can choose to seek one master development efforts and providing
development partner for the entire a stream -lined decision making
property, or a series of partners for process during implementation
various elements of the plan. of the plan. Design Workshop
appreciates that the University
The collegial environment of the will follow its existing policies and
University suggests a high level of procedures as it makes decisions
scrutiny by administration, faculty, over time. The land would likely be
students and alumni on the planning transferred gradually over time into
principles and quality standards of this entity in response to market
UMore Park. Design Workshop development in order to maintain
believes that a development the tax exempt status and University
partner will be far more secure oversight of the undeveloped
in its efforts if the vision of the property.
University community is collectively
articulated and documented before
Interim Brief I 5
7
j
Description
of the Region
and Site
Physical description Surrounding land uses rights in perpetuity for research,
Suburban land uses including education and public engagement
Location in the region residential, commercial, and on the property.Vermillion
The site is located approximately industrial, border the property to Highlands is jointly managed by t
25 miles south of Minneapolis St. the north and northwest. Dakota the State Department of Natural 1
Paul and is within the seven -county County Technical College is located Resources and the University, in 1
Twin Cities metropolitan region. adjacent to the northern property conjunction with Dakota County.
The site is located in the center of boundary. The new Dakota County Regional 3
Dakota County, one of the fastest Park is located south of the site, 1
growing counties in the region, with The consultant team recommends adjoiningVermillion Highlands.
a projected population increase of acquisition or option of 160 acre Conservation land also surrounds
60% over the next fifteen ears.The
Y parcel along County Road 46 and the the nearby Vermillion River, to the
Minneapolis Star Tribune states of the key intersections west of the County south of the site.
property: "Once just another plot of Road 42 and 46 intersections with
land in a sea of farm fields, the site U.S. 52 to better shape the property Transportation network
is now at the eye of the needle' as U.S. 52 runs north -south and
Y for planning and development.
development expands to parallels the eastern border of the
the southeast?' Plans for new regional parks and a site. State interchanges from U.S.
wildlife management area located 52 to the main east /west roads,
Jurisdictional boundaries south of the site complement County Roads 42 and 46 are
The portion of the site north of located approximately one -half mile
UMore Park's development
County Road 46 is located in the from the eastern site boundary. Full 3
potential.Vermillion Highlands, a
City of Rosemount; the southern intersections will be permitted on
2,822 acre parcel adjacent to the
portion is within Empire Township. southern edge of UMore Park, will County Roads 42 and 46 at one
3
be maintained as a natural area for mile spacing.
public access. The University has
1
�vv1�
li Suburban development
r r a r 1 I characterizes the areas to the
s it c
m 1 11' north and west of UMore Park,
J t f a
l l 1. while low density agricultural use
and conservation land dominate
_j :.t the regions to the south and east.
Interim Brief I 6
Regional Context
rR Y 9 )a G ..r. �i•-• t r
L=' n� T r r 7 'E' f: ill:. ky 27F =�r" .r e 44°4
f
s, iss, y, e rY r a' r+ y �.'t ra A a Ir. x „a. 1 0... t r..ag: 41, #1.., T� f (ry i. 4
tr. i i 3 tr.4 i s fr y;^ ¢p
r y p t -rd x!' t -..+c .c a Y ".r7� 121 6 r� r xt r i
4' otx 7 A T� t `�aNa IBY f T' 4 f-,:,,,, K= a
A •er a 1 5 *-4',,..,_.#.1i.- C!f r 1•..L.,.:,' r tz i r( f i i
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g R>.' jq s ,a d yf r ,,Y" 'f Y t r �n�! y t 1 s g l ,„i7..,.. 1
p} 4 (f' y 4 R 4 n1' 4 X f 41,..—.,
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r s r r fi r J r tf tr, fr y w2k 4 r t f 4 i 1 a
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PSI
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f +1 f= I •yam YS e; i
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Interim Brief 1 7
Project Site
r
.i-,_,
its
Inver Grov_e_lleitittst River
Eagan i I '5
t-- i''
tV
Spring
.....t......,.......--
W.NES0711
ri.
Rosemount
A vailftti
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2..1L
UMORE PARK
el
(4,840 acres)
1J
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170th St. .F.
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Lakeville -1-1
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Highlands Ce.fiit
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(2,822 acres) P!!!!!!.';.,-T.-'-• 4
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Interim Brief I 8
r
Description of
the Region
and Site
1 L
Regional transit Corridor Transit Feasibility W
Opportunities for transit Study is to develop a r 1
improvements in the region include: the long —term vision for transit L IIIII
P
implementation of shoulder running Bus services in the corridor. al 74"56
Raid Transit (BRT) for the segment of
Cedar Avenue between 138th Street and The preferred transit A a
County Highway 70 [the initial phase alternative for the Robert i
is scheduled for a 2010 opening]; the Street Corridor as
P g];
implementation of Light Rail Transit identified by the DCRRA
(LRT), Express Bus Service, and Limited includes Light Rail Transit 3
E
Stop BRT in the Robert Street Corridor (LRT), Express Bus Service, 1 4
from downtown St. Paul to the City of and Limited Stop Bus
Rosemount [not currently funded in the Rapid Transit (BRT) This t
2030 Transportation Policy Plan]; and the is shown on the Regional p_
P P high speed implementation of a hi h s eed Transportation Network i
III Vi
rail corridor through Dakota County map (along with the Cedar I-
connecting the Twin Cities to Chicago, Avenue BRT line and the r,
which would tie into a 3,000 -mile existing bus service lines).
Planning for alternative modes of transportation is
regional passenger rail system in nine important as Krugman points out in NYTimes May 19,
Midwest states. The final feasibility study 2008 article Stranded in Suburbia:
report is expected to be "Public transit, in particular, faces a chicken and -egg
Alternative transportation modes are made available to the problem: it's hard to justify transit systems unless
planned to serve UMore Park in the pu in summer 2008. there's sufficient population density, yet it's hard to
future including a bus rapid transit The feasibility study will persuade people to live in denser neighborhoods unless
they come with the advantage of transit access"
service along C.R. 42 as well as an provide the necessary
extension of the Roberts Street Corridor documentation for regional
Light Rail.The Robert plan inclusion and will produce an
Street Corridor is currently being action plan to move forward.The next
evaluated by the Dakota County step for the Robert Street Corridor
Regional Railroad Authority Project would be the completion
(DCRRA) as one element of a planned of environmental documentation,
`._,_1 comprehensive transit network serving geometric layout and final design for the
the Twin Cities and the UMore Park highway and transit improvements.
site. The purpose of the Robert Street
Synthesis Brief I 9
Regional Transportation Network
a y 1
rI' i! y I -gig 9a 16:',.;:,..."...;,:: r Land� 6 9a P..
mesa 31 i 1 1e =N r T P 0 �Z I"' 1 iilYroapal is Lal� d i r y`* 11+
rai� t p T T
vfq i q St t ul 1h --O
We st
P i T P T Pa ,i, •���rd I
1a `f Fan `r' IW 1� 1 1 9 1 1 ..i �I "c E
■0M S r Fo O T /T_�_. 6 R Ron
P Rie fifiel uro I t r� 1 S'�i I
11011 sw,nsh
,r` Lak r'I r
111111
J1,-
w-ous P r a fl .1ki rIIII/IIIIIr
t�� D iv l
��p�p� �.i IBM T ca lr
ii 1.1 Bbaming 3,
uu ll T c Claud
I imp. E 0.., 33
Jr,
4JJJIiii Legend T i P7ranait s j ,i- a slop BRT
k=7 ®LRT 0.gM Red Tronad) e Rosemount Transit Stop 4
4„Itt, ril v varier O
OFT e i T P r Panc aria Ries
A r/i eas t pe j k s T F Umore Park
Igi.:, O Pink and R Highlands
Akia ..i T 1.r,: Eidainp Loral Bus Routes
e Interslal! Highway
P US Trunk Highway
P�� Minnesota Trunk HigwaY ':si
Count' Slab AM Highway J
opP R
11 Lakeville i County Road
Municipal State Aid Street t
Rummel -R g Ramada
Y— G3 Q Municipal Boundaries
N
b o a.s I
IMr Mlles
t
Synthesis Brief f 10
r i
Descr of
the Region
and Site
0
History of the site February 1945, the plant employed Site characteristics
In 1947 -48, the U.S. government nearly 20,000 people in about 800
deeded approximately twelve square buildings that had been quickly Land uses:
r) of land once used as a U.S. erecte on what had been a rural area. Roughly 80% of the site is
t military plant to produce gunpowder suitable for development and
i j for the Army and Navy to the WWII ended a few short months does not constitute a sensitive
r University on the condition that it after the facility began production. natural resource.
would be used for education and The plant was immediately Crop and livestock agricultural
i research for at least 30 years.When disassembled and the federal research is managed on
production at the GOW began in government deeded the property approximately 600 to 900 acres.
to the University. The A few buildings on the site
.,h 4 University has clear tide serve as offices for University
to the land and thus the employees and researchers.
al 4 financial land basis is 1,290 acres are leased to
�M" 4 s essentially zero. individual farmers on a short
--.,-t term basis.
Since then, researchers Remnants from the World War
tb i
1' from across the University II GOW smokeless gunpowder
production facilities are still
'III 7 aeronau en P
x 1. medical researchers and present on the site.
1 GOPHER ORDNANCE WORKS
1 .....-4, rm agricultural and natural Some areas of the site are
resources scientists, for known to contain residual
Eight hundred buildings manufacturing smokeless example have conducted studies at contamination from the GOW.
powder for the war effort were once located on the the site. (The University is anticipating a
UMore Park site.
site assessment report from the
Currently the University manages U.S. Army Corps of Engineers
110
approximately 4,840 acres of the in Summer 2008.)
site.The 2,822 acres south of the
site known asVermillion Highlands Topography
The topography across the site
is undergoing a separate planning
1 is generally flat, however slopes
process.
exceed 30% along drainage ditches.
0 Because Design Workshop anticipates
f jf A that the site will be mined for gravel,
the finished grade after
Interim Brief I 11
Description
of the Region
and Site
s
a
mining, rather than the existing E;
topography, is more important.''
Vegetation r
Significant areas of natural and
semi natural land cover, including
i w ar
forest, woodland, shrubland, and »we t �Z
herbaceous, are scattered throughout 4-7,
a,;
UMore Park.The highest
concentrations of natural cover i
occur within the southern zone and .R u
are intermixed with agricultural z`=
fields in a pattern that produces `t a .F
significant patches and connective
greenway corridors that support the The UMore Park site offers public engagement and learning opportunities through the University's
presence of healthy plant and animal Rosemount Research and Outreach Center and programs such as Master Gardeners.
t.
communities.This area is adjacent to the northeast is desirable, part of UMore Park's future wate
to other large parcels of similar but challenged by the location of use and management strategy.
landcover that together represent U.S. 52 cutting through the corridor.
a portion of the largest tracts of Constraints to development
intact natural cover in the southern Water Site development is constrained
metropolitan region. Much of the property is in the by limited infrastructure and
Vermillion RiverWatershed.The site utilities, construction debris
Natural habitat contains few surface water features, abandoned structures and, residual
The site contains areas of forest, l
therefore water protection priority site contamination from the GOW.
grassland, wetland and shrubland zones are limited to drainages and a Adjacent utilities will have to be
that have significant potential to small stream in the southern portion analyzed to determine their capacity
support rare or specialized species of the site. Development should to serve the proposed development.
0
The site does not include any be designed to infiltrate runoff
federally listed plant or animal and maintain the groundwater Existing tenants are on short -term
species, but rare state species are level needed to preserve the clean, leases and are routinely apprised of
present or nearby.A functional cold water of the Vermillion planning steps. Agricultural research
wildlife corridor between UMore River, a world -class trout stream. will be maintained on the 600
and habitats along the Mississippi Groundwater management is also to— 900 acres currently used, but
Interim Brief I 12
1
Site Analysis Natural Environment
nu ,,,,o m. i v 41 4.
'r 1 1 e ill r
it ..fri---:-
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mirw
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ot rie
1 7 i 1 Fir •S 1**** PoW 3 'PAINs', 1..r...s
•:11 4- '',--t- ..,44 4 :4 4.
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r lat.wd.4.4.1./.6,1141ked.'''''‘ ..1,.....y 3 t 114:44 1.41
r■ L.. A 0 A 1 0 0 4 A $1 '4 Pe 10 1 f 1 4 A 4
sq..
4 41 4 b?‘ 0 4 .4. 48t4 4.1 1 x I i
I t -4 t, I 4; 1
It .**464 r
ANN P.'
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416* 1 1*1 4: .fr 1 4 r v.?: z 4 ,t'... fo• 4. s 1W 1.
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4** ..014 11 40** A jef. 701:1 II' M 4..." 4.1 Nt1v...■1 ..?..taws.
40 0.19;liS j• V ,I iiii AM AL* .04 V. x I 1
vt e iv' -4.4,
4. •••0'.4-■
1,0 4 ,4, f sr i 1 I
r• V.. 4 V 9.'74'• 4 *VW
tJ
VIO (4, v,
.4.4, le.-1...„ L
a s 1
e
e 1 1 1 A
.24.4,
TownshIPSimd .1Ate,.? Hi h nds
of/ i ill
41 of,
40 Grave' mining posemst 19'
t frjr.% I A
t „4,‘..._..,
......1, r
tt
N
es s... f.
s A`••••-.. ^N. 0 -...1 .1
t.
Resour Concentrations (5l23108)
It"
Aim [;50 AP1.0
4 j wmate A gate ce
../.00 --"4 Ezi FEMA Floodplam
el:14r 4 4s\
u•-■;‘ ,77'11 0..."1" Wetlan a P:te d n A t r. iaLW e d t d lan t s A re r d r.. a p a... t .d e o) from Bonestroo)
4/ V
419 5raicCw10S'f:Llnt°:::En:::dr'ov:Prte:
Cover
h
water uno
7 -111r"liir-41
-0-Arsiff/111 -"7 1- 111111 to Storm R fr
ma :rt Surfa Areas
f ra
r 'fie
7.,
0 ,r,■' z
rfals
EN Shrubland
vga W H' a d te r c""
Interim Brief 1 13
I
0
scri
De tion p
of the Region
and Site
in the future would be transferred utilities service area, which does not and a Northern Natural Gas Co.
to the 1,000 acres designated for currently encompass the UMore Park pipeline is located in the extreme
research immediately to the south property, should be examined. northeast portion.
on Vermillion Highlands. s
Sewer- Metropolitan Council
Lirnited transportation staff stated that Metropolitan Water- UMore Park's private well
infrastructure and utilities Council Environmental Services and water tower system serves
Although Dakota County and the (MCES) recently constructed a approximately 15 percent of the
Minneapolis -St. Paul metro area new treatment facility that was site today. Municipal water service
have adequate infrastructure designed to accommodate 800 is available adjacent to the UMore
(water, sewer, power, internet) to gallons /acre /day from UMore Park property, but is not sized to
serve UMore Park, the timing to Park. This equates to 3.9 million accommodate the entire proposed
make these systems accessible to the gallons per day for the 4840 acre UMore development.
development is unknown. parcel.The conveyance pipe for the
treatment facility runs adjacent to
Wastewater would tie into the Empire the UMore Park property on the
plant, which has two pipe systems north and west boundaries.
along County Road 42. Improved
roads are required within the site Electric /pipeline facilities
and the capacity of the external Transmission lines traverse the site at
supporting network will need to be the following locations:
increased. Eventually, the UMore Park
property and central Dakota County
The northwest corner adjacent
will require improvements to the to County Road 42
regional road system to maximize A north -south line adjacent to
density opportunities.The UMore the eastern boundary of the site
Park property has been identified
as a potential site for future light rail
stops, though the timing of these A Mid American Pipeline Co.
improvements has yet to be identified. pipeline is located in the extreme
The need to expand the municipal northwest portion of the property,
Interim Brief' 14
R)
S a .r�s'� ti� s3. s r
-y 7 3 f A nalysis Y ''t w it 5; f +T 0.�r k R
c z a ass, n a, 2 r
'ty s_ a, a s... s'' 1 +�;3 "'�'fjr S'. e� m`� y"4`•
.'i A�� „t ,t-:::-.1;4'.:::'*----., 5 i.u.r'..... �R a R `KJ1'
.tr a a�i„ k' k.- Sow.ie ,—....1. n
e i t'
L
I �.tr.,,... Parma ®a
I. 11
s a 1 °v—_ nom
IT, fat I tA f i
x i yy �aaam�.� 4
r... ,t pt,,, a
t f j
K S?adn B i 4
l i a I l i' I t =a G•
Emp To" shi�i
City
Z
7 is I of
i Coates
I -,I 1
s
Vermillion Highlands WM A C''',,°;,,„,,,,„ aoaenaoum Lin U. 2007
EmpireTownihlip S Bo
and Gravel Wining tK Atmuk3, Rcaea.ch
R..v..aaa Pa
1 va' G J InduwiJ
iii MitA Dmuty A."""' IMusWaV M aed Vu
Flcdivm C.'"4, R
C PubhJ Imnluawn
c
In
i Parl'J Opn S
f
u a.een m new
0
y, tMI w... Han
1 i. Metropolitan Council Lend Use 2000
';.!,,,...4„,44,,,,. O st S.aaan.a
F,' I. S:n Fa,nil D[nched
2 i' Pl uwlaeaaxed eouJnt Park
xb ',1,'7-.1- s tv FamRr A nxketl
J s Q L R<tJl aM Orker .nv.v. <iJ
L
i 3 �f4aM Use ReJdenaial
R. 'R t �x Mists Vnl
y s^ V ,3 07`..' y IC' p ..,,,,„„.,,..J. ea. J and Dee.
q
wF as h f S i Pa.k ,t.''''''''''' w Preserve
M afro Council e r u
Q f
reBa PIanU U
RoRd
dab r x. f
1`•tt Pri.aroJ Arterial
roe An
wrowa
Dakoo cry and unore Roa d,
Interim Brief 1 15
r`
Description
of the Region
and Site
MIR
Construction debris and Summer 2008 regarding the soil and
Brownfield: real property, the expansion, abandoned structures groundwater quality in areas identified
redevelopment, or reuse of which may be The GOW included 800 buildings as likely impacted by former GOW
complicated by the presence or potential of wood and concrete. Although operations. Separately, the University
presence of a hazardous substance, many buildings were razed by the is pursuing an assessment of areas of
pollutant, or contaminant. federal government, the foundations concern to determine cleanup costs
of most of these structures are still related to the GOW. Early indications
Source: Public Law 107 -118 (H.R. 2869)
"Small Business Liability Relief and in place. Redevelopment of the are that these brownfield issues will
Brownfields Revitalization Act" signed into GOW acres will need to be handled not preclude the land from being
law January 11, 2002. as a brownfield project due to the utilized for residential development or
presence of ash, demolition debris, other uses.
and areas where soil quality has been
degraded by historical land uses.
The University anticipates receiving v
a site assessment report from the
U.S. Army Corps of Engineers in
The T walls along County Road 46 are a k
visually prominent remnants of the r
WWII Gopher Ordnance Works plant
An estimated 263,000 tons of concrete
remain on the site tc
Interim Brief 16
F
Description
of the Region
and Site
Aggregate resources
Geological surveys and mining on
adjacent properties strongly suggest
that UMore Park contains substantial
sand and gravel resources. Regional
planning authorities actually
encourage extraction of this material, I'
particularly for use in local markets.
The University is initiating a
gravel EIS in order to determine Ilf
whether it will pursue gravel
I
mining. With that in mind, Design i
Workshop recommends that the
University give future consideration 1
to contracting with one or more r
gravel mining operators to extract
this material. Dual outcomes from _e``
mining are:
A stream of royalties to the!
P-4Q1a University; the creation of lakes
and wetlands as amenities for
future development as well as pads �.4 4`
for housing and other uses; acid, t
A set of aesthetic and
environmental standards i
would be developed to guide
the extraction. In addition, a
master grading plan should be
developed which would provide
general direction to the process.
Testing for aggregate deposits iwas completed in Spina 2008 The analysis of
data is anticipated to be completed in Summer 2008
Interim Brief 1 17
Description
of the Reg
and Site
=It e
Demographics and
Economics of the Region
City of Rosemount: Conclusions
Dakota County: Land area: 33.7 square miles The City of Rosemount
Land area 570 square miles 20,468 (2006) (40% and Dakota County overall
q Population: �0, exhibit "bedroom community"
including the cities of Rosemount, growth since 2000)
Eagan, Burnsville, Apple Valley, traits with a large portion of
Lakeville, Inver Grove Heights, Population forecast: 38,400 by residents commuting in the
South St. Paul, West St. Paul, 2020 and 45,500 by 2030 direction of Minneapolis;
Hastings and Farmington Population density: 573 people per The Minneapolis housing
P ty p P P
square mile market is currently
Population: 383,592 (2005) experiencing a downward
Population density: 673 people Median household income:$70,800 trend in terms of sales volume
per square pule Median house value: $244,500 and pricing, but a project at
(above the state average) the scale of UMore Park is
Median household
likely to experience multiple
income: $68,314 Single Family home units: 4,939 housing cycles; t
Median house value: $241,800
(66.5% of homes are single family) The urbanization of suburban Z
Multi- family Units: 2,312 Minneapolis is pushing in Y
Single family new house
construction building permits: Single family new house the direction of the UMore
14,625 (from year 2000 -2006) construction building permits: Park property and has already
1,953 (from year 2,000 to 2006) reached Dakota County.
Average wage per job:
$37,748 (2003) Daytime population change due to
commuting: -2,583 (-17.7%)
Percent of county residents living
Workers who live and work
and working in this county: 45.8% in this city: 1,046 (13.7
Average household size:
3.1 (2.5 Minnesota) 'E
Mean travel time to work:
24.4 minutes
Interim Brief I 18
Visioning
Process
Public engagement with
the local community,
7 -t
jurisdictional representatives,
University staff, faculty t y
and students has provided
important perspectives on
the University's vision for the
future
For the past four years, the A document entitled Distinctiveness Incorporation of Information
University has gone to great lengths through academic mission: The Vision Design Workshop evaluated the
to consider how the UMore Park for a University Founded Cotm a mity, information from the University's
property could be best managed as a (March 2008) describes the findings citizen, faculty, and student input
unique asset. Its process has included of the task forces. sessions to determine how it could
drawing upon the expertise of the be used in the concept master
academy and the broader public to Ideas from citizens and organizations planning process.The feasibility of
help shape the vision for the site. have informed the academic mission the recommendations, based on
task forces and the UMore Park current best practices, emerging
Public Engagement management team. Most recently, technologies, cost vs. benefits
The University assembled almost more than 450 citizens contributed and institutional barriers, were
100 members of its academic ideas during six listening sessions evaluated for a community of the
community into six task forces, each held in Rosemount in September future.The viable suggestions will
focused on one of the following 2007. Campus -based forums in be incorporated into the Concept
aspects of the new community. November 2007 captured additional Master Plan and associated Vision
perspectives on the vision for the and Pattern Books as summarized in
Education; new community from faculty, charts on the following pages.The
Health; students and staff members.The preliminary recommendations for
Energy; University will continue to seek implementation and aspirations of
Environment; input from the public throughout the University related to upholding
Transportation; and the ongoing development process. the academic mission are listed in
Interdisciplinary opportunities. the University Imprimatur chapter
of this document.
Interim Brief I 19
it
Academic Task Force Recommendations:
0
I
Idea Incorporation into the Concept Master Plan
IMMEDIATELY NEAR -TERM 1ONGTERM
POSSIBLE PffSS181UT POSSIBN. TY
TOPIC C urrent Best Emerg ng Bleeding Edge ASPIRATION STATEMENT
Technology
v. 7"IQtitl .�g v L`.
X
ENVIRONMENT
Provide for wildlife corridors of adequate dimension to support key species, and
Habitat Planning have an urban wildlife plan to encourage habitat development and to manage
f 7
the urban /wild lands interface. Coordination for habitat management will occur
with Vermillion Highlands and Dakota County Regional Parks.
Stormwater Management 7 X Create anon- degradation and enhancement water management policy.
Water Quality L J Water quality will be equal to pie-contact quality.
Constructed Wetlands/ Consider constructed wetlands sewer treatment in lieu of mechanical treatment i
Sanitary SewageTreatment 7 X to minimize energy demand. Consider compost and recycling alternatives.
Water Conservation/ J 7 Reduce water use by a certain percentage below current usage in theTwin Cities.
Recycling
Interweave nature and built environment. Provide environmental education
Human Interface with Nature opportunities
Environmental Education J 7 X Integrate environmental education into living, working and recreation.
LEED Neighborhood J 7 Become nationally recognized as an exemplary project that performs well in
Development terms of smart growth, new urbanism, sustainability, and green buildings.
All public facilities will be LEED certified and incentives will be provided for
Green Building Standards J private buildings to be LEED certified. Create healthy indoor environments.
Non-toxic, Conservation, Minimize material waste compared to typical development. Use "Green low
Re -use of Materials J 7 X 1toxicity materials for buildings. 1.
Create defined landscape concepts which identifies where native and non-natives
Native Plant Use I are appropriate, provide an approved planting list which includes prohibitions
against the plantings of invasive species, and a heavy emphasis of native plant
f i use for habitat and water conservation values.
On -Site Agriculture Produc- Provide community- support agriculture in terms of community gardens, a
lion 4 7 farmer's market, and community orchards. Provide at least as much agricultural
production on the site as currently exists. I
Set a target for percentage of waste that is recycled. Consider Plasma Arc Gas
Recycling Programs i 4 X I ification and composting of vegetative waste.
Air Quality 4' 7 X Positively contribute to air quality.
Sky
I
Night Sk 1 j Meet the standards of the International Night Sky Association.
9
r Noise Standards 1 J T 1 Set noise standards for activities and community design.
III i
Environmental Protection
I Create standards for air, water, and site protection during construction.
during Construction I
Minin Reclamation f Shape land for development through theaggregateextrac tionprocess, including
9 7 bu water amenit and creat wetlands for hab values.
f
1
W s i, ,i 4 c `,g s 't .a1 4 ,1 8 s -4 A. a r w
1.�._ -f^ z' F
i i I X I Create the best pre natal, early childhood, K -12 and lifelong public education
School Standards opportunities in Minnesota.
I Create an environment that promotes lifelong learning as a personal and
community investment. Consider a partnership with Dakota CountyTechnical
Education Facilities 7 College and the University Extension Office. All homes shall be within 1500 feet F
walking distance of schools.
1 l Negotiate school/park development and management agreements to minimize
Joint School /Park Agree- I I land requirements and operating costs and expand learning o
q 9 P g pportunities.
ments
Provide educational opportunities at Vermillion Highlands.
Establish an InformationTechnology Plan to provide wi -fi and fiber to the home.
Technology 4 7 Consider information technology as a potential revenue stream to the Univer-
sity.
Set aside land and provide Community Council funding for a community arts
Arts Education/Centers
center.
Create a community that generates supplemental funding for the University
7 mission, provides opportunities, for ongoing academic research, and whose
Research Opportunities development and community quality of life is continually improved by
ongoing research and development.
4
Interim Brief I 20
r
Academic Task Force Recommendations:
Idea Incorporation into the Concept Master Plan
IMMEb1ATELY NEAR TERM LL?Nta1ERM
POSSIBLE POSSIBILITY POSSIBILI Y
TOPIC Current Best Emerging_ $leedaigEdge ASPIR
Piactices Tedvwiagy
7 X f
HEALTH AND WELLNESS
Foster Social Interaction .1 Create and fund a position of "Art-of Living" Director.
Develop a health care master plan and budget. Provide sites for hospitals, clinics, and
Access to Health Care Systems d medical wellness centers. Create a relationship with the University Medical Center.
L I Create community health education programs. i
Food Availability and Quality J 7 j Create community facilities for gardens, meals, and alternative food purchases.
Parks and Recreation 1 r Create recreation and relaxation opportunities. Meet or exceed National Recreation l
and Park Association standards.
Walkability J Develop a comprehensive system of hiking and biking trails and sidewalks that connect
to regional systems. Create an ADA accessible community.
Crime Prevention 4 1 I Design to meet Crime PreventionsThrough Environmental Design Standards
i Public HealthThrough
Communes Design d 7 I Reduce dependence on automobiles. Integrate nature into the community.
r
E ERGY
Use a systems approach by generating clean energy tor the community through
Power Generation ,4 X the use of wind turbines, geothermal wells, biogas, sewage to energy transfer,
and solar collection.
Strive to become a zero-net energy 6 2 0 1
Zero -Net Energy Community i s e e gy y 03 Investigate on site and I
gY Y 7 X off -site energy eneration possibilities and reduce energy demands.
Zero Carbon Emissions i i
X Strive to become a zero carbon emission community by 2030. Utilize clean energy.
Community
Building Energy Efficiency ,j j All public facilities will be LEED certified and incentives will be provided for
private buildings to be LEED certified.
Energy Use 1 i Establish an energy plan and budget for the community with the goals of
reducing average energy consumption.
Research, Funding,Technology 7 X Provide opportunity energy studies such as biomass and cellulose i
TRANSPORTATION
I
I Strive to bring bus rapid transit. commuter rail and light rail transit to the site.
Mobility Choice J 7 X
Implement a car and bike share system.
Mixed -Use Community 4 Locate public buildings, shops, and services within walking distance of homes to l a
reduce automobile trips. Create the density to support transit. i
1 Create one job to one home ratio by the year 2020 on the UMore property
Jobs/Housing Balance J 7
thus reducing the number and/or length of automobile trips.
Provide designated parking spaces for alternative energy vehicles and Insure
Alternative FuelsNehicles X that all fleet vehicles are alternative energy vehicles. Create a car-share program.
I Demonstrate emerging technologies on site.
I Accessibility/ Connectivity f 7 Design a comprehensive and interconnected system of trails bikeway, sidewalks and
transit systems.
J The transportation system should be able to react to changes in travel patterns behavior
Flexible Infrastructure 7 X and infrastructure conditions; adapt to changing demographics and technological
il
advances; accommodate growth in local, regional and global markets.
t t r �'"1476x t,, `4 Y 5 1 v� k. ,5 �T i 7a- "So-',a„
I Create opportunities for a full range of economic levels, ages, ethnicity, nationalities, and
Diversity 4 lifestyles. Implement an attainable housing program for 5% of all housing units. Provide
diverse housing products of varying sizes, types and prices. Encourage job creation that
spans a range of opportunities. Create international exchange opportunities.
J
Interfaith f 7 Develop and implement an interfaith community plan.
I
a
Collaborate with local governments, non profits, and faith based organizations to
i Social Services 7
provide social services to meet the needs of the community including family crisis
J counseling and shelters for the homeless.
Research Opportunities 7 x Research -based education and public engagement should Infuse the new community
with learning opportunities for all ages.
Arts and Culture 4 7 The arts and culture will permeate the new community, offering learning, social inter-
actions, entertainment and inspiration as woll as economic development.
Library 4 Provide site, funding, and construction of a library. Create an InformationTerhnology Plan.
Emergency Protection 4 Provide funding and a site for police stations and fire protection stations.
Historic Preservation/Cultural Preserve the GOW remnants that are of historic and cultural interest and create inter
Landscape .1 pretive opportunities. Maintenance of the structures should be sought through the
Preservation Easement Program.
Interim Brief 21
r)
0
1,
Site Planning
Evolution
Process
The consultant team considered a This brainstormed list of 30 themes
wide range of development themes allowed for creative ideas to flow
in planning for the UMore property and many ideas not previously
and proceeded through a series of conceived to be considered.
iterations to arrive at four concept
i
scenarios for the community. This i
section outlines the process by which
the team synthesized the ideas of a r J I 3 r 0 v ?ry`
4 -1111);4,;:i.1.; s ,l P��1
variety of planning concepts. y t f rat
i
t a �'i' f o� i r 3 Themes )7. t f +�y Y r 17.::::::""ks':i: i p 1 7 4,1 �1. ..1 1 Thirt
r d l IN, r 3 t
Inspired by the ideas suggested in
c
the public and task force sessions, r 1 J -r i I
Design Workshop described 30 T'•' rr 1 f 1 4‘'
development themes for the
�'4 i f I e r� r'i
UMore Park site Some notable A j eas �,i I IP a...v....- c. ,--u... lz: 4 4 .t.- 4.1 r fa- "'s
themes include: -4/ .4i r tt lit it::::"; f t 1i l�''�
Li411!
M
s' S siii atutU »a: airu i t c r
Town of Lakes; 1; zt s r
Medical Employment Base; r "1 c` i i lifiri,t., Community in Nature; I „foil
Ener Ex porter; t r
Automobile Free Community h yz
High —Rise Housing; i a i 44
No —Waste Community; le,' I I ;!"I
Eco- Industrial Park; i s
1 j
pp.
Air Cargo and Freight
T r i r� I t
Terminal; i „_A: a .1.6,„v
Agrarian Community; and
Carbon -Offset Woodlands. Framework diagrams were created to identify how
general land uses might be grouped on the site
e
e
Interim Brief I 22
0
S Plann
Evolution
Process
Four Scenarios
From the larger set of 30 development themes, the consultant
team evaluated the various options, weighing the pros and cons of
each. Four land use scenarios were distilled:
1:Traditional Master Planned Community
2: New Urban Center
3: Lifestyle Center
4:A New Sustainable Community
The four scenarios provide the means to evaluate important
components of this University founded community, particularly:
Academic mission that adds value to the community;
Density and population;
Public transit;
Land uses and their locations;
Land use for amenities;
Jobs /housing balance;
Necessary community facilities;
Public infrastructure roads, utilities, open space; and
Gravel extraction and land development.
Interim Brief I 23
Site Planning (r
Evolution
Process
7
Scenario One Master resulting wetlands and lakes will
Planned Community Housing:The primary market enhance property values for
for housing in Scenario One is adjacent homes. However, because
Overview similar to that currently found in the local market is price sensitive,
Scenario One is the baseline case: Rosemount. Due to the distance the University may not be able
a traditional community following from employment centers, the to capture the full value of this
standards and best practices typically emphasis is on affordable housing premium. In addition, much of the
accepted in the region.This development. It is believed that construction will be in the form of
scenario is similar in density and there is a great demand for low -cost production housing which depends
amount of open space to traditional housing, as Rosemount is considered upon relatively flat grades (4% or
new -urban developments. a "drive -to- qualify" market. Housing less) for maximum efficiency. For
choices include single family this reason major manipulation of
Population: 23,000 detached, single family attached and the ground plane could complicate
Total Housing Units: 9,600 multi- family, condominium and construction on the site.
Gross Residential Density: apartment housing types, however
4.2 units per acre the emphasis would be on single GOW: It is assumed that the
Average Annual Residential Sales: family detached. Gopher Ordnance Works would be
480 (over 20 years) reclaimed to a level acceptable for
Commercial Square Footage: Employment: It is not anticipated residential development
1.3 Million in Scenario One that a major using federal funds rather than J
Work /Employment: employment center such a regional funds from the University or
49,000 square feet or national corporate headquarters, development partner(s). g
Parks and Open Space: hospital and /or health care complex,
26% of the property industrial park, or university would Sustainability Initiatives:
Mined Acres: 615 be attracted to the site. Commercial While there is still potential for
development would be expected applying the University's brand and
Transit: Due to the low density, along major arterials and sized to academic mission to this scenario M)
Scenario One does not meet the serve the community at UMore and by executing the project well and
regional transit standards for public potentially the larger region. adding the basic components of E
rail transit to serve the site. Bus rapid sustainable development, the full
transit (BRT), however, would be Gravel: This scenario can intellectual /research energies of the
expected to serve the community accommodate a moderately University are not brought to bear L.
aggressive gravel operation.The in this situation. k
Interim Brief I 24
Advantages: demand on community services sustainability may limit the
Density is at a level typically more and infrastructure; and potential funding in a brownfield
accepted by the surrounding Provides housing matching the redevelopment of the 6,000 acres;
communities; affordability of the region. Limited housing mix; and
Overcoming the challenges of Lack of sustainability
gaining alternative transit to Disadvantages: innovation and intellectual/
the site is not necessary; A development with limited research energies.
Smaller population will place less economic and environmental
1.
N6 ��l 1 i ,Neighbor Community 4 'T
r, i rt«e, l 1 Dakota County Ni tk L I L, gauiu
1 �.:1 1 Technical College 7 K
rf Hosp Sc
r E
U' 9 i r r J '1 j i LL J .r/ u l i
1 v 1
410. J-- L L_______:1__ p I 'r rc... *tray G
t4'1 1 InU -1' 1 l 7 i I a l C munityri 1
l
V..-0. L —.-i Pa rk L r1 1 I Park poiiu
1 a rk 1 �6 Ca� Ekmsn! S r"
T Chur a 1 l\ ,i r "_�I� Nsi 4 v i, a I r I J i i I I Park ,xg
�v' I b^_i Ela JC- r
i i idtll I I IlL 'LiL l iiq t.- �iie1 hborbood' i ,_.J.,._____/1., y I I 1 i F r,
1 I( 17-.JL i- A ,Par l t' I I I t
e L 1 FVli I I f ir r jr ;rp�
f li a
_-4 rrli>t p 1 _.Ne 'hi 'r o t 4
a No 8i oo d l f ?j r mss'' l -t I h r�_ L 1pt� .s i .i
I A
1C t
y C oi t jm u r
'0 I d C.j war ^�1 ry .'r 1 ir
'!N ti 4 '9q I i t r i I r. a c
1 11 A 1 C r l t+ \te 3
A om y 1 f i r} r'
r I L__ Vermillion
twit--
C` N d Highlands
1 �P
iiot j St. P ",.''':7'''''' c 4t 4 i \,,,i
Ot S
r t }Zr, r 4 t^3rF.}. �9k. aa Z
Legend
Single Family Residential (large lot) Civic /Institutional /Education
Single Family Residential (small lot) Parks and Parkways
t Single Family Residential (attached) Open Space
Multi Family Residential Golf
Nill Mixed -Use r132 Water
Commercial /Retail i* Wetlands
rzi Commercial /Office
NM Light Industrial /Office
Interim Brief I 25
Planning Site P a g
Evolution
Process
Mill
0
Scenario Two Transit: Championing a mass Gravel: Gravel extraction and
New Urban Center transit rail corridor to extend development phasing requires
from the Twin Cities to the intensive coordination.
Overview: UMore Park site would require 0
Scenario Two contains the continuous effort and partnerships GOW: Urban uses with
residential densities necessary to with surrounding communities. structured parking, office, and
support both bus rapid transit Potentially two to three transit ground floor retail could allow
(BRT) and light rail transit (LRT) stops could be located within this the Gopher Ordnance Works site
to service the community at UMore development, providing the nuclei to be developed without having
Park. The presence of transit allows of transit oriented, mixed -use to reach residential standards of o
the creation of a major "edge city" centers. remediation. Increased density and
Village Center with multi -story economic development also create
mixed -use buildings and greater Housing: Surrounding the transit sufficient revenue streams to clean
residential densities. stations are village centers with up GOW sites should federal funds o
high— density residential, mixed -use, prove insufficient.
Population: 30,000 and commercial uses to serve the
Total Housing Units: 12,600 community.The creation of large Sustainability Initiatives:The
Gross Residential Density: lakes offers the potential to create creation of a new transit oriented
5.8 units per acre wonderful urban centers with high urban center at UMore Park
Average Annual Residential Sales: levels of amenities. The increased offers tremendous opportunity for
500 (over 25 years) density can also accommodate application of the University brand.
Commercial Square Footage: extensive earth shaping and an Greater concentrations of residential
1.8 Million interesting urban form. density could allow for additional
Work /Employment: open space within the community
34,000 square feet Employment: Alternative modes and offer an alternative to traditional
Parks and Open Space: of transportation could potentially suburban sprawl.The community
24% of the property enhance the attractiveness of would provide the Twin Cites with
Mined Acres: 638 commercial development, providing an exceptional model of sustainable
more employment opportunities. urban development.
0
Interim Brief I 26
0
0
Advantages: Disadvantages: Development expertise needed for
Mix of housing prices and The challenge of bringing village center development; and
products; transit to the site; Underutilization of opportunities
Greater residential densities can Potential lack of market acceptance for University research, education,
be realized; for higher density housing in a and public engagement.
Multiple modes of transportation; suburban setting;
Alternative to traditional sprawl.
4 w R'sa A.1 4 ,1 <.a, fie, ‘ii 9
1 i t Hosp D akota Coon High P t i mmunity f
R School PP 9 s
r 7 Elementa College
11
e T echnica l C Ile9e
.r S i ol. y a
P ar W f
Na• hbo hood" l j
r
Park J 1 .r.,_
T ,t Park. I Y
1 g p ark i; o�}munity ransitStop
It' Ne .I t
VLe o rhoo i ,x
4. Neighlborft p d P 1 JrJ rk. IghbO'hogd ...t x-
a. aVrli n l o Rota F s r I
1 i f '0 1 1 I W _I1) 1- f C I L 1 e l f
Noiaiiberh a_ ar
t J ;2 T T e l lstt Sto j Ratai fl ,e 1 i Elementary Pk Middle
t
gym..
r t it .t i School
I
sc hool
s p e e r l j I --1 3 r S J C m ark ta ,L- l ry y 1 a 7
r
Re reatiP I
�r$ n t ii ``___s I r Neighborhobg- l .5„ t
}S I Center t 5
N a d 1 j Neig1'tbbihood
lsati J' N`rsin ro mu�ut Eli J C i itir-
j
o it ,r Par 1 Ermenta v-;y
r F r 11 school Gom�111n k
P
(N eighborhood!
j AS Midd�e m 1 t
e t h 1 L 1
Ala g $0100 d N• .x iz y
1 Park 4 ,e^ J t
1` 4 Ne igbotooiir -�L :.i e 1'Y. L.
Vermillion 1
e: d J ,i 1 Highlands
r
v nn —ii
t
Legend
Single Family Residential (large lot) T Civic /Institutional /Education
Single Family Residential (small lot) r" !Parks and Parkways
Single Family Residential (attached) Open Space
Multi Family Residential A Golf
Nis Mixed -Use Ea Water
ra Commercial /Retail rt Wetlands
Commercial /Office
NW Light Industrial /Office
Interim Brief I 27
c)
N
Site Planning g
Evolution
Process
MN
0
Scenario Three Work /Employment: Gravel: Gravel mining here could 0
Lifestyle Community 48,500 square feet be extensive and the resultant lakes,
Parks and Open Space: wetlands, and open space amenities
Overview 36% of the property would add value to the residential lots. 0
Scenario Three was developed Mined Acres: 300 Earthwork operations from mining
to explore the importance of could also provide the rough shaping
incorporating major amenities within Transit: Due to the low density, of the golf course. However, the lake 0
the community at UMore Park.The this option does not meet the and open space amenities cannot 0
lakes created by gravel extraction regional transit standards for be fully realized until the gravel
offer an attractive edge condition providing light rail public transit extraction is complete.
for new housing in the Twin Cities service to the site. Bus rapid transit
as virtually all remaining lake front (BRT) in close proximity to the GOW: Golf course development
property in the metropolitan area has property would be expected to serve could be utilized as a "capping
0
been consumed. the community at UMore Park. strategy" for the contaminated sites,
thereby reducing the need to clean
This scenario builds upon the theme Housing:This scenario includes to residential standards. 0
of amenity-based living by adding more upscale housing types,
large community gardens and parks including large estate lots fronting Sustainability Initiatives:
0
and two municipal golf courses, onto major amenities such as the The golf course would be created
which anchor both ends of a small lakes and golf courses. as an Audubon Sanctuary course
lifestyle district. providing the highest standards
Employment: Scenario Three of environmentally responsible
Population: 26,400 does not anticipate that major design. The creation of a
Total Housing Units: 11,000 employment centers such as a conservation- oriented community
Gross Residential Density: regional or national corporate with wildlife habitat is a key
5.8 units per acre headquarters, hospital and /or health component of the plan. This
Average Annual Residential Sales: care complex, industrial scenario can provide an exceptional f
550 (over 20 years) park, or university would be environmental model though
Commercial Square Footage: attracted to the site. it does not provide a socially or t
2.1 Million economically diverse community. E
4
Interim Brief I 28
Advantages: Disadvantages:
Exceptional environmental model; Not a socially or economically
Amount of GOW diverse community.
cleanup reduced; and Underutilization of opportunities
Neighborhoods and residential for University research, education,
districts centered around outdoor and public engagement.
amenities.
e 42 a. rb r i' etc r
i. Y Comtrietclal! _It
f High School Dakota County
r z G t 8 Technical College Hospital 4 f, Ce I r1 t a r n
mf Community iL L. f i
t Park i,
i x t
is f, r
Clinic
Wetlands 1
s Nes�h6eth,044 �bletiands J fix_
m
.:a Park 1 i y
�W�tiands �`�J R to
.t •5 "L
s'-''-- i r l �lCt erghboi �oo d NelghbWhood `r �i` g*•
l i J_ I\-- Pant _Perk_ y y ,9
k
Commut
J
Naighborhood 1 y rtelg Paark Police �i' Elamarnry
Park f Park Neig ood„'' Fire l Naig h i S t T 1
Middle 1 4 Park Community f
l school r pp if Nar un ity Park
Ld Naighborhood "J Garpens r►e ii g hbdihood
Na+ghtrSrho L p F i{aik Nei t et r`' 1
Psrk r Park r
tR ag' i/.It'',ger r `N ighfi of d Center 1 P T .i
1. �hsan ,.i.=. r t •1
o ds
fir 3 L uella t' l Cub a i N eighborkood
t ,r 'f -1 ry I N eiete rl. lib .P ark. s
N ei g hborhoo d
8�y Y
V 1 zaark ;2 i k+ 7 p i +t` ak
-`s b Md s r *4 as s
1
Ele e nta ry a j nz s
c i S of
t n Nei� i 1� t .R Wig ty
Hig
Goif•COi i L Park 0 ..4 iti:- d s A r f X~
j e s It ,1 X
',ti 2v Vermillion A
r Highlands E t
Neighborboorl= t
=-',.1.''',.,,-,A.,, d :Park .(A'''"
ki
W -t tr i 3 �++pp `fir 3 y g`
Legend
Single Family Residential (large lot) 1 Civic /Institutional /Education
Single Family Residential (small lot) r— Parks and Parkways
Single Family Residential (attached) Open Space
NIA Multi Family Residential Golf
M Mixed -Use Water
Commercial /Retail Wetlands
Commercial /Office
No Light Industrial /Office
Interim Brief I 29
C)
MIN
Site Planning g
Evolution K)
Process
0
Scenario Four Population: 30,000 Employment: The inclusion of
A New Sustainable Community Total Housing Units: 10,900 eco- industrial and research land
Gross Residential Density: uses allows for a great opportunity
Overview 6.7 units per acre to build employment land uses into
Scenario Four strives to be a Average Annual Residential Sales: the community and leverage the
sustainable community created 550 (20 years) University's imprimatur to attract
around diverse activities and uses. It Commercial Square Footage: potential employment generators.
proposes that an eco industrial park 10.5 Million
and university- founded research park Work /Employment: Gravel: Gravel mining can be
be the live /work enhancement to 48,550 square feet extensive depending upon the
this University founded community. Parks and Open Space: magnitude and nature of housing
0
26% of the property products. Man -made lakes to the
An eco industrial park is an Mined Acres: 497 east may be valuable to the industrial
industrial park in which businesses processes of the eco industrial park. 0
cooperate with each other and with Transit: Scenario Four proposes The west lake and open spaces 0
the local community in an attempt service by light rail transit and provide a buffer between the
to reduce waste and pollution, identifies three transit station locations. existing light industrial to the west
efficiently share resources, and help In addition to serving members of the of Biscayne Ave. Public access to the
achieve sustainable development, UMore Park community, the transit lakes is emphasized in this scenario.
with the intention of increasing line may also be used to bring people
0
economic gains and improving from outside the community to places GOW: The strategy is to clean the
environmental quality of employment within the eco- Gopher Ordnance Works to an
industrial park. industrial standard and to develop the
An eco industrial park's inclusion land as a mix of commercial uses.
would create a venue for application Housing: Scenario Four proposes
0
of University research and provide a diverse mix of housing choices Sustainability Initiatives:
a major source of employment to including single family detached, There is tremendous potential for
residents of UMore Park. Future single family attached, multi family, the University to develop a state
mass transit stations offers synergistic condominium and apartment of the art eco industrial park and
opportunities for both private and housing types. The ability to serve research center, utilizing the highest
public partnerships. the community with transit as well standards of sustainability, and
as an equitable jobs —to— housing providing enormous exposure for
balance allows the development of the University on a world stage.
higher housing densities than the
other plan scenarios.
Interim Brief 30
0
Advantages: Greater residential densities Disadvantages:
Greatest opportunity for can be realized; Need to attract employment users
integrating research, education, Multiple modes of transportation; to the site; and
and public engagement across Alternative to traditional sprawl; Rail transit funding required.
the breadth of the University to Optimal jobs to housing balance;
benefit the community. Primarily commercial uses over
Mix of housing prices and products; former GOW sites.
4.� l'f .a te xfi� y 4 L r y? �y y f 'v k t Y ;._F j o
r 7
�F f
h O i( I t t� I r....7,7,..7,7:7- .1m.: f A "7 ij 'Al i
I v Dakota County Region, 'I it Hospital r
Po t.j a m r
it c f x� Technical Colleges oP P 8 I :sf r' t Mi --t. 'F V I rt �r A t E stay I i 1u 1' i I r i
,J/ f: �I y I \ong t P m r r t �T I K J CSBB� r`.
1..- r n am u s L. L
7 I l f C nstructe I- i
�r i' Center I Wetlands en Regional
c ,5 h Space/ y
r .,-'---1.-. v _,r). t Lam` I �s..; Il�ettands i r i r T c
eC hb te a p a L i x a lrl
Retail -t r 1 I I_ t' J, s ii.
1 1L P( School rjsft to l i i d i L r
N. .i' `i k 1 Moine i F wet f a I s 'f
3 U l. i i nodds Elementary P� I n
e--;.
ti; M %e4'Use� a _,L Sc1 1 P I r
r,: ;Lake l t` tt F, llI i
i M r �y r e� ti c.__ r= ,7 1 r -i t a
r i iz S cho ol i� t� Nei v M(nuni� C r i i6 InQUB P l a l r
4:' i n y J'i,� f'��� ent \i I it 1 j Y ,r
li Elementarjr c I t L: `Buss e8$
4 P�. i i Schfl�Yt):A Cgmmnnl{'y far
a ,Commun 2 ;�r ,�l i i I r
�Y 1 Par t r C.-{l I 1 1 e
Y A Park I r k c r r -r
I ri n0n g o I(, I f if r I i f t v;
r ri Q Canter _,„,-k;', b `i u l)1 I LLiL t I 4 L i� K
R� �'�sr l� V im wi G' i?l 1 t F� �--r I 1
;r if t d <I f11 r J J I �f I W TS �3 'id
w
r p� J F t N Er Co mmunity \C`t C �r flt i
F liv
r 4 s .,r ;Public Word Park i 7n Ik i i j t :-.1. 1
�a II -4.11 .:y�
k- G"i a'" 1 i "A
i 1 to e\ -1j Elements/ s.
V
4 II C ii 1.` C rPre t g s ho i'. i ,1} tu.i" r
c 1 II 1 ii J Aar i t F I 7 n
Re nt r C; T: 12 orho od t RF
7 1 C e1ibr
010 I
J i <r
�k 1 f �r� R V ermillion .I t
1 ;1 ,//7/-
�i, Highlands l_i z1 I.,
I i Ag 'icultura "-i algrieultura) ,i 1 1 14n�
i e ar M Research
Fields
Parking
3'. v... t€?'" >"'c Sara: ji y. i:'S.
Legend
Single Family Residential (large lot) Civic/Institutional /Education
Single Family Residential (small lot) r Parks and Parkways
Single Family Residential (attached) Open Space
mg Multi Family Residential 4 Golf
sig Mixed -Use 2531 Water
y Commercial /Retail Wetlands
Commercial /Office
WV Light Industrial /Office
Interim Brief I 31
1
r
Site Planning
Evolution
Process O
0
0
Concept plan highlights evaluation criteria, and maximizes the Structuring elements
complementary value ofVermillion Open Space
Scenario Four utilizes the best Highlands. Most important, it provides The plan is formed around a series
elements of the first four schemes: the most varied and comprehensive of connected open spaces arranged
open space connectivity, the provision linkages to the University's academic to correspond with significant gravel
of transit that works in tandem mission. It is important to note, too, deposits as well as existing drainages, o
with density, a variety of residential the flexibility built into this scenario wetlands and tree masses.
and other land uses, and a range of to accommodate future change o
employment opportunities including in the region. Design Workshop Approximately 1,090 acres (nearly 0
environmental industries to create recommends scenario four as the basis 23% of the property) of parks and
0
a community for the 21st century. from which the final concept master open space are woven throughout
This scenario also significantly meets plan should emerge. the site in addition to approximately
the higher reaches of the six scenario 240 acres of lakes and 114 acres 0
i" 0
9,, ,-,.„,..7
1
0 c L-M 1 0
2^ c' v L-_-_ I
1 9 1 s AM.— i
4 1 ‘I 1
0111 IP 0. 0
p II' W4 eto t4 L NE
t
t t
i r' iJ r J .-1 a I 1 it
7,
1, N.‘,„ Q 1
4 6
''''''1 1
's______,01 4 L
The Scenario Four framework describes the location and connectivity of open space (green), water bodies dark blue), dense centers of
development (red), community services and institutions (light blue), and roadway/transit (black).
Interim Brief I 32
Site Planning
Evolution
Process
of wetlands. It is envisioned that and terminating atVermillion The large western lakes increase the
open spaces emphasizing the Highlands. buffer between the residential uses
natural character of the land will of the UMore Park property and the
flow in a connected network Along the east border a wide natural industrial uses west of Biscayne Ave
across the property and serve as space is utilized as a buffer between and also serves as community-wide
wildlife corridors and pedestrian the community and external uses. In recreation destination.
linkages between the various addition, the eastern lakes provide
neighborhoods and amenities within a division between the industrial/ Within the open space framework
the community commercial focus of the eastern there are several distinct zones of
portion of the UMore Park property development. The eastern most
Much of the property contains and the residential focus of the west. portion of the site is devoted
deposits of gravel which would The open space along the eastern primarily to industrial, office,
be mined in conjunction with boundary also serves as a wildlife research and commercial uses,
development of the site.The lakes corridor. while the western area is a mix of
included in Scenario Four are located commercial and residential.
to correspond with gravel deposits,
and would be created during the t
gravel extraction process.The lakes
represent valuable community
amenities as well as potential
opportunities for remediation, or
other environmental initiatives to be
Y': S
undertaken by the University.
The most prominent natural space t 4/
follows a swath of bluffs and existing j' 7 tz f 4
drainages that run southeast across
the property.This large area of f r` 'k `r
parkland is crossed by vehicular r=' 4 ._x
traffic at only seven points along g
its approximately 2.6 mile length.
It is intended to be a valuable
ecological and recreational asset for
the community, incorporating both
existing and newly created wetlands Potential gravel extraction would create deep lakes that could be amenitized for community
enjoyment
Interim Brief I 33
0
Open Space Connect 0
a
t� Cottage
C a n love Grove Hight
I ass cuFFRO A, �aa t Grove
I s
tal'
i R�'�e I �p0 ru
i
ro
r< I� irfJ l� to
y MusissrpplRlver
1 a
C ROAD 38 r
8
Apple V.Ifey X o Li i3t R t
0 1 rfJ7
COUNT
Y RDAD
Z 1 i
1
5r
t �1 UM Park
t
>.r9 'COUNTY ROAD 4 8
3 l f. H r V tr -t t .f S �i y A
1 i Y `F
c"
La kvit�le
�,Q' _yul1113 �Gl' �1il1 1
aO° COUN RO sa TJ r J ,4 tl
Vermillion 1
Highlands z
A R Ii rea 1 1'.
O a d W ldl i M rugem 1 r z1
o g; T: f
r i roP �Lu�. w.w- -L Y fI11 JOfl
A 1 u u) '3 P P a t31y+'f m T
COUNTY RO 84 P}j l Ivey t
s _t L.S Vermillion` R rver. E
M n erve t R d Floodplaln
r
i COUNTY ROAD 0a
V J a
Farm
m s F
E
COUNTY RO 50_
`:'COUNTY ROAD 7 FIWAY l 'F t m
R
vermillion Rrver I'''''''1 �rtt -v� �3 :a1
d s om 's..,. x ..r ...h, ss m
I Single Single famil Residen (large lot) Agriculture Research Zone
Single Fa Res idential (small lot) Regional Recreatbn Zone
F Residen (attached) EJ Aquatic Management Area
1111 Multi Family Resident Wildlife Management Area
Mixed -Use Existing Metro Area Rio Parks
Com ercial/Otfice
merciaVRetail Vermillion Equestrian Trails
DS I Comm VermillionHiking/SklingTrails nal
IN Light Industria10 Regional Hiking/Skfing Trails
s Civic/l Alternative RegionalTraiIConnection
Ell Parks and Parkways Greenway Connectlon
Open Space
Is Rivers and Floodplains f 3
Water
L "t Wetlands
Interim Brief I 34
7
Site Planning
Evolution
Process
r
concept master planning for UMore
II �i Park are separate activities, they have
1 all
-.r ii" x
been and will continue to be closely
i,
;:.,f,, yr Y connected to ensure synergies.
-...:f..„.44.,m,....t, The wildlife corridors connect to
ry Vermillion Highlands with trails
t;-":...:-..- r t 1 )91 1. providing access for residents.
r err i ,r v 1�
1. I 1 Y 7 Y k i I ..V.0 Lxj 1 ern s,e
a
r ��w e' Industrial and Commercial
4 11r
fir roi Land Uses
x+ The eco- industrial park (EIP)
r
anchor the eastern edge of the
�r� .�.r .nom g
J 'e* UMore property, between County
Road 42 and County Road 46, west
Once aggregate is extracted from key locations and water bodies formed, valuable real of Highway 52. Eventual tenants
estate for mixed -use centers with retail, employment, and housing will be created will share resources and knowledge
to increase efficiency while reducing
To the south open space and Activities on the property include waste and pollution to achieve
lower density housing borders the research, education, trails and sustainable development. Tenants
Vermillion Highlands property. recreation, wildlife management and may include companies devoted
hunting. Vermillion Highlands will to developing and supporting
Vermillion Highlands be maintained as a natural area for sustainable technologies, which
Vermillion Highlands: A research, public access. The University retains underscores the environmental
recreation, and wildlife management rights for research and education on enhancement approach of this
area is located directly south of the property in perpetuity. development.
UMore Park and was established in
May 2006 by legislation signed into Concept master planning on Just to the west of the eco industrial
law by the Governor of Minnesota. Vermillion Highlands is overseen park, a north -south arterial links
The 2,822 acre property is jointly by the joint management steering a regional shopping center and
managed by The University of committee which represents the research park along County Road
Minnesota and the Minnesota three organizations. The Center 42 to a community shopping area
Department of Natural Resources for Rural Design is under contract along County Road 46. Next to
in conjunction with Dakota County for planning. Although this and the the campus of the existing Dakota
Interim Brief I 35
Site Planning
Evolution
Process
0
County Technical College are proposed are envisioned as somewhat lower density,
hospital and nursing complexes along but still incorporate neighborhood scale
County Road 42, the anchor of the commercial within a walkable distance.
northern boundary of the UMore
Park property. Streets and Transit Lines
County Road 46 traverses the site as
Housing a large boulevard anchored at either 'x
The single— family, multi family and end by commercial centers. Smaller
mixed -use areas of the community boulevards connect the finer grids
yield approximately 17,400 dwelling of individual neighborhoods and
units over the entire site.The density of facilitate vehicular connections to the
development on the site allows over 25% commercial, industrial and employment
of the property to be maintained as open centers of the community. The
space, parks, wetlands and lakes. Parks of community is connected to its context
various sizes, from small pocket parks to through the alignment of proposed roads
large regional complexes, are distributed with major streets external to the site as
throughout the neighborhoods. Every unit well as the extension of transit lines. i•
in the community is within one fourth of
a mile of at least one type of open space Light Rail and other transit lines serving
and many have several types of open space the local area may eventually connect
within a walkable distance. Housing would with downtown St. Paul and with
include a range of price points. employment centers and communities
to the west. Mass transit would connect
Densities the research park, business center,
and eco- industrial park in the eastern
The highest density residential units
are clustered around commercial and portion of the property with a mixed-
employment centers as well as the primary use village center in the western portion
transportation corridors (boulevards and of the community.
light rail). Lower densities are typically
located at the edges of natural open
space, particularly adjacent toVermillion
Highlands southeast of the site.The central'.
neighborhoods south of County Road 46
Interim Brief I 36
Financial Analysis
Process
Financial advisory services understanding the nature and scale St. Paul metropolitan area, an
of the real estate opportunities updated market study is not
The following services will be at UMore Park, the time frame considered appropriate at this time.
provided to the University to over which such opportunities It is assumed that a project of this
evaluate the concept scenarios: might present themselves, and scale will see multiple economic
the financial returns that could peaks and troughs. For this reason,
Develop financial models for potentially be realized as a result of the current downturn end and
land use scenarios in order to those opportunities. the next peak occurrence is not
help the University identify
attempted to be projected. It is
the most financially viable land Market assumptions assumed that as the economic
plan, understand its costs and RCLCO used as background and social hub of the upper
risks; a market study previously Midwest, Minneapolis St. Paul is
Provide a backdrop of market commissioned by the University fundamentally well positioned for
feasibility to the financial and re ared by ERA, a national
P p y long -term growth. By the time the
analysis, recognizing that an consulting firm involved in the UMore Park project would come
innovative, long -range project early stages of strategic planning to market it would be expected
of this scale is unique and at UMore Park, which provided a that Minneapolis -St. Paul will be
will require a non traditional general assessment of the amount issuing 15,000 to 20,000 building
market assessment; of residential and commercial permits per year, as a result of
Help the University evaluate space that could be supported at strong household growth driven
different partnership and UMore Park. This background by increased employment. This is
ownership structures in order information is being supplemented well off the peak of almost 28,000
to determine the most effective with additional economic and permits issued in 2004, and a
vehicle for realizing its financial demographic analysis to prepare dramatic improvement from the
and mission- related goals. a preliminary product program, roughly 10,000 permits issued
including number, types, and prices in 2007.
Financial analysis of residential units that might be
process to date sold at UMore Park, as well as A project of this scale has never
supportable commercial square been developed in Minnesota. For
Beginning in January 2008, footage and commercial land values.
RCLCO, the nation's leading this reason many of the assumptions
independent real estate advisory are based on RCLCo's significant
services firm, has assisted the Given the current housing and knowledge and expertise in the
overall economic downturn, which area of large-scale master- lanned
University of Minnesota in p
has not spared the Minneapolis-
Interim Brief I 37
7
Financial Analysis I
Process O
t
communities (MPCs). Large- studies allow RCLCO to show how Rate of Return, Net Present Value,
scale MPCs have demonstrated density might change over the life etc.). A number of development
the ability to capture as much of the project, and how residential deal structures are being outlined,
as 3% of a metropolitan area's and commercial absorption can which allow for an understanding
annual residential building permit accelerate over time of the financial and organizational
activity. Projects analyzed include pros and cons of various deal
The Woodlands, a Houston, Texas types, including selling property
MPC with over 80,000 residents; Develo deal structures to multiple developers, forming
and Stapleton, a Denver, Colorado As context for the financial partnerships with one or more
MPC similar in size to the UMore modeling process, RCLCO large developers, or the University
Park property, which is located explored with the UMore Park serving as master developer. For
at the site of the former Denver Management Team, various each of the structures, RCLCO will
Stapleton Airport. These two case financial return metrics (Internal show how costs and revenues might
be distributed between partners
UMore Value Proposition or entities recognizing that the
actual terms of any deal would be
Development land sale negotiated and that every deal is
0 Development partners deal different.
Aggregate extraction partner deal
Value chain
Implementation approvals
RCLCO is addressing the concept
,c, Financing strategy
m of a land development value chain,
v Structure governance
which shows how various activities
Briefings add value to a real estate development
Environmental cleanup RF estimate
project The objective is to show
R GU for the AUAR how the University is already adding
a value to the property through its J
`0 EIS aggregate contract
planning activity and potential
u"' RGU for the gravel EIS
development steps. Higher returns are
A q Design Workshop contract with the costs incurre
y Aggregate assesment contract
and the level of risk born by the
UMore Principles
developer.
3 Resolutions
fi5
Time from 2006 through 2010
Each incremental step in planning adds value for the University for academic mission, for
potential revenues and for contributions to the public good. Interim Brief I 38 4
Financial Analysis
Process
Land use scenarios Scenario Four reflects the most Conclusion
For each of the four concept varied scheme with the greatest RCLCO will present to the
scenarios, Design Workshop density, greatest academic mission UMore Park Management Team
and RCLCO are conducting a integration and economic a financial model to illustrate the
preliminary financial analysis, which development opportunity including total costs, revenue, and potential
will allow for comparison of the business development and job financing sources for each of the
potential financial returns from creation. The Scenario Four model four scenarios, over a 30 -year
each scenario. As the scenarios are will consider the sale of large, development time frame. Overall,
evaluated based on factors such undeveloped parcels. However, the the results of the model will suggest,
as environmental sustainability, revenue projections in the current we believe, that the real estate
consistency with the University financial model will assume the development opportunity at UMore
mission, and potential economic sale of undeveloped commercial Park is strong, and that the potential
impact, additional layers of detail will pads and finished residential lots financial returns for the University
be added to the financial analysis. which is to say all site -work and could be quite positive. In addition,
Certain land use characteristics are infrastructure is in place and ready we believe that the financial upside
key to value creation and are being for delivery to a home builder. could be sufficient to attract an
considered in the financial model. Projected revenues are derived from experienced development partner
They include: the previously mentioned ERA with the skill and capacity to
study and supplemental research. undertake a project of this scale.
Density is to the benefit of the The development cost estimates
project and can be supported are provided by the engineering
with transit if light rail can be consultants at RLK, and based on
brought to the site; local expertise. The modeled costs
Commercial land uses are will include all roads and other
beneficial to the bottom line; and infrastructure, along with major
Gravel mining could provide amenities. Project management,
a robust and early source of design, and other "soft costs" will
incremental revenue over also be included. It will be assumed
decades that could be managed that the University will not finance
in tandem with the real estate any of the project costs, so interest
process and help fund future expense is not applicable.
development.
Interim Brief f 39
a
Evaluating the
Scenarios
1
Six criteria were developed to evaluate and buildings are constructed with remnants remaining from the World
potential development scenarios. materials and technologies that are War II Gopher Ordnance Works and
Importantly, the criteria flowed from energy efficient, energy producing any potential contamination that may
the Board of Regents principles and conserve water. be present at the site of this former
for planning and development as o Social sustainability. The physical production facility. Glacial sand and
well as from the perspectives of design of the community and its gravel deposits are present on the
local jurisdictions, citizens and the neighborhoods, amenities (parks property, and could be extracted to
University community. The criteria and green spaces, recreational meet the need for this nearly depleted
also capture key ideas from the facilities, public facilities such as resource in the metropolitan area. 1
academic mission task force reports. a learning center or community Following the completion of an
Each broad criterion covers important center) and community- Environmental Impact Statement
elements by which the four scenarios based programs and activities process in late 2009, the University
can be assessed.The criteria are: intentionally draw people will determine whether mining this w
together. Arts and culture as well resource is appropriate. Green space
as learning opportunities and as a valued amenity both on the
1. Sustainability and innovation shared experiences enrich the UMore Park property andVermillion
For the UMore Park planning and community. Highlands is addressed through the
development, sustainability is defined as o Economic sustainability. The design of parks, gardens, natural areas
the integration of environmental, socio- community is a destination, and trails. Lakes and ponds could be
cultural and economic opportunities a place where people can live, created on the landscape following the
with a specific focus on innovation in
work and play. The community potential extraction of gravel.
education and life -long learning, health
thrives, with a strong economic
and wellness and renewable energy base that serves generations 3. Economic development
through design and programming. into the future (see separate in the region
The three intersecting elements of criterion on regional economic Although economic sustainability is a
sustainability notably can be supported development.) key component of overall sustainability,
through University research, education i is important to emphasize the
and public engagement. significance of this criterion separately.
2. Natural resource stewardship The University imprimatur adds
o Environmental sustainability. The The University is a responsible unique value and resources to attract
community is developed with a landowner and steward of its valuable expand businesses and services,
light footprint on the landscape; asset. Planning and development resulting in job creation.Workforce
infrastructure is developed with must specifically address removal of development and job training are
attention to ecological systems; the nearly 263,000 tons of concrete incorporated into community
Interim Brief I 40
Evaluating the
Scenarios
programs. Enhanced transportation 5. Financial returns to created knowledge for a changing
networks provide easy access to the University world. It will continue to do so over
retail shopping, the workplace and The vision for development the generations.The development at
community events. Other economic would contribute to economic UMore Park is the unprecedented
benefits include unique public- development in the region and opportunity to, more than ever,
private partnerships, entrepreneurial enhance the lives of citizens.The refresh the land grant mission for
opportunities, and potential tourism University, too, must derive value today and tomorrow and contribute
benefits that a destination can attract. from this unique undertaking, to the public good through research,
both financially and through education and public engagement.
4. Partnerships opportunities for its students
The success of the development and faculty members. First, the
at UMore Park will be based on University must recover investments
the University's ability to work it has made during the planning and
collaboratively and innovatively initial development phase. Then,
with local jurisdictions and with the University should maximize
multiple public and private entities. its long -term financial outcome
Such partnerships will serve as a through articulation of the primary
catalyst for improved living and property development goal: to
regional economic development, substantially increase the University's
including business development endowment in order to support
and job creation. Public and private its academic mission (for example,
partnerships could contribute to student scholarships, research and
amenities and services in areas of aspects of institutional priorities
energy, health and lifestyle facilities, that are not sufficiently supported
recreational and cultural features by state or private funds) and
and a lifelong learning system that contributions to the public good
is integrated across the community long into the future.
through schools, libraries,
technology services and other 6. University legacy
learning facilities. Since 1851 the University has placed
graduates in Minnesota businesses
and services, created new jobs,
converted research into application,
leveraged additional funds and
opportunities for the state and
Interim Brief I 41
3
Design Workshop
Recommendations
o
The University of Minnesota's preliminary themes recommended Recommendations for
actions and ongoing participation, by Design Workshop of initiatives Implementation
can add value to the UMore Park that would create a distinct Wide variety of housing sizes,
property, thereby increasing its community. Goals are established types, and prices
financial return and enriching the as both recommendations for o Co- housing
surrounding region. Discussions implementation (those activities o Garage apartments
regarding the best way to leverage that Design Workshop believes are Encourage job creation that
the University brand to benefit the attainable) and aspirations (those spans a range of opportunities
community are currently underway. goals that night be met in the Compact, mixed -use
The University is hoping to utilize future). development
its imprimatur to differentiate the Housing options
community from existing and future Major points of distinction
in the marketplace. Design Education
projects p 1. Diversity
Aspiration
Workshop, Inc., recommends that 2. Education
it is in the best interest of the Best pre natal, early childhood,
3. Health K -12 and lifelong public
University at this point to "under 4. Community
promise and over deliver" so that education opportunities in
p 5. Environment
a realistic expectation is created in 6. Energy Minnesota
the marketplace of the University's 7. Economics Smaller schools to provide
involvement.The following are 8. Research more personal attention to
students.
Diversity A partnership with the Dakota
Im•pri•ma•tur (noun) Create opportunities for a full range County Technical College, an
impre maater of economic levels, ages, ethnicities, institution of the Minnesota
1. Sanction or approval; support. From the nationalities, and lifestyles. State Colleges and Universities
Latin: let it be made by system.
pressing upon (something) Aspiration Enhanced curriculum
Random House Dictionary of the English Inclusion of five percent Community education
Language, 2nd Edition Unabridged attainable housing units opportunities
Interim Brief I 42
Design Workshop
Recommendations
Recommendations for Implementation Community
K -12 schools within a half mile walking distance of Aspiration
all housing. Diversity of age, ethnicity, income, housing and life
Schools balanced with population pursuits
Proximity to nature Village Center located on the lake
Partnership with Dakota County Technical College featuring unique and diverse cultural, retail,
Informal and formal education commercial offerings
Environmental education throughVermillion University's Rosemount Research and Outreach
Highlands Center, centrally located, as the platform for
Health continuous University engagement in community
life
Aspiration
Utilize the best principles of public health through Continuing education opportunities
Healthy living
community design Energy
Social connectivity Walkability
Reduced dependence on automobile Compact development
Integration of nature into the community Proximity to nature
Healthy foods/ healthy lifestyles
Recommendations for Implementation Environment
Design with principles of public health in mind Aspiration
MN /Blue Cross score sheet On -site energy production sufficient to
Walkability /connectivity supplement the needs of the community.
Traffic safety Light rail and bus rapid transit to connect
Recreation and relaxation the community to major employment and
Community gardens entertainment centers in the region
Community nutrition Water use and re -use, managed so as not to
Focus on life span exceed rate of groundwater replenishment
Relationship with the University Medical Center Reduction or elimination of waste
Community health education No contribution to greenhouse gases
Safety through community design
Recommendations for Implementation
Integration ofVermillion Highlands as community
open space
Interim Brief I 43
i
Design Workshop 4%
c)
Recommendations
Edge conditions ofVermillion Highlands protected Aspiration
at development's boundary Evergreen sources of revenue for the University
Green storm water management Creation of 5,000 new jobs
Leadership in Energy and Environmental Design Business development
(LEED) Neighborhood Development Support for entrepreneurs
Urban Wildlife Plan/ Wetlands creation
Remediation to restore health to the land Recommendations for Implementation
Density to afford open space Substantial return to the University
Minimal light pollution though use of the Growth in tax base to the City of Rosemount and
International Night Sky Association standards Empire Township
Transform a non productive asset
Eneray Diverse land uses
UMore Park will substantially reduce the net energy
consumption and carbon production of the community Research/ Education/ Public Engagement
to create an international model of sustainable Create a community that generates funds for the
development. University mission, provides opportunities for ongoing
academic research, and whose evolution is continually
Aspiration
Supplemental on -site energy production improved by ongoing research and development.
Significantly reduced energy usage Aspiration
Carbon emission reduction A community that sets a new standard for
sustainability research and practice
Recommendations for Implementation Translational research that benefits the region
High building standards to reduce energy Research and public engagement coordination through
consumption the Rosemount Research and Outreach Center
Compact development New research and learning opportunities in the
Planned for transit community for faculty and students
Walkable
Substantial carbon reduction Recommendations for Implementation
Some profits allocated to project related research
(R &D)
Economics Substantial return to the University endowment
Transfer fees to support educational programs
UMore Park will significantly enhance the endowment and research within the community
of the University as well as the economy of regional and
local communities.
Interim Brief I 44
Design Workshop
Recommendations
Development standards strategic use of landscape irrigation.
In order to insure the preservation and enhancement of 4. An energy budget is being prepared for UMore
the University's brand, Design Workshop recommends Park which anticipates a substantial reduction in
that UMore Park be built to the following standards. energy use as compared to conventional development
These standards will be memorialized by Design in the Twin Cities using enhanced insulation, glazing,
Workshop in draft design guidelines called a Pattern energy efficient appliances, and on -site energy
Book. The creation of this draft document is intended production through a master ground source heat
to provide examples of the high standards of quality system.
expected of the development during the planning and 5. A carbon budget is being prepared which anticipates
entitlement phases: a substantial reduction in carbon generation through
on -site energy production and energy conservation.
Design Workshop recommends that the following The creation of a wind farm of sufficient size to
elements of a concept master plan be further pursued: offset the energy requirements of UMore Park with
clean energy will be explored.
1. UMore Park will be planned to meet or exceed the 6. Stormwater will be managed utilizing rain gardens,
LEED New Development (ND) standards. bioswales, and green streets with an infiltration
2. UMore Park will be planned to meet or exceed the standard of pre- contact levels of contaminants.
healthy community standards development by the Underground piping will be minimized.
Minnesota Metropolitan Council in conjunction 7. An urban wildlife plan is underway which will
with health care providers. encourage a diversity of native bird and other
3. A water budget is being prepared for UMore Park animal life within the community through joint
which balances the development program with management withVermillion Highlands.
the average annual rainfall on the site. The goal 8. Outdoor lighting shall conform to the highest
for the development is no net draw -down of the standards of the International Night Sky Association.
groundwater aquifer. A reduction in water use of
30% over conventional development in the Twin
Cities is anticipated through water conserving
plumbing fixtures, water re -use, native plant use, and
Interim Brief I 45
Conclusion
The Design Workshop team presents these
four scenarios with great enthusiasm.
With the support of the University of
Minnesota leadership, we are prepared to
move forward with recommendations of
a preferred scenario, completion of the
Vision Book, Concept Master Plan Book,
and Pattern Book necessary to realize
the implementation of the UMore Park
Concept Master Plan.
The creation of a new community at
UMore Park will provide the financial
resources necessary to achieve the
University of Minnesota's goal of
becoming one of the top three research
universities in the world. It will be a
community that is representative of the
very best the University has to offer
innovation, forward thinking, and social
and environmental responsibility. UMore
Park will be a model of sustainable
development for the State of Minnesota
and the nation. We are grateful for the
support of the UMore Park Management
Team Members as we continue our work.
Interim Brief I 46
Contributors
Design Workshop's assembled team of professionals is assisting the University of
Minnesota in the visioning and concept master planning of the UMore Park development.
This team, which includes the relevant experience of land planners, landscape architects,
urban designers, economists, natural resource planners, transportation planners and
engineers provides the UMore Park management team with a unified vision and identity
for a new proposed community. In addition, Design Workshop has invited experts in
development feasibility, funding, market strategy, entitlements, and governance to advise
the design team and assist the University in creating a development strategy for the
property. We are also assisting in leveraging the final concept master plan as a tool for
meaningful economic growth. The following consultants contributed to this effort:
Design Workshop, Inc. Hoisington Koegler Group, Inc. Robert Charles Lesser Co.
Land Planning and Design Land Planning and Design Real Estate Advisors
Kurt Culbertson, Principal -in- Charge Mark Koegler, President Adam Ducker, Managing Director
Anna Gagne, Project Manager Bruce Chamberlain, Vice President Jon Trementozzi, Senior Associate
Stephen Faber, Project Designer Brad Scheib, Vice President Jonathan Bartlett, Vice President
Jennifer Pickett, Graphic Designer Jeff McMenimen, Director of Design
Britt Palmberg, Editor Anna Claussen, Project Designer 7200 Wisconsin Avenue
Sara Tie, Landscape Designer Bethesda, MD 20814
Pablo Silveira, GIS Specialist
123 North Third Street, Suite100 240 644 -1300
120 East Main Street Minneapolis, MN 55401 aducker@rdco.com
Aspen Colorado 81611 612- 338 -0800
970- 925 -8354 mkoegler @hkgi.com
kculbertson @designworkshop.com jmcmenimen @hkgi.com
agagne@designworkshop.com
Contributors I
Contributors
Urban Design RLK Incorporated
Associates (UDA) Civil Engineering
Community Design Joe Samuel
Rob Robinson Senior Professional Engineer
Chairman 6110 Blue Circle Drive, Suite100
Joe Nickol Minnetonka, MN 55343
Project Manager 952 259 -9227
Gulf Tower, 31st Floor jsamuel @rlk- kuusisto.com i
707 Grant Street
Pittsburgh, PA 15219 Short, Elliot and
rob.robinson@urbandesignassociates.com Hendrickson (S E H)
Transportation Planning
Applied Ecological Mark Benson
Services (AES) Transportation Planner
Environmental Planning Jaimie Sloboden
Kim Chapman Transportation Enginner
Principal Ecologist Dave McKenzie
Doug Mensing Railroad Specialist
Senior Ecologist Haifeng Xiao
21938 Mushtown Road Transportation Modeling
Prior Lake, MN 55372 3535Vadnais Center Drive
412 263 -5200 St. Paul, MN 55110
kim @appliedeco.com 1- 800 325 -2055
mbenson @sehinc.com
Avant Energy
Energy and Carbon Planning
Derick Dahlen
President
Molly Andvik
200 South Sixth Street
Suite 300
Minneapolis, MN 55402
612 349 -6868 r
derick.dahlen @dahlen- berg.com
i
Contributors
4
Contributors
UMore Park Forrest Izuno Management Team Program
Management Team Director of Operations Staff and Advisors
Head, Rosemount Research
Charles C. Muscoplat, Chair and Outreach Cente
Lorri Chapman
or State 1605 160th S treet W est
Vice President
f Executive Assistant, Office of Statewide
is Resource Development Rosem MN 55068 6099
Strategic P Strategic Resource Development
450 McNamara, 200 Oak Street 450 McNamara Alumni Center,
Minneapolis, MN 55455 Larry Laukka 200 Oak Street
University Distinguished Fellow and Minneapolis, MN 55455
Christine B Senior Advisor for UMore Park
Project
Christine Beckwith
er 526 McNamara Alumni Cent
J g Janet Dalgleish
1605 160th Street West 200 Oak Street SE
Specialist, Department of Environmental
Rosemount, MN 55068 Minneapolis, MN 55455 Health and Safety
W -131 Boynton Health Service
Carla Carlson Steven Lott 410 Church Street D.E.
Assistant Vice President for Statewide Landscape Project Manager Minneapolis, MN 55455
Strategic Resource Development 1605 160th Street West
450 McNamara, 200 Oak Street UMore Park
Rosemount, MN 55068 6099 Kenneth Larson
Minneapolis, MN 55455 Legal Advisor to the Management Team,
Director of Transactional Law Services
Judith Martin
L. Steven Goldstein 360 McNamara Alumni Center,
Professor of Geography and Director of the 200 Oak Street
Vice President for Strategic Initiatives Urban Studies Program
University of Minnesota Foundation Minneapolis, MN 55455
348 Social Sciences Building
500 McNamara, 200 Oak Street 267 19th Avenue South
Minneapolis, MN 55455 Minneapolis, MN 55455 Ken Tura
Legal Advisor to the Management Team
Sara Harwood 360 McNamara Alumni Center
Dewey Thorbeck
External Relations Coordinator 200 Oak Street
Director of the Center f r Rural Design
450 McNamara Alumni Center, Minneapolis, MN 55455
3 Coffey Hall, 1420 Eckles Ave,
200 Oak Street Saint Paul, MN 55108
Minneapolis, MN 55455 Susan Weinberg
Director of Real Estate
424 Donhowe Building
www umorepark.umn.edu 319 15th Avenue S.E.
Minneapolis, MN 55455
Contributors I
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