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ITEM 2.43601 Thurston Avenue N, Suite 100 I T E M 2_ 4 Anoka, MN 55303 Phone: 763.231 .5840 Facsimile: 763.427.0520 TPCTPCgPlannin9Co.com MEMORANDUM TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 14 May 2015 RE: Otsego —Wilson Preserve; Revised Grading Plan TPC FILE: 101.02 BACKGROUND CBR Development, LLC received approval at the City Council meeting on 9 March 2015 for subdivision of the 35.14 acre property located at the northeast quadrant of Odean Avenue and 85th Street. The proposed subdivision includes a 10 acre parcel for the existing home and detached accessory buildings, nine single family lots generally one acre in area, and dedication of 12.6 acres of wetland, storm water basin and open space to the City as public park. Following approval of the application, the developer submitted a revised grading plan that would excavate a portion of the existing regional storm water drainage basin within the outlot to be dedicated to the City. City staff considered the revised grading plan as having a potentially significant effect on the parcel the City was accepting for park dedication and advised the developer that the revised grading plan would need to be reviewed by the Planning Commission and approved by the City Council. The developer has requested that the revised grading plan be considered by the Planning Commission at their meeting on 18 May 2015. Exhibits: A. Site Location B. Revised Grading Plan ANALYSIS Approval of the subdivision application was based on establishment of Outlot A over that portion of Hall's Pond within the subject site and the regional storm water basin constructed upon the property as part of the Odean Avenue improvement project. The regional storm water basin was shaped at the time it was constructed by the City to create as natural an appearance as possible and the City had undertaken a management plan to establish native grasses and wildflowers in the upland surrounding it. Dedication of Outlot A provides opportunity for a natural area adjacent to the designated natural environment lake and acquisition of regional storm water areas that the City may utilize as a public park. These considerations are consistent with the criteria of the Comprehensive Plan for allowing further single family lot unsewered development within the long range Urban Service Area: The development will result in completion of an unfinished street network. 2. The development will have the result of correcting or improving a demonstrated area drainage problem. 3. The development provides for dedication of lands to a legitimate public purpose. The revised grading plan proposes to excavate the south side of the regional storm water basin to provide material to create walkout and lookout home sites within the lots being subdivided in an area that is otherwise generally flat. City staff and the developer had discussed the potential to excavate the pond as part of the concept plan review but it was not shown on the grading plan submitted with the preliminary and final plat application. The revised grading plan would excavate the existing regional storm water basin to the extent that its bottom would shift 80 feet to the south reducing the usable open space within Outlot A and locating the planned natural trail within 45 feet of the north curb of 85th Street. The excavation would result in a less natural contour for the southern side of the storm water basin and would disturb established prairie grass and wildflower areas to the south and east of the storm water basin. The developer has stated to City staff that the excavated material is to be used to construct the infiltration basin required for storm water management purposes, street construction, and house sites and believe the City would find it desirable to utilize materials on-site instead of importing materials from off-site to avoid impacts to City residents and streets. The developer also specifically notes that the variety of house types proposed is necessary to make the houses desirable to buyers which ultimately make the project viable. The subject site is accessed via Odean Avenue, which has a 10 -ton design capacity and can adequately handle haul traffic and the limited duration of hauling would not be a long-term impact to area residents. In that approval of the entire project is based upon City acceptance of Outlot A for park purposes, the impact of the excavation to the park parcel is the primary consideration in reviewing the revised grading plan. The opinion of City staff, including the Parks and Recreation Department, is that the revised grading plan is major degradation of the proposed park property and City staff does not recommend approval. However, if the Planning Commission and City Council support the revised grading plan and excavation of the storm water basin, City staff would recommend that the developer be required to provide a prairie restoration plan including on-going maintenance for a minimum period of three years until the area was established. 2 CONCLUSION The Planning Commission will consider the revised grading plan for Wilson Preserve at their meeting on 18 May 2015 and may consider the following possible actions: A. Motion to approve a revised grading plan for Wilson Preserve, subject to the following conditions: The developer shall provide for a prairie restoration plan including on- going maintenance for a minimum period of three years until the area was established, subject to approval of the Zoning Administrator. B. Motion to deny the request based on a finding that the change has a substantial negative effect on the usability and aesthetics of Outlot A for park purposes and is inconsistent with the policies of the Comprehensive Plan related to development within the Long Range Urban Service Area. C. Motion to table. C. Lori Johnson, City Administrator Tami Loff, City Clerk Ron Wagner, City Engineer Andy MacArthur, City Attorney Bill Christian, CBR Development, LLC Chris Wilson, property owner 3 A I I GUENT: �L I O _ I rw' JC Y .:4 `rl zT l q� \ � \, � c ce �� � - *oar �,,, � � -- - � � •� �� .. � � r' 2 b -I ea. czx,'re-rFricc-g - � s A 8��s - '�� � 47 J9 - F- 1 9xe 8J8 '� •L,r eru av-s .- x- _ _aJr - -aF - _._,...-_ - Q(J ew..�.� �m ��_� �� �$� � 1 ,tx� - � � ' mut �. -- .., ( ` - _-,_- --.. �_. azs .---..`_. .. �% e � _. as _�. ._��. ? ..\ �'' ,� 1 ±,• - �!!dr'_' _-�� I �r m t t t CDR Development, LLC 21307 Co. Rd 8i Rogers, MN 55374 ,Jilt Cb istran 753-428-832.3 b;11Qb111cluisrae" Com O 40 60 F20 t: O CRAPNI,r. SCALE rN r' ✓TT us GE.NFRAI P.RADINr N— 1. Spc f t ppl able f., this pro,er-- Guru t ._aid sp r - t r_s For Otsego. MN, and the latest M t^ 17ep Irarcoortaton 1{/ � '` � m d d 111 v .tm nt r. 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I 3T04� x"1'fER [TYP) eee +': i as d'reeted by the En in r f wee - '. \\ 1 \ `. >, I Y 9 J all nbeeasGry I a* t I l I \ \ \, \\ \ 1 �Lp I _ f 1\ rest t aF - [arbed Ths work shell be incidertal }a V r /�/ + Lf -677.0 ? �� ', - - r .y - l tnc g d g c tr e o z :51 6 T ria" /(• 1 ' `! dR=&&[i.c 1''• ; 4t -- _.. - --- --' 9. fe _ t grit t- o of sa�ll Ilcort clle�7 Is in la t melyP�ashiol. BLOCK, 1 Q a 1• \\ \ I ;Lr, t Ir " GG-i+aD-o �r /'; `[�1 1 ! t t>••• - De y - sL .stall meet th f- I'awlnSt ne Gradin cntra..o i \\\ .\ \ I \ ° r ✓'' �3--- - V ✓ R N'th n the cpper 3' I t ts, °' r rn ! 1 hal - lize approved molls that o E 1 to m s 7 I 11-" rr f• v o 1 I S opt mem r-, t- n. t def y S d o :n �a Prectar Tem ASTMI D-398 th p •�� 1 \'.� _ _ r�••tE F' 1 f '_ Stc'rJn•'d P-'- Den= y nd na' d g 1- p .iron {��E U --_-__ hh•;I� i 'I - 1 by more than % ere aw thep r vor,l t- _ --^ - I ' { `+ meet 95% Standard Prectar Ders ty, c�nd be w-ti„n 13� ll b m L, ------ S .. Gh optm�m mosture con.en'. crdmy tole,an..es shall be � � (�j_�� `J'V '.: •. y '_r. ,. � � 5 .. ` ., � _ _. _ - _ - _ - _ _ .. �y ' - _ _ I � 2s D site shall bz � a g � $ i y : I \ � _ - _ - g. s• f __' - `\ = -- I L 10. All o- tr uit,ble s 'la fnu -he pad dercK° d obave _ u not be sco ected .all be Ian.t,d n the feld by the. - 'I4O YArr7.'G1JLAT O __ } * t} i , { I G -v der, n Cont- a Etat r Tre -d g Contr_et- shall immediately 875 -:CCNG�rE 0LCCK _ "�\ a h I ratify the Eng- Y hcsc areas and p v..e wfam:a[ron o L \ thein Cee d r. m y >rr9 LLw1Y 9; Af! ` I I S _ ^ 1'. he C 'ng c t .ball prov'de p U- dru nuye un the 4� -�' e, ., ♦ � -.. __\ = _ - [? s.e a. till to - j i 1 `.` - - _ _ - - -" _ •\�... - 1a II > , ' — _ __ � , -_ t _ � ��: 12. Tne G -d nn GJrtraatar c hul flail p ull,dean'^t o3 t^ed travel V: _ _ lSn vnst-vct'cna enkrolnce dshcll be pew rmec, esaeclvlly aL the end Iii III M S 5tlttl aTORM IVAT'=r'i .' \ \ rf day's 9 \ ! MtUN^EMEN? PONE -.--. _ .-.- --- J e ah I k a o 4 x _ \ 13. All s€It f ce shall be --d at prJ?ect co -r pleL'an: U V - 1, rw wL-8>O:OT y '4. All nmpa- elevators Ere cit tlaw I- s otherw: ,one I ', 00 -YR HlM 87598 F a € - � � ' i ', `.,. '•, '-rL^T1 LNl A 75 271 S 17 - r ' � l � All r 3m9 -A-.'. Jest r vnvye p cL acs .hull be per C'ty , y f aaa` - \ 5. stanaards. o ., � s c a.: nra-..NS. . it 7• ra --- f' \\. `r ' \ �' LnOLS Poi __ PLANS. I I ' iv. \ 1 _ `.. �" w. /r� •iy _- �- - � ��^ � � I�Jx - 'I �♦ s.v - �a �w s c `L of _ B CIVSlz COMMON 9OPRONJ AREA: - � y� 1 _,+ t" d...'='i J - '_i� -I I UST GRAD?^JG THIS ARTA A" 0 0 0 ` AOJ —� rml ' snac era nil-cessaar rc �ewtv� cRaorvc—T y..-, _ - r _9AI�NCCcMF4R rWASS uP ovFn rv�s: L11-11!..:-)11 0 / ) \ .t _ 0 ANP1Y OF FIORROYI TG EE y\ \ s 'S ./ - VFA:'J410 AT PRGr COWL f ,_ W n a ctFnN e'.rr SMU As rn to In I. - hD'E ER FHtiE F D MERT OR AS \ \ \ _ - - - fly Ea -__ - `l r INDEX OF CIVIL SITE DRAWINGS: o o . _ -. •- ec rr� •'� .->...: r� ti il 32 CD PROJECT LOCATION PLAN C1 Nil LA"CI.:T FILE NO. 00516 __ - �.�} c7 DEVLLOPMLNI GRADII\G ASD D.'RAEN:AGE PLAN ••� �- �._� sr©rtrA SEW i'TPJ� 'L.,. ..- 4 -.:- =„ `---- -�- _ \ I C3 ❑E'YEL COURT ANS '-)'CELL COURT _ r { _.r---- 87th 87t��ENT �r-)UFTCRNC v TCS tit 'NA EPA POND � C4 S AND ST.. Rh7 SE,h ER PLAN TRSEET PROFIT , C5 STRFFT PROFII_L AND STORM SE'IYER PLAN :. ..T- - "-x�a-e. 4°al '___.--'_• -_- — -- --„-- _ - - _ - _, �- f. -•a. -_ _ - _ _. _ --- _. _ _ C•D=LL COURT 55th r\ Er c6 STCRM WIEP LLUTIN PREVENTION LAND Wr DevefopmenP Grading ? c7 D Alm - -and Drainer e Plan JLOC 4A" I + ` tiil PART OF SWOF ILL NE} I � < t o -- WRIGHT COUNTY, MINNESOTA. _T to TIiE�" AhGT UL WIT`IMI . o>w— �X -CURRENT P.I.D. Nirrlbers EA--LViVF OF T4L I 4EST 355 FEE` OF in p TMFVuIF'1M-Sr 1/4 g �.F rrlL +vor:r,ICAs � � z� !14 OF SLCPGN 21 PROPGS_D ZONING 1; RESIL7EN-lAI anti .r LONG RANGE URDAN SERVICE - PRIMARY AND ALTLRNA'E J "1 SEPTIC AUSGR.TION AREAS PARCEL AREA JEI'ERk4,NED RY STF'/YB&ECiYER . CGMPANILS. FVC (-yl,.) L IF.13T CF m HF NOR ^'^'^''" Sc TEST PH LOCATYOYS' - - - G, SEC7,570,5*RtZT eOMPLETED FOR sEP71C ABSORPTION ANALYSIS BY Si"EINBREC!-fER GCMPA'vFs' INC_ (+YP.i �. LSI Imm I , ?,•,, , Vi=''`i I I I � "' �.9 89'39' f 5p ri` I - 355.00 11� --�® gym- --------- ---- -- — f — T:«G amrsnmv ,wuh I ii rt. ff — — - -- - -- — -- 4A" I + ` tiil PART OF SWOF ILL NE} SECT ON 21 TOWNSHIP 121, RANCE 23 < t o -- WRIGHT COUNTY, MINNESOTA. _T to TIiE�" AhGT UL WIT`IMI . o>w— �X -CURRENT P.I.D. Nirrlbers 6EpJe FM.© I.V FTEr_P { I �l --I � CT Ltd O PROPGS_D ZONING 1; RESIL7EN-lAI anti .r LONG RANGE URDAN SERVICE J (WEST CORNER CF VE SGUFHWS, F THE NORTHEAST /4 Or SLCT'ON !2i, R. 23. Wftl CC 'Y"^` mo I Ti T NORT1i LINE O✓= TIF - qrI PIKrST 114 OF i?I_ NCRINEAST 1/4 I, GF SE CTICN Z' h' 89'�O'23" E'1i EAS LINE OF 7711E SOUPIWEST 1/4 or lYE t, ''R'HEA3- 1/4 OF SE- T70N 21 �a I [� &G 760 240 GRAPHIC SCALE !N FEET SURVEY DATA SUP.VFY INFIDRMAHIGN PRCAL)ED BY: VEER KOHLIN LF,N'D SERVICES 708 1st .AVENUE NE BUFFALO, MN 55313 DATED: DECEMBER 7014 - BENCHMARK: DOUBLE SPIKE IN POWER POLE A NF QUADRANT OF 851-H STREET AND OUREN AVENUE. BENCHMARK EL -V.-880.97 NGVD 1929 ADJ. DATUM �Rn En- Ln-ATIn l I + ` tiil PART OF SWOF ILL NE} SECT ON 21 TOWNSHIP 121, RANCE 23 < t o -- WRIGHT COUNTY, MINNESOTA. _T to TIiE�" AhGT UL WIT`IMI . o>w— �X -CURRENT P.I.D. Nirrlbers 6EpJe FM.© I.V FTEr_P { I s-0 a r L �bo{V) w a -0 V O EAS LINE OF 7711E SOUPIWEST 1/4 or lYE t, ''R'HEA3- 1/4 OF SE- T70N 21 �a I [� &G 760 240 GRAPHIC SCALE !N FEET SURVEY DATA SUP.VFY INFIDRMAHIGN PRCAL)ED BY: VEER KOHLIN LF,N'D SERVICES 708 1st .AVENUE NE BUFFALO, MN 55313 DATED: DECEMBER 7014 - BENCHMARK: DOUBLE SPIKE IN POWER POLE A NF QUADRANT OF 851-H STREET AND OUREN AVENUE. BENCHMARK EL -V.-880.97 NGVD 1929 ADJ. DATUM �Rn En- Ln-ATIn l ' —Source LINE Cl TIF SOUTr IV&ST 1/a CP � Q� C5 DEVELOPMENT GRADING AND CRNNAGE PL21:J THE NCRn-I.EA� 1�4 GF SECT7OAP 2i "'01 °1m` c�� 87th 1:OL1RT .M1NU SIOkM 'lJA7=R POND C4 STREET PROFILE AND STORM SEWER PLAN 87TH COURT C5 STREET PROFT_E AND STORM SEWER P1 -AN d O'DELL COURT CG STORM WATER POLLU- TON PRFVENTION PLAN I I C7' LIEI"AILS CLIENT: CBR Development LLC 21901 Co. Ad. 81 Roncrs, _'�IIF553; 4 L#11 L7erivl3ah 963-428-8323 bingblU.Lnsr'sa.com tiil PART OF SWOF ILL NE} SECT ON 21 TOWNSHIP 121, RANCE 23 < t o -- WRIGHT COUNTY, MINNESOTA. _T to TIiE�" AhGT UL WIT`IMI . o>w— �X -CURRENT P.I.D. Nirrlbers 6EpJe FM.© I.V FTEr_P { = 1'8-500-211-30C s-0 a 118-500-211-303 �bo{V) w a -0 V O PROPGS_D ZONING 1; RESIL7EN-lAI anti .r LONG RANGE URDAN SERVICE J i PARCEL AREA m ,ACR.ES GROSS (TO CENTERLINE) m Fw - - - PROPOSFf7 LOTS 9 SINGLE FAMILY RESIDE`JTIAL LO' -S s m y❑ Imm I , ?,•,, , Vi=''`i I I I INDEX OF CIVIL SITE DRAWINGS: --�® CG PRO..L2T _OC.4 IOIV ?LAN I I 22 DEV-LJP:vIEVT GRADIVC; AND PRA.NAGI` PLAN — — - -- - -- — -- --- -- — 87th CDJRT AND O'DELL COURT ' —Source LINE Cl TIF SOUTr IV&ST 1/a CP � Q� C5 DEVELOPMENT GRADING AND CRNNAGE PL21:J THE NCRn-I.EA� 1�4 GF SECT7OAP 2i "'01 °1m` c�� 87th 1:OL1RT .M1NU SIOkM 'lJA7=R POND C4 STREET PROFILE AND STORM SEWER PLAN 87TH COURT C5 STREET PROFT_E AND STORM SEWER P1 -AN d O'DELL COURT CG STORM WATER POLLU- TON PRFVENTION PLAN I I C7' LIEI"AILS CLIENT: CBR Development LLC 21901 Co. Ad. 81 Roncrs, _'�IIF553; 4 L#11 L7erivl3ah 963-428-8323 bingblU.Lnsr'sa.com FILE NO. 00516 C71 E e to � til O1 � 2ce3 4�C.S 30 6 � �a E s-0 a �bo{V) w a -0 V O ma` 2 CL CL rL •+ J E E m p, m Fw s m y❑ V C� FILE NO. 00516 C71 E e 6 W� � til O1 � 2ce3 4�C.S 30 6 � �a E s-0 a �bo{V) m -0 V s V C� I I 6 cn ® a W � o O U � o o FILE NO. 00516 C71