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ITEM 3.1TPC The Planning Company PLANNING REPORT 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com TO: Otsego Planning Commission FROM: D. Daniel Licht, AICP REPORT DATE: 3 October 2019 ACTION DATE: 16 November 2019 RE: Otsego — Great River Centre; the Village concept plan TPC FILE: 101.02 BACKGROUND ITEM 3.1 Central Minnesota Properties has submitted a concept plan for development of a 190 unit multiple family building located at the northeast quadrant of 85th Street and Parson Avenue within the Great River Centre of Otsego. The subject site is platted as Lot 1, Block 4, Great River Centre of Otsego 211 Addition. The concept plan is to be reviewed in accordance with Section 11-36-4.0 of the Zoning Ordinance to provide comment to the developer as to the acceptability of the land use. Concept plan reviews do not convey entitlements and are non-binding upon the City. If the developer elects to proceed with the project, they will need to submit application for additional zoning and subdivision approvals. A public hearing to consider the PUD Concept Plan application has been noticed for the Planning Commission meeting on 7 October 2019 at 7:OOPM. Exhibits: ■ Site Location Map ■ Future Land Use Plan ■ Concept plan packet (15 sheets) ANALYSIS Comprehensive Plan. The subject site is located within the Great River Centre of Otsego development. The Future Land Use Plan element of the 2012 Comprehensive Plan guides the subject site for commercial uses. Great River Centre of Otsego is within the larger commercial area planned adjacent to the TH 101 and CSAH 39 interchange that is to be the primary location for retail, service, and office businesses in Otsego. Multiple family uses are expected to develop on parcels guided on the Future Land Use Plan for Medium -to -High Density Residential land uses. The Great River Centre of Otsego was approved as a Planned Unit Development District that does create opportunity to include residential dwellings either as stand-alone uses or mixed use buildings. Allowance of residential uses within the Great River Centre of Otsego would be a policy decision by the Planning Commission and City Council that the development is consistent with the policies of the Comprehensive Plan and objectives outlined in the GRC PUD Site Design Guidelines. The 2012 Comprehensive Plan includes the following policies related to development of multiple family uses: ■ Maintain a balance in the availability of quality housing choices throughout the City based on benchmarks established by the City's Land Use Plan and Housing Plan; the City shall periodically define the type and amount of new housing that is to be built to maintain consistency with established benchmarks. ■ Recognize the need to develop of a variety of twin homes, townhouses, and multiple family dwellings to supplement conventional single family homes giving due consideration to local market demands and desired community character. ■ Guide areas for medium and high density residential land use so as not to be concentrated in any one area of the community or over such acreages at any one location as to create potential land use compatibility, transportation, utility or service delivery issues. ■ Promote development of twin homes, townhouses and multiple family dwellings adjacent to areas targeted for commercial development to provide ancillary market support. The ability to develop multiple family housing in Otsego has been limited due to municipal sewer and water utilities only being made available within the last 20 years. Currently, there is one 142 unit senior multiple family building at TH 101 and a 164 unit market rate multiple family building under construction at TH 101 and CSAH 42. Another lot for development of up to 76 multiple family dwelling units has been approved within the Parkview Retail plat at the southwest quadrant of CSAH 39 and CSAH 42. The City Council as part of their 2020 budget discussions has authorized and directed City staff to undertake a study of multiple family housing in Otsego based on the current limited supply of land guided for Medium -to -High Density Residential uses and the number of potential development proposals that City staff has been responding to. The purpose of this study would be to evaluate and make recommendations on appropriate areas to be guided for high density residential uses and any modifications to the City's existing performance standards. City staff anticipates that information will be brought to the Planning Commission in November or December 2019 for discussion and direction as to possible amendments to the Future Land Use Plan and/or Zoning Ordinance. The current concept plan may be considered separate from this land use study or this site incorporated into a broader consideration of multiple family uses within Otsego that is the focus of the study. Zoning. The subject site is zoned PUD District in accordance with the ordinance and PUD Development Stage Plan approved by the City Council on 13 March 2006. The PUD District includes establishment of Site Design Guidelines that provide for standards above that required by the Zoning Ordinance for allowed uses, building architecture, and site design. The PUD District defines three subdistricts including large merchandise/highway commercial, village commercial, and office warehouse district. Great River Center Project Area and Site Map The subject site is located within the village commercial subdistrict that is within the area bounded by CSAH 42, 851h Street, Quaday Avenue, and 87th Street. The Site Design Guidelines indicate that a mix of residential, commercial, and office buildings within the village commercial district may provide for a high density commercial core that is supported by larger retail at the perimeter of the Great River Centre of Otsego development. A multiple family building located on the subject site would be compatible with the smaller scale existing and planned commercial buildings within the village commercial district. Under a PUD District, the established zoning standards for a particular use within a conventional zoning district are presumed to be appropriate unless modified to meet a specific design objective consistent with the intent of the underlying requirement. Standards for a potential multiple family use of the subject site is to be based upon the requirements of the R- 7, High Density Residential District and the PUD Site Design Guidelines. Building Exterior Finish. The PUD Site Design Guidelines include provisions related to architecture calling for buildings designed using clean functional lines oriented in a horizontal fashion with high pitched roof sections. The developer has provided examples of representative architecture and also a perspective of the proposed building viewing the north elevation of the building at the main entrance. The building entrance section features varied flat roofs in contrast with the pitched roof of the main section of the structure. The single horizontal line of the main section of the building needs to be disrupted to create additional building section lines and minimize the horizontal length of the building as seen along TH 101 or 85th Street. The PUD Site Guidelines also incorporate recommendations for appropriate exterior finish materials. These materials have been standardized within the Zoning Ordinance by Section 11- 17-4.D.1 of the Zoning Ordinance requiring 65 percent brick, stone, or glass to be used for the building exterior with remaining materials allowed to be stucco, EIFS, fiber panels/siding or decorative metal. The building perspective provided by the developer does not specify material types or quantities but does illustrate varied material patterns and colors. As the proposed building is within a commercial development, City staff recommends that the exterior materials minimize use of horizontal lap siding materials in favor of board/batten and decorative panels and that the size of the windows be increased (with glass being a Grade A material) similar to that shown on the representative buildings included within the developer's submission. Building Height. Buildings within the R-7 District are limited to a height of 3 stories of 35 feet. The PUD Site Design Guidelines establish building height regulations within Great River Centre of Otsego that would apply to the subject site. These height standards were established to ensure that view corridors of the SuperTarget building from TH 101 and CSAH 42 are maintained while also allowing for variation in building heights within the Great River Centre of Otsego. The subject site is allowed to have a building height up to 40 feet or 3 stories. The building perspective indicates that the building is proposed to be 3 stories in height but the elevation above grade is not indicated. Building height is measured from grade to the mid- point of a pitched roof. Compliance with the height limits of the PUD Site Design Guidelines will be required and verified as part of a PUD Development Stage Plan application. i Landmark Dwelling Units. The table below summarizes the requirements of Section 11-17-6.B of the Zoning Ordinance that specifies minimum floor areas for each dwelling unit type. Floor plans must be submitted with a PUD Development Stage Plan application to verify that the area of the apartments comply with the requirements of the Zoning Ordinance. Type 1 Bedroom 2 Bedroom 3 Bedroom Min. Area 700sf. 780sf. 860sf. rd Lot Requirements. Section 11-68-6.A.3.b of the Zoning Ordinance requires multiple family uses within the R-7 District to have a minimum lot area of 20,000 square feet. The subject site is 380,123 square feet (8.73 acres) in area and exceeds the minimum lot area requirement. Section 11-68-6.A.3.a of the Zoning Ordinance also requires a minimum lot area of 2,500 square feet per dwelling unit. The lot area per unit requirement may be reduced through the following schedule of allowances set forth by Section 11-68-7 of the Zoning Ordinance: ■ Underground parking stall/du: -300sf ■ Adjacent to commercial district:-300sf. ■ Each bedroom more than 2/du: +300sf. ■ Maximum reduction/du:-500sf. The maximum 500 square foot per dwelling unit reduction allowance would apply to the subject site based on underground parking and surrounding commercial uses. At 190 dwelling units and a minimum of 2,000 square feet per dwelling unit, the lot must be at least 380,000 square feet. There are 3 proposed 3 bedroom apartments within the building that would require an additional 900 square feet or a minimum lot area of 380,900 square feet. The proposed 190 units do not meet the minimum lot area per dwelling unit requirement by 777 square feet. The Planning Commission and City Council may consider allowing flexibility for the lot area per unit requirement as part of the PUD District. Section 11-68-8.13 establishes a maximum floor area ratio for buildings within the R-7 District of 70 percent. Floor area ratio is determined by dividing the gross floor area of the building by the lot area. The proposed building has a gross floor area of 261,291 square feet (not including underground parking) and the lot area is 380,123 square feet. The floor area ratio for the concept plan is 69 percent and complies with the Zoning Ordinance. Setbacks. The proposed site plan provides that the building is to be located on the south side of the site extending along Parson Avenue, 85th Street, and Quaday Avenue. This presents a building forward design with surface off-street parking and outdoor amenities to the rear of the building adjacent to the stormwater basins along the north line of the subject site. The arrangement of the proposed building, outdoor amenities, and surface off-street parking is consistent with the recommendation of the PUD Site Design Guidelines. The PUD Site Design Guidelines establish a setback requirement of 30 feet from 85th Street and Quaday Avenue. The east section of the building is setback only 20 feet from Quaday Avenue at several points. The building must be revised to comply with a minimum 30 foot setback from 85th Street and Quaday Avenue. A 10 to 20 foot build -to setback line is required along Parson Avenue to provide a closer building location along the village commercial street. The building setback along Parson Avenue is 15 feet, which is consistent with the approved plans for the Edina Realty and Lil Explorers buildings to the north of the subject site. Vehicle Access. The site is proposed to have two accesses. One access is to be off of Parson Avenue at the northwest corner of the subject site. The 2 lane access is setback 5 feet from the north property line and 368 feet from the Parson Avenue and 851h Street intersection. The second access is a 2 lane driveway from Quaday Avenue at the northeast corner of the subject site. This access is approximately 220 feet from the driveway to Twin Cities Orthopedic and 410 feet from the Quaday Avenue intersection. Both access locations comply with Section 11-21- 6.B of the Zoning Ordinance. Off -Street Parking. Section 11-21-8 of the Zoning Ordinance requires apartment uses to provide 2 off-street parking stalls per dwelling unit. With 190 dwelling units, 380 parking stalls are required. The site and building plans provide for 478 parking stalls with 224 garage stalls below the building and 254 surface parking stalls. The number of off-street parking stalls exceeds the requirements of the Zoning Ordinance by 98 stalls. The developer should explore opportunities to reduce the number of surface parking stalls to minimize impervious surfaces. The surface parking stalls are designed to be 9 feet by 18 feet accessed by 24 foot wide drive aisles. The dimensions of the parking stalls comply with Section 11-21-7.B of the Zoning Ordinance. Dimensions for the interior parking stalls must be reviewed upon submission of a floor plan with a PUD Development Stage Plan application. Section 11-21-7.0 of the Zoning Ordinance requires that off-street parking areas be surfaced with concrete or asphalt. Section 11-21-7.D of the Zoning Ordinance requires that concrete curb be placed at the perimeter of off-street parking areas and islands within the area. The site plan to be required to be submitted with a PUD Development Stage Plan application must include construction details for the off-street parking area as required by the Zoning Ordinance. Pedestrian Access. The site plan indicates construction of pedestrian sidewalks within the subject site on the north side of the building that extend along the building and out to Parson Avenue and Quaday Avenue, as well as to the outdoor amenities on the north edge of the site. Consideration should be given to extending the pedestrian sidewalk the full width of the subject site along the north line and providing a pedestrian connection to the north between the stormwater basins without Outlot B, Great River Centre of Otsego 2nd Addition to provide additional pedestrian access to future commercial businesses. We further recommend that this pedestrian corridor be overlaid by public sidewalk easement. The developer will also be required to construct 5 foot wide concrete sidewalks along 851h Street and Quaday Avenue abutting the subject site. On Parsons Avenue, the developer will be required to construct 5 foot wide sidewalk from 85th Street to the north line of Outlot B, Otsego Great River Centre 2nd Addition to connect to the sidewalk to be constructed by Lil Explorers. 2 Indoor and Outdoor Amenities. The concept plan proposes a number of indoor and outdoor amenities for the multiple family building. Indoor amenities are suggested to include a swimming pool, entertainment suite, and community room. These would be located on the first floor and oriented to an outdoor patio and green lawn for games on the south side of the building. On the north side of the building, there is an outdoor pool and putting/chipping green on either side of the plaza area at the building entrance. At the north side of the site adjacent to the stormwater basins to the north is a fenced dog park, sports court, and children's playground. Landscaping. The concept plan illustrates generalized site landscaping. Section 11-19-2.13.2 of the Zoning Ordinance requires the developer to submit a landscape plan with application for PUD Development Stage Plan approval that provides for installation of plantings including shade trees along 85th Street and Quaday Avenue at 60 feet on center, at the north line of the subject site at adjoining the outlot with storm water basins, the immediate perimeter of the structure, and the perimeter/interior of off-street parking areas. The types and sizes of proposes plantings are to comply with Section 11-19-3 of the Zoning Ordinance. An in -ground irrigation system is also required for all lawn and landscaped areas by Section 5-2-3.C.1 of the City Code. Waste Storage. The submitted plans do not indicate the location of an exterior waste container. Section 11-18-4.0 of the Zoning Ordinance requires that any waste containers stored outdoors be kept within an enclosure to screen the area from view of public streets and adjacent properties. The enclosure is required to be constructed of materials consistent with that used on the principal building and be at least 6 feet in height with a latching gate for access. An enclosure for outdoor storage of waste containers is to be subject to review and approval of the Zoning Administrator. Exterior Lighting. Section 11-16-6.0 of the Zoning Ordinance establishes performance standards for exterior lighting so as to prevent glare from being cast to adjacent properties or public streets. Light fixtures must be installed with a 90 degree horizontal cut-off to direct light down to the ground. Light poles are to be limited to 25 feet in height. The intensity of light cast at the property lines cannot exceed 0.4 foot candles. The developer must submit a photometric lighting plan with a PUD Development Stage Plan application indicating the type, location, height, and intensity of all proposed exterior light fixtures that complies with the requirements of the Zoning Ordinance. Street Lighting. Great River Centre of Otsego requires installation of standard (intersection) and above standard (streetscape and pedestrian) street lighting as specified by Title 8, Chapter 8 of the City Code. The location and type of street lighting to be installed is to be determined by the City Engineer based on City standard fixtures. The developer will be responsible for the cost of the fixtures, installation, and 2 years of operation for street lights adjacent to the subject site as required by Section 8-8-7.0 of the City Code. 7 Park Dedication. Park dedication requirements for Great River Centre were satisfied at the time of final plat approval for the initial development. However, development of the subject site with a residential use not anticipated at the time of final plat approval may require additional dedication in accordance with Section 10-8-15.N of the Subdivision Ordinance. ■ Commercial park dedication fee ■ Residential park dedication fee: 8.37ac. x $7,000/ac. _ $58,590 (credit) 190du. X $1,968/du. _ $373,920 The difference in park dedication fees in lieu of land dedication for the subject site based on commercial versus residential use is $315,330. The City is not required to recognize the private improvements included within the development as credit to park dedication requirements. Utility Plan. The subject site is located within the east sewer district and sewer and water utilities are available to the subject site. The developer must submit a plan for connection to City utilities with application for a PUD Development Stage Plan approval. All utility plans are subject to review and approval of the City Engineer. The developer must pay utility availability charges for the lot and pay utility connection charges based on the proposed number of dwelling units at the time a building permit is issued based on the City's fee schedule. Grading Plan. The developer must provide a plan for grading, drainage, and erosion control for the subject site as part of the PUD Development Stage Plan application. The subject site is within the floodplain and will require fill to raise the grades of the site to elevations necessary for a Letter of Map Revision approved by the Federal Emergency Management Agency to remove the subject site from the floodplain in compliance with Chapter 94 of the Zoning Ordinance. All grading, drainage, erosion control, floodplain, and wetland issues are subject to review and approval of the City Engineer. Development Agreement. Section 11-36-7.0 of the Zoning Ordinance requires the developer to provide construction and warranty securities for the public and private improvements as part of the development of the subject. Performance requirements and securities are to be outlined within a development agreement. The development agreement will be drafted by the City Attorney and is subject to approval of the City Council at the time of consideration of the PUD Development Stage Plan. RECOMMENDATION The PUD District provides option for the Planning Commission and City Council to consider allowance of residential uses as part of the overall Great River Centre of Otsego development as outlined in the PUD Site Design Guidelines. The concept plan proposes development of a high amenity market rate apartment use compatible with surrounding land uses that is supported by existing transportation and utility infrastructure. Our office recommends that Planning Commission support for the proposed concept plan be conditioned on the stipulations as outlined below. POSSIBLE ACTIONS A. Motion to recommend support for the proposed PUD Concept Plan for Lot 1, Block 4 Great River Centre of Otsego subject to the following conditions: 1. The proposed development shall require the following applications to be processed in accordance with the provisions of the City Code: a. PUD District amendment to allow multiple family dwelling uses subject to the requirements of the R-7 District. b. PUD Development Stage Plan. The exterior finish of the principal building shall comply with Section 11-17-4.D.1 of the Zoning Ordinance. The lot area requirements applicable to the subject site shall be as provided for in Section 11-68-6 and Section 11-68-7 of the Zoning Ordinance. 4. The lot coverage, height, and floor area ratio of the proposed principal building shall comply with the requirements of Section 11-68-8 of the Zoning Ordinance and PUD Site Design Guidelines for Great River Centre of Otsego. 5. The proposed dwelling units shall comply with the minimum floor area requirements of Section 11-17-6.6 of the Zoning Ordinance. 6. A 30 foot setback shall be required from 85th Street and Quaday Avenue. 7. Access to the subject site shall comply with Section 11-21-6 of the Zoning Ordinance. 8. The design and construction of off-street parking areas shall comply with Section 11-21-7 of the Zoning Ordinance. 9. The number of off-street parking stalls shall comply with Section 11-21-8 of the Zoning Ordinance with a minimum of 1 stall per dwelling unit within an underground garage. 10. A landscape plan that complies with Section 11-19-2.13 of the Zoning Ordinance and Section 5-2-3.C.1 of the Code shall be required with a PUD Development Stage Plan application. 9 11. A photometric lighting plan indicating the type, location, height, and intensity of all exterior light fixtures that complies with Section 11-16-6.0 of the Zoning Ordinance shall be required. 12. The developer shall install street lighting as required by Title 8, Chapter 8 of the City Code, subject to review and approval of the City Engineer. 13. Outdoor storage of waste containers shall require an enclosure that complies with Section 11-18-4.0 of the Zoning Ordinance. 14. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land based on a change in land use in accordance with 10-8-15.N of the Subdivision Ordinance. 15. All utility issues shall be subject to review and approval of the City Engineer; the developer shall pay utility availability and connection charges at the time a building permit is issued. 16. All grading, drainage, and erosion control issues shall be subject to review and approval of the City Engineer. 17. The developer shall enter into a development agreement with the City as drafted by the City Attorney and approved by the City Council. B. Motion to not support the concept plan based on a finding that the request is inconsistent with the Comprehensive Plan Great River Centre of Otsego PUD District. C. Motion to table. C. Adam Flaherty, City Administrator/Finance Director Tami Loff, City Clerk Andy MacArthur, City Attorney Ron Wagner, City Engineer 10 Site Location Map Overview Legend Roads — CSAHCL — CTYCL — MUNICL — PRIVATECL — TWPCL Highways Interstate — State Hwy — US Hwy City/Township Limits 0 ❑t O❑ Parcels WIWI— i1 ■ : 1 0 a 1%e wall, 101 ol).: rL —1 - �Wr 101 i. � � III' y= j ID A A\CG LANDOWNER: 21St Century Bank 17 Washington Avenue N., Suite 200 Minneapolis, Minnesota 55401 APPLICANT: Ricky L. Schultz &Eric Schultz P.O. Box 794 St. Cloud, Minnesota 56302 ATTORNEY: Berglund &Berglund, Ltd. Mark E. Berglund 2140 Fourth Avenue N. Anoka, Minnesota 55303 LAND PLANNER: Mahler &Associates Architecture, Inc. 325 N. 33rd Ave., Suite 107 St. Cloud, Minnesota 56303 SURVEYOR: O'Malley &Kron Land Surveyors 340 Chapel Hill Road Cold Spring, Minnesota 56320 ENGINEER: Chosen Valley Testing 1,410 7th Street NW Rochester, Minnesota 55901-1735 lig '� "' I ------IAGI A Purchase Agreement was made on August 12, 2019, by and between 21St Century Bank (seller) and Ricky L. Schultz (buyer). In consideration of the covenants and agreements contained herein., the parties hereto agree as follows: Buyer shall purchase from seller the real property lying in the County of Wright, State of Minnesota, with PID #118-252-004010., legally described as follows: CoC C DOCC J3 CCGCC�1 CQCCCF8CCCCCC C'�11C C° ° C G G C�CCC C C C\CC�CCj, LEGEND A-1 AGRICULTURAL -RU RAL SERVICE AREA R-4 RESIDENTIAL -URBAN SINGLE FAMILY R -B RESIDENTIAL -BUSINESS DISTRICT �__] PUD PLANNED UNIT DEVELOPMENT DISTRICT A-2AGRICULTURAL-LONG RANGE URBAN SERVICEAREA R -4A RESIDENTIAL -SUBURBAN SINGLE FAMILY B-1 NEIGHBORHOOD BUSINESS DISTRICT B -W BUSINESS -WAREHOUSE DISTRICT a R -C RESIDENTIAL -RURAL OPEN SPACE CLUSTER DISTRICT R-5 RESIDENTIAL SINGLE AND TWO FAMILY . B-2 HIGHWAY COMMERCIAL DISTRICT 1-1 LIMITED INDUSTRIAL DISTRICT a R-1 RESIDENTIAL -LONG RANGE URBAN SERVICE AREA (RIVER FRONTAGE) R-6 RESIDENTIAL -MEDIUM DENSITY DISTRICT w B-3 GENERAL BUSINESS DISTRICT 1-2 GENERAL INDUSTRIAL DISTRICT a R-2 RESIDENTIAL -LONG RANGE URBAN SERVICE AREA (LARGE LOT) R-7 RESIDENTIAL -HIGH DENSITY DISTRICT - B -C BUSINESS CAMPUS DISTRICT a 1-3 SPECIAL INDUSTRIAL DISTRICT R-3 RESIDENTIAL -LONG RANGE URBAN SERVICE AREA a R -MH RESIDENTIAL -MANUFACTURED HOUSING M INS INSTITUTIONAL DISTRICT ® WILD AND SCENIC RIVER DISTRICT �� SHORELAND OVERLAY DISTRICT CO (C S G f= ff L T cc-� � N j P 1\ I A The GRC property is part of a larger neighborhood centered at the intersection of CSAH 42 and 85'" Street. In an effort to enhance that neighborhood, the development team plans to implement characteristics of Traditional Neighborhood Development (TND). Traditional Neighborhood Development (TND) is a planning concept that is based on traditional small town, neighborhood and placemaking development principles. The social and environmental benefits of a TND result from certain physical and organizational characteristics. •Traditional block sizes to foster a compact, walkable development pattern •Parking is relegated to the rear or side of buildings when possible, accessed by pedestrian pathways. •Streets are narrow and enclosed by a boulevard of trees, slowing traffic and creating a safe environment for the pedestrian and the bicycle. •Buildings in the development center are placed close to the street. This creates a strong sense of place, by focusing pedestrian interaction with the streetscape. •Prominent sites are reserved for unique architecture. These structures are located at the termination of the street vistas or at the development center. CONCEPT GENERAL We believe this site is well-suited for athree-story wood -frame apartment development constructed over one level of underground parking. We suggest a U-shaped building with a central, amenity courtyard. Amenities should be focused on the first floor, with an attractive community room and entertainment suite, indoor pool, opening to a large common patio and green gaming lawn space. Our analysis of demand factors indicate that there should be sufficient demand to support a project with approximately 190 unit on the site. This number of units also allows for a reasonable lease -up period, and likell avoids exposure to more than one Fall/Winter timeframe, which is typically a very slow leasing period in this market. The planned unit mix is appropriate, considering market demand and the anticipated renter profile. Weexpect 26R and 3BR units will attract couples and small families, relocating professionals, and smaller numbers of empty neste and younger roommate situations. DI ��� -DD III I Gi UUILUI A OU7ZOT f3 — _ ----- � � t ROPOSED USE N I I -NCO.EU 20'-0" I S L INGRESS S5' &190 APARTMENT NTi 8 I1D1NG WRi NDER � I BUILDING PARKING EGRESS TE �NGRCSS dr - - - - SETT?ACK S S9°42'a"9" W 994.44 _ t S LAND USE SUMMARY EGRESS - . . . / PLAYGROUND110Z1211 'W 5.72 rrT Lfff AREA =380.136 SQaT, a j SPORTS 1 `l I ; p COURT !' IMPERVIOUS SURFACE - 10 ` POI DOG PARK t ( i ` WAL BUF410 AM n 87.G97. $Q -=i. PFI I I ASPHALT PARKING AREA = 96236. S031 SIDEWAUSS AND TRAIL = 19.233. WIT. �_ F w„ -- i j OurLor C PanO aAEAs 8,667. SQFT`_ I PROPOSED 15'–D" POOL AM – DECKS4.14D. $Q.T. SETBACK APARTYJJi Uf�T = 3,105. SQ FT. SPoRTS CGURi 2.701. SDff. T0TA4221.78 .FT. CML POND PERVIOUS SURFACE w G ASPItALT PARKING I � I \\ `1 � � ASPHALT PARKING G,':►ss 1A`xISC6PIN� _ – I m PUTTING/CHIPPIt,G AREA , I GRDU1Q V -A4 R 1A'10SCAPDiG = - 1 i ; 1 1 PIA.iGAOUND • UOG PARK BLOCK 2 1 uTiINGlC91PF�IG_AR2A f 1 �{ i T0'u4l - 15B.M. SOFT A 48:x �, / •;� 'I „ ,� GRA PARKING• , , a. ti AcaEs. O ; BLOCK 1 f 7.5 PARKLNG W'E PER WVPLLS OWE SPACE FOR ETH \ OMROOM PER Utt7 OVER 2 I j lUVDEf4L�AtIZfTi R = 1�t,'�Q I tII Ix ,I I III i I Ir1ir,► - -- !I _� I II III ► I ._i_. ' tiro V pO (187)1 & 2 BEDROOM UNS P5OPOSED= 467.5 REQ'0 . . . . • O�5 T TOLL PARKING SPACES = 478A RQ'D PATIO YAGES _ 4A 254. SURATT0APARIM10 SPACES PROMO 47K / PROPOSED APART�fEt4T' BUILDING I I F", Y- I I_ I I I_ I I �_' - _ =15.66 10.00 1 PATIO_ .`". / ` --�— S 89°59'33" E 625.26 �\�i PROPOSED 15'–D' .. --'-`` l � BLOCK T --- --- -------------- - 85TH STREET NE , 01vo PpD OTSEGO COMMERCIAL PARK .;¢-; "��I.'rl-c,,, 1 CONCEPT SITE PLAN 'BLOCK 2 Povl 85TH STREET NE 0 p P � OTSEGO COMMERCIAL PARK _-._._.-_..-.__�.._._____.___� . �•- /- .., �- ..' D PHASING PLAN - 11. eo' e f � -BLOCK 1 i 1 I .L 4 zti�=szza [1 I I GUTROT A BL0ZX 2� I nl\� (C 0 S-11AG LEGEND —.-- IIJDICATL55TORM 'R LINE —_— INbW4TE55ANI7ARYSEWERLINE -- INUCATES UNNA ROUND WAT0 VQWAT�S UNDE &WUND 6AS "-�.--•� TNWATESUWAGRGUNbRECTRIC e INDICATES IRON MONU.N-EMPLACED — INDICATES IRON MONVMEWFOLIN 0 fl w M m r INDICATES STORM MANHOLE INDICATES SANITARY MANHOLE I'NDICAT'ES CATLii $ASiN INDICATES WATfA VALV. INDICATCS HYDRANT INDICATES POWER POLE INDICATES ELECTRIC PED€$TAI INOICATE5 TELEPHONE PEDESTAL INUCATES SIGN INDICATES IMAAINWS StAFACE LEGAL DESCRTPTrON Lal 1. Black 4. GREAT RIPER CENTRE UF 03SH005EC0NDADOMON, uccardigs ,n the recurdc lnLU lhercoE 11'rigk: County. Pfir=uL -Thealilioa!toxo Isre�m gree forJtccl usiu(t thrGuFt et Slate (McCnlhlatnn a w cyiRrIAittlfe3dxhsrePxcslbis.primusI11i1yInsndnns.Fhdim"- o'Agnn4iljx%Wr*, -od-F v:ml 5.icq Iinl xa may ml laveLanhlealevl. ftbllc5- R K*On cannel S' lc U., oR ulihly ccanl . n. PonMcd nt IF�raccnra,-y ur cnlnplclrne� of Inc lumito. l4Lm to 6=11gr,,mi 'll GoPhn Ouc ui 1-F�I'NI Zi:alG6atJrcl'a to 040 hull 'wI I'1-18201. -\oae: UndrP—d—la li—sh-n Pcr RLK C-structicm Plena d, --.,d 0-30.00 O✓ROT C .00K 1 00 015� �� 0 io ---------------- 0TSE60 COMMERCIAL PARK �S1TE PLAN I <--= RRDPD3u7 DRAM WE 88th St. Block 1Lot 3 Lot 2 Lot 1 Lot 4 N.E. 87th St. ca i Lot 3 v Lot 1 1 Lot 1 MUM v Black z �i Q Block 3 Lot 2 Lot 2 d Legend Collector Parkway MEMO i Parkway Boulevard ■ ■ ■ Retail Main Street 1 Pedestrian Connection N It ■ ■ ■ ■ ■ r ■ Lot 1 04 Block 4\ C Lot 2 LAG'� Vehicular and pedestrian connections should be cohesively designed to provide a safe, comprehensive and comfortable system. The street are organized into four categories witl right-of-way, road, and sidewalk dimensions appropriate to the function and desired character of the street. Landscaping requirements will reinforce the road hierarchy, and help to mitigate the visual and environmental effects of automobile traffic. For pedestrian areas, standards for quality materials and route design will help to ensure a safe and navigable environments. Collector Parkway: Primary circulation loop through the GRC with two signalized entrances and exits onto the site from CSAH 42. Serves as a spine off of which local streets, parking lots and offices can be accessed. Parkway Boulevard: An interior street that is a smaller version and continuation of the collector parkway, which is the main loop through the site. Retail Main Street: These streets form the heart of the commercial core and will be designed to calm traffic and balance pedestrian with vehicular uses. Small retail shops and restaurants will front the street, with the parking lots located on the side or back of buildings. Pedestrian Connection: Pedestrian lanes allow people to walk between retail shops at frequent intervals and to access a business from the side or rear parking lots. -,cc/�\ CG s i t L \ ' I� I��, � _ c 0� . I � � � �� � � � � 11 i f�I GENERAL CONCEPT STAGE FIRSTFLOOR OVERALL PLAN 1 v -� ■ SECOND FLOOR OVERALL PLAN D .l LFWA!Hc Q1 17 i_j I - _ I I _