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Home My WebLink About2. Evermoor Planned Unit DevelopmentCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR DISCUSSION CITY COUNCIL JOINT WORKSESSION WITH PLANNING COMMISSION; PARK & RECREATION COMMITTEE DATE: March 22, 2000 AGENDA ITEM: Evermoor (Kelley Trust) Preliminary Plat Issues AGENDA NO. PREPARED BY: Rick Pearson, City Planner ATTACHMENTS: Memos; Preliminary Plat Reductions; Concept Approval Resolution 1999 -64; Narrative; Preliminary Plat Large prints The work session is intended to focus on the development of the Kelley Trust and discuss the larger issues that have been identified during the staff review of the preliminary plat documents. One benefit for the developer is to have as much time as possible for revisions needed prior to Council review of the development. Revisions are probably not very practical in time for the public hearing scheduled for March 28, 2000. As well, a meeting scheduled for Monday afternoon (March 20) may result in changes that are not reflected in this summary or the attachments. RECOMMENDED ACTION: No action is requested. Discussion should provide the developer direction concerning how the City' Council will react to issues summarized in the attached memo. COUNCIL ACTION. 1W Everything's Coming Up Rosemount.►! Mayor, City Councilmembers; Planning Commission; Park & Recreation Committee; Utility Commission FROM: Rick Pearson, City Planner DATE: March 16, 2000 CITY HALL 2875 145th Street West Rosemount, MN 55068 -4997 Phone: 6514234411 Hearing Impaired 651.423 -6219 Fax: 651423 -5203 RE: Evermoor (Kelley Trust) Preliminary Plat Issues The following is a brief summary of the broad issues identified to date during the staff review of the Evermoor project. These issues are being brought up for discussion at this time to provide direction to the developer regarding the scope of required revisions. It is also meant to give the Council and Commissioners an overview of the project prior to the public hearing process. COMPARISON WITH APPROVED CONCEPT A key component of the preliminary plat review is to ensure that it is consistent with the approved concept. Deviations from the concept require Council approval. Inconsistencies would be highlighted in the review for discussion and action. The following items relate to specific conditions of the concept approval Resolution 1999 -64: The concept plan included ten different housing types, or neighborhoods. Some were very similar and could be lumped together, but there were nine distinctly unique styles of housing. The preliminary plat has seven housing styles. The senior housing component (100 units) will be designed later as a separate project. One on the townhouse neighborhoods (Village Townhomes next to Carroll's Woods Park) has been dropped. The Crosscroft (cottage home) neighborhood east of Shannon Parkway and south of Shannon Park Elementary School has been redesigned and the area has been enlarged. There are now 208 units proposed compared to the 166 anticipated by the Concept. The "layer" of classic homes which previously backed up to the Country Hills homes on the east side of Shannon Parkway have been shifted to the south east corner, replacing the "Village Townhomes" (82 units). Preliminary Plat NeipMorhoods Units Concept Neighborhoods Units Upplands / Drumcliffe (part) 87 Estate Lots 73 Westmeath/Drumcliffe (other part) 98 Classic Homes 232 Heath Haven 98 Custom Classic 23 Wicklow 63 Sub -total 346 Sub -total 328 r MARCH 22, 2000 - Evermoor Preliminary Plat Issues Page 2. Glendalough 257 Innesfree Crosscroft (active seniors) Roundstone Bards Crossing Excluded from Preliminary Plat Clare Downs (eliminated) Waterford (vacant — not designed) Evermoor Housing Mix Single Family detached Active Seniors housing 36 208 118 36 Traditional homes Distinctive Townhomes Cottage homes Coach townhomes Lifestyle Villas 88 Village Townhomes 100 (assumed) Senior housing 297 48 166 80 36 82 100 Units % Concept Plan Housing Mix Units % 603 60% Single family detached 625 65% 208 20% Cottage homes 166 17% Attached housing 190 19% Attached housing 164 17% Sub -total 1,001 955 Overall, the housing mix associated with the preliminary plat changed slightly from the original concept. The Active seniors are presented as a separate category, because of the uniformity of design, and expected minimal setbacks between structures. Traditional homes with small lots and setbacks are included with single family detached because of the expected diversity of individual units or housing types. OTHER HOUSING ISSUES The Concept approval requires similar housing types adjacent to established patterns. Or, alternatively, landscape buffers /corridors separating dissimilar housing. The proposed Crosscroft (Active senior) neighborhood is now located next to the existing houses on the east side of Shannon Parkway in Country Hills. This "cottage home" neighborhood is separated from the existing single family homes by a strip of land that ranges in width from 30 feet to 125 feet. This corridor of varying width will have to be found to be acceptable. SETBACK ISSUES The Heath Haven/Westmeath (classic homes) generally follow typical R -1 standards as expected. However, there are some variances from R -1 standards. Most notably, garage setbacks of 5 feet on one side and ten on the other for a combined sideyard of fifteen feet is new. Country Hills allows ten feet for living space and five feet for garages space. In addition, rear yard setbacks of 20 feet instead of 30 ft. are proposed. Overall, there are a few lot width variances west of Shannon Parkway. The area east of the I MARCH 22, 2000 = Evermoor Preliminary Plat Issues Page 3. school has three cul -de -sacs that have multiple variances. In this area, there are 26 lots of less than 80 feet widths (at the setback line). Staff's concern is that the gap between houses in opposing rear yards would be potentially 40 feet instead of the usual 60 feet. This situation will be most apparent in the area east of the school with the three cul -de -sacs. The "good news" is that the lots are typically deeper than the R -1 minimum of 125 feet. In areas where lot depth and area exceed the minimum, there should be no problem. STREETS The preliminary plat proposes a variety of street widths, some of which are narrower than city standards. In particular, 24 foot wide streets are indicated in the cottage home (Crosscroft Active Seniors) neighborhood; traditional homes (Glendalough); Lifestyle villas (Bard's Crossing) and Coach Townhomes (Roundstone). Roundstone actually has several 20 foot wide streets. The City has allowed 28 foot wide streets with a parking ban on one side. The Fire Marshal indicated in his (attached) memo that 24 feet may be acceptable with a parking ban on both sides. A meeting with the developer regarding street design in particular is scheduled for Monday afternoon. MEMORANDUM To: Planning Commission /City Council From: Alyson Morris, Water Resource Engineer Date: March 17, 2000 Re: Kelley Trust (Evermoor) Wetlands The Kelley Property contains 34 wetlands, 27 of which are in the city limits of Rosemount. Since the majority of the property is in Rosemount, we will be the lead Local Government Unit (LGU) for the administration of the Wetland Conservation Act (WCA) for the Evermoor project. The current development proposal will impact a total of 19 basins -17 in Rosemount, 2 in Apple Valley. Further breakdown of proposed impacts are as follows: • Total fill- 9 wetlands (7 in Rosemount, 2 in Apple Valley); 6/7 are Manage II, 1/7 is Manage L • Partial fill- 10 wetlands (all in Rosemount); 1/10 is Utilize, 5/10 are Manage II, 4/10 are Preserve. Westwood Services anticipates that they will be filing the WCA Replacement Plan Application by the end of March. Pre - application comments from the Board of Water and Soil Resources (BWSR), Dakota County Soil and Water Conservation District (SWCD) and the Department of Natural Resources (DNR) generally call for less wetland impact. The proposed number of Preserve wetlands that will be impacted is of particular concern. Wetland buffer averaging was also discussed. The representatives proposed some changes to the plans to minimize the impacts and stated that information as to why wetland impacts could not be avoided must be included in the application. anticipate that there will be a large number of residents that will closely follow the wetland impacts on the Kelley property. City staff, CPDC, Westwood, BWSR, SWCD, DNR, and other agencies should continue to work together and address the wetland issues, r Memorandum To: Rick Person, City Planer From: George A. Lundy, Fire MarshaTa�'`� Date: March 16, 2000 Subject: Kelly Trust Rick: Please not the following comments on the road construction for Kelly trust: 1. All roads shall be a minimum of 28" (feet) with parking allowed on one side, or they can be 24' (feet) in width with no- parking allowed on both sides. 2. All radiuses for cul -de -sacs will have to meet the design criteria established by the Engineering Department. 3. All roads that have a dead -end greater than 150' (feet) shall be provided with an approved turnaround. If you would have any questions, please feel free to contact me. I will be back in the office on Friday March 24th. CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 1999- 64 A RESOLUTION APPROVING THE CONCEPT RESIDENTIAL PLANNED UNIT DEVELOPMENT FOR CONTRACTOR PROPERTY DEVELOPERS COMPANY Kelley Trust Property WHEREAS, the Community Development Department of the City of Rosemount received an application from Contractor Property Developers Company for approval of a concept residential planned unit development for the Kelley Trust property located north of Country Hills, between Diamond Path, either side of Shannon Parkway, and west of Dodd Road in Rosemount, Minnesota; and WHEREAS, on April 27,1999, the Planning Commission of the City of Rosemount reviewed the Concept Residential Planned Unit Development for Contractor Property Developers Company and adopted a motion to recommend approval, subject to conditions, to the City Council; and WHEREAS, on May 18 and June 1, 1999, the City Council of the City of Rosemount reviewed the Concept Residential Planned Unit Development for Contractor Property Developers Company. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby approves the Concept Residential Planned Unit Development for Contractor Property Developers Company, subject to: 1. The development, as identified in Exhibit A, consists of 536.3 acres including land previously dedicated for Shannon Park. Considering undevelopable land for slopes and wetlands, staff is using 460 acres as a net developable acreage. Therefore, 920 units are allowable based upon the pending Comprehensive Guide Plan policy. Of the 1,153 proposed units, 233 (20% of the total) would be'considered a density bonus based on the following: (a) a mix of ten housing unit types; (b) the use of varied (custom) builders for high value/quality housing; (c) a higher- than- normal amount of common open space; and (d) a plan that appropriately transitions from higher to lower densities. 2. Multi- family housing will comprise 27 percent (310) of all housing units. Future zoning designations for the multi - family units will be a combination of R -2 and R -3, and the single family detached units will be a combination of RL, R -1, and R -2. Senior housing will be 100 units as either rental, coop or condominium. The number and density of senior housing cannot be replaced by another housing type without an amendment review process for the PUD. 3. Housing types and neighborhood clusters shall be utilized to reinforce a pattern of transition from urban to rural. The proposed estate housing adjacent to the rural residential district shall have a net density of one dwelling unit per acre over an area Resolution 1999- 6 4 consisting of all lots adjacent to rural residential uses. This may be accomplished with large lots or clustering of dwelling units. Clustering techniques shall be applied to housing appropriately to adapt the development to the natural forms instead of significantly altering them. Consideration should be given to increasing the use of cluster techniques, particularly on the northern tier to preserve additional open space or natural features. 4. Housing types adjacent to existing urban single family residential uses shall be similar to the established housing types and densities. In the case of dissimilar housing types or attached housing, bufferyards utilizing preserved stands of trees and/or extensive landscaping shall be required to preserve homogeneous neighborhoods. The developer shall complete all housing types, as identified in Exhibit B, to be incorporated into the PUD Agreement. Variations to lot dimension and setback standards shall be further evaluated and identified in the PUD Agreement for the Traditional, Cottage and Villa housing types. 5. The environmental review process will help determine the ultimate locations of streets, housing and infrastructure. The city supports the Alternative Urban Areawide Review (AUAR) process. This concept approval shall not waive the requirements of the Wetland Conservation Act of 1991, the Tree Preservation Ordinance, and the Surface Water Management Ordinance.. 6. The east -west parkway street shall intersect Shannon Parkway at a perpendicular in a location causing least impact on trees, wetlands, and natural features. City engineering standards will also be used to determine the most acceptable location and design. 7. Additional transportation standards shall include the following: (a) Clover Lane and Danube Lane, which terminate at the edge of the development with temporary cul -de -sacs and barriers, shall be designed as through streets ultimately connecting to Connemara Trail and the east/west parkway respectively; (b) Modifications to the City street design standards should be further evaluated with the review of the traditional homes portion of the concept plan at the preliminary plat stage; (c) The parkway connecting Connemara Trail to Shannon Parkway and eventually to Diamond Path shall be designed wider than a normal residential street with sidewalks and/or trails on both sides of the parkway; (d) The City will further evaluate traffic calming ideas with the developer for Shannon Parkway, Connemara Trail and all other streets within the proposed development; and (e) Dodd Boulevard south of 132nd Street shall be connected to the proposed development, but not directly to Connemara Trail. Resolution 1999- 64 8. Concept approval shall include but not be limited to the following: (a) a major east -west trail shall be public; (b) sidewalks and/or trails shall be on both sides of all collectors, including the new parkway; (c) public parks should include locations at Birger Pond and an east -side neighborhood park; (d) all private open spaces shall be preserved and managed through easements or other legal documents; and (e) a trail underpass at Connemara shall be completed for the major east -west trail. 9. The developer shall work with the City to attain physical connections to the downtown, including but not limited to streetscape features and pedestrian/vehicle linkages. 10. The developer shall make provisions satisfactory to the City Council that all private open space is maintained and managed in a manner that results in long tern protection of such open space. 11. Neither the overall density nor the number of units in each housing type may be increased by the developer in later stages of the review process without council amendment of this resolution. This concept approval, including but not limited to overall density and number of units in each housing type, is subject to further consideration by the council of the AUAR, details of final plats and development plans, the number and extent of variances and all other information presented in later stages of the review process, and to execution of an acceptable PUD Agreement. Amendments to the Concept PUD may be required by the council upon such further review and upon consideration of the final proposed details of development. ADOPTED this I' day of June, 1999, by the City Cathy Motion by: Edwards Seconded by: C i s e w s k i Voted in favor: Cisewski, Wippermann, Busho, Carroll, Edwards. Voted against: None. Member absent: None. AA wf ` -ai' t 'S r �k� ki AIN �sasa:�, � i'�y le�R in �,, F�� -q � �•" °'— t J � j � ' �"? �,,�'$�+3. -� �`��Yj; �� s'. � y t� � %vy' '� ' ` 2 �'L..,t •#';'• " '' w�' �� .,� �.a E• y t�ij ;. v ` ya "� g _ 4 w� �s yy- ,9C,}l �'„ s�ir� � ,* �`�`� 4° 1 �`� ' r r, �, '�� ' F• ` f v� � , �Sax 3 g CON FR UOR PROPERTY WESTWOOD PROFESSIONAL SERVICES, INC. February 18, 2000 EVERMOOR PROJECT SUMMARY AND NARRATIVE Ref. No. 98376 Cities of Apple Valley and Rosemount, Minnesota PROJECT SUMMARY PROJECT NAME Evermoor LOCATION Stretching from Diamond Path in Apple Valley east to Dodd Road in Rosemount OWNER/APPLICANUDEVELOPER Contractor Property Developers Company (CPDC) Quadrant Building 7100 northland Circle #108 Minneapolis, MN 5542 Contact: Homer Tompkins (612) 971 -0477 FAX - (612) 971 -0576 SITE PLANNING /SURVEYOR ENGINEER/ENVIRONMENTAL Westwood Professional Service, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Contact: Dwight Jelle 7 Ed Hasek (612) 937 -5150 FAX (612) 937 -5822 PROJECT NARRA EVERMOOR 1 WESTWOOD PROFESSIONAL SERVICES, INC. ZONING/LAND USE Existing Zoning: Ag/ Agriculture and R- 1/Residential Existing Land Use: Undeveloped Proposed Zoning: Planned Residential Development Proposed Land Use: Mixed residential homes ranging from Estate single family, Townhomes and Senior housing PROPOSED DEVELOPMENT SUMMARY Total Site Area: 559.53 acres Total Units Proposed: 1209 homes Overall Density: 2.16 un/ac (gross) Total Wetlands (34): 31.80 acres Total Public R.O.W.: 64.38 acres . Total Private R.O.W: 14.13 acres Total Open Space: 197.82 acres (35 %) Development Area: 283.24 acres REQUESTED ACTION The action requested is for the favorable consideration and approval of the Planned Residential Development Plans, and the necessary amendments, rezonings, and Preliminary Plat for the EVERMOOR Planned Community. Final Plans and documents will be filed once these approvals have been granted. EXISTING CONDITIONS The 559 -acre EVERMOOR parcel is currently undeveloped and most recently was used as pasture land for grazing sheep and horses. Crops were also raised on the_ eastern portion of the property. The site consists of rolling hills characteristic of the glacial terminal moraines so common to this area of the state. The western third of the site includes the majority of the wetlands and an area of remnant oak savanna forest once common throughout central and southern Minnesota. The most significant water feature, Birger Pond, is located at the southwest corner of the property. The central third of the site is pocketed by smaller wetlands, is more rolling in character but with less topographic relief, and includes a small remnant woodland that has been bisected by the construction Shannon Parkway. The eastern third contains the vast majority of the woodlands on the property. Larger open and more level parts of this area were most recently farmed as cropland. While the character and nature of this property provides magnificent views of the surrounding community, and many natural amenities desired by today's homeowner, these same feature provide both an opportunity and a challenge to the development EVERMOOR ABUTTING LAND USES Land uses surrounding EVERMOOR include single - family subdivisions to the west, north, and south in Apple Valley, and standard single- family development in Country PROJECT NARRATIVE EVERMOOR 2 WESTWOOD PROFESSIONAL SERVICES, INC. Hills to the south and in Rosemount. To the north and across the northern boundary of the property (in Rosemount) are large lot single - family developments. Larger single- family lots are also found to the east of the site, with more intensive industrial development across Robert Street. Carrol's Woods city park and a complex of schools are located south and east of the property. The site also wraps around the Shannon Elementary School and abutting active city park area. All property surrounding the EVERMOOR Planned Community has been developed, or is parkland owned by the City of Rosemount. ACCESS / TRAILS Three main roadways provide access to the property. Diamond Path (on the western boundary) is a State Aid Highway. Shannon Parkway bisects the site just to the west of Shannon Park Elementary School. South Robert Street is slightly east of the property, but the City's Transportation Plan includes the extension of Connemara Trail easterly through the site and connecting to South Robert Street. Five residential streets are currently stubbed or have right of way extending to the property's boundary line. Denmark Ave. is a right of way extension only that stubs to the north property line in Apple Valley. 131" Street West is also a right of way only that extends to the central eastern boundary northeast of Shannon Park School in Rosemount. Danube Lane, Dalton Lane, and Clover Lane (all in Rosemount) are streets that are stubbed to the property and are intended to extend into EVERMOOR neighborhoods. Trail and walkway systems currently exist along Shannon Parkway and Connemara Trail providing access from area neighborhoods to schools, parks and shopping. The City Of Rosemount's Trail Plan suggests trail connections from west to east through the property, then south to the school and open space complex to the south of the site. SOILS Site soils range from mixed sandy loams to loamy sand (8 - 25 %) over the western third of the property, to sandy loam (0 -8 %) over the eastern third of the site. The central third is generally a transitional area and a mixture of these soil complexes (3 -15 %). Preliminary soils investigations indicate the potential of moderate sand/gravel deposit may exist. Soils found in wetland areas and depressions throughout the site are typical and generally shallow. i VEGETATION The property contains a mixture of upland and lowland trees found in five separate areas of the site. Each area varies in composition, health and vigor, size, and density. The woodland found in the western end of the site consists of oak, aspen, and cottonwood with red and white oak regeneration. Understory consists of buckthorn, prickly ash with some hawthorne, and sumac at the woodland edge. An area of oak savanna is located to the north and east of Birger Pond on the south slope of a prominent hill. This woodland consists of oaks and elms, and the trees are generally large and widely spaced with little understory infill. PROJECT N ARRATIVE EVERMOOR 3 WESTWOOD PROFESSIONAL SERVICES, INC. A third woodland area is found central to the site and is bisected by Shannon Parkway. The primary tree. species are oaks with an understory of prickly ash. The largest stand of trees is found in the east - northeast area of the property. This woodland contains an area of oaks (centralized) surrounded by mixed ash, aspen, cottonwood and boxelder species. Two large depressional drainage basins are also located within this woodland. Trees blown over and broken during recent storms characterize these depressions. The last major area of woodland is located in the east-southeast area of the site.This woodland is primarily aspen and oak with elm and boxelder. Buckthorn and prickly ash are the predominant understory species. The Developer will be submitting a Woodlands management plan to the City that will detail the procedures to be used to save and protect the trees during construction. WETLANDS The EVERMOOR Planned Residential Development contains roughly 19.5 acres of wetland on the portion located in Rosemount and 12.3 acres within Apple Valley. Therefore, a total of 31.8 acres of wetland exists on the property distributed among 34 basins. Wetlands are interspersed across the site between pasture /grassland, woodland, and agricultural cover types within Iowland and depressiona . areas. Wetland boundaries were delineated and flagged in the field during October, 1998 using the Corps of Engineers Wetlands Delineation Manual. Each wetland was classified according to Wetlands of the United States and Wetlands and Deepwater Habitats of the United States. Wet Meadows and Shallow open water represent seven different Cowardin wetland types on the site with Seasonally Flooded basins the most abundant followed. The only DNR Protected Water, Wetland, or Watercourse on the project site is Birger Pond (19- 224W), located at the southwestern corner of the property. This is the most predominant water feature on the site, and the DNR has jurisdiction over Birger Pond below the Ordinary High Water Level (OHWL) of 895.9. The City of Rosemount has filed for a DNR Protected Waters Permit to lower the Normal Water Level (NWL) to 892.0. UTILITIES /STORM WATER Sanitary and water mains currently exist and are available at Danube Lane and in Diamond Path, Shannon Parkway, and Connemara Trail. Storm water runoff is currently being treated in several ponds both on and off site (for existing developments) including Birger Pond, and Schwartz Pond. A smaller pond to the north and west of Shannon Park School is currently treating runoff from Shannon Parkway. PROJECT NARRATIVE EVERMOOR 4 WESTWOOD PROFESSIONAL SERVICES, INC. THE E V E R M O O R planned COMMUNITY PHILOSOPHY/NEIGHBORHOOD CHARACTER EVERMOOR is visualized as a Master Planned Community that will provide a unique living environment for the individuals, couples and families of the community as they move through their lives. A range of estate homes, single family homes, townhomes, condominiums, and senior housing will all be offered for buyer's varied lifestyles and budgets. Distinctive neighborhoods within the EVERMOOR planned community will be linked by tree lined streets, walkways, meandering trails and rolling open space to planned and existing forested areas, parks, schools, and surrounding neighborhoods. Neighborhoods and streets bearing names to honor the Irish heritage of Rosemount will also link EVERMOOR to the surrounding community. EVERMOOR will echo the character and nature of Ireland's rolling hills and moors. THE UPPLANDS and DRUMCLIFFE The Upplands and the northern tier of the Drumcliffe neighborhoods contain the largest lots in EVERMOOR, providing estate living and customized building opportunities to those choosing the intimate character and seclusion of these neighborhoods. Native and naturalized planting will serve to blend this edge with wooded areas to the north. A Scenic Overlook strategically located near the sites high point will enable the community to enjoy the extended views and vistas to Birger Pond, Lake Alamagnet, and beyond TALCOTT GLEN and INNISFREE These two distinctive townhome areas contain the largest of the EVERMOOR attached housing product lines featuring maximum floor plan customization. The architecture will be theme oriented yet offer individuality. As with nearly all of the neighborhoods of EVERMOOR, open space surrounds these two distinctive areas set adjacent to the community doorway and Birger Pond. WESTMEATH, DRUMCLIFFE, HEATH HAVEN and WICKLOW Classic homes are configured in more typical suburban patterns common to Apple Valley and Rosemount. The many public open spaces surrounding these classic neighborhoods tie them to the fabric of EVERMOOR. Homes will range from true custom to semi custom in design depending on the chosen builders. The intent is to preserve integrity of the site by preserving existing trees and environmentally sensitive areas to the greatest degree possible. CROSSCROFT, CLARE DOWNS, and BARDS CROSSING The cottage homes of Crosscroft and Clare Downs offer a housing opportunity for an alternative living style many seniors desire today. Smaller association maintained homes on carefree lots are surrounded by recreational opportunities geared for our parents as they move into retirement. Walkways and trail connections to a planned community center will allow pedestrian movement through this unique neighborhood. This is one of PROJECT NARRATIVE EVERMOOR 5 WESTWOOD PROFESSIONAL SERVICES, INC. several products envisioned to offer young and old alike to remain in the community through their life cycle. Bards crossing will be similar in character, but perhaps at a slightly higher price point. GLENDALOUGH More Traditional in design, Glendalough's architecture will ring of the classic theme " reminiscent of the neighborhoods built in the twenties and thirties. The focus will be on people, not cars, with narrow streets, homes closer to the boulevard, classic architecture including porches, set back garages and even attached family apartments on some specified lots. Generous open spaces and common greens offer ample opportunity to take a stroll, converse with your neighbors, or play a little catch with your children or friends. ROUNDSTONE Adjacent to Schwartz Pond, the coach style homes of Roundstone offer internal amenities and an architecturally compatible theme. Trail systems link this young professional area of EVERMOOR to surrounding recreational facilities and open spaces. WATERFORD Waterford senior housing is proposed to be in one or more architecturally distinctive building of three stories that will accommodate the social and service functions so critical to senior living. This senior housing campus will provide special internal amenities and will overlook ponds and woodlands. Via trails and walkways, Waterford is connected to the city's community center and downtown Rosemount. ACCESS / CIRCULATION Primary circulation is proposed to extend westerly from Diamond Path, then across Shannon Parkway and south to intersect with Connemara Trail. Connemara Trail will be extended east across the southern part of the site from its current terminus just east of Shannon Parkway to Robert Street. The abutting streets of Danube Lane, Dahlia Court, and Clover Court will be extended into the property as well to complete the circulation system. Interior public and private streets will provide access to the various neighborhoods and open space within EVERMOOR. Public and private rights of way and streets vary in width to provide safe passage for vehicles while reducing traffic speeds and pass through traffic. Our emphasis has been placed on the pedestrian in this community. Extensive trails that are proposed encourage the use of the neighborhood. PARKS The Developer intends on satisfying all park dedication requirements with land dedication and or a combination of park improvements and land as shown on the plans. The developer assumes that additional park facilities will be financed and constructed by the City with input on the design and use of the park by the Developer. The Developer would like to design and construct the park features for phase 1 during the l' construction season and get credits applied to cover these costs. PROJECT NARRATIVE EVERMOOR 6 WESTWOOD PROFESSIONAL SERVICES, INC WETLANDS The Preliminary Site Plan and Grading Plan for EVERMOOR entails 70,816 square feet (1.63 acres) of wetland fill in 19 basins and 9,511 square feet (0.22 acre) of wetland excavation distributed between two basins. _ Under Wetland Conservation Act rules, 137,632 square feet (3.16 acre) of wetland replacement credit is required, and 80,327 square feet (1.85 acre) is required to meet U.S. Army Corps of Engineers regulations. The applicant proposes to provide the required wetland replacement by combining New Wetland Credit (NWC) and Public Value Credit (PVC). The project provides a total of 491,090 square feet (11.27 acres) of wetland creation, stormwater pondin& and upland buffer, and will result in approximately 9,819 square feet (0.23 acre) of excess NWC (wetland creation) and 309,848 square feet (7.11 acres) excess PVC ( stormwater ponding). A detailed Wetland Permits Application will be distributed to appropriate review agencies in late March after receipt of comments on the Preliminary Plat submission from the Cities of Apple Valley and Rosemount. GRADING and EROSION CONTROL The overall goal of this development is to minimize the impacts to the site's rolling natural terrain, wetlands and forestlands, as much as possible, during site development grading. EVERMOOR's existing rolling topography, forested areas and vistas, and numerous and varied wetlands present unique grading design challenges and opportunities in attaining this goal. Minimizing grading impact on a site begins with the site layout. In order to minimize the impact to the rolling topography, wetlands and forested areas, the design of the roadway and lot layout is critical. Once the site layout is completed, the setting of street and house grades can begin. Throughout the grading design process, care and consideration was taken to insure that the rear house grades matched as close as possible to the existing grades. As the grading design evolved, adjustments were made to the site layout to reduce grading as much as possible. Street were designed with a minimum grade of 0.6% and a maximum grade of 7.0 %, with the exception of Streets B & G. These streets require a maximum of 7.5% grades to adequately climb the steep slopes in the northwestern portion of the site. The oak savanna located in the west - central portion of the site will be substantially preserved through the use of extensive retaining walls. Impact to the oak woodlands to the east of Shannon Parkway (Street J) will be minimized by grading the street and boulevard areas only, and leaving the tree clearing and custom site grading until the individual home is constructed. In other forested areas on the site proposed tree clearing and grading limits have been limited to 20ft. behind the house pad plus the required distance to construct a 3:1 slope up or down to match existing grade. EROSION CONTROL PROJECT NARRATIVE EVERMOOR 7 WESTWOOD PROFESSIONAL SERVICES, INC. The importance of erosion control and tree preservation cannot be overstated for this project. With the nature of the existing soil conditions and the activity that is anticipated on this site during site grading, protection of the natural features will be considered extremely important. The commitment has been made through the A.U.A.R. process to implement `Best Management Practices" as outlined in the Minnesota Pollution Control Agency manual Protecting Water Quality in Urban Areas Examples of what the final plan will incorporate include: a) Temporary and Permanent Detention Ponds b) Infiltration Basin c) Temporary Sediment Traps d) Silt Fence e) Straw Bale Sediment Traps f) Rock Filter Dikes g) Storm Drain Inlet Protection h) Temporary Rock Construction Entrance i) Street Sweeping j) Diversion Dikes k) Outlet Protection from Storm Water Pipes 1) Lot Benching m) Temporary: Seeding & Mulching n) Wood Fiber Blanket o) Sodding Overflow Swales UTILITIES The proposed residential development will require the extension of existing sewer, water main and storm water facilities. The majority of the area west of Shannon Parkway will be serviced by the extension of existing sanitary & water main facilities currently stubbed to the project limits within Danube Lane & along Shannon Parkway. The westerly 14 lots of Street B and the town home areas at the west end of the site will be serviced by the extension of existing sanitary & water main facilities in Apple Valley, located on the west side of Diamond Path. The sanitary sewer system throughout this portion of the site will be 8" gravity, with the exception of the northeastern corner at the east end of Street I. In this area the anticipated street and house pad grades(required to match the existing conditions) and the existing sanitary sewer stub invert will necessitate a sanitary lift station and force main. This will be needed to connect the gravity sanitary sewer system along part of Street F and all of Street I to an existing stub along Shannon Parkway. The water main system will consist of 6" and 8" laterals, with a 12" main routed from Danube Lane north along Street B to Street A, then easterly along to Shannon Parkway. East of Shannon Parkway the Phase 1 project area (see phasing plan) will be serviced by the extension of existing sanitary & water main facilities currently stubbed to the project limits within Connemara Trail, Cobbler Avenue & along Shannon Parkway. The Phase 2 PROJECT NARRATIVE EVERMOOR 8 WESTWOOD PROFESSIONAL SERVICES, INC. area will require extension of city trunk facilities to the southeastern comer of the site (Connemara Trail Extension). The proposed sanitary sewer system in both Phases will be an 8" gravity system. Phase 2 includes the construction of a lift station & force main located at the intersection of Connemara & Street R, in order to adequately service the existing low areas at the end of Street T & along Street U (at the north end of the site) and maintain a maximum depth of approximately 45 ft. At the intersection of Connemara Trail & Street R, the sanitary sewer will be 47ft. deep. If the lift station is not installed, the remaining 21001n. ft. of sewer to the eastern limits of the site would be installed at depths between 60 -70ft. The sewer at the intersection of Connemara & Street S would be approximately 67ft. deep, and at the eastern project limits the sewer would be approximately 70ft. deep (invert elevation- The water main system will consist of 6" & 8" laterals with a 12" main routed north south along Street A and a 16" main routed east -west along Connemara Trail. WATER QUALITY /QUANTITY EVERMOOR consists of rolling hills and dozens of existing wetland areas, which currently receive direct runoff without prior water quality pond treatment. Therefore, these wetlands act as water treatment ponds. Natural infiltration and absorption through plant life are in action today, and this will continue as part of the proposed development. The following references have been reviewed in the preparation of this report: Storm Water Management Plan by Bonestroo Rosene Anderlik & Associates dated February, 1998; Comprehensive Wetland Management Plan adopted 1998; wetland delineation by Westwood Professional Service, Inc., 1998; tree inventory by Westwood, 2000; digital aerial topography by Horizon, November, 1998; geotechnical report by Braun Intertec, February, 1999; Dakota County Soils Survey; Birger Pond Lift Station Feasibility Report, WSB, June, 1999; AUAR(to be adopted); and various as- builts provided by the City. REGIONAL DRAINAGE AREAS Due to the rolling topography, and the location of the existing wetlands, selection of roadway alignment and lot layout was critical. Several areas were created with two or more existing wetlands within a "regional" drainage area. These areas were concidered essentially one ponding system, as a two or three cell pond would be. Calculations were also performed on an individual pond basis and included in the Storm Water Quality /Quantity Report which has been submitted under separate cover. As part of our analysis, we performed a 100 year / 24 hour storm flood analysis, as well as water quality and phosphorous removal calculations. Our calculations indicate that we have achieved the flood and sediment storage requirements for the proposed ponds. For the "regional' drainage areas, phosphorous removals averaged from 57.83% to 61.68 %, and for the remaining individual drainage areas they ranged from 56.06% to 68.33 %. An average phosphorous removal for all drainage areas is 68.5 %. Therefore, total site PROJECT NARRATIVE EVERMOOR 9 WESTWOOD PROFESSIONAL SERVICES, INC. removal of phosphorous exceeds the 60 % removal rate required by City Standards and the A.U.A.R. STORM WATER FORCE MAINS The Comprehensive Storm Water Management Plan shows a force main to be constructed from the existing wetland/storm pond located just north of the site and west of Shannon Parkway. The force main is to be directed southwest , eventually outletting as a gravity sewer to Birger Pond. ,Much of the drainage area for this system is located outside this project boundaries. Therefore, we consider the system a trunk storm sewer facility, with trunk area charges to be assessed to the benefiting properties. There is currently a storm sewer lift station being installed to maintain the water levels of Birger Pond. We have reviewed the current use of Birger Pond as a regional storm water pond for existing areas of Rosemount and Apple Valley and found that sizable areas currently flow directly into Birger Pond. Based on this current practice, we propose to use Birger Pond as a regional storm water treatment pond without pre - treatment. On the southeast portion of the site, and due to extreme depths on the order of 60 to 65 feet for storm sewer, a variation from the comprehensive plan is proposed. The plan is to install a storm water lift station to be constructed within the site in order to reduce storm sewer depths on -site and allow reduced depths for that portion proposed off -site. INFILTRATION PONDING Also, in the southeast `end of the site, two infiltration ponding areas are proposed. Ponds of this type may be designed to handle some, or perhaps all, of the storm water runoff from a specific design storm, and also to reduce or eliminate the phosphorous that leaves the drainage area. Dakota County Soil Survey indicates soils are adequate for this design. However, additional soil borings will be required to confirm this situation. Because the drainage area for this lift station is shared with other off -site property, it should be concidered a trunk system with cost sharing as a part of the assessment process. EVERMOOR also proposes streets that are narrower than current standards. This proposal is based on developing the character of this neighborhood, as well as reducing the amount of storm water runoff. The numerous benefits of smaller streets will be discussed in more detailed public presentations. PROJECT PHASING Project phasing will generally progress from West to East, starting at Diamond Path in Apple Valley. The proposal is to generally divide the site into two major phases, with the West one -half being completed in 2000 and 2001, and the East one half being completed in 2001 and 2002 depending on market conditions. Each of these areas will have lots and homes for sale for 3 to 5 gears. EVERMOOR DEVELOPER PROJECT NARRATIVE EVERMOOR 10 WESTWOOD PROFESSIONAL SERVICES, INC. As the owners of EVERMOOR, Contractor Property Developers Company (CPDC) intends to construct the community in phases upon receipt of all governmental approvals necessary in order for development to occur. As a wholly owned subsidiary of Scherer - Bros. Lumber Co, Contractor Property Developers Company offers the financial integrity and financial resources of an industry leader with more than 60 years experience. CPDC is synonymous with the highest quality and standards of residential development in the Twin Cities. Their neighborhoods are highlighted by preservation of the natural beauty of the land, grading pleasing contours, curving streets, tree preservation, spacious entries, and enhanced park amenities within each subdivision. Contractor Property Developers Company, through their other subsidiaries of Scherer Bros. Lumber Co., provides a diversity of quality homebuilders a complete package of coordinated marketing and advertising, residential construction financing, and crafted home building supplies. PROJECT NARRATIVE EVERMOOR 17 WESTWOOD PROFESSIONAL SERVICES, INC. ADDITIONAL INFORMATION ON ACTIVE SENIOR COMMUNITIES PREPARED BY D.R'HORTON, INC. The following information relates to the "Cottage" home area (Crosscroft and Clare Downs) located South of the existing School. D.R. Horton has been the selected builder for this area. What is Lifestyle / Active Adult Development Lifestyle development is all about organizing, designing, and building housing that is specifically tailored for the age bracket and lifestyle of the homebuyer. In the case of "active adult" development, projects are oriented towards the very specific needs, desires, and lifestyle choices of adults usually over the age of 55. Most people, when they think about the term active adult living, often visualize the type of very large scale community housing projects that were conceived in the south and southwest starting nearly 40 years ago. To be sure, this segment of the housing industry continues to grow. But there is a more recent trend occurring. Empty nesters and single adults are clamoring for the feelings they remember while raising families in their old neighborhoods. This is happening all across the country. The aging baby boomer population is having a significant impact upon the housing industry, searching for housing options that fit their changing lifestyle. Active adult development explores the emotional framework from which adults approach a pending move to an active adult community. These are the motivations driving their move; how they think and feel about the entire process; and what they want, need, and expect in their new home and community. Active adult communities are notable for the reduced pressure they place on public infrastructure, roads, and utilities. In addition, these types of projects have no demand for additional school facilities. These factors are an offset to the concerns of expansion in a rapidly growing community such as Rosemount. What Do Active Adults Want This is the key to a successful project: Find out what lifestyle issues are most important to active adults, and then design the entire project to fit that perspective. Horton will be doing considerable research and focus group studies with adults to establish and fine tune our ideas about housing plans, clubhouse uses, association activities and costs, aesthetics, security, and comfort. These are all lifestyle choices. It has been Horton's collective national experience that bricks and mortar, while important, are often down the list of critical decision - making points to the potential buyer. PROJECT NARRATIVE EVERMOOR 1 WESTWOOD PROFESSIONAL SERVICES, INC. Here are a few common concerns and characteristics of adult community development that illustrate the approach to the development. Common Perspectives of Active Adult Buyers ... ■ They are distressed with changes in the neighborhoods where they had lived for a very long time. The increasing threat of crime has left them with a tremendous sense of discomfort. ■ Feel little in common with young families pushing baby carriages in their old - neighborhood. Miss the support and friendship of old friends, neighbors, and family that seems to have gradually dissipated over the years. Each sale on the block leaves them feeling more and more socially isolated. ■ Often have concerns about a spouse's health or disability. Singles and widows often find themselves reluctantly taking on many of their husbands' (or former husbands') chores and responsibilities. • Are increasingly tired of walking the stairs all the time at the old home. • Are looking for a more active and stimulating lifestyle. No longer occupied with the daily demands of raising a family and maintaining a household, they are seeking something quite different from the sometimes tedious routine of their current lives ... a kind of new beginning or adventure in many ways similar to what they had experienced while vacationing. Common Desires of Adult Buyers ... ■ Many are heavily influenced by what they had seen and come to expect in southern markets. Aside from the warm weather, people are attracted to the apparent open and airy feeling of southern projects. Despite what appears to be a preference for the southern lifestyle, in the end virtually all seek those lifestyle qualities they found most appealing in the south. • Universally want a sense of energy, vitality, and livability in their community. Community living is extremely desirable because of the inherent security and knowledge that your neighbor knows you, and likely shares your same concerns about a sense of comfort and worry free living. • Are extremely reluctant to leave move long distances from their parents, their children, and especially their grandchildren. ■ Desire an opportunity to sell their current home, which has become too large and difficult to maintain. The idea of maintenance free living is a major enticement in the consideration to move to a smaller home in a community setting. Many want an opportunity for a second home. What Will The Housing & Site Look Like PROJECT NARRATIVE EVERMOOR 2 WESTWOOD PROFESSIONAL SERVICES, INC. In the packet of information provided to you, there are some photos of an active seniors development nearing completion in New Jersey. These designs are specific to the smaller lots and more neighborly feel typical of adult projects. We are using these plans as the starting point for our project here at Evermoor. It is too early to speculate as to the precise materials, design, and floor plans until we get farther along in the development process. These are some things you can expect to see as the plans evolve. 1. We will be making every effort to downplay the impact of garage doors on the street face of neighborhoods. 2. Materials and features will be geared to ease of maintenance and.ownership. 3. The entire development will be under association / maintenance. 4. Site design and amenities will foster greater community interplay. You can also see from the photos there is generous landscaping, trails, walks, and neighborhood focal points. The focal points include a pitch and putt area, bocce ball courts, bird sanctuary, koi ponds, and gardens. As the Evermoor plan evolves, we will also be providing similar types of community focal points and green spaces. What Will The Clubhouse Look Like In the packet of information provided to you, there is an elevation of the main clubhouse in New Jersey, plus a photo of the building under construction. This is an English Manor style building, which may not be appropriate for the Evermoor project, but at least gives you an idea of the scale of the clubhouse. The enclosed building floor plan and site plan also indicate the level of amenities that may be included in the Evermoor project. Hear is a list of what can be considered as typical, though not universal, clubhouse uses and site amenities. ■ Lounge ■ Library ■ Billiard Parlor ■ Ballroom & Kitchen 0 Card / Game Rooms ■ Business Office ■ Fitness and Locker Rooms ■ Arts & Crafts Room ■ Pools & Decks ■ Lounge What Activities Will Be Available to Residents Hear is a list of what can be considered as typical, though not universal, to adult communities. ■ Garden Club Investors Clubs PROJECT NARRATIVE EV.ERMOOR 3 WESTWOOD PROFESSIONAL SERVICES, INC. ■ Dinner Club ■ Card Clubs ■ Craft Clubs ■ Golf Leagues ■ Chorale Groups ■ RV, Boat, Sport, and Travel Clubs Walking and Running Clubs ■ Singles Groups ■ Sport fishing Clubs ■ Automotive Clubs ■ Swimming Clubs • Bird Watchers • Billiards • Ping Pong • Tennis • Shuffleboard • Bocce Ball • Theater Guilds • Museum and Artist Guilds • Travel Clubs • Bible Study Groups • Education and Volunteer Groups • Woodworking Clubs How Does The Association Work Horton will create a separate community association company for the implementation of community wide activities and common maintenance. This association firm will be separate from Horton's other business activities as a stand -alone company. The company management will be the homeowner's board, elected by the homeowners. At the outset, Horton will hire and staff the association with people experienced in adult activities coordination and development. Horton will fund the early years of the association until the association dues are covering all expenses. This is a cost of the development, much as a street or land acquisition. After this association company is in place, Horton is only building and selling product to buyers. Horton will not be responsible for maintenance activities, except to the extent of our building warranties in the early years. The association will have a free hand in organizing and implementing the homeowners' desires. What Happens Next There are several steps we will be going through to implement the project. 1. Horton will organize conceptual house plans, clubhouse plans, project layout, and the proposed community activities. i 2. We will begin a series of focus group studies. This is where we seek out potential buyers and get their opinions on everything from siding colors, floor plans, clubhouse plans, and landscaping; on to the more critical aspects of lifestyle issues and activities. PROJECT NARRATIVE EVERMOOR 4 WESTWOOD PROFESSIONAL SERVICES, INC. 3. From what we learn from this research, the,Horton planning team will then: a. Formulate final design plans for the community. b. Refine the product line and amenities to be offered. c. Position and market the development effectively such that the entire development is seen as an asset to Rosemount. Who Is DR Horton Horton is a national builder / developer with divisions in 23 states and 40 markets operating under a number of prominent builder names. At the end of fiscal year 1999 (September 30) Horton had sold 18,395 homes, generating revenues of $3,156 billion. For the first time ever in its 33 year publication history, Professional Builder magazine selected Horton as its Builder of The Year, noting Horton's unbroken string of 21 years of revenue and profit growth. Horton 'recently announced record orders for new housing, which gives us confidence we will once again enjoy a solid year of growth. It is anticipated the company will reach $4 billion in revenues in 2000. Horton develops all types of residential for sale product in prices from $80,000 to in excess of $700,000. Horton is one of the Twin Cities: largest builders, selling 450 homes in 1999.- Locally, we are growing and prospering. About half of our local sales are multi - family residential units, with the balance being custom single- family housing. We are currently developing and building in 17 Twin Cities' neighborhoods. Is Horton Capable Of Implementine The Proiect DR Horton has several regional divisions (New Jersey, Chicago area, Nevada, California, and Colorado to name but a few) developing very sophisticated adult communities that range in size from about 100 homes to in excess of 2000 homes. The adult community at Evermoor will be one of the first such projects built by Horton in Minnesota. In addition, Horton Minnesota is considering similar adult developments in other Twin Cities communities. It is important to note that Horton has an enviable financial track record in the industry, and is one of the few local firms capable of sustaining the high startup costs associated with adult development. In addition, Horton has an outstanding reputation in several fast growing Twin Cities communities (Lakeville, Woodbury, Savage, Shakopee, Farmington, Eagan, Apple Valley, Elk River, Stillwater, to name but a few) in terms of our ability to financially guarantee infrastructure work. Finally, Horton has top industry personnel experienced in adult development design, development, marketing, and management. PROJECT NARRATIVE EVERMOOR 5 WESTWOOD PROFESSIONAL SERVICES, INC. DR Horton is quite capable of creating a new neighborhood that the citizens of Rosemount will be proud of. More importantly, we will be providing an opportunity for adults to enjoy a fulfilling life, with the vitality, security, and independence they desire and so richly deserve. PROJECT NARRATIVE EVERMOOR 6 1 WESTWOOD PROFESSIONAL SERVICES, INC. 3. From what we learn from this research, the.Horton planning team will then: a. Formulate final design plans for the community. b. Refine the product line and amenities to be offered. c. Position and market the development effectively such that the entire development is seen as an asset to Rosemount. Who Is DR Horton Horton is a national builder / developer with - divisions in 23 states and 40 markets operating under a number of prominent builder names. At the end of fiscal year 1999 (September 30) Horton had sold 18,395 homes, generating revenues of $3,156 billion. For the first time ever in its 33 year publication history, Professional Builder magazine selected Horton as its Builder of The Year, noting Horton's unbroken string of 21 years of revenue and profit growth. Horton iecently announced record orders for new housing, which gives us confidence we will once again enjoy a solid year of growth. It is anticipated the company will reach $4 billion in revenues in 2000. Horton develops all types of residential for sale product in prices from $80,000 to in excess of $700,000. Horton is one of the Twin Cities largest builders, selling 450 homes in 1999. Locally, we are growing and prospering. About half of our local sales are multi - family residential units, with the balance being custom single- family housing.- We are currently developing and building in 17 Twin Cities' neighborhoods. Is Horton Capable Of Implementing TheProiect DR Horton has several regional divisions (New Jersey, Chicago area, Nevada, California, and Colorado to name but a few) developing very sophisticated adult communities that range in size from about 100 homes to in excess of 2000 homes. The adult community at Evermoor will be one of the first such projects built by Horton in Minnesota. In addition, Horton Minnesota is considering similar adult developments in other Twin Cities communities. It is important to note that Horton has an enviable financial track record in the industry, and is one of the few local firms capable of sustaining the high startup costs associated with adult development. In addition, Horton has an outstanding reputation in several fast growing Twin Cities communities (Lakeville, Woodbury, Savage, Shakopee, Farmington, Eagan, Apple Valley, Elk River, Stillwater, to name but a few) in terms of our ability to financially guarantee infrastructure work. 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I - - - - -- I �. e ta I 1 PW P =L Son: Contractor Property Developers Company 7100 ETartEtend 1 1_4 Bu0e = Cal 48 Hewn Ealwa digging: GOPHER STATE ONE CALL Tetra CRY Aren 851 -454 -0002 Mn. To, Fne t -800 -252 -1166 Prekrinary GradrTg and Erosion Control Notes Th. Impart— of —I- contra and Era P—tlan —at he avvsWt d W thin project. With the nature of the .IrtI g sal conditions, and the activity that le anticipated an tnr stte, protmtlon of the notw.1 %at.. WB be considered .stremely kpatont Because at the detailed that Is ngaFad fw find eroetan contra down in no great, re, attempt M ado to detol the proposed design of those fodIU- and Rid appro d to thin prelNNa y PINS hex coon gken. The camfnRment has Egan made through the A.UAJI proceee to implement - Beet Management Practices" as outlined In the manud prevented by the MYmewta PdNtfw Contra! Agency the fin ig watr Cuallty fn llrha+ Areai . E—Plem o! What the d plan WL Ncorpwate Yntluda: . 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