ITEM 5.1 GRC; The Village0 -
TY
Otsezo
MINNESOTA V
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT
REQUESTOR:
MEETING DATE:
Planning
City Planner Licht
14 October 2019
PRESENTER(S)
REVIEWED BY:
ITEM #:
City Planner Licht
City Administrator/Finance Director Flaherty
5.1— GRC; the Village
STRATEGIC VISION
MEETS:
THE CITY OF OTSEGO:
dwellings and support for the concept plan for a 190 dwelling apartment use within Great River Centre.
Is a strong organization that is committed to leading the community through innovative
communication.
IS A PUBLIC HEARING REQUIRED?
Has proactively expanded infrastructure to responsibly provide core services.
Held by Planning Commission 7 October 2019
Is committed to delivery of quality emergency service responsive to community needs and
expectations in a cost-effective manner.
X
Is a social community with diverse housing, service options, and employment opportunities.
of Otsego. The subject site is platted as Lot 1, Block 4, Great River Centre of Otsego 2nd Addition.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
The Planning Commission recommends proceeding with a land use study regarding multiple family
dwellings and support for the concept plan for a 190 dwelling apartment use within Great River Centre.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No
Held by Planning Commission 7 October 2019
BACKG RO U N D/J USTI FI CATI ON:
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 2nd 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 was held by the Planning Commission at
their meeting on 7 October 2019. Mr. Eric Schultz and Mr. Rick Schultz were present as the developer. Mr.
Chad Weeks of Arrow Companies was present to represent the property owner. The developer indicated
that they agreed with the recommendations of City staff regarding the site and building plans. The
developer also indicated that their timeframe is to begin construction in 2020 for occupancy in Spring
2021. There were no public comments.
The Planning Commission was very supportive of the proposed building design and site plan (subject to the
comments made by City staff) and the amenities to be included in the development. Their discussion
focused on how the proposed apartment building would remove potential area for commercial uses but at
the same time provide market support for existing and planned businesses. The proximity of the proposed
apartment to the approved Lil Explorers daycare was specifically noted as a benefit. The second element
of the Planning Commission's discussion was the need to proceed with the land use study directed by the
City Council to examine the need, locations, and performance standards for multiple family uses in
response to the number of proposals being brought forward by developers.
The public hearing was closed. The consensus of the Planning Commission from their discussion was to
recommend that City staff proceed with the land use study of multiple family uses and that the Planning
Commission would also recommend support for the concept plan. The City Council may elect to have the
land use study completed prior to the developer moving forward with their support for the project at this
location or to allow the land use study and development to proceed concurrently.
I SUPPORTING DOCUMENTS ATTACHED: I
■ Planning Report dated 3 October 2019
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE ITTO APPEAR IN THE MINUTES:
Motion to support the PUD Concept Plan for Lot 1, Block 4, Great River Centre of Otsego 2nd Addition
subject to the stipulations outlined in the Planning Report dated 3 October 2019.
BUDGET INFORMATION
FUNDING: BUDGETED:
N/A
TPC
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
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 2nd 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.
2
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 maybe 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 RiverCentorProject Area and Site Map
The subject site is located within the village
commercial subdistrict that is within the area
bounded by CSAH 42, 85th Street, Quaday
Avenue, and 871h 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.
3
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 851h 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.
Landmark Q
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.
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.
5
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 85th 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-
6.6 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 11-21-7.1) 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 2"d 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 85th
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.
Col
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.B.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:
PUD District amendment to allow multiple family dwelling uses subject to
the requirements of the R-7 District.
b. PUD Development Stage Plan.
2. The exterior finish of the principal building shall comply with Section 11-17-4.D.1
of the Zoning Ordinance.
3. 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.B 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.
L�
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
❑C
❑ t
0 Parcels
0
ts"enc
i
ID) I
C 0 C
E�P- SAC9
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
1410 7th Street NW
Rochester, Minnesota 55901-1735
DID
S 'A GC
C 0
GC I -L = I - \ �-' IL-\: \i �
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 #118-252-0040101, legally described as follows:
L @ �-' � >>0@Okq],C � C� H' FN\I"HV0W C � R� Po �rJ �11OG1,Cod8 {�A,° '°o� �� � O� O � �c O � OcO� o� a H
DD S A C___5�
ID)
A 0
C( N
LEGEND
A-1 AGRICULTURAL -RURAL 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 DISTRICTB-W
BUSINESS -WAREHOUSE DISTRICT
R -C RESIDENTIAL -RURAL OPEN SPACE CLUSTER DISTRICT
R-5 RESIDENTIAL SINGLE AND TWO FAMILY
.
13-2 HIGHWAY COMMERCIAL DISTRICT
1-1 LIMITED INDUSTRIAL DISTRICT
R-1 RESIDENTIAL -LONG RANGE URBAN SERVICE AREA (RIVER FRONTAGE)
R-6 RESIDENTIAL -MEDIUM DENSITY DISTRICT
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
INS INSTITUTIONAL DISTRICT
®
WILD AND SCENIC RIVER DISTRICT
i'N�
SHORELAND OVERLAY DISTRICT
ID
\,A L Co-\�C-(==] TI t -AG L.
The GRC property is part of a larger neighborhood centered at the intersection
of CSAH 42 and 85i" 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.
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<
0
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. We expect 2BR and 3BR units will attract
couples and small families, relocating professionals, and smaller numbers of empty neste
and younger roommate situations.
PROPOSED USE
190 APARTMENT UNIT BUILDING 4VEi?i UNDER
BUILDING PARKING
LAND USE SUMMARY
LOT A4EA = W.M. SQ,'T,
INIPERVIDUS SURFACE:
M!ICIPAL UU D110 AM a 9707, 54-M
kTII4T PARIK0.40 AREA = 96239, SO3T,
SIDEWAUSS AND TRI1L = 19,$33. SO.FT.
PA11D AREAS 9,667. SQiT-
FWL AREA — 4,146. SQS-T.
ADAfiY9r'T U1LT PrCIC = 3,105. SQ.FT.
%MRT5 MART 2.701. �DsT,
TOTAL 221,783. SA3T.
PERVIOUS SURFACE:
CNL POND
GESS LA%VWPIW. _ -
MU17 V-hER 1A MSUP04G = -
PlAYG60UND =
DDG PAfDC -
PU1iIN�JC-IIPE�IG.Ak`c�-_----_=
TOTAL = M.M. SO.r'T.
42,E
PARKING:
25 PARRL'i65 Af PER W PUS GN=
SPACE FOR M
DE(;k M PER UIV OtfR Z
(167)1 & 2 i-DR0011 U103 P50PDSfD=
4875 ILQ'D
70TAL PARRINC SPACES =
478.0 FEQ'0
UIIDER DU Dili SPACES =
220
511RFA�"c. S.'AJnS -
254.
VAL PAMIX SPACES PRD'n= v
478.
0(:) �� i�� �; ��� I, S��; VAG
COMWERCIAL
j— \ CONCEPT SITE PLAN
W --D' — —
a
j 42.5.72
OUTLOF C!
I W �
,
� + Nc 1
i
J
/ BLOCK 1
0�SCGu
BLOCK 1
5E00
pu P
1
I
1
1
OCK 21
1
L%G
1
1
• - `P.5.72
OUTLOT C
ASR
� PIdASLE 1
BLOCK 1 -
5 -GO.
AQv
of
BL OCK 1
N
- 85TH STREET NE 1, 05�G�AD���
OTSEGO COMMERCIAL PARK 1 _
- -- PHASING PLAN -- - - I
%..7ENERAL CONCEPT STAGH
BLOCK ii '
T04B5I2i
I P.'l=sx7a r
• I O
OJZOT A 1
t
I
BLOCK 2i
I
LEGEND
INDICAT%S STORM SEWER LIKE
INDICATES SANITARY SEWER LINE
INDICATES UNbERGROUNb WATER
- --+—:— INDECATQS UNDEROCUND CAS
--••-.••- INDICATESUNbEPAGUNbELEMrC
—�— INDICATES T-RON MONO -ENT PLACEb
—r-- INTIICATcS IR ON MONUMENTi=OUND
UN:e6727
urrsn-57
I �_• INbICATES$IGN
INDICATES RI &MIOUS SMFACE
LEGAL DESCRIP'TrON
Lat I. Rink •1, OREAI RIVER CENTREDY 07SEO0 SECOND ADDITION, nccordina
to the tccmdtS plal they E lYTi&. County,btimr- L.
-T&- Q1 s`.oan1-.-=uY.e!—t.W n1iilg Ihefiup.Ses Swi Onelaliay_lnA mal
cpifiv; in Itt fu°d %Gera pacsRdo. Pri7h4 Igiliq ImAdons, mirk ns t^.letgnsuini griti klerw
ndayr—i-4-:elincl,ecl may rnl late te.1,IucalnL O'NIIy R K*nn.nnNgu , 1,
thm a i Mibi) —ponlcd ur ibcocnua.-y ur cmnpld.—f ft lodes. Prim 7a
S�;Ri;. emnnn Gopher Our m t�IiiLI3:-71(firti refer io 6.1d ntmd+al I'/::NIA9I.
•\ree:Undn.n nd—I.Batsshonepn RLI: Conuur'urm Nom dxtai 6.70.Pa'
OUROT C
A",
I ---------- ----_-
—"f. E
cp �
BLOCK 1
�7Ck /lot -as
LLV.7_3l T5�GO
Of 0
'EREb + V
BLOCK J ^1
t lV
17 01Joo00
------ - - - -
---
_-- -
-----------------------------------------------------------
- - -- -- -- ---- - -
I .•
OTSEGo COQ MENCIAL PARK 1 �—TFGTigf? -
PROP -0,H) OXANAGI
/,ZS wPLAN
_w
INDICATES $TORM OAAW14ME
�+
LYDICATES SANITARY MANHOLE
LVDICATE5 CATCH BASM
w
INDICATE$ WATER YALY:
iI
INDICATES HYDRANT
ix
MICA7c'S POWER POLE
ID
INDICATES EleCIRIC PEDT$TA4
IIJDICATES TELEPHONE PEDESTAL
I �_• INbICATES$IGN
INDICATES RI &MIOUS SMFACE
LEGAL DESCRIP'TrON
Lat I. Rink •1, OREAI RIVER CENTREDY 07SEO0 SECOND ADDITION, nccordina
to the tccmdtS plal they E lYTi&. County,btimr- L.
-T&- Q1 s`.oan1-.-=uY.e!—t.W n1iilg Ihefiup.Ses Swi Onelaliay_lnA mal
cpifiv; in Itt fu°d %Gera pacsRdo. Pri7h4 Igiliq ImAdons, mirk ns t^.letgnsuini griti klerw
ndayr—i-4-:elincl,ecl may rnl late te.1,IucalnL O'NIIy R K*nn.nnNgu , 1,
thm a i Mibi) —ponlcd ur ibcocnua.-y ur cmnpld.—f ft lodes. Prim 7a
S�;Ri;. emnnn Gopher Our m t�IiiLI3:-71(firti refer io 6.1d ntmd+al I'/::NIA9I.
•\ree:Undn.n nd—I.Batsshonepn RLI: Conuur'urm Nom dxtai 6.70.Pa'
OUROT C
A",
I ---------- ----_-
—"f. E
cp �
BLOCK 1
�7Ck /lot -as
LLV.7_3l T5�GO
Of 0
'EREb + V
BLOCK J ^1
t lV
17 01Joo00
------ - - - -
---
_-- -
-----------------------------------------------------------
- - -- -- -- ---- - -
I .•
OTSEGo COQ MENCIAL PARK 1 �—TFGTigf? -
PROP -0,H) OXANAGI
/,ZS wPLAN
_w
D0
)
P\\,A
�J �L i
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
N:.B8`ht.
character of the street. Landscaping requirements will reinforce the road hierarchy, and
Block Lot a
help to mitigate the visual and environmental effects of automobile traffic. For pedestrian
Lott
► areas, standards for quality materials and route design will help to ensure a safe and
Lott Lot Lott
navigable environments.
N.E. 87th St c '
I
•E - Block 4
PL Lott Lott Lot
Collector Parkway: Primary circulation loop through the GRC with two signalized
rn Block a
entrances and exits onto the site from CSAH 42. Serves as a spine off of which local
Block '
streets, parking lots and offices can be accessed.
Lott �- Lot 0 tl;.
Parkway Boulevard: An interior street that is a smaller version and continuation of the
- -E.=-= _ Lott
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
Legend
designed to calm traffic and balance pedestrian with vehicular uses. Small retail shops
Collector Parkway Moog
and restaurants will front the street, with the parking lots located on the side or back of
Parkway Boulevard ■ ■ ■ ■ ■ o
buildings.
Retail Main Street ■■■■101,
Pedestrian Connection: Pedestrian lanes allow people to walk between retail shops at
Pedestrian Connection .0..5••0•
frequent intervals and to access a business from the side or rear parking lots.
"I'llillir
ID) A CO) lCf�l
A\�, )\ I- P- S -AG
CINJ . A -L\
( 00 C s G
DD
-A
G ]\EkA COI C�,] S G
FIRSTEL(70R OVERALL PLAN
1 I/= • � ■
GE;� F D TA
_E\ COO CC S G
I\k EkA-----]
SECOND FLOOR OVERALL PLAN
Y
mac
Fill
I'
i
_ — a �► ;1,11-Il���lli .i <<—_ - - -
r
1` Lill
' I
Al
AL
• E nus-
__
-.�. sill - - —
"�' .+Lei '�pople i �o� 'rd 1' o[IN
' " "-,'i•ep fl®66 k.11 !_wt_.,7`�Idlk+j
!R �� I� -
�`x
u
r �t
.nOR
euKl�
own
_■■■■s■s4�o ����■s■■■�eQtof�■ ��rds■�r■s■■sue���
—
�