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HomeMy WebLinkAbout5.b. Request by Newland Land Acquisition EXECUTIVE SUMMARY Planning Commission Meeting Date: December 17, 2018 Tentative City Council Meeting Date: January 15, 2019 AGENDA ITEM: Cases18-58-CON Request by Newland Land Acquisition LLC for PUD Concept Plan Approval for 435 acres of Mixed Use Development, Located on the University Property AGENDA SECTION: Public Hearing PREPARED BY: Kim Lindquist, Community Development Director AGENDA NO. 5.b. ATTACHMENTS: Site Location Map, Site Boundaries, Applicant’s Narrative, Concept Plan with Existing Conditions, Concept Plan Without Existing Conditions, CH 42 Corridor Study Recommended Improvements, AUAR Land Use Scenario Map APPROVED BY: KL RECOMMENDED ACTION: Motion to recommend the City Council approve PUD Concept Plan for Vermillion Crossing subject to the following conditions: a. Prior to submission of a PUD Master Development Plan for the site, the applicant will need to submit detailed plans as required for a Planned Unit Development, including: grading, drainage and erosion control, storm water management, landscape, tree preservation and replacement, phasing plan, site development, and other plans specified in the Zoning Ordinance or requested by the City. b. The PUD Master Development Plan must provide an appropriate access and transportation system for proposed development including installation of Auburn Avenue. Phasing of road improvements should be identified in the Master Plan. Discussion about installation of portions of Boulder Trail and the extension of Akron Avenue to Boulder Trail need to occur prior to Master Development Plan application c. The developer provide a ghost plat for the land area located outside of the site, south of the southern border and north of Boulder Trail, including access into the neighborhood. d. The PUD Master Development Plan shall include architectural information on all buildings proposed for construction within the site, including any anticipated covenants regarding building size, style or design. The applicant should itemize all exceptions to the PUD ordinance being requested. 2 e. Coordination with the County and the City relating to the regional trail system, local public trail system and private development trail system. f. The applicant pay all fees associated with development of the site including area charges, connection charges, park dedication of land or fees in lieu of land dedication and any other fees itemized in the Council adopted fee schedule. g. The PUD Master Development Plan shall address the existing mining haul road and timing for removal as part of the overall development phasing plan. h. The PUD Master Development Plan shall clarify private versus public infrastructure. i. Dakota County approval is required for the realignment of the Akron Avenue Corridor. j. The PUD Master Development Plan shall comply with the Mitigation Plan found within the AUAR. k. All street and median geometrics must accommodate emergency and maintenance vehicles access. Applicants must demonstrate acceptable turning radii for all uniquely shaped landscape medians and cul-de-sacs. l. The PUD Master Development Plan shall provide two to three public parks of size and shape to provide installation of neighborhood park amenities consistent with the adopted Parks Master Plan. m. The PUD Master Development Plan shall itemize variations in lot size, setbacks and all other requirement per the City’s Zoning Ordinance or Design Standards. SUMMARY The Planning Commission is being asked to consider a request from Newland Land Acquisition LLC for approval of the submitted concept plan located on 435 acres of the University of MN land. The project, Vermillion Crossing is the first residential project proposed for the UMore property. The site is located generally west of Dakota County Technical College, south of County Road 42, and west to Auburn Avenue extended. The project depicts 1356 individual lots with a total of 1556 units, when adding approximately 200 multi-family apartment units. There will also be some land set aside for commercial development located in the southwest corner of Akron Avenue and County Road 42. Approximately 8.5 acres is designated for commercial development and another 1.6 acres for the Welcome Center which will include non-residential activities. Review of the concept plan indicates that the development pattern is different than the typical residential subdivisions in the community. The project will provide horizontally integrated residential lots of differing sizes. Aside from the attached products the lot sizes vary from 3080 square feet to 3 11,600 square feet (minimums.) This means that all residential lots do not conform to the existing R- 1 single family standards, which is one reason the developer is proposing use of a PUD. Another reason for use of the PUD is the large amount of open space, estimated at 134 acres, along with housing products which gain access through alleys, and provision of private and public amenities. The project needs to be taken as a whole when reviewing the site plan. The Developer is interested in providing differing housing types and styles than what has traditionally been constructed in Rosemount. The look and feel of the neighborhood will be different than other areas of the City, however, staff has stressed the need to incorporate the area into the Greater Rosemount community. This is done through the use of parks and open space and the various trail connections. More specifics of the project are outlined in the memo below, under the appropriate headings. As the Commission is aware Concept Plan approval is not binding. Rather the concept plan review “shall be for guidance only and shall not be considered binding upon the city regarding approval of the formal PUD application when submitted.” In order to assist the developer in final design of a neighborhood, ultimately for approval, the developer has applied for the concept review in order to gain feedback from the City. BACKGROUND Applicant: Newland Land Acquisition, LLC Ownership: University of MN Location: Generally located west and southwest of Dakota County Technical College, south of County Road 42, and east of Auburn Avenue, and north of Boulder Trail extended Area in Acres: 435.5 acres; Comp. Guide Plan Design: The property is being processed for a combination of land uses including Low, Medium, and High Density Residential and Community Commercial Current Zoning: AG - Agriculture DISCUSSION The ordinance notes that the purpose of the Planned Unit Development (PUD) is to provide flexibility in land development in order to utilize new techniques of design construction and development. It also notes that the PUDs are used for provision of life cycle housing for all income groups, promotes energy efficiency, preservation of desirable site characteristics and open space, provides efficient and effective use of land and high quality design. The concept plan proposed is significantly different than other neighborhoods developing within the community. The plan provides for multiple products clustered on a more block by block basis. The central open space feature connects the entire project, and Vermillion Crossing to the entire community, providing open space and assumedly active areas benefiting project residents. The open space also has the dual function of being the backbone to the project and regional stormwater system within the University lands. This is the first project to be brought before the City and development needs to ensure there is appropriate access and public utilities to service this site as well as the reminder of the property. 4 PUD Discussion The zoning ordinance describes the purpose of plan unit developments (PUDs) and the standards that must be met to allow for the use of the PUD process in Section 11-10-6. The PUD district is intended to be used to encourage, among other things, flexibility in land development to utilize new techniques of land development, the provision of life cycle housing to all income and age groups, and the more efficient use of land through the mixing of land uses. The concept plan proposes a new type of land development in which many of the residential uses are served by alleys, a departure from residential development that has taken place in Rosemount. The concept plan also demonstrates a mixing of different densities and housing types that provide life cycle housing. Finally, the concept plan provides a mix of commercial uses alongside residential uses. The zoning ordinance contains thirteen standards with which a site must comply in order to be considered for a Planned Unit Development district. The following standards are most relevant to the site being reviewed. • Uses. All uses shall be consistent with the comprehensive plan. City Council recently approved a Comprehensive Plan amendment to accommodate this development. Therefore, the proposed uses conform to the comprehensive plan as amended. • Area. Each PUD shall have a minimum area of ten acres, excluding wetland and right of way areas. In this case, the total site area is 435 acres. • Density. Each PUD containing a residential component shall have a density within the range specified in the comprehensive plan for the PUD site. City Council recently approved a Comprehensive Plan amendment to accommodate this development. Therefore, the proposed density aligns with the comprehensive plan. • Private Recreational Uses. PUDs comprised of units other than single-family detached housing shall provide an area dedicated for private recreational uses for project residents. The applicant indicates in their narrative that there will be community amenities available to residents, and that the future multi-family housing will also have amenities specific to that use. The Commission has had several discussions about use of the PUD process and indicated it may be appropriate to articulate why a PUD will be considered for specific projects. Given the analysis above, it is reasonable to use a PUD. Further it is important to itemize the benefits to the City so that developers understand a PUD is not just for relaxation of City standards but also that public receives benefit. The developer is providing more project amenities than many local neighborhoods by constructing the Welcome Center and providing a significant amount of open space. It is anticipated that the much of the open space and trails will not be solely for private use. Additionally, the project units serve to de-emphasize garages, one of the City goals, by use of alleys, which provides an inviting and clean front yard appearance. The project also provides a mix of unit styles, densities and price points which hopefully will attract differing generations into the mixed neighborhood. Staff finds that the site meets the requirements for Planned Unit Developments as described in the City Code. A rezoning for a Planned Unit Development Master Development Plan and potentially site and building plan approvals are the next steps of the project review. As part of the application for a PUD, the developer should itemize the deviations from the City Code and articulate why they are necessary. 5 Building Design and Architecture In addition to the multifamily housing that will be constructed in the later phases of development, the concept plan anticipates seven different types of single-family products. The concept plan depicts lots that vary in size to accommodate the different types of product which range from attached townhomes on smaller lots to larger custom single family home lots. The products function differently depending on their lot size and how they are accessed from the street. All products featuring alley access will have a rear yard setback of at least 25’ to accommodate additional parking outside the garages. The applicant’s narrative provides photo illustrations as examples of the different products that have been built in other communities. Row Townhomes. These attached townhomes feature rear-facing garages that are accessed via private drives. The row townhomes have frontage either along public streets or public green space containing sidewalks allowing pedestrian access to the units. A typical lot will be 24’ wide and 55’ deep. The concept plan shows 347 total units; the most common housing product in the concept plan. Alley-Loaded Detached Townhomes. The alley-loaded detached townhomes function similar to the row townhomes in that the garage is rear-facing and accessed via a private alley while the units themselves generally face public streets although some do have frontage on public green space. Due to their detached nature, these units will be built on lots typically 28’ wide by 110’ deep. The concept plan contains 177 units of this type. The proposal indicates the units will have 4’ sideyard setbacks. Based upon the building code any wall façade or soffit less than 5’ from the property line will need additional fire rating. Additionally, staff would like to better understand controlling drainage and provision of private utilities between structures when the separation is narrowed to this extent. Zero Lot Line Villas. These are a larger detached type of product that will be built on the Bungalow Lots measuring 37’ wide and at least 110’ deep. The garage is loaded from a private alley and the frontage of these units is along public streets, with a small percentage facing green space containing sidewalks. The concept plan contains 180 lots for this home type. Bungalows. The bungalows are a street-facing product with alley access to their garages. This product will be constructed on a lot that is typically 41’ wide by 110’ deep. These lots are also identified on the concept plan as Bungalow Lots, and the plan contains 212 bungalow lots that are this size. Single Family Cottages. The single family cottages will be completely accessed from the public street, as opposed to the previous products’ access from the alley, and are a more traditional style of single family home. This product will be built on lots that are typically 55’ wide and 125’ deep. The concept plan indicates that there will be 222 cottage lots of this size; the second most common within the concept plan. 6 Standard Single Family. Similar to the single family cottages, these homes will also be accessed entirely from the street, like traditional single family homes. This product will be built on lots that are also classified as Cottage Lots but are wider than those for the Single Family Cottage product. A typical lot will be 65’ wide and 125’ deep. The plan contains 166 cottage lots with these dimensions. Custom Single Family. This product will be built on the largest of lots in the concept plan and will be more upscale than the other residential products. Access will be entirely from the street like the Single Family Cottages and Standard Single Family homes. Lots on which this product will be built are located closest to the large open areas of green space within the concept plan. Lots for this product will typically be 80’ wide and 145’ deep to accommodate larger homes. Fifty-two custom lots are included in the concept plan. Home Product Lot Type Lot Size (typical) Share of Units Row Townhomes Townhome Lot 24x55 347 (26%) Alley-Loaded Detached TH Townhome Lot 28x110 177 (13%) Zero Lot Line Villas Bungalow Lot 37x110 180 (13%) Bungalows Bungalow Lot 41x110 212 (16%) Single Family Cottages Cottage Lot 55x125 222 (16%) Standard Single Family Homes Cottage Lot 65x125 166 (12%) Custom Single Family Homes Custom Lot 80x145 52 (4%) The following table provides the above information along with the setbacks proposed for each building style: Product Type Alley Loaded Detached TH Row Townhomes (*) Zero Lot Line Villas Bungalows Single Family Cottages Standard Single Family Custom Single Family Total Number of Units Lot Width 28 ft 24 ft 37 ft 41 ft 55 ft 65 ft 80 ft Lot Depth 110 ft 55 ft 110 ft 110 ft 125 ft 125 ft 145 ft Side Yard Setback 4 ft/4 ft 10 feet on ends 5 ft/10 ft 5 ft/10 ft 5 ft/10 ft 5 ft/10 ft 5 ft/10 ft Number of Units 177 347 180 212 222 166 52 1356 (*) = 4, 5 & 6 units per building 7 Access The proposal provides two access points, from Akron Avenue and through construction of a new collector road aligned with Abbeyfield, near the Akron Avenue intersection with County Road 42. Based upon the adopted County Road 42 corridor study the Akon Avenue intersection will be a signalized full intersection while intersections at Auburn and Abbeyfield will be ¾ intersections, meaning left turns from the project would be prohibited. Akron is designated as a Major Collector and was the subject of a corridor study approved in June 2010. The Corridor Study anticipated that Akron Avenue would bend to the south and link with Biscayne Avenue. Concerns about future transportation needs in the area due to future growth lead the County to believe another north/south road was needed in the community. From the City’s standpoint, the new alignment served as a reliever to Highway 3 because of the inability to expand the road through the historic downtown. The mining approvals for Dakota Aggregates included preservation of the Akron Avenue corridor, which starts to shift its alignment near the Ancillary Use Facility (AUF). Most recently, Dakota Aggregates and the University have requested realignment of the road corridor so the portion in Rosemount would continue on the existing straight north/south alignment. The road would shift west within Empire Township. It appears that all parties find the new alignment acceptable so long as the “touch down” point is in the same location and the proposed road corridor meets County design requirements. Final action to change the alignment has not occurred and will need to occur prior to approvals for the project. Without the corridor change, the southern portion of the concept plan would need to be altered. The second public roadway into the neighborhood is the southern continuation of Abbeyfield. Avenue. The narrative indicates this will be installed with the first phase to provide neighborhood access. Its construction provides two access points into the neighborhood for residents. Because of the location within the University property, there is not access from the south or west into the site. Staff is concerned about the number of access points, but more importantly that the accesses are all shifted to the east side of the project, along County Road 42. Staff had indicated to University representatives when delineating the initial parcel, that Auburn Avenue should be included in the property to provide an alternative access into the site. It is staffs understanding that it was not included due to the mining lease location. However, the area needed for access into the project is located within the mining buffer area, and staff is recommending that Auburn Avenue be constructed south to the first designated collector road. Additional engineering work should be done to ensure that Auburn Avenue can be extended south through the mining area and continue to serve as a minor collector roadway through the entire University project. Similarly, the site boundaries do not contain all of Boulder Trail, the main east/west roadway necessary for access throughout the entire University property. The applicant has indicated that they will provide right of way for the portion of Boulder Trail within the parcel. To ensure that site grading for the project, and the long term installation of Boulder Trail will mesh, engineering work for Boulder Trail will be necessary. The final traffic access issue is the new intersection with Akron and the southwest section of Boulder Trail. As proposed the intersection of the two is not contained within the project site. However, it is staff’s understanding that some off-site improvements can be permitted through the University agreement with the developer. At a minimum the developer should dedicate right of way for the two roads. It is unclear if construction should be done as part of this project or in the next phase. Regardless, as in all developments, the developer, or property owner, pays the cost for infrastructure. The City is planning to discuss infrastructure needs in the entire UMore site and necessary phasing and cost allocations in the near future. Staff is raising this as an issue so the developer is aware of the interest to have Akron Avenue extended to a reasonable terminus with the potential for construction of Boulder Trail with the southeast phase of the proposed residential development. 8 The narrative indicates the right of way widths and the paved road widths proposed for the project. Most do not meet current public roadway standards. Staff believes some consideration can be given for some road width reduction in areas where alleys are used. However, staff does not believe there is rationale to reduce collector and arterial road standards. In fact, some of these roads will be located on the city’s State Aid System and are required to meet minimum standards. This is a dense project as compared to many in the community and the transportation backbone should be robust enough to accommodate projected trips. As mentioned, the narrative provides several roadway widths and paved road widths for various roads based upon functionality. The higher level roadways designated arterials and collectors should conform to existing city standards. Staff is willing to consider some minor modifications to local streets, in certain situations. However, the travel lanes and parking sizing should be the same in all roadways, particularly the parking lanes. As outlined in the narrative, the driving lanes are either 9’ or 11’ and the parking lanes vary from 7.67’ to 8.67’. Staff will need to discuss the one way roadways further since they are generally located in areas where there is some smaller open space area. The change from 2- way to 1- way seems confusing. One of the more distinct parts of the project is the proposal to use alleys for individual residence access for several home styles. Approximately 1/3 of the single family units gain access from alleys; detached townhomes, zero lot line villas, and bungalows. Staff is willing to consider the use of alleys although has questions about their use, maintenance and maneuverability for larger service vehicles, like emergency vehicles or garbage trucks. The alleys will not be owned or maintained by the City. Some of the alleys appear irregular while others terminate without providing a turn-around or accessing a public street. The narrative also indicates that there will be no curbing or storm sewer serving the alleys, and all stormwater drainage will sheet drain from the alley crown to the adjacent back yard lots. Further investigation of this access option should be explored to address potential concerns including circulation and stormwater management. Staff is comfortable having a private drive system for access to the attached townhome products, consistent with other attached unit projects in the community. Of final note is there are several single family homes which are fronting on designated collector roads and will gain access from the collectors. The City draft Transportation plan addresses private access unto designated collector roads. While it notes that private access is permissible on minor collectors, in some cases state is concerned about the number of access points, and the inability to access private drives near entrance features or islands. Further refinement in this area is needed. Characteristics of Minor and Major Collectors Criteria Minor Collector Major Collector Length Short, less than 1.5 miles Longer, 1.5 miles to three miles Travel Shed Limited to immediate neighborhood Larger area links more than one neighborhood Speeds Low Speed (30-35 mph) Medium Speed (35-45 mph) Access Private access permissible Private access discouraged, access is generally provided to higher trip generators (i.e., shopping centers, office 9 buildings) Parking Usually allowed Some restrictions depending on traffic volumes Land Use Typically serves residential areas Residential, commercial or high employment concentrations Mobility Less emphasis on mobility and greater value on access More balance between mobility and access Transit May accommodate fixed route transit but less likely to be used as a route Should be designed to accommodate fixed route transit Spacing Closer spacing, contained within homogeneous neighborhoods to distribute trips Greater spacing, traverse’s distinct neighborhoods and land use types Example Roadways Pine Bend Trail, Autumn Path, 140th Street East Bonaire Path West, Connemara Trail, Biscayne Avenue Parks and Open Space The proposal indicates that 134.33 acres of open space are provided on the plan excluding the 1.59- acre Welcome Center. Much of the open space appears to be allocated to more passive uses, including addressing the needed stormwater system. In a meeting with the City and County there is interest in linking the project to the greater regional trail system. Portions of the site may contain a leg of the Regional system although the main corridor, based upon the County regional plans is east of Akron Avenue with an underpass under County Road 42 and then connecting the trail system to the UMore ball field site. From there, the regional system moves south, most likely wrapping around this project along its eastern border. The 2040 Parks plan indicates two to three public parks within the project site. These neighborhood parks would be similarly developed to those in Greystone or Jaycee parks. The public parks should be introduced into the next PUD review in order to avoid future conflicts with the Plan layout. It is anticipated that the public park land would total approximately 20 acres. Staff recognizes that there is significant private open space and some private active areas. The City is interested in understanding the interface between the public and private spaces and encourages coordination in programming. Park dedication fees are obtained upon platting, with the City either obtaining dedicated land for parks or fee in lieu of land or a combination of both. In 2010 the University of MN pre-dedicated 27 acres to the City to facilitate development of the UMore ballfields off of Akron Avenue, adjacent to the current proposal. In recognition of the dedication, the University has the ability to use a Land Area Credit for thirty percent (or such greater percentage as the parties may agree) of the land dedication requirement in any subdivision (unless a lower percentage is agreed to by University), until the Land Area Credit is exhausted. The University of Minnesota should identify whether this project will have access to use of the credits. Based upon the current policies in the City, the road profiles proposed do meet the standards for provision of a 5’ sidewalk or 8’ trails. As mentioned in the access section of the memo, issues about right of way and paved roadway width need to be worked out but the intention of the provision of sidewalks and trails throughout the project, and the hierarchy of roads and amenity inclusion is 10 correct. It may be that fewer trails might be needed in areas adjacent to the open space as it is believed the open space will provide trails. Staff wants to ensure there are appropriate connections but does not want to “double up” on trails unnecessarily. Utilities Sanitary sewer, water and stormwater systems are not currently in place for this project and will need to be installed with development. Utilities are generally located along County Road 42 and will be extended into the project area. Based upon the 2014 technical memo, updated in 2017, there is enough water capacity for the project area. However, it is unclear how much development within the entire community was estimated when projecting the existing system capacity given the age of the study. Additional analysis is needed to update timing for regional infrastructure construction, meaning a new well and elevated storage. The previous Water Comprehensive Plan indicated a well and elevated storage tank in UMore near the project site. Provision of sanitary sewer was also reviewed in 2014 and modified in 2017 to accommodate this site. The area can obtain services by extending two different trunk lines from the Metropolitan Council interceptor located adjacent to County Road 42. It is assumed that one of the trunk lines will be located within Akon Avenue with the other near Auburn Avenue extended. The latter is significantly lower in elevation than the Akron Avenue area. As mentioned previously, the open space area will be part of the stormwater conveyance system and the developer will ultimately size that appropriately to take on regional stormwater. The previous stormwater management plan is being updated as part of the comprehensive plan update work. Similarly, in the AUAR the subwatershed districts were modified to reflect mining in the west portion of the UMore property. The mining changed the topography so that existing depressions, and the natural flow of run off is modified. Additional analysis of the site will be necessary to understand the appropriate overflow system. Presently the Rosemount Business Park and adjoining lands are landlocked with the intention that stormwater from these areas will flow into the UMore site. While the current site is not immediately adjacent to Biscayne Avenue, some of the stormwater flows will continue to the east from this area, ultimately directed to the river outlet. A final issue of note is that the AUAR anticipated that utilities serving the Rosemount UMore site will also serve University lands in Empire Township. Based upon the preliminary utility plans, the sanitary sewer for the site is in two different sewer districts, the Central and Northwest which do not serve Empire. Similarly, the AUAR does not indicate that stormwater from Empire will run through this project site. The water system is intended to be a connected system that flows through the site, within Rosemount UMore properties and the Empire University lands. Care must be taken to ensure utilities are designed, in size and location, to service the intended areas within Rosemount and Empire. City staff, the developer, University representatives and Empire staff will be meeting in January to discuss utility implementation and cost sharing. OTHER ISSUES AUAR Compliance As the Commission is aware, there is an AUAR that was prepared for the non-mining section of the UMore property. The current proposal is generally consistent with Scenario 1 of the AUAR where approximately 1452 new units would be created based upon the AUAR land uses. Scenario 1 is the higher unit scenario as compared to Scenario 2. However, on a gross acreage basis, the Vermillion Crossing is 3.66 unit/acre, over the 3 units/acre required as a minimum by the Metropolitan Council. Staff is unconcerned that the current proposal contains a greater number of units than the AUAR. Because of its proximity to County Road 42 and Akon Avenue, it is expected that more density will be 11 along the higher traffic volume corridors, meaning future phases may contain less density. UMore Park AUAR Concept Plan Land Use Anticipated Number of Units Low Density Residential 515 Low-Med Density Residential 276 Medium Density Residential 454 High Density Residential 207 Total Units 1452 Note: AUAR scenario includes Neighborhood Center and Village Center, which are comprised of a mix of residential densities that are included above. Haul Road Dakota Aggregates is using a haul road which traverses the project site. The route extends east from the north mining area to Akron Avenue and is used to haul sand from the northern sand pile. The location of the gravel road compromises the ability to develop the site. The applicant has indicated that the route will be removed in the next couple of years, although the city has not received formal confirmation. The developer and property owner should address this issue and provide a firm timeline for the roadway removal. Boulder Trail The south edge of the site contains two portions of Boulder Trail; however, the site does not contain the entire alignment. Staff’s preference would be to have all right of way dedicated for Boulder so future developers know the alignment for this important east/west road. Staff also questions when the road will be constructed. Phasing for further development in UMore should be provided so there can be clarification regarding installation of needed infrastructure. Further discussion is needed on this topic. Similar to the issue of right of way dedication and construction of Boulder Trail, staff is also interested in the existing developer providing a ghost plat of the land outside of the site, that lies between the south property line and Boulder Trail right of way. The existing uneven lot line raises some concerns about how the southern boundary will mesh with future development immediately adjacent. While the applicant would not be held to the ghost plat, staff wants assurance that reasonable development, provision of access, and appropriately sized and shaped residential lots, can be accomplished within the “remainder” lot. Apartments and Commercial Area Staff recognizes this is a concept plan but wanted to point out there is very little information regarding the proposed apartments and commercial area. It is hoped that additional information regarding size, height, massing and architecture will be provided during the Master Development review phase of the project. It is possible to identify the sites and review approval with the requirement to come before the City in the future for final site and building plan approval associated with these two uses. Welcome Center Similar to the discussion about the apartments and commercial area, additional detail will be requested for the Welcome Center and the surrounding open space. The applicant has mentioned several ideas about activity areas in and around the Center. While staff finds the idea of the Center exciting and 12 interesting, additional discussion about the final outcome of the area is needed. Variable Open Space Throughout the project there are smaller open space areas. These generally irregularly shaped lots do not appear to have any designated use. It is unclear why these are introduced into the plat and the developer should provide additional information on these areas. RECOMMENDATION Staff recommends approval of the PUD concept plan with the conditions listed, noting there is significant detail needed to fully evaluate the project. This analysis is to call out areas where further investigation and discussion are needed prior to submission of the PUD Master Development Plan. Vermillion Crossing (The name is a place holder) PUD Concept Plan November 19, 2018 Newland Land Acquisition, LLC TABLE OF CONTENTS INTRODUCTION 1. DEVELOPMENT TEAM 2. NEWLAND REAL ESTATE GROUP, LLC 3. OWNER 4. PROPERTY 5. SUBMITTAL REQUEST 6. VERMILLION CROSSING NARRATIVE 7. CONCEPT PLAN HIGHLIGHTS 8. ZONING AND GUIDING 9. EXISITING CONDITIONS & TOPOGRAPHY 10. WETLAND 11. WOODLAND RESTORATION 12. LOT STANDARDS & RESIDENTIAL IMAGERY 13. TYPICAL STREET & ROW OF WAY CONSIDERATIONS 14. WATER, SEWER 15. STORMWATER 16. WELCOME CENTER & COMMUNITY SERVICES (COMMERCIAL) 17. COMMUNITY CENTER & POOL FACILITY 18. TRAILWAYS, GREENWAY CORRIDORS & OPEN SPACE 19. SIDEWALKS 20. PHASING 21. PRODUCT AREAS CONCLUSION Introduction We are pleased to present a concept plan for Vermillion Crossing, the first residential portion of the UMore property containing 435.546 acres. This property located in Rosemount, MN is along the major roadway of County Road 42. For the time being we are calling this new community Vermillion Crossing. Between now and the time we submit the preliminary plat application we will be spending additional effort in determining if this is the best name that reflects our vision for the site. 1. Vermillion Crossing Development Team  Ted Nelson - President/COO, Newland Real Estate Group, LLC  Dave Newman - Advisor, Newland Real Estate Group, LLC.  Shelly White - Advisor, Newland Real Estate Group, LLC.  Kurt Quaintance - Planner/Engineer, VP, JR Hill Engineering  Jim Constantine - Principal of Planning, Looney Ricks Kiss  Chris Cosenza - Project Manager, Looney Ricks Kiss  Kim Chapman - Ecological Consultant, Applied Ecological Services  Genesis Mickel - Senior Ecologist, Applied Ecological Services  Gary Renneke - Legal, Larkin Hoffman 2. Newland Real Estate Group, LLC Newland is a diversified real estate company and the largest private developer of residential and mixed- use communities in the United States. With a proven track record which began in 1984, Newland has an unparalleled reputation for integrity, innovation, vision, and results with its peers and customers. Headquartered in San Diego, California, the company has a broad national footprint, with operating teams managing more than 30 active projects coast-to-coast in 13 states and 18 cities. Newland is the most geographically-diverse developer in the nation. Newland’s teams include experienced professionals in development, planning, finance, entitlement, engineering, construction, marketing and sales, with a demonstrated ability to create real value through all stages of a project, whether for Newland, or on behalf of a client, partner, or investor. Newland and its affiliated companies have been in continuous operation for over 30 years, and under the continuous leadership of Chairman and CEO Robert B. McLeod since its founding. Newland has survived past housing downturns and economic recessions by continuing to apply a disciplined and customer-focused development approach and working transparently and collaboratively with capital partners to generate strong financial results. 3. Property Owner Regents of the University of Minnesota 4. Property Vermillion Crossing includes the development of four properties, that are identified by the following Dakota County Parcel ID (PID) numbers. Property Tax Identification No. 34-02700-50-010 Property Tax Identification No. 34-02810-50-011 (covers additional land) Property Tax Identification No. 34-03400-01-020 (covers additional land) Property Tax Identification No. 34-03310-01-010 (covers additional land) 5. Submittal Request PUD Concept Plan review 6. Vermillion Crossing Development Narrative and Proposal This concept plan proposal has been designed to create an innovative community that reaches beyond typical housing developments. This is accomplished in part by working with the topography to reduce grading impacts and allocating enough area for storm water treatment. The overall design focuses on meaningful natural open spaces and winding connections that meet at all gathering places throughout the community and greater Rosemount. Newland’s intention is to preliminary plat the entire site and then to final plat sections in phases. While others refer to the entire 435 acres as the first phase of Vermillion Crossing (UMore), in this proposal when there is reference to phases, it is referring to a portion of this 435 acre site. For reasons that will become apparent, what we are proposing is not necessarily consistent with the current zoning ordinance for residential development. However, we are incorporating the newest and most successful products from both our local region, as well as other parts of the country, to exemplify a wider variety of housing types that can cohesively exist. This also means that we are requesting your feedback, prior to our commencing the work of preparing a preliminary plat application. We hope that you share in our excitement for this proposed community. We look forward to hearing comments. 7. Highlights of the Concept There are a number of unique features of this concept proposal. They are described in detail throughout this narrative and summarized below:  Creating a vibrant, connected community that will attract a wide-range of home buyers.  Welcome/Fitness Center in the first phase.  Outdoor pool/clubhouse in the second phase.  Incorporating the regional trail system as part of the community trail system and expanding it with a significant neighborhood trail system to provide healthy living practices for Rosemount.  30% of the site will be open space. This open space is meant to provide meaningful experiences for family and friends.  Showcasing the newest housing products from the region that bring innovation and ingenuity to the market.  There will be a variety of housing products by both national and local builders.  Working with Dakota County Technical College (DCTC) and the University to create new partnerships that introduce education, entrepreneurship and healthy living.  Designing unique recreational opportunities to create unique interaction of places and people at work and at play.  Reducing dependency on cars once the commercial/retail component is built-out, since many day-to-day services will be onsite. 8. Current Zoning and Guiding The property is currently guided in the 2030 Comprehensive Plan as Agricultural Research and zoned as Agricultural. The proposed amendment to the 2030 comprehensive Plan uses the following designations for this property which this site has been designed to: Community Commercial High Density Residential Medium Density Residential Low Density Residential 9. Existing Conditions and Topography One of our first steps was to have Applied Ecological Services do an ecological inventory of the site (figure 1). This property is primarily farm fields with some rolling terrain and tree lined areas. It was determined that many of the existing treed areas are made up of noxious or scrub. There are three wetlands with an aggregate area of 1.94 acres. The site has numerous sandy loams and currently maintains infiltration. There is about 38 feet of elevation change on the site. The groundwater is about 60 to 70 feet below the surface. As shown in figure 2, the highest elevation of 950 is on the west side of the site, near where Dakota Aggregate is currently mining. The low point of 912 is north of the high point and is near the existing lift station along County Road 42. The property contains two drainage ways that generally run from the northwest to the southeast. For most of the site, the soils are well drained or better. (Figure 1) (Figure 2) 10. Wetlands A wetland inventory and delineation has been completed and approved. There are three wetlands on the property with an aggregate size of 1.94 acres. There is a Type 1, Type 4 and Type 6. It is not believed any of the wetlands are under federal jurisdiction. It is believed that these wetlands will require buffers of 30 feet or less. 11. Woodland/Forest Restoration area While the site is primarily agricultural and does not contain any specimen wooded areas, it does contain attractive stands of trees. We have attempted to strategically preserve certain stands as well as to restore these areas. In addition, an extensive landscape plan will be integrated into the overall community plan. Woodland/Forest Restoration Process i. Remove existing buckthorn and honeysuckle found on the site through forestry mowing areas accessible by equipment and by cutting, treating and either burning on site or chipping and removing from the site. ii. Following first removal phase, the site will be left alone with the hope and expectation that the native ground story will re-sprout. iii. After one growing season, woodland areas will be evaluated and treated with a foliar herbicide application. Care will be taken not to damage any existing or re-sprouting native understory vegetation. iv. Depending on the amount of understory growth certain areas may be left alone and other areas may be lightly forestry mowed. Forestry mowing will occur in late-fall, early winter to avoid rutting and damage to existing vegetation. v. After forestry mowing the woodland areas will be seeded with a native woodland seed mix to create competition to retard future buckthorn re-growth. vi. Woodland areas will be maintained for another year through a combination of site monitoring, spot herbicide treatments to control undesirable seed species, and spot mowing. 12. Proposed Lot Standards and Residential Imagery As we discussed at the workshop with the Council, Planning Commission and City Staff, our goal is to design a community that is dynamic, innovative and walkable. A major factor in today’s housing market is affordability. To create a successful diverse community, it is necessary to have products that attract and serve all age groups from active adult to young families and Millennials, since they are now the largest segment of the home buying demographic and comprise about 35% of the market. A part of our strategy is to look at successful communities both locally and from other parts of the country and to adopt the more successful elements. As a result, we feel we are responding to the everchanging families’ needs with the following product mix. Product Type Lot Width Lot Depth Side Yard Setback Number of Units Alley Loaded Detached TH 28 ft 110 ft 4ft/4ft 177 Row Townhomes (*) 24 ft 55 ft 10 feet on ends 347 Zero Lot Line Villas-Alley Loaded 37 ft 100 ft 5 ft/10 ft 180 Bungalows - Alley Loaded 41 ft 102 ft 5 ft/10 ft 212 Cottages - Single Family 55 ft 145 ft 5 ft/10 ft 222 Standard Single Family 65 ft 110 ft 5 ft/10 ft 166 Custom Single Family 80 ft 145 ft 5 ft/10 ft 52 (*) 4, 5 & 6 units per building Total 1356 What follows are builder examples of these various products. It is important to remember that builders for this community have not been selected. No inference should be drawn from the illustrative products shown as to who the builders in Vermillion Crossing will be. The products shown were selected because we believe they are good examples of why Newland believes small lots can be part of an attractive neighborhood that creates a diverse, interactive and walkable community. Garman Homes - 26’ & 32’ - Alley Load - Wendell Falls – Raleigh, NC Zero Lot line – 37’ wide detached – Denver Homes by Dickerson - 40’ Alley Load – Briar Chapel, Raleigh, NC 41‘ wide Bungalow – Alley Loaded – David Weekley – Arbor Lakes 45’ wide Single Family – Pulte – Cobblestone Lakes 55’ Wide Detached Villa – Robert Thomas Homes – Spirit of Brandtjen Farms 65’ Wide Single Family – Stonegate (Gonyea) Builders–Eastbrooke/Cottage Grove 13. Typical Street/ROW Considerations At the October 9th work session, we shared many examples of narrow street design that have been successful in northern climates. We are proposing in many instances streets that are narrower than current City street standards, but not as narrow as were shown to you at the work session. The benefits to a narrower street are:  Less impervious surface and runoff,  Less road surface for the City to maintain in the future,  Traffic calming. It is documented that people tend to drive to the design speed of a road as opposed to the posted speed. Additionally, as we have all read about driverless cars, there has been considerable discussion about the impact on traffic and road design. A narrower road means that if streets are vacated or reduced in size, there is less area that needs to be repurposed. It is important to note the development team is relying on it’s expertise and experience in proposing a variety of road widths throughout this community. The planners previously showed roads much narrower than what is currently being proposed. We are proposing roads that are wider than many of the narrowest roadways in several of our local award winning, master planned communities. ARTERIAL STREET SYSTEM We have been working with the county and city staff so that the street system for Vermillion Crossing connects with the overall UMore arterial street system envisioned by the city and county. Below is a diagram showing how our proposed road system aligns with the overall arterial street system. This diagram shows the arterial streets connecting with CR 42 and Biscayne at the points that are shown on the city’s comprehensive plan. As part of the approval process, Newland will dedicate it’s portion of the right-of-way for the arterial roads that are on it’s property. It is expected that as we proceed through the approval process, the arterial street system may be further refined. COMMUNITY COLLECTOR STREETS. Recognizing, the City’s need, we are proposing two sets of community collector roadways. The 80 foot right of way would be where we have higher speeds. There would be no parking, with a center turn lane and sidewalk/trailway on either side. The 70 foot right of way would be for slightly slower speeds. It would not have a center turn lane but would allow for parking on one side and again a sidewalk/trailway on either side. NEIGHBORHOOD STREETS We are proposing two types of neighborhood streets. What distinguishes them is whether there is parking on one side or both. The 60 foot right of way is very similar to the Rosemount street standards. These streets have parking on both sides along with a sidewalk on one side. The drive lanes are slightly narrower, which will calm traffic, but provide more than adequate travel lanes. The majority of neighborhood streets have a 54 foot right of way as shown below. Parking is limited to one-side, but the travel lanes are still more than adequate and there is a sidewalk on one side. What we have learned is if we go narrower, when there is an isolated car parked, traffic will work around it, but when there is a row of parked cars it is difficult for through traffic. This design addresses these concerns. ALLEY We are proposing a number of alley-loaded products throughout the community, therefore we are constructing two streets to serve these types of homes. This can get very expensive and could make this product cost prohibitive. In order to make this feasible, we are proposing a crown down the center of the alley that will cause storm water to sheet drain to the side. This design eliminates curbs and storm sewer drainage. This design has been successfully used in urban areas for years. One-Way Roads In a few select areas we will have one-way roads as shown at the locations below. We are proposing that these roads will have one lane of traffic and one lane of parking. The actual width of the boulevard may be wider depending on what it is abutting. Street Hierarchy The diagram on the next page illustrates where each of these different types of streets would be located. 14. Sewer and Water Sewer and water services are available along County Road 42 and are appropriately sized. 15. Storm Water As noted earlier, the storm water system won’t be designed until the preliminary plat stage. However, by providing NURP/Infiltration combination stormwater basins throughout the site, we believe that we have enough area set aside in order to achieve no off-site discharge of 100yr storm event, 1/12 acre- foot/acre/day of infiltration for the entire site’s acreage, and NURP design pretreatment. The proposed plan and storm water treatment system will meet or exceed the City of Rosemount’s requirements.  Infiltration Areas/Buffer NURP/Infiltration combination basins will be excavated and graded during site construction activities. After final grading, these areas will be restored. i. Aquatic bench area of the NURP basin will be permanently seeded with a MNDOT 3 4- 181 Emergent Wetland seed mix. The infiltration area immediately above the aquatic bench of the NURP basin and up the slope to the HWL elevation will be permanently seeded with a MNDOT 33-261 Native Stormwater Bank seed mix. Seed mixes will be seeded to overlap to better facilitate establishment though varying moisture conditions. ii. Permanent seeding throughout the NURP/Infiltration basin area will be covered by erosion control blanket or hydro-mulch. iii. If site grading does not coincide with proper seeding dates, the NURP/Infiltration basin areas will be temporarily stabilized with an oats or winter wheat cover crop and hydro- mulch. After permanent seeding, NURP/Infiltration basin areas will be maintained to promote the establishment of the native seed mixes through a combination of site monitoring, spot herbicide treatments to control undesirable seed species, and site mowing. 16. Welcome Center, Services (future commercial) Entrance in to the community will be either from Akron or from CR 42, across from Abbeyfield Avenue (to the north). The main entrance into the community for Phase One will be located at the CR42/Abbeyfield intersection. The northeast corner along CR 42, is approximately 8.68 acres of future commercial/retail and approximately 11.18 acres of multi-family/multi-story residential. Neither of these uses will be developed immediately but will be developed as part of a future phase. The first phase will contain a Welcome Center/Fitness area and plaza on a parcel located just south of the future commercial/retail parcel. This will provide visitors with a sense of arrival to their destination and an open vista to green spaces and model park. Final design of this building has not been completed. The space will be designed to serve as a community marketing center, a small café and gathering space with flexible area for co-working. A separate structure will be designed nearby to facilitate a health and wellness fitness area. It is envisioned that there will be a plaza connecting these two buildings that will contain seating areas and an outdoor fireplace. While we have not started designing this center, during the design charrette, we did have LRK sketch a concept which is shown on the next page. (View from the north looking south) A portion of the parcel that the Welcome Center is located on will contain a large green space. This space will be used for outdoor programing and events for all seasons. It is likely this outdoor area will be used for farmer markets, an outdoor skating rink, etc. It is also proposed that on a portion of this parcel there may be a few stylish converted shipping containers. Currently, we envision these to be temporary units finished architecturally compatible to the permanent Welcome Center and Fitness area. These units will create excitement and activity, whether a warming house for the rink, small business ventures, retail or office space. Their future will depend on how successful they are and whether or not they are necessary once the designated commercial area is built out. We see these pods as areas to partner with the local community and possibly DCTC to showcase their student’s products, services, etc. One of our early goals is to create a vibrancy in the community. There won’t be market demand for the retail parcels until a significant portion of the community has been built out. With the right programming these containers can be a draw for people to gather and visit. 17. Resident Community Center and Pool It is anticipated that during phase two we will be starting construction of a resident community center and pool. This amenity area will be designed at a later date. Its exact location will be determined once the storm water system has been finalized. We anticipate it will be centrally located and adjacent to the greenway. There will be an adjacent resident community center that will house changing facilities and a community room with a kitchen that can be reserved for private events. This area will be designed with the overall theming of the community. An illustrative example of how this may layout is below. 18. Trails/Green Space Corridor We recognize the importance of trailway corridors, connectivity and green spaces. At this point we have not designed the trail system. By the time the public hearing is held we hopefully will have met with Dakota County so we can learn more about their plans for the regional trail system. Currently the Dakota County website shows crossings at CR 42. On one page of their website, they show the crossing on the east side of Akron and on another page they show it near the lift station. With this proposal either crossing can be accommodated. This concept has an open space corridor that generally runs from the northwest corner of the site to the southeast corner. This green space will also contain storm water treatment facilities. These stormwater facilities will be more fully designed at preliminary plat. Once they are designed. we will then be able to layout the trail system. This system will of course connect to the sidewalk system. There will be approximately 134 acres of open space (Including storm water treatment facilities but excluding road right of way). The green space corridor will be meaningful and will range from 140 feet to over 900 feet in width. One of the attractions of the site is the possibility of being able to eventually connect to Whitetail Woods Regional Park and Vermillion Highlands. Our hope is to work with the City, County and the University of Minnesota to develop a plan for Vermillion Crossing to eventually be able to connect to these wonderful amenities. 19. Sidewalks 5’ sidewalks will generally be incorporated on one side of the street on neighborhood streets and 8’ sidewalks/trailways on either side of collector streets. 20. Phasing As we refine the plan and determine the exact phasing plan, we believe the first phase will be in the northeast corner, excluding the multi-family/multi-story and commercial/retail parcels. It will contain the community welcome center with a fitness center and approximately 200 lots. We then anticipate the future phases will move south to the southern property boundary and finally to the west. This allows us to maximize our distance from the mining activities until mining operations are ready to move south. We anticipate each phase to be approximately 200 units. 21. PRODUCT AREAS Below is a chart that shows the area for each product type. This illustrates that over one-half of the site is used for streets, street right of way and open space. It also shows the amount of area for each product type which believe represents a vibrant distribution. Conclusion Newland Land Acquisition, LLC is excited to work with staff on this project. We are excited about this concept and appreciate the opportunity to become a part of Rosemount. Over time we expect Vermillion Crossing to become a premier community in the region. We thank you in advance for your review and look forward to discussing this application with you. oooooooooooooooooooooooooooooSHEET 2 SHEET 1 ATTACHMENT: A 155TH ST E AUDREY AVE145TH ST E (CSAH 42) 154TH ST W AURORA AVE ALLINGHAMAVEG±WX UMore AUAR Scenario 1 December 2018´0 0.20.1 Miles T:\Project\CommDev\Development\UMore\AUAR\UMoreLanduseScenario1.mxd I:\GIS\Map_Library\CommDev\Development\UMore\Newland\UMoreLanduseScenario1_DevelopmentArea.pdf LandUse Low Density Residential Low-Med Density Residential Medium Density Residential Neighborhood Center Open Space Village Center