Item 3.1 - NorhartTPC
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: 12 August 2021
RE: Otsego — Norhart (Richard Lefebvre property); PUD Concept Plan
TPC FILE: 101.02
BACKGROUND
Norhart has submitted a PUD Concept Plan for a 254 unit multiple family building as the first
phase of a mixed-use development located between TH 101 and Parrish Avenue (CSAH 42)
north of 90th Street (CSAH 39). The subject site consists of three parcels having an area of
33.69 acres. PUD Concept Plan applications are processed 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. The City requires that PUD Concept Plan reviews include a public hearing before the
Planning Commission so that surrounding property owners have an opportunity to be informed
about the project and ask questions or provide comment. A public hearing to consider the PUD
Concept Plan application has been noticed for the Planning Commission meeting on 15 August
2022 at 7:OOPM.
Exhibits:
Site Location Map
Multiple Family Housing Study site recommendations
PUD Concept Plan (13 sheets)
ANALYSIS
Comprehensive Plan. The 2012 Comprehensive Plan establishes the following goals and
policies related to development of housing in the community. Goals are defined as outcomes
that will ultimately result in achieving the kinds of living, working, and recreational environment
that is desired in Otsego and policies are courses of action that lead to achievement of stated
goals. Together the goals and policies of the 2012 Comprehensive Plan serve as to inform and
guide land use decision making related to housing.
Goal: The City shall provide housing opportunities for persons of all ages and
income levels that allow them the ability to maintain residence within
Otsego throughout the various stages of their lives.
Policies:
■ 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.
Development of multiple family uses in Otsego is important from a housing and also economic
development perspective. Multiple family uses provide housing opportunities for those
persons just entering the work force that either do not desire, need, or have resources for a
single family dwelling; for those in the labor force whose income levels do not allow for
acquisition of a single family dwelling; and those empty nest or senior households transitioning
away from single family dwellings due to preference, income, or reasons to do with physical
limitations.
The Comprehensive Plan guides the subject site for commercial land uses. In response to
increasing demand and inquiries for multiple family housing development, the City initiated a
Multiple Family Housing Study, which was approved by the City Council on 14 September 2020.
The Multiple Family Housing Study recommends amending the Future Land Use Plan as part of
the current Comprehensive Plan update to guide the subject site for mixed-use development
including residential and commercial land uses.
The PUD Concept Plan proposes construction of 254 multiple family dwelling units south of an
extension of 941h Street east of Parrish Avenue (CSAH 42) and west of an extension of Quaday
Avenue. The area east of the Quaday Avenue extension would remain planned for commercial
land uses. The area north of the 94th Street and west of Quaday Avenue could be developed
with either commercial, residential, or mixed residential/commercial land uses. Inclusion of
multiple family dwellings as part of the overall development of the subject site is consistent
with the recommendations of the Multiple Family Housing Study.
2
One element of the Multiple Family Housing Study that also must be considered relative to the
PUD Concept Plan is the intent to limit the number of multiple family dwelling units within the
City to not more than 10 percent of the total housing stock. There are three multiple family
buildings within the City (not including Guardian Angels Riverview Landing) having a total of 429
dwelling units. There is also a development application in process for the first phase of a
potential mixed use development located east of TH 101 at 90th Street (CSAH 39) that would
include up to 400 multiple family dwelling units. City staff estimates that an additional 440
multiple family dwelling units can be developed within the 10 percent limit relative to the
current number of total dwellings within the City.
The Comprehensive Plan emphasizes that the Future Land Use Plan is intended to develop over
time. The Multiple Family Housing Study recommended locations for High Density Residential
and Mixed Use land uses within both the East Sewer District along the TH 101 corridor and the
West Sewer District adjacent to 1-94. The Planning Commission should consider that all of the
existing multiple family dwellings are located within the East Sewer District and if the current
pattern of development for multiple family dwellings is appropriately balanced at locations
within the City.
Zoning. The subject site is zoned A-1, Agriculture Rural Service District. The 2012
Comprehensive Plan guides that A-1 District zoning is to be maintained for properties until such
time as development plans consistent with the land uses guided by the Future Land Use Plan
are approved. The Multiple Family Housing Study recommends amendment of the Zoning
Ordinance to address the study recommendations related to mixed use development,
development density, lot area requirements, and setbacks. It is expected that the Zoning
Ordinance will be amended after completion of the current Comprehensive Plan update
process to incorporate the Multiple Family Housing Study recommendations along with other
changes necessary to implement the Comprehensive Plan.
Until that process is complete, development of the subject site may be pursued as a PUD,
Planned Unit Development District. Section 11-91-2 of the Zoning Ordinance makes any use
allowed within the zoning districts established by the Zoning Ordinance as potentially allowed
uses within a PUD District. Development standards required within a PUD District are to be
based upon the most closely related conventional zoning district, but may be modified to
address certain building or site design objectives provided that the result is consistent with the
intent of the Zoning Ordinance.
Wild and Scenic District. The subject site is within Subdistrict B of the WSRR, Wild Scenic
Recreational River District adopted as Chapter 92 of the Zoning Ordinance in accordance with
Minnesota Rules. Development of the property as shown on the PUD Concept Plan must
comply with the additional of the WSRR District subject to DNR review and City Council
approval, including:
Structures must be setback 75 feet from the Ordinary High Water Level and 30 feet from
the bluff line.
Impervious surfaces are limited to 25 percent except as allowed by Section 11-95-7.D.4
of the Zoning Ordinance.
■ Vegetative cutting within 100 feet of the OHWL and 20 feet of the bluff line is restricted
to selective removal of trees larger than four inches in diameter at four feet above
grade to maintain a continuous canopy
Surrounding Uses. The subject site is between TH 101 and Parrish Avenue (CSAH 39). To the
south is existing and future commercial development along Quaday Avenue that would
continue into the subject site. To the west of Parrish Avenue (CSAH 42) are established
neighborhoods with single family dwellings on minimum one acre lots. The property to the
north is a large rural parcel that includes a single family dwelling and accessory buildings
surrounded by cultivated fields that is planned for future residential development.
Direction
Land Use
Zoning
Existing Use
North
Med-High Density Residential
A-1 District
Cultivated field
Single family dwellings
East
--
--
Mississippi River
TH 101
South
Commercial
C-3 District
Lefebvre Carpet
PUD District
Undeveloped
Farmstead
Otsego Waterfront
West
Low Density Residential
R-3 District
Single family dwellings
The Multiple Family Housing Study recommended mixed use development of the subject site
between Parrish Avenue (CSAH 42) and Quaday Avenue to provide a more desirable land use
transition than would occur if the property developed entirely with more intense commercial
uses. In order to provide for the desired transition, the density of the development and bulk
(floor area, height, massing) of the multiple family building are relevant factors that must be
considered in reviewing the PUD Concept Plan.
Density. Multiple family uses within the R-7, Residential High Density District are currently
required to provide a minimum of 2,500 square feet of lot area per dwelling unit, with potential
reductions of up to 500 square feet for buildings constructed adjacent to commercial areas and
with underground parking. Floor Area Ratio (floor area/lot area) is limited to 70 percent.
The 2020 Multiple Family Housing study recommended allowance development of apartments
within mixed-use areas with a requirement of 2,000 square feet of lot area per dwelling unit,
which is a density of 21 dwelling units per acre. The three existing apartment buildings within
the City are developed at a density of 21 dwelling units per acre or less.
0
The lot for the multiple family building shown on the PUD Concept Plan is approximately five
acres in area. The development density of the proposed 254 dwelling unis is 50 dwelling units
per acre or 870 square feet of lot area per dwelling unit and the Floor Area Ratio is 1.08. The
Planning Commission is asked to comment on the acceptability of the proposed density for the
multiple family use generally and in relation to the existing and planned surrounding land uses.
Setbacks. The setback requirements of the C-3, General Commercial District would be most
applicable to the PUD Concept Plan based on the intended mixed use character east of Parrish
Avenue (CSAH 42), as well as the limited developable area of the subject site between the
rights-of-way for Parrish Avenue (CSAH 42), 941h Street, and Quaday Avenue and the electric
transmission power line easement that crosses the subject site east/west between TH 101 and
Parrish Avenue (CSAH 42). Section 11-77-7.0 of the Zoning Ordinance requires the principal
building to be setback 30 feet from the public rights-of-way abutting the west, north, and east
lot lines and 10 feet from the south lot line. The principal building location shown on the PUD
Concept Plan complies with the setback requirements of the C-3 District.
Streets. The Institute of Transportation Engineers (ITE) estimates that mid -rise multiple family
land uses generate 5.44 vehicle trips per day per dwelling unit compared to 9.54 trips per day
for single family uses. Commercial development generates higher traffic volumes than
residential uses. City staff and Wright County will require as part of a preliminary plat and PUD
Development Stage Plan applications for the developer to prepare a traffic study to evaluate
existing and future traffic volumes for Parrish Avenue (CSAH 42) and Quaday Avenue based on
the proposed multiple family and planned commercial or mixed land uses guided for the
subject site. The traffic study, which is subject to review by both the City and Wright County,
will aid in evaluating the capacity of existing roadways accessing the subject site to
accommodate traffic generated by the development or necessary improvements that must be
completed to expand capacity and maintain functionality.
The subject site abuts Parrish Avenue (CSAH 42) on its west property line. The Wright County
Long Range Transportation Plan designates Parrish Avenue (CSAH 42) as a minor arterial
roadway to provide connectivity between activity centers for medium -distance travel with
limited access for local street intersections and no direct lot access. Wright County anticipates
long-term traffic volume of up to 15,000 cars per day. Full access intersections to Parrish
Avenue (CSAH 42) will be limited to existing Park Avenue, 94th Street, and 96th Street.
Development of the property will be required to dedicate 65 feet of right-of-way for the east
half of Parrish Avenue and additional right-of-way for the east half of a future roundabout at
94th Street. A trail will be required to be constructed on the east side of Parrish Avenue (CSAH
42) from its current terminus adjacent to the Otsego Waterfront plat to 94th Street. Dedication
of right-of-way and improvements to Parrish Avenue (CSAH 42) are to be subject to review by
the City Engineer and approval of Wright County.
Quaday Avenue terminates to the south of the subject site at the north line of the Otsego
Waterfront Plat. It is necessary to disperse traffic within the area for Quaday Avenue to be
5
extended from its current terminus to the north line of the subject site and for 94th Street to be
constructed between Parrish Avenue (CSAH 42) and Quaday Avenue. Quaday Avenue and 94th
Street are local commercial streets with an 80 foot right-of-way, a divided two-lane street with
turn lanes and sidewalks on both sides. This section will be the required design to be
constructed by the developer for Quaday Avenue and 94th Street. There is an undeveloped
parcel between the subject site and the existing terminus of Quaday Avenue, which will require
that the developer acquire a right-of-way easement from that property owner in order to
extend the street.
Off -Street Parking. Section 11-21-8 of the Zoning Ordinance requires 2.0 off-street parking
stalls per multiple family dwelling unit to accommodate both residents and guest parking,
whereas the concept plan proposes a total of 400 parking stalls for the 254 dwelling units or 1.6
stalls per dwelling unit. The Zoning Ordinance requirement is based on an ITE Parking
Generation Study for suburban multiple family land uses. The ITE Study provides additional
information that the parking demand for multiple family uses can be less based on the number
of bedrooms per apartment. Consideration could be given to the number of required parking
stalls for the development based a more detailed analysis using ITE studies to ensure provision
of adequate parking based on the functional demands of this specific development.
The Multiple Family Housing Study recommends adoption of a requirement for one enclosed
parking stall per dwelling unit based on land use efficiency and as a desirable amenity for
multiple family housing in the City. The PUD Concept Plan provides 134 garage stalls below the
building for the 254 dwelling units or 0.53 stalls per dwelling unit. The other three multiple
family buildings in the City have each provided one garage stall per dwelling unit, although
River's Edge uses a combination of attached and detached garages. We recommend that the
number of garage stalls be increased to 1.0 per dwelling unit consistent with recommendations
of the Multiple Family Housing Study.
Building. The following considerations apply to the architecture of the prinicpal building, which
has two five story sections connected by shared first floor common areas and amenities.
■ Exterior Finish. The submitted PUD Concept Plan indicates use of brick and EIFS exterior
finish materials for the building. The requirements for multiple family buildings are
specified by Section 11-17-4.C.3 of the Zoning Ordinance. These standards include a
requirement for 50 percent of the exterior finish of the building to be brick or stone
finish. The intent of allowing mixed use development is to provide opportunity for
commercial areas with integrated housing. To this end, the City required the exterior
finish of The Village apartments within the Great River Centre plat to comply with the
requirements for commercial buildings specified by Section 11-17-4.D.1 of the Zoning
Ordinance, which require a minimum of 65 percent brick or stone materials. The
percentages of the materials comprising the exterior finish of the building will need to
be specified with application for PUD Development Stage Plan approvals.
0
■ Height. Multiple family buildings within the R-7 District are allowed to be up to three
stories or 35 feet in height. The building is a five -story structure that is 58 feet in height
to the roof line of the flat roof. For comparison, the hotel building to the south is a four-
story building that is 63 feet in height to the peak of the pitched roof. The Village and
Parkview Grand apartment buildings are three-story buildings built above partially
below grade garages measuring 41 and 48 feet in height, respectively. The River's Edge
apartment is a four-story building measuring 51 feet in height. The height of the
building is appropriate for a commercial area. However, the Planning Commission
should comment on the location of the development as a transition between the
commercial uses adjacent to TH 101 and one -acre single family neighborhood to the
west in evaluating the proposed height of the building.
■ Floor Area. Section 11-17-6 of the Zoning Ordinance requires the following minimum
floor area for each multiple family dwelling unit to ensure an adequate living area. The
submitted PUD Concept Plan does not detail floor area per unit, which will need to
comply with the following requirements:
Multiple Family Dwelling Unit
Minimum Floor Area Requirements
# of Bedrooms
Min. Floor Area
Efficiency
500sf.
1 Bedroom
700sf.
Each bedroom more than 1
+80sf.
Studio Apartments. Section 11-17-7 of the Zoning Ordinance limits studio apartments
to 10 percent of the total number of dwelling units, but senior housing may have up to
30 percent studio apartments within the dwelling unit mix. The PUD Concept Plan
proposes 52 studio apartments or 20 percent of the 254 dwelling units. In our
experience, a limitation of 10 percent efficiency units is restrictive and that 20 percent
studio apartments of the 254 dwelling units within the building is consistent within
current construction practices.
Park Dedication. The City has established requirements for land to be dedicated to the City for
public park purposes within Section 10-8-15 of the Subdivision Ordinance. The area required
to be dedicated to the City ranges from 12 percent to 20 percent of the net buildable area of
the property depending on land use and development density. The City may also elect to
receive a cash fee in lieu of land dedication or a combination of land and cash fees to satisfy
park dedication requirements. The subject site abuts the Mississippi River at its northeast
corner, which is just west of the TH 101 bridge. The City will likely want to acquire land along
the Mississippi River and a connection to Quaday Avenue as part of the subdivision of the
property. The land to be acquired by the City would need to be defined by the City as part of
the preliminary plat application.
7
Utilities. The subject site is within the East Sewer District established by the 2012
Comprehensive Plan. City sewer and water facilities are stubbed at the terminus of Quaday
Avenue at the north line of the Otsego Waterfront plat for extension north to serve upstream
properties. The developer will be required to extend the sewer and water utilities at their cost
with credits for the construction cost of any extra depth or pipe oversizing required to be able
to serve areas north of the subject site. The developer is required to pay Utility Availability
Charges for any platted lots at the time of final plat approval calculated on an area basis and
Utility Connection Charges at the time of building permit issuance for the estimated usage of
the development. All utility issues are subject to review and approval of the City Engineer.
Grading. The subject site is within the North Mississippi Watershed District that has regional
facilities for stormwater management. A Stormwater Impact Fee is required to be paid at the
time of final plat approval for any platted lots and rights-of-way. The developer is also required
to provide additional on-site infiltration as required by Minnesota Pollution Control Agency
rules established after the North Mississippi regional stormwater facilities were developed. All
grading, drainage, and stormwater management issues are subject to review and approval of
the City Engineer.
RECOMMENDATION
The PUD Concept Plan for development of a multiple family building within the Richard
Lefebvre property planned for Mixed Use provides an opportunity for the Planning Commission
to provide the developer a feedback as to the proposed land use and elements of the building
and site design. The basis of the Planning Commission's evaluation is to be the Comprehensive
Plan, the recommendations of the Multiple Family Housing Study approved by the City Council,
and the intent of the performance standards established by the Zoning Ordinance. The
comments provided by the Planning Commission in review of the PUD Concept Plan is intended
to advise the developer as to whether the City has sufficient interest in the development to
warrant the investment in time and expenses necessary to submit PUD Development Stage Plan
and subdivision applications.
POSSIBLE ACTIONS
A. Motion to recommend support for the PUD Concept Plan for Norhart (Richard Lefebvre
property) subject to the following comments:
The development shall require the following applications to be processed in
accordance with the provisions of the City Code:
a. Zoning Map amendment rezoning the subject site to PUD District.
b. PUD Development Stage Plan.
C. Preliminary plat.
d. Final plat.
2. Development of the subject site shall comply with the provisions of the WSRR
District.
3. The density of development for the multiple family land use shall not exceed one
dwelling unit per 2,000 square feet unless approved by the City Council as a PUD
Development Stage Plan.
4. The principal building shall comply with the setback requirements of Section 11-
77-7.0 of the Zoning Ordinance
5. The developer shall submit a traffic study evaluating the capacity of Parrish
Avenue (CSAH 42) and City streets to accommodate traffic generated by the
development of the PUD Development Stage Plan and preliminary plat, subject
to review and approval of the City Engineer and Wright County.
6. Right-of-way dedication and required improvements for Parrish Avenue (CSAH
42) shall be subject to review by the City Engineer and approval of Wright
County.
The developer shall acquire at their cost right-of-way easement for extension of
Quaday Avenue from the Otsego Waterfront plat to the subject site, subject to
review and approval of City staff.
8. Right-of-way dedication, section design, and construction plans for Quaday
Avenue and 94th Street shall be subject to review and approval of the City
Engineer.
9. The PUD Development Stage Plan shall provide 2.0 off-street parking stalls per
dwelling unit, including 1.0 attached garage parking stall per dwelling unit, unless
a reduction in required parking is approved by the City Council as a PUD
Development Stage Plan.
10. The exterior finish requirements for principal buildings shall be determined by
the PUD Development Stage Plan based upon the provisions of Section 11-17-
4.D.1 of the Zoning Ordinance.
11. The maximum height for the principal building shall not exceed three stories
unless approved by the City Council as a PUD Development Stage Plan.
12. The floor area of individual dwelling units shall comply with the provisions of
Section 11-17-6 of the Zoning Ordinance.
13. The number of studio apartments shall not exceed 20 percent of the total
number of dwelling units.
0
14. The preliminary plat shall provide for dedication of land abutting the Mississippi
River as determined by the City in accordance with the provisions Section 10-8-
15 of the Subdivision Ordinance.
15. All utility issues shall be subject to review and approval of the City Engineer.
16. All grading, drainage, and erosion control issues shall be subject to review and
approval of the City Engineer.
B. Motion to not support the concept plan based on a finding that the request is
inconsistent with the Comprehensive Plan and recommendations of the Multiple Family
Housing Study.
C. Motion to table.
Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorneyp
10
Site Location Map
Overview
Legend
Roads
— CSAHCL
— CTYCL
a-- MUNICL
--, PRIVATECL
® TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
c
of
U Parcels
Future Land Use Plan - Site #8
Overview
Legend
Roads
— CSAHCL
CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
US Hwy
City/township Limits
nc
F] t
lel Parcels
L NWI(DNR)
OTSEGO
PARRISH AVE NE, OSTEGO, MN
PROJECT TEAM
Civil Enqineer:
Owner:
Stantech
Norhart
7500 Olson Memorial HWY
1081 4th St. SW, #400
Suite 300 Golden Valley, MN 55427.
Forest Lake, MN. 55025
T:762-252-6800
T: 651.353.0914
F: 952-831-1268
Contact: Mike Kaeding
Contact: Patrick Sveum
Construction Manager:
Architect:
Norhart
Norhart Architecture
1081 4th St. SW, #400
1081 4th St. SW, #400
Forest Lake, MN. 55025
Forest Lake, MN. 55025
T: 651.529.7481
T: 248.497.9641
Contact: Marie Dickover
Contact: Michael Salt, AIA
PRE -SITE PLAN
APPROVAL
a
LOCATION MAP
rnorhart
290 9TH AVE SW
Suite #311
Forest Lake, MN., 55025
(651)464-5908
No. Oe dpWn Dale
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OTSEGO
OTSEGO
PARRISH AVE NE,
OSTEGO, MN
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2022-04
COVER SHEET
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norhart
290 9TH AVE SW
Suite #311
Forest Lake, MN., 55025
(651)464-5908
Location Plan
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OVERALL BUILDING METRICS
Level
Total GSF
Amenity GSF
STORAGE/
UTILITY GSF
APT GSF
UNIT CNT
Parking (sD
Stall Count On Site Off Site
Basement floor
53,564
BUILDING
1,362
BUILDING
BUILDING
51,481
134
Level
47,739
8,233
1,362
34,672
46
110,693
266 266
Level
45,510
5,118
1,362
34,672
46
1823:8
1B23: 15
Level 3
47,739
STUDIOS 15C:2
1,362
41,463
54
1B 25:4
1925:2
Level 4
47,739
16 25: 2
1,362
41,463
54
2832:4
28 32: 6
Level
47,739
2832:6
1,362
41,463
54
2B 28:1
1811 C:2
2034:2
2834:1
2834:3
2B 34:2
2834:1
2B 34:3
2034:2
2834:1
2B 28 C:2
IB25:4
3B 39:2
3B 31A:2
3B 39:2
3B 39:2
3B 31N.2
3B 39:2
TOTALS
288,830 1
13,351
8,172
193,733
254
1 208,269 1
400**
*DOES NOT INCLUDE EXTERIOR BALCONIES AND PATIOS
**PARKING RATIO: 1.6
6-01IJ'
RU\NCE� / VARIANCE
I=EDED f / NEEOED
roost fart
-53 6 L UNITS UNITS IUNITS
UNITS / U.'N,I'T�Si
,a
11'-i ars
STUDIO (EFFICENC`) UNITS: MIN. REQ'D 500 SF 1 BEDROOM UNITS: MIN. REQ'D 700 SF
2-423 t2' J„ Z-0'
VARIANCE 1I'
NEEDED
5 9F17NITS
NITS .,UNITS
2 BEDROOM UNITS: MIN. REQ'D 780 SF
$ _ 9
1010
NITS UNITS
3 BEDROOM UNITS: MIN. REQ'D 860 SF
�> UNIT TYPES
G305 tlis=l'-0'
11 UNIT TYPES
OVERALL UNIT COUNTS
FOURTH FLOOR
FIFTH FLOOR
TOTAL UNITS: 254
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
CENTER
TOTAL UNITS: 54
BUILDINGI
BUILDING
TOTAL UNITS: 46
BUILDING
BUILDING
TOTAL UNITS: 46
BUILDING
BUILDING
CENTER
TOTAL UNITS: 54
STUDIOS:6
STUDIOS:4
STUDIOS: 10
STUDIOS:6
STUDIOS:4
STUDIOS: 10
STUDIOS:6
STUDIOS:4
STUDIOSA
STUDIOS: 11
1023:7
1023:8
1023: 15
1823:7
1823:8
1B23: 15
1823:7
1823:8
STUDIOS 15C:2
STUDIO ISC:2
IB 25:2
IB 25:2
1B 25:4
1925:2
1B 25:2
IB 25:4
16 25: 2
IS 25:2
1B 11 C: 2
1B 23: 15
2832:4
28 32: 6
2B 32: 10
28324
2832:6
2032:10
2032:4
2832:6
2B 28:1
1811 C:2
2034:2
2834:1
2834:3
2B 34:2
2834:1
2B 34:3
2034:2
2834:1
2B 28 C:2
IB25:4
3B 39:2
3B 31A:2
3B 39:2
3B 39:2
3B 31N.2
3B 39:2
3B 39:2
3B 31A.'2
2B 32: 10
3B 31A: 2
20 28: 1
2B 28 C: 6
3B 31A: 2
2B28:1
2B 28 C: 2
28 34:15
2B 28 C: 2
2B 34: 3
28 34:3
3B 39: 10
3B 39: 2
3B 31A: 2
FOURTH FLOOR
FIFTH FLOOR
TOTAL UNITS: 254
TOTAL UNITS: 254
BUILDING 1
BUILDING 2
CENTER
TOTAL UNITS: 54
BUILDING 1
BUILDING 2
CENTER
TOTAL UNITS: 54
STUDIOS: 53
STUDIOS: 59
STUDIOS:6
STUDIOS:4
STUDIOSA
STUDIOS: 11
STUDIOS:6
STUDIOS:4
STUDIOSA
STUDIOS: 11
STUDIO 150:6
I BEDROOMS: 101
11323: 7
IB23: 8
STUDIOS 15C:2
STUDIO 15C:2
1B 23: 7
IS 23: 8
STUDIOS 150:2
STUDIO 1SC:2
1623:75
2BEDROOMS: 74
1B 25:2
1825:2
1B 11 C:2
1823: 15
IB25:2
1825:2
1811 C:2
11323:15
1811c: 6
3 BEDROOMS: 20
2B 32: 4
2B 32: 6
2828:1
16 11 C: 2
2B 32:4
2B 32: 6
2B 28: 1
1B 11 C: 2
1825:20
2834:2
2834:1
2B 28 C:2
1025:4
2B34:2
2034:1
2B28C:2
1825:4
283250
3B 39:2
36310.2
2832:10
3B 39:2
3B 310.:2
2B 32: 10
2B28.'3
28 28: 1
20 28: 1
2B 28 C: 6
2B 28 C: 2
2B 28 C: 2
28 34:15
2B 34: 3
28 34:3
3B 39: 10
3039:2
3B39:2
3B 31A 10
3B 31A: 2
3B 31A.' 2
norhart
290 9TH AVE SW
Suite #311
Forest Lake, MN., 55025
(651) 464-5906
Location Plan
Schematic Section
SHEET ISSUED FOR
REFERENCE ONLY
PRELIMINARY
NOT FOR CONSTRUCTION
R -i PREpiY REt'&W 01-26.1043
ReIM Name'
OTSEGO
RgMR6Yezz:
PARRISH AVE NE,
OSTEGO, MN
Ro7tttlNnCer:
2022-04
—1—
UNIT MIX & BUILDING
LEGEND
sneer N,rt4n
G205
LM
L9`
�
olk
CP -0112 CAMERA P05mONO2'
CP�11 1 CAMERA POSITION 01
I �+ IFlRST FLOOR - CAMERA POSITION
AS103 1'=6077'
norhart
290 9TH AVE SW
Suite #311
Forest Lake, MN., 55025
(651)464-5908
Location Plan
Schematic Section
SHEET ISSUED FOR
REFERENCE ONLY
PRELIMINARY
NOT FOR cONST rnON
Nos Rs ptl- Dale
R..1 FRELNYREYFW oTis:=-
RyM Itame:
OTSEGO
RgMAtl4ess:
PARRISH AVE NE,
OSTEGO, MN
Ro➢M NurM:
2022-04
Sneel Name:
SITE RESIDENTIAL VIEWS
61iM NKK
AS -103
SECOND FLOOR PLAN
BASEMENT FLOOR PLAN'S
norhart
290 9TH AVE SW
Suite #311
Forest Lake, MN., 55025
(651)464-5908
Location Plan
SHEET ISSUED FOR
REFERENCE ONLY
PRELIMINARY
NOT FORCONSTIII ION
N. m pme we
R-1 RRecmRev�v o�-z�son
Roj.M N.me:
OTSEGO
Ryect M4ess:
PARRISH AVE NE,
OSTEGO, MN
Ryect NVMtt:
2022-04
SMel Nvre'.
SCHEMATIC FLOOR PLANS -
FLOORS G-2
s�
SK100
ROOF PLAN
FIFTH FLOOR PLAN
FOURTH FLOOR PLAN
THIRD FLOOR PLAN
1 ALL FLOORS -MASTER GRAPHIC COORDINATION 3-5
sxtot ata•= tu•
norhart
290 9TH AVE SW
Suite #311
Forest Lake, MN., 55025
(651) 464-5908
Location Plan
SHEET ISSUED FOR
REFERENCE ONLY
PRELIMINARY
NOT FOR CONSTRUCTION
N. oa dpn wie
R-1 PRELIfYFEYkW 0)%AYt
Pajeal Nviw
OTSEGO
PARRISH AVE NE,
OSTEGO, MN
2022-04
SCHEMATIC FLOOR PLANS
FLOORS 3-5
S K101
TOP OF ROOF
Location Plan
Schematic Section -
ROOF LEV "L
F,JFTH_FLOOR I�
TOWER n
169'--V
ROOFLEVE_L
_ _
_ RCOFLEVEL
157' - 6'
_
_ _ _
1STST-6'
W
OOR I�
FIFTH FLTT
146'—D' -V
_
_ IFTH
_FOURTH FLOOR
_ 134'-6"
— _Er
I
1
I
II
THIRD FLOO. R
j
_ I' I
FOURTH FLOOR'
_ n
123'' 1
�1
FLOOR I�
�-
_SECOND
111'6' 1
- �:Fl
THIRD FLOOR
'rjI IrII
U
SIeel Name: .
EXTERIOR BUILDING
ELEVATIONS-
ShelNuroe�.
A201. ...:...
10 MAIN ENTRANCE ELEVATION
Location Plan
Schematic Section -
ROOF LEV "L
F,JFTH_FLOOR I�
A2J1 1116=,'-0'
_ _
_ RCOFLEVEL
I
_
_ _ _
1STST-6'
W
_ IFTH
146
I�ILJ��IL
11 F1
F1
j
_ I' I
FOURTH FLOOR'
I
_
THIRD FLOOR A\.
THIRD FLOOR
Rapcl Name:
OTSEGO
PARRISH AVE NE, .
OSTEGO, MN.......
_
123'-0"
SIeel Name: .
EXTERIOR BUILDING
ELEVATIONS-
ShelNuroe�.
A201. ...:...
n
SECONDFLOORF1
_
_
123'-r.
11
FIRST FLOO R
_ 10
_ ROOF LEVEL
157'7'
_ RFTH FL_ 011
146'-0" v
_FOURTNFLOOR
_ THIRD FLO�OR�
123'-0 v
_SECONOFL
111'1'-OO6R n
'
FIRST FLOOR
100'_0"-
__` o ' BUILDING 2 END WALL ELEVATION
f'-
1 II,
D
COURT YARD POOL BACK WALL ELEVATION
N]Of v16=1
-------------
Al
DII�IrL�:.11l 1111
a
IIIY.I_ 11 � (.,I!I' I I IUI1Ul1 li U NtN
.. f
I
I�
U I- ■ ®i II1 Ii`I,i I Il®:: y�1�; .�e . �I.
SECOND FLOOR-�
111'-6' v- — -
FIR STFLOOR _
100'
vCOURTYARD ELEVATOIN •
TOP OF ROOF
TOW
Tr
1 IIII Rt l■I ..._....... . 1
itM1Iii �� II II In$���� I� II eu.•I I Il�q���f 11 Ii I I;i��I II III
IdI 1®U I,1 �■ _. _ ! j■ll; _ _. 111 .
imp 111I•Cdl,�°_� i%®n l, LI- 111it1!I�I�� 1 ��� III I I�L' I 1 ■
_a 1118' 1'UI' 11U1 I l■1 _ ■I a ll��l�_, _ I I j►l
II �® �� II II 11 �il;.�� �;� _ Ii Ii II I I 1
�C � _. n,_ �!._ II II �I�'ll III! 1; UI I� IU I_
II �� 11 ®� u II 11 �il��•�. ��_ �I I(III MCI! Ilj� I I1 Lim
1311111.11
I e ' OVERALL NORTH BUILDING ELEVATION
nzm v1a=ra•
F4] OVERALL SOUTH BUILDING ELEVATION r ~
aro+ ma=ra
TOP OF ROOF Q
TOWER �
169 -(r �1
norhart
290 9TH AVE SW
Suite #311
Forest Lake, MN., 55025 -
(651)464-5908
Location Plan
Schematic Section -
ROOF LEV "L
F,JFTH_FLOOR I�
SHEET ISSUED FOR
REFERENCE ONLY
I
No. oeacnpbn .. p.h..
Rer., PAELITYREYEIY 01-1&1DY2
FOURTHFL_ t1
134'-�1
I
1.1.71D1 A--
THIRD FLOOR
Rapcl Name:
OTSEGO
PARRISH AVE NE, .
OSTEGO, MN.......
RMec1 NlaNe,:
2022-04
SIeel Name: .
EXTERIOR BUILDING
ELEVATIONS-
ShelNuroe�.
A201. ...:...
_
_
123'-r.
SECONDFL1'OOR
FIRSTFLOOR
-0'
S COU RT YARD SIDE WALL ELEVATION
TOP OF ROOF 0
_ _ _ ____
_ _ _—___—
----- TOWER n
169'-0' V
i
ROOFLEVEL
ll1CT7
I
ROOFLEVEL��
V
— 1ST -G
i
6
FIFTHFLO
I I
I� I I
I I I
III
ii
FI FTH FLOOR/1
DOR
' 146'146'-0'
�1
it III
I
(
I
FOURTH FLOOR
134'
SII
I
Ili I
FOURTH FLOOR
t3•P-. R V
THIRDU 16 FLOOR n
_ 123'3'_0' 1
_ _
II 1
_
_THIRDFL "R
123'-9
SECOND FLOOR t1
_ _
_
_ _
_ SECOND "OOR I�
— V
_...1 111'--6•-V
_ _ - _
__ _ - __ _
FIRSTFLOOR
100'
— _
1
FIRSTFLOOR [l
_ 100'-0'
f 4 1 COURT YARD POOL SIDE ENTRANCE
/.m1 1116=,'d
ROOF LEVEL
r -i _ _ _ _
_ ROOFLEVEL &
1ST -6_
FIFTH FLOOR -
_
„
_FIFTH FLOOR
146'_
I
T
'! '
146'-�
!-
FOURTH FLOOR
134'-6' 0- — -
I
I;-- I _ I I 1 _
- -i FOURTH FLOOR
134'
THIRD FLOOR
123'_ -
!
_ L(. _
-. ,
I�j��I�
1 ( _ -1 I. _
I� ._ , r
_THIRD FLOO —C,
123'-0' V
SECOND FLOOR-�
111'-6' v- — -
FIR STFLOOR _
100'
vCOURTYARD ELEVATOIN •
TOP OF ROOF
TOW
Tr
1 IIII Rt l■I ..._....... . 1
itM1Iii �� II II In$���� I� II eu.•I I Il�q���f 11 Ii I I;i��I II III
IdI 1®U I,1 �■ _. _ ! j■ll; _ _. 111 .
imp 111I•Cdl,�°_� i%®n l, LI- 111it1!I�I�� 1 ��� III I I�L' I 1 ■
_a 1118' 1'UI' 11U1 I l■1 _ ■I a ll��l�_, _ I I j►l
II �® �� II II 11 �il;.�� �;� _ Ii Ii II I I 1
�C � _. n,_ �!._ II II �I�'ll III! 1; UI I� IU I_
II �� 11 ®� u II 11 �il��•�. ��_ �I I(III MCI! Ilj� I I1 Lim
1311111.11
I e ' OVERALL NORTH BUILDING ELEVATION
nzm v1a=ra•
F4] OVERALL SOUTH BUILDING ELEVATION r ~
aro+ ma=ra
TOP OF ROOF Q
TOWER �
169 -(r �1
norhart
290 9TH AVE SW
Suite #311
Forest Lake, MN., 55025 -
(651)464-5908
Location Plan
Schematic Section -
SHEET ISSUED FOR
REFERENCE ONLY
PRELIMINARY
NOT FOR CONSTRUCTION
No. oeacnpbn .. p.h..
Rer., PAELITYREYEIY 01-1&1DY2
Rapcl Name:
OTSEGO
PARRISH AVE NE, .
OSTEGO, MN.......
RMec1 NlaNe,:
2022-04
SIeel Name: .
EXTERIOR BUILDING
ELEVATIONS-
ShelNuroe�.
A201. ...:...