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11. Bluff Pointe Subdivision I rp . CITYOF CHANHASSEN \ . 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 1 (612) 937-1900 (r#nn by tItY Adrf trr Wi MEMORANDUM TO: Don Ashworth, City Manager ' Y r FROM: Barbara Dacy, City Plann r DATE: April 7 , 1988 :'te ib SUBJ: Bluff Point Subdivision, City of Chaska This is to make the Council aware of a pending planned unit development immediately adjacent to Chanhassen in the vicinity of Pioneer Trail and Audubon Road, west of the Hesse Farm sub- division. The City of Chaska Planning Commission considered this proposal at the March 23 , 1988 , meeting and tabled action on the item to April 13 , 1988 . In order to provide comments to the City of Chaska, the City Council should feel free to add any addi- tional comments they feel necessary beyond what is offered below. ' Proposal The site contains 344 acres and is proposing a mixed use develop- ment of 331 single family lots, a 59 acre multiple family area, and a potential 18 acre commercial site adjacent to the proposed TH 212 right-of-way. Attached is a written description of the development proposal by the applicants . Exhibit 0 represents the 1 proposed development plan. First phase of the project is pro- posed in the extreme southwest corner of the site including 54 single family lots and a church site. The applicant is 1 requesting preliminary plat approval for this first phase from the City of Chaska as well as the overall concept plan for deve- lopment. The average single family lot size for this first phase is 12,100 square feet. Similar lot sizes are proposed throughout 1 the development although in certain areas the lot sizes are larger due to the existence of steep slopes . 1 Analysis 1 . The proposed development plan indicates the reservation of 1 right-of-way of TH 212 as well as the realignment of Pioneer Trail in conjunction with the TH 212 construction. Also at issue is Carver County' s concern regarding the reservation of new TH 41 south through the site and eventually to cross the 11 1 Mr . Don Ashworth April 7 , 1988 Page 2 1 river into Shakopee. Attachment #4 reflects the County' s Year 2000 throughfare plan which identified this right-of-way as a necessary north/south principal arterial with a river crossing. Up until this time, this new corridor has been contemplated by MnDOT as a long term post improvement. The Metropolitan Council originally recognized this alignment and river crossing; however, in the new draft of the Tranportation Policy Plan they are proposing to delete the river crossing. Carver County' s recommendation is that the City of Chanhassen and Chaska decide whether or not this area should be reserved as a study corridor and evaluate specific alignments . Through the City' s Transportation update process, the City' s consultant, Mark Koegler, has met with Mr. Gustafson and we are about to meet with the City of Chaska to discuss this issue. At this point, Chanhassen' s plan draft refers to the necessity to identify new TH 41 as a study corridor for a future improvement. Realistically, it would be a long term improvement beyond the Year 2000. However, it should be remembered that the other remaining north/south arterial through Chanhassen is TH 101. There should be a long term alternative to that corridor. As to the bridge crossing, there was a study conducted by MnDOT in 1978, evaluating major river crossings. Carver County sent a letter to the Metropolitan Council stating their objections to removing this corridor from the policy plan and recom- mending that this river crossing study be updated prior to a decision being made on its removal . The TH 212 EIS would also address this issue in its traffic analysis for TH 212 . 2 . Multiple family areas are shown near the Hesse Farm boundary. ' The plan indicates a 12 unit per acre density. Chaska City Staff has stated that such a density would not be permitted but rather as each developer processes an application, the I city will reserve comment on intensity and density of the development at that time. Multiple family uses could also be located in the northeast corner of Pioneer Trail and Audubon Road given its proximity to the realigned roadways. However, multiple family uses in the proposed area may make more sense as to clustering of units rather than encouraging single family development in a steeply sloped area. A large ravine with heavily wooded areas separate the Hesse Farm lots and the proposed multiple ara. Upper stories of the Heese Farm homes may still be able to see development across the ravine in winter months . 3 . As a long term land use alternative, commercial is being pro- posed between TH 212 and the realigned portion of Pioneer Trail. Because the commercial area would be served by major roadways (Pioneer Trail and Audubon Road) and because the site would provide a neighborhood service to not only the immediately surrounding area but other neighborhood areas beyond in Chaska and Chanhassen, commercial zoning at this I I Mr. Don Ashworth April 7 , 1988 ' Page 3 location could be appropriate. In fact, it would take ' pressure off for commercial zoning in Chanhassen. Because the Chaska site can be served by water and sewer, it would be better suited at that location. City staff has received a ' number inquiries about creating commercial areas in the rural area around Pioneer Trail and TH 101. 4 . Exhibit I shows three proposed storm sewer improvements into Chanhassen. Detailed plans of these improvements should be submitted to the City' s Engineering Office for further evaluation. Also, the sewer and water plan should also be l studied further by the engineering office in terms of exten- sions to surrounding properties in Chanhassen for future planning purposes . 5 . In order to provide connection to our trail system, an off- street trail system should be constructed along the east side of Audubon Road. Carver County is requesting additional right-of-way in this same area. RECOMMENDATION The City Council should review the above comments and feel free to add or subtract issues so that a letter can be sent to Chaska in time for their Planning Commission meeting. ATTACHMENTS 1 . Bluff Point Development proposal . 2 . City of Chaska staff report. 3 . Letter from Earl Gnan, Chairman Carver County Board of Commissioners dated February 23 , 1988 . 4 . Carver County Year 2000 Thoroughfare Plan. I I 1 I 3 1 3 3 MULTIPLE USE DEVELOPMENT PROPOSAL 1 BLUFF POINTE BY RANCH PROPERTIES 1 3 February, 1988 RON KRUEGER AND ASSOCIATES, INC. RICA #8082 1 • 1 V ' H 1 // •il I / t Engineering III i \ Land Surveying 1 . Landscape Architecture Planning f on Krueger Associates, Inc. 080 Wallace Road 0 den Prairie,Minnesota 55344 It12)934-4242 I February, 1988 I Members of the City Council, Planning Commission, and Staff City of Chaska 205 4th Street East Chaska, Minnesota 55318 Ladies and Gentlemen: On behalf of Ranch Properties, we would like to express our appreciation for your consideration of the following land development application. We are requesting a rezoning of 344 ac. from Open to Planned Multi-Use Development District and preliminary plat approval of 1 6 ac. church lot, 54 single family lots and road right-of-way in the southwestern 26.69 ac. of the site. We look forward to your comments and to working with you toward the completion of a successful development. ill S. erely, J ` � Peter J. n cble, P.E. RON KR EGER AND ASSOCIATES, INC. ill 1111 . III ' 1 I TABLE OF CONTENTS I PAGE I. PROJECT IDENTIFICATION 3 I A. Applicant 3 B. Ownership 3 I C. Development Consultants 3 D. Fiscal/Economic 3 E. Development Method 3 I F. Development Timing 3 G. Public Approvals 3 II. SITE ANALYSIS 4 I II A. Project Boundaries/Land Use 4 B. Topography & Soils 4 I ill C. Vegetation 4 D. Drainage 4 I III. PLAN PROPOSAL 5 A. Objectives 5 I Ill B. Zoning Existing/Proposed 5 C. Guide Plan Existing/Proposed 5 I D. Preliminary Plat 5 E. Grading Plan 5 F. Utility Plan 6 I G. Transportation Systems 6 H. Schedule 6 III IV. SUMMARY/CONCLUSION 7 I 1 VI. APPENDIX I IA. Metropolitian Area B. Southwest Metropolitian Area I C. Chaska and Chanhassen Zoning Districts D. Chaska Parks and Trails E. Chaska Water Distribution System I F. Chaska Trunk Sewer System 111 G. Chaska Storm Drainage Area H. Chaska Storm Drainage Plan I I. Vegetation J. 18% Slopes II 1. I I a I II ill APPENDIX cont'd JK. Elevations il L. Soils Exhibit L1. Soils-Guide to Mapping Units 1 I M. Transportation N. Bluff Pointe Certificate of Survey 0. Bluff Pointe Planned Multi-Use Development Plan P. Bluff Pointe 1st Addition Preliminary Plat & Utility Plan Q. Bluff Pointe 1st Addition Preliminary Grading & Storm Sewer Plan JI ISheet 1* Bluff Pointe Planned Multi-Use Development Plan I Shet 2* Bluff Pointe 1st Addition Preliminary Plat & Utility Plan Sheet 3* Bluff Pointe 1st Addition Preliminary Grading & Storm Sewer Plan 1 *See full size sheets (24" x 36") which accompany this report. i t .1 1 1 1 I • 1 �. 1 !. I} 1 i I � I 2. II i I I1 I fr III I. PROJECT IDENTIFICATION I A. Applicant I The developer of this project will be Ranch Properties, (hereafter called the Applicant), with offices at 8080 Wallace Road, Eden Prairie, Mn. 55344. (934-4242) I B. Ownership The subject property is owned by Chaska Investment Company. The contract I purchaser is Ranch Properties. I C. Development Consultants I J Ron Krueger & Associates, Inc. - Engineering, Land Surveying, Landscape I Architecture and Planning D. Fiscal/Economic 1 Upon approval of the preliminary development plans and plat application, the Applicant will petition the City to make all public improvements. ' E. Development Method I The Applicant- will install erosion control and complete site grading. The Applicant J will then petition the City to make all public improvements. The single family lots will be sold to home builders and private purchasers who will construct single family detached homes. 11 F. Development Timing I aThe Applicant hopes to gain final city approvals of the preliminary Plat for Bluff Pointe 1st Addition by April, 1988, and proposes that the site be developed so that I grading on Bluff Pointe 1st Addition can start in the spring of 1988. The home Ibuilders would begin marketing and building the homes in the summer with first occupancy expected by late fall of 1988. Completion of Bluff Pointe 1st Addition is I expected by fall of 1989. I G. Public Approvals JApprovals necessary for the project to proceed are: I 1. Rezoning of 344 ac. from Open to PMD. II 2. Preliminary plat approval for one church lot, 54 single family lots and road right-of-way (Bluff Pointe 1st Addition). I 1 3. I I 1 II. SITE ANALYSIS A. Project Boundaries/Land Use County Road 17 forms the west boundary of the site, Chanhassen City limits form the east and the site is intersected by the proposed right-of-way for Highway 169/212 (see appendixes A & B). The existing land use of the subject property has been for farming and open land. B. Topography Appendix K shows that surface elevations across the site range from about 955 feet (mean sea level datum) at the northwest corner of the site to about 770 feet at the southeast corner of the site. Generally the site consists of rolling topography with steep bluffs on the southern and eastern edges (see appendix J which highlights the areas of 18% or steeper slopes). C. Soils The soil types are shown in Appendix L. These soils have been grouped into 3 general categories based upon the "Community Development Groups for Carver County" (see appendix L). The soils found on site are typical to the area. In most cases, development is limited to areas with favorable soil conditions. Where areas of less favorable soil conditions are encountered, measures will be taken to correct these soils. A Soils Engineer will be consulted to determine the extent of correction necessary and to monitor all corrections. D. Vegetation Existing wooded, marsh and open areas are shown in appendix I. Great care will be taken during the grading operation to insure minimal tree loss. Some trees will be transplanted to create a buffer along County Road 17 in the southwest portion of the site. E. Drainage Presently the 43.73 ac. north of the proposed 169/212 right-of-way drains to the northeast. The remainder of the site drains to the southeast. After development the overall drainage will be per the City of Chaska Storm Drainage Plan (appendix The ponding areas proposed by the City (see appendix H) are incorporated into the PMD. 4. I I III, PLAN PROPOSAL A. Objectives The objective of this project is to provide an attractive, well lanned multi-use p se development that will complement the existing and future development in the immediate area. Care will be taken to minimize the effect this development will have on the way the adjacent properties may develop in the future. 1 B. Zoning Existing/Proposed The subject property is currently zoned Open. We are requesting that the Open zoning be changed to Planned Multi-Use Development District (PMD). Appendix C shows the current zoning districts for the adjacent properties. C. Guide Plan Existing/Proposed The City guide plan shows the north 300 ac. of the site as being residential and support facilities, the southern 44 ac. are projected as industrial. No changes to the guide plan are being requested. I D. Preliminary Plat • The preliminary plat (appendix P) of 54 single family lots, 1 church lot and road right-of-way will have an average single family lot size of 12,100 sf, with a range of lot sizes from 9,315 to 21,170 sf, and a density of 2.76 lots per acre. I E. Grading Plan IGenerally the street layout conforms with the the topographic pattern of the site. All final grading and erosion control plans will be submitted to the City and the Middle Minnesota River Watershed District for review and approval prior to construction. The proposed slopes greater than 3:1 (if any) will be stabilized and re-established with topsoil, seed and mulch, or sod immediately after grading. All building pads, as shown on the preliminary grading plan for Bluff Pointe 1st Addition (appendixQ), meet the required minimum of 30' setback from the 18% slopes. 1 5. • 1 I F. Utility Plan The sanitary sewer system is shown on the Planned Multi-Use Development Plan (appendix 0). The entire site, with the exception of the north 43.73 ac., will gravity drain to the existing sanitary sewer system (appendix F). The north 43.73 ac. will be served by a lift station which will pump to an existing manhole in located in County Road 17. The proposed 6" watermain will extend from the existing watermain located in County Road 17 (appendix E) and looped through the site. Stubs will be provided to the south for future extensions when that property is developed. The storm drainage and storm sewer system on the site will conform to the overall City Storm Drainage Area Plan and Storm Drainage Plan (appendixes G and H respectively). As noted previously, the required ponding and storage areas (appendix H), are incorporated into the PMD. G. Transportation Systems The site will have access from the west via County Road 17 at four locations and will continue through the site to the south to provide future access to the adjacent undeveloped properties. H. Parks r A neighborhood park of approximately 7.5 ac. is proposed within the subject property (see appendix 0). The park will have pedestrian access by means of a sidewalk system from the adjacent single family areas, access will also be provided front a proposed 50' wide park trail along the bottom of the bluff. This 50' wide trail corridor will be extended to the west through adjacent properties and end at County Road 17. The trail ! system will also continue from the park through the site and connect with the proposed trail along the east side of County Road 17 (see appendix 0). t 1. I. Schedule ill The following proposed schedule for Bluff Pointe 1st Addition will allow 1988 site construction with 1988-89 home occupancy: Apr., 1988 Preliminary plat approval. May, 1988 Final plat and rezoning approvals. May, 1988 City review of final plans and specifications. May, 1988 Begin site development. t- Summer, 1988 Finish site development and begin single family home construction. Fall, 1988 First occupancy of houses. Fall, 1989 Complete project. Exact date depends on house sales and the economy. 6. I IV. SUMMARY/CONCLUSION We believe the proposed development will be a complement to the adjoining developed and undeveloped land. 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Community' _ 'r/ i ;t '• -__ 1. - _ —i — _. \• 1 ■ •• -...:Wit.i,: -g \ I _ 1 II ",Meadow '< _ ,..r "'" �. _ .as=�•,lro_ =-'-�.. -i- } _ _ _ _ _ tee. ?Y: - e y v Lions ID City ParksY. %j O City Open Space j �E Parking &Trail Head ;; titi� y r�°:-`= "1 — Existing Trails '='"t °%'_�"� •Trails Programmed for Schimelptenfg 4yy+ –_ Construction L County truction �`«'"°�° ' ' • I "D Ot her Public Spaces En Lakes & River Firemen54 �"' '.4`� f i` st t .-:l c \.u- ` 1'c° lremens 11 g ,y Limits w t ` 'i.I 1ar�k/�f ,V, ,Ty` , 5 �:°t is TM o 800 2400 ■ ■ FEET .- „ :`.._1- .R...",::7 `• y .(`'/`-l A'Y°� 4✓ .. . I Athletic r s'�les �3'' 1 ' Mn.River Valley y y .' .1';••4. nan +"` S M.. i'ins lfr`c nt •.' faalu Cfwke Lek° ILake Netl wll°of.Refuge Chaska Parks I :::;..N.N, .43 & Trails . ..„ ...:_ .,, ---- --� U i, ._ y _.evol,i 1 \';I ---, 1 . :„.„,<Z - - '-�--- 1II Gar CMR,C ••6 ') �` r 3i r:- 074 / i 40‘ ,el\j • IP lil IN I - 1 4090 G.P-M. 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FIGURE No 8 I sao' zoo' eca' Icoo' 2400. 3200. aom' 480 0' C'or -- BONESTROO, ROSENE, ANDERLIK & ASSOC. ,� CONSULTING ENGINEERS I SI.Poul, Muln•GOIG APRIL 980 1{ GOLF COV.SC `� / LAKE-Z j •!i I I � ~' i , GRA E . 1 I 1 p �' .. 11---11___[._.____,L______- -- — IB ---____-_-- „_ North t IG' �. Trunk—I . I 1 ,9-"-••-!,:i :T.,,-,- . _,_:,,n� . , i I `. �. E-3 ,..CD \,- 3,; _ :_ .-' - S I TE t.'\ � � y -- ----- --West I, i Interceptor OO , -\-`Trunk_11 _ i'`;�` I J—����� �� • t �_ �\ ` i �. -8 ...,7,--.43,.,:_,..,...,,••---•I Alternate t{o;., r ",t...- "-t'1� :7*^:> `d-J!® 1®Hazeltine / •= - . � '�`;; �'. I Interceptor / - t--,----- I- r / /%i i ��l�l� M -\ Hozeltine! ! --I im � � I�f r�i�lntercepto .. , L % / � I v .I. — —J ✓- i I \I I ;/i. i mac `" _,, ______._a:: _,,,, ,- ,-.-..,„1.4\„,.j.ii/ \:;;-=i::„ '''''It :..,.,'''. /1'. / ,r7":17-/- ,.., r ( \\ 9„.2> „ \ ,_, ----.,,,,..,,,,±__ : _ r— SW I — �J 1 ti_ j' ` II 11 5Ai "Y. s'':♦`0.Ga j �i 9i.2 f 1::::176 Wa ;water II ii ��� ®(q s G M O /) Tredtment S 3 • ;� q _, e�'� Plat /I/// jSouthwest I la/(,-i_/-[,-,160„,,,-.Ai,,,■_.,0. ' 1 /".' /// . ..____.--_ii, — \I / Interceptor �` EXISTING TRUNK SEWERS — / _/ / I j —`� — --_— PROPOSED TRUNK SEWERS //_�--- — i — � \ .r` GG-- WATER SHED BOUNDARIES 1 — / ' MAJOR DISTRICT BOUNDARIES ----- SUBDISTRICT BOUNDARIES SW-5 DISTRICT DESIGNATIONS TRUNKCITY of C�ASKA ® POINT DESIGNATIONS .RUNK SEER SYSTEM FIGURE No 6 800'400' D I4 8. 1/2 ms 3,811. 600'200' 800' 1600' 2400' 3200' 4000' 2800' —€orfu— 1 II BONESTROO, ROSENE, ANDERLIK & ASSOC. 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' ,,--••':l'. 1, ...Lc \--- .,.'.t6'.1()2r,.'---,-,—...,/2r4•;.1,/.1„,. ,_:' .'f -,i p t_Ae l%l.;.-.,.-.,.,...: ,,t-'a.-.,4 z-7 0'.7•i s,H.,,',%:,i P7 4' '''''"."--""”•i' 13 EXISTING STORM SEWER i , e , et00 &- PROPOSED STORM SEWER R _ _ _ I PONDI HG AREA -''- -.t ),,f/ir ' 'X-///i■ ,-..-•.;_7;7.dt\ I`.‘, \' ,, „ --.. /) scrzwc444'-6,a OPEN CHANNEL , ,, I /000.0 POND HIGH WATER LEVEL .., -• ■I (\,--.... A I'.;-11;,-;7 .......... ...........” MAJOR DRAINAGE DIVIDE ----- MINOR DRAINAGE DIVIDE • ---''.4:-0..,, :0 . . pi..71'...',.., EC-27 AREA DESIGNATION CITY o CI-IASI/CA, BOW 400' 0 I/4 mite 1/2 r•de 4.4..2e 1 mu STORM DF?AlINIAGE AREA i--,-,4---,—jzrs------sE--,--wsrm2E--, 6001 200 8001 1603' 2400' 3200' 4000 8800' I FIGURE No.13 €vor3 ------- GI BONESTROO, ROSENE, ANDERLIK a ASSOC. ... DEC.1979 CONSULTING ENGINEERS St.Pavl• Menn4sota aro.,e■11.8. I _ ff_ E i ir ir N ir iritiryir ILL ! MIL OMMILI WM. 504, ',..,...... I,:C- L4KE 337 338 z•-• EC-P83k.:-- 1 •2- ,,,, z,1GRAC . _ 2 6 ) .CH-P3 ‘;_--i.-;-•...T.s •, ,.. 338 15 340 _j 4.7 •:e 1 EC-P840 2 1.4 -4 ., 505- ,...2 64,/LL2PO4 NO 1 ,„ CH-P6 33- 20' 3/02,-,' •". 86506 3/2 ...-...,... /,,. N7 392 .-"... / ,2. - EC-P73 30 ' - ' ) \ \33.-2 12- 379 ' 15.9 ,1 2t .... P...7/ 3( 3830 i •ci •........” f2/. ' 343o ,, 383oy EC-P 76 CH-P7 50 393 10' 4.1 21) 381 , 393 z..,_31....2 EC-P74 cli)E C-P 75 EC-P 7, i) r 9 3 {313 12.7 t , 34 7 / ,z. 0 2// 384 t- 1 c'..1-- •, 1/ 383 ,S 394 508 2•" ....,2- ,,,.I2' 348 34417 389 12 _7-n3..•.- 1.-/ 24" 2r 389 - ._2!:,...71 ,,,,---, 31.st 1!345 367 „ 509 2' J85 395 V9 ,.,.. /3"S IT E 24 •/ JO- 3 \ ,.;.-.' 350 ,396 7." ••• 39, 4 2- ■ :1 J69 386 390 39/ 1‘ .,,'. 33- 36• 80- 396 OCH-P9 3.7 ' 5/0 ,?.//352 24- 370 4 387 ...... 12- .J/T,•- J.V ." 424(356 353 2- 378 I 1 ks5' 366 ,'2" `4318 la 359':•.!°' _...-.--_,-.:-_'-;:, .2.-___-_,. 42--'.-L:.!;.,.. •,. 325 359 •i b....Z.•------,.. ,„,:.," --..` ' 2.1• - i 3223 \,\,...,'-),4., \'`',.... 24- ,18 -32 CH P 0 ..., ,6-.1364 z4„V\1.g...•400 , 5/1 . .. 326 5/5 32/ 375 399 N.k (.....1. a. 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Associates,Inc- �, ` ''i�`e�l�,n`&� wS��y� '7,\-...4A• e.� Englneenng I �- `SW. \ `4?•,.•.•.C\ 1, • [�.,ae� �.._•u. e�ev 1 Land Surveying V ' MM.U•e� Landscape A.CAileclute I• t ^• ( •r -• .'t' I 1►y '•,:x• -•�(� - , $ 101 .At SOILS EXHIBIT EXCELLENT r' 1 ABOVE AVERAGE I I BELOW AVERAGE EE] ---.. . . -','-...... k \-7:::c.!-i.D F,1<•••:1 ,=-- ' `c;,-- n•-•>_-_(- j 7 /,,,,,,, •H a D A---,.- _/' 1-----1.-:<•.,,,;„ ,/ .11 \\- --z-,-\"•--si ,/,/// ,_,) _s \•,, --,./ in.----, '--,, , s. _ .;.(,,,EF:11(..;:.'.---'i.,,..,,.::.:i/I ,.4 7,:,..,,,,li:,,\\\\\'tH La-E:3 2..:.\IH:Fi- ::::: ",■i u•,,- ... ---.■ , ,_---„,_ \Ge ) Ha 02 I A i ) i --- / ..., /t\ •-,7,C7 , -a..7.: ,_ —....7--., ■ /"- ____\'‘, , -- ---, . 1. , ,i ' • , , .---------• ' HaC2.„...----------______7_,_"--------- s, ) ---------.-:/ ' (..' - ,—. ----, .-..= ,----- -'' , i "-.' -- --...._— —.. ,----------,. . L a FE 3 2. , ` :c D”' } ....;:\'‘", ,„ H 2 D? '-' ' 'N' ‘ ,1_''" .V 1 1 r----\,z. I it'a:--z --, . . '\ '-'•.,..•— _ ■ — ---j-/// ./ , HlaC • . c..._ _-Y1- ? 17) 4 7.- , -----. 1 t•-• -3N ‘ .-...X.1-;-....,- \ ' \,,,.--■ H•-,,-= --,- ..---.-:.-- • ' ---.::: , I...........1.::.,--,:*,-*.: ::.".i-:.... .,-, ,--ii-:f 8 r- ,,_.---•',- / • ' .._,--- . ',-;..-.,_:-.,,,,,I' ';:',.."S"-.5,':;:....•`. ----;A::: .....'s!,.,,...1...: ...\:. , ' (,:''' 1 '‘\ F._ • , HaC7 4;_H a C H,-,2LCL2) .\/ , -- ...------...., -::1":!:::,--.•:--.4 7.- •-•.-.......'......••••••••.- , ,....:-..,-- -...... _:, : --,---,4,- .,,...`,..•-•-,-...-:-.7..:—......... ‘,.......--.:.i...,,,. ....:H........ ......:.... ......t va) c i.i a B 1 ,c. .. . ,- - - i - - • .-.:•-•-• .-,, \,..:.:::-.1..-•-•::':-•'.'::-..::t\`'s•'' - ' . , . • , ,-,,' • Ha .,-.' •-.I.:.!:;,.::::;;-..... - -- ''' ••,";.---- . '"k:,..z.':-,.!$.,. 7- „I ...:,.:..*:,,,,.-:.•:.:„:, ':,•",, _\... ,. (-----\11,Es 5 ::.,,,,, T--,,,,,c,,,..:- . •-,,_ i - - - -.-----4---- ' :':.?''''5. i__,---<-_,:-/,2 C-- '•-- .:E s C 2 , ,.,:l,z, -- -"-t_T e i .• r:-. .> ... .. ' - I I - :.. ■ ,N ,,.. '--- --7;----Th / • '"<" c. --.. - - 7 .,,------,- ---- • ,sc2 , :./ " ( rt. . . .._ / , ..i..\ Al -,,,.... „. . . -- . --- -' _ . Ron Krueger A mons mow Associates,Inc. 0.00mms meelemetee Land eyIng Landscape Architecture PlannIng - GUIDE TO MAPPING UNITS LFor a full description of a mapping unit, read both the description of the mapping unit and the description of the soil series to which the mapping unit belongs: /ace table 1, page 6, for approximate acreage and proportionate extent of the soils. See table 2, page 45, for predicted yields per acre of the principal crops. I For facts about the engineering properties of the soils, turn to the section beginning on page 52, and for facts about recreational uses of the soils, see the section beginning on page 7127 Building—, De- Capability Woodland site scribed unit group group Map on - symbol Mapping unit page Symbol Page Number Page lumber Page 4-Al Alluvial land 9 Ibw-2 36 8 51 11 74 I Au Alluvial land, frequently flooded 9 VIw-1 43 9 51 11 74 Bc Biscay loam 9 11w-1 35 8 51 9 74 lid Biscay loam, sandy subsoil variant 10 II•+-1 35 8 51 9 74 Mill Burnsville-Hayden complex, 2 to 6 percent slopes 11 IIIe-5 38 4 50 4 72 BhC Burnsville-Hayden complex, 6 to 12 percent slopes 11 IVe-3 41 4 50 5 73 BuD Burnsville-Hayden sandy loans, 12 to 18 percent I slopes 11 VIe-2 42 5 50 6 73 BuE Burnsville-Hayden sandy looms, 18 to 25 percent slopes 11 VIIe-2 43 5 50 7 73 Ca Canisteo silty clay loam 12 IIw-1 35 8 51 9 74 Cd Canisteo silty clay loam, depressional 12 IIIw-1 39 9 51 10 74 Ch Chaska silty clay loam 12 IIw-1 35 8 51 11 74 Cm Comfrey silty clay loam 13 IIw-1 35 8 51 11 74 Co Comfrey silty clay loam, frequently flooded 13 VIw-1 43 9 51 11 74 I Cs Cordova silty clay loam 14 IIw-1 35 8 51' 9 74 Ca Cordova and Webster silty clay looms 14 IIw-1 35 8 51 9 74 DrA Dakota and Basset sandy looms, 0 to 2 percent slopes 15 IIIs-1 39 4 50 1 53 DrB Dakota and Rasset sandy looms, 2 to 6 percent slopes 15 IIIC-4 38 4 50 1 53 EsA Estherville sandy loam, 0 to 2 percent slopes 16 III0-2 40 4 50 1 53 I -♦•EsB Estherville sandy loam, 2 to 6 percent slopes 16 IIIC-5 38 4 50 1 53 EsB2 Estherville sandy loam, 2 to 6 percent slopes, eroded 16 IIIe-5 33 4 50 1 53 EsC Estherville sandy loam, 6 to 12 percent slopes 16 IVe-3 41 4 50 2 72 4-EsC2 Estherville sandy loam, 6 to 12 percent slopes, eroded 16 IVe-3 41 4 50 2 72 Ess Estherville sandy loam, 12 to 18 percent slopes 16 VIc-2 42 5 50 3 72 Cot Estherville sandy loam, 18 to 25 percent slopes 16 VIIe-2 43 5 50 3 72 FaA Fairhaven silt loam, sand substratum, 0 to 2 percent slopes 18 Its-1 36 1 48 1 53 .� FaB Fairhaven silt loam, sand substratum, 2 to 6 percent slopes 18 IIe-4 35 1 48 1 53 IIIII FaC2 Fairhaven silt loam, sand substratum, 6 to 12 percent slopes, eroded 18 IIIe-3 37 2 50 2 72 FhA Fairhaven silt loam, deep variant, 0 to 3 percent slopes 17 I-1 34 1 48 1 53 +Ge Glencoe silty clay loam 19 IIIw-1 39 9 51 10 74 -t-HaB Hayden loam, 2 to 6 percent slopes 20 IIe-3 34 1 48 4- 72 -n 11aD2 Hayden loam, 2 to 6 percent slopes, eroded 20 11e-3 34 1 48 4 72 -r IIaC Hayden loam, 6 to 12 percent slopes ' 20 IIIe-2 36 2 - 50 5 73 -a IlaC2 Hayden loam, 6 to 12 percent slopes, eroded 20 IIIe-2 36 2 50 5 73 1!aD Hayden loam, 12 to 18 percent slopes 20 IVe-1 40 2 50 6- 73 4 HaD2 Hayden loam, 12 to 18 percent slopes, eroded 21 IVe-1 40 2 50 6 73 4 IIaE2 Hayden loam, 18 to 25 percent slopes, eroded 21 VIe-1 42 3 50 7 73 Ilill -F-IIaF Hayden loam, 25 to 40 percent slopes 21 VIIe-1 43 3 50 7 73 IIcC3 Hayden clay loom, 6 to 12 percent slopes, severely eroded 20 IVe-1 40 2 50 5 73 I-11c113 1lmyden clay loam, 12 to 18 percent slopes, severely eroded 20 VIe-1 42 2 50 6 73 s 1- HcE3 Hayden clay loam, 18 to 25 percent slopes, severely - -- ----- -- I± eroded IIII(- 20 VIIe-1 43 3 50 7 73 HdA Hubbard loamy sand, 0 to 2 percent slopes 21 IVs-1 41 6 51 1 53 1!dB Hubbard loamy sand, 2 to 6 percent slopes 22 IVs-1 41 6 51 1 53 HdC Hubbard loamy sand, 6 to 12 percent slopes 22 VIs-1 43 6 51 2 72 I!dD Hubbard loamy sand, 12 to 18 percent slopes 22 VIIs-L 44 7 51 3 72 HdF Hubbard loamy sand, 18 to 35 percent slopes 22 VIIs-1 44 7 51 3 72 HuA Hubbard sandy loam, 0 to 2 percent slopes 22 IIIs-1 39 4 50 1 53 HuB2 Hubbard sandy loam, 2 to 6 percent slopes, eroded 22 IIIe-4 38 4 50 1 53 HuC2 Hubbard sandy loam, 6 to 12 percent slopes, eroded 22 IVe-2 41 4 50 2 72 iluD Hubbard sandy loam, 12 to 18 percent slope- 22 VIe-2 42 5 50 3 72 KaA Kasota loam, 0 to 2 percent slopes 23 Its-1 36 1 48 1 53 Kap? Kasota loam, 2 to 6 percent slopes, eroded 23 IIe-4 35 1 48 1 53 KsA Kasota sandy loam, 0 to 2 percent slopes 23 IIIs-1 39 4 50 1 53 Ks02 Kasota sandy loam, 2 to 6 percent slopes, eroded 23 IIIe-4 38 4 50 1 53 -I-Lan Lester loam, 2 to 6 percent slopes 24 IIe-2 34 1 48 4 72 LaD2 Lester loam, 2 to 6 percent slopes, eroded 24 IIe-2 34 1 48 4 72 LoC Lester loam, 6 to 12 percent slopes 24 IIIe-1 36 2 50 5 73 LaC2 Lester loam, 6 to 12 percent slopes, eroded 24 IIIe-1 36 2 50 5 73 LaD2 Lester loam, 12 to 18 percent slopes, eroded 24 IVe-1 40 2 50 6 73 Len Lester-Estherville complex, 2 to 6 percent slopes 25 IIe-4 35 1 43 4 72 LeC2 Lester-Estherville complex, 6 to 12 percent slopes, III i eroded 25 IIIe-3 37 2 50 5 73 LsA LeSucur clay loam, 0 to 2 percent slopes 26 I-1 34 1 48 8 73 Lon Lelseur clay loam, 2 to 6 percent slopes 26 IIe-1 34 1 48 8 73 t Ma Marsh 26 VIIIa-1 h4 9 51 10 74 MI Mayer loam 27 IIw-1 35 8 51 9 74 Os Oshawa silty clay loam 2 7 VIw-1 143 9 51 11 74 Ill - it Peat and muck, calcareous 27 Illw-2 39 9 51 10 74 ni Peat and muck, deep 27 11N-2 39 9 51 10 74 + On Peat and muck, moderately shallow, over loam 27 111w-2 39 9 51 10 71 , Ps Pent and muck, moderately shallow, over nand I Ball Basset loamy sand, 0 to 6 percent slope- `8 .120- !11 9 51 10 71 R P 28 IIa-1 43 6 51 1 53 III i RnC Rnssct lon,gy sand, G to 12 perc eat slopes 28 VIs-1 43 6 51 2 "'Ral) Hnsset loamy sand, 12 to 18 percent slopes 28 VIIs-1 h4 7 51 3 72 SaF Salida loamy sand, 18 to 40 percent slopes 29 VIIs-1 44 7 51 3 72 Sc dandy colluvlal land 29 IVs-1 41 6 51 8 'T3 Sk Sandy lake beaches 29 VIIs-1 44 6 51 10 74 S1C2 Storden-Lester looms, 6 to 12 percent slopes, eroded 30 IIIe-1 36 2 50 5 73 1112 Storden-Lester loans, 12 to 18 percent slopes, III eroded 30 IVe-1 40 2 50 6 73 , Ta Talcot silty clay loam 30 IIIw-1 39 9 51 10 74 t Ten Terril loam, 0 to 6 percent slopes 31 IIe-1 34 1 48 8 73 TeC Terril loam, 7 to 11 percent slopes 31 IIIe-1 36 2 50 8 73 To Terril loam, occasionally flooded 31 Ilw-2 36 1 48 11 74 WaA Wadena loam, 0 to percent slopes — 32 Ile- 36 1 48 1 13 III WaR 6 Wadena loom, 2 to 6 percent slopes 32 IIe-4 di 35 1 48 1 q3 HOC2 Wadena loam, 6 to 12 percent slopes, eroded 32 IIIe-3 37 2 50 _2 72 1 1 III rat ' i ® i n s a s m s---m! - - - -1.,"- `'TRANSPORTATION - : t `' EXIST. 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V,:=-,,--_ i 1! 1 I \'‘...,, `-.1. ;:l: , A. --irartr ...... ....-......,"" 'S'i' li 1 : !. Auk '-,`-'"--1 '- /,1 , ,1 ii..4%:"Pi i 1 ILI ! 1: I:, il \% '. . • •,. X ,. , ,..__. 4 i/,/,../.'1/11)." 3 c:. . .. ......... I • . . . . . , . I i i . 1 0 i N ! S,1 1■11 il -..- PRELIMINARY GRADING.4 seviErz PLAN N k SLUFF FbINTE 1 r ,as:;.s:). ■,'--- '--:- :- rFz--.,= lit flan tzrueuer 0 --- ------------- -__— ,---- :A associates, Inc. , - - ----- -- -- - I 1,-y• RANCH PROPT-RT1ES 1' '. ^'"'". r............--...,........,..,-_-..z.==-. tr.owarw.,,,,I ''''.....A v 1, P.C. DATE: MARCH 23, 1988 Cel CITY OF C.C. DATE: I Chaska CASE NO: 88-14 AGENDA NDA ITEM NO: 9 IPREPARED BY: K. CROUCH I STAFF REPORT I APPLICANT: RANCH PROPERTIES /ti..: Z I , iG 1 ,....0 PROPOSAL: BLUFF POINTE r /i- �•2 rr 4 + 0 Ia LOCATION: EAST OF COUNTY ROAD 17, NORTH OF MINNESOTA RIVER BLUFF LINE Q SOUTH- OF-CITY LIMITS, WEST OF CITY LIMITS I I 1 PRESENT ZONING: OPEN _ IPROPOSED ZONING: PND ACREAGE: APPROXIMATELY 300 1 Q DENSITY: 2.76 Q ADJACENT ZONING Io AND LAND USE: WEST, OPEN AND RESIDENTIAL, SOUTH, OPEN, NORTH AND EAST, RURAL W RESIDENTIAL (CHANHASSEN) IF- IMUNICIPAL SERVICES: AVAILABLE PHYSICAL CHARAC.: WOODED, HILLY 1 1990 LAND USE PLAN: RESIDENTIAL I Background 1 This is a major development proposal involving about 300 acres within the east side of the City. The property consists of all the land east of CR17 generally north of the Minnesota River bluff line to the north City limits. The applicant owns another 42 acres of low land below the bluff, but that is not a part of this application. An overall Concept Plan has been prepared for the property showing primarily single family development but also including multi-family housing south of future TH212 and neighborhood commercial development north of the proposed highway. The Plan also features a neighborhood park and community and neighborhood trails systems. The first phase is proposed in the southwest corner adjacent to CR17. A Preliminary Plat has been prepared for this area con- sisting of 54 single family lots and a six acre church site. The Methodist Church currently owns a site at the northeast corner of Von Hertzen Meadow, where Jonathan Boulevard intersects with Bavaria Road. Church officials do not desire to build on that site and have worked with the Bluff Pointe developer to delineate the proposed church site. Site Characteristics A very complete set of graphic documents analyzing the site and ' presenting plan proposals and support facilities has been pre- pared and submitted. A narrative description complements the submittal package. In summary, the east side of the site contains exceptional natural features in the form of the heavily wooded Minnesota River bluff and tributary wooded ravine system along the east border of the City. The large lot Hess Farm development overlooks this ravine on the Chanhassen side. ' In addition to the bluff/ravine system, a sizable grove of trees exists along CR17 south of Pioneer Trail , and a large wooded wetland is located just east of the church site. This is one of four wetlands on the site that are designated as future storm water retention areas in the City' s Storm Water Management Plan. An NSP highline pierces the site from north to south. It is scheduled to be rebuilt with new support structures. This suggests an opportunity for relocating the line or some of the structures if they are obstacles to development. A 310 foot wide corridor for future TH212 bisects the north part of the site. Pioneer Trail would be relocated as part of that project. Bluff Pointe does not own the land along the river bluff east of ' Ottinger ' s Addition. This is owned by Wenz and Trumble. Planning for Bluff Pointe has attempted to coordinate with the probable development pattern on these adjacent properties. Metro Highway System/River Crossing Issue ' For many years the Metropolitan Highway System Plan has shown a north/south highway through the east part of this site, from a connection with future TH212 southerly across the Minnesota River to intersect TH169. This corridor is on the Carver County ' Transportation Plan and was on the City' s Comprehensive Plan adopted in 1982. ' The impact of this facility on Chaska is not unlike relocated TH212. It would benefit the City by diverting traffic from TH41, particularly in the downtown area, but its environmental ' effects would be quite severe. It would eliminate most of the large wooded ravine and bluff area within the east part of the site. TH212 also has positive traffic implications but negative environmental effects. Metro Council is currently considering the removal of this segment from its designated metropolitan highway system. Priority ' for construction of the facility is very low and funding is essentially non-existent. The issue will be discussed by the Chaska City Council at a future meeting relative to the ' City ' s position on retaining its metro designation. The Carver County Engineer feels that a future north-south facility through this area is desirable from a traffic circulation ' standpoint. If a new highway is not built, existing CR17 would have to be substantially upgraded to accommodate future traffic volumes. CR17 Access Spacing City policy establishes a mile spacing interval between street intersections with CR17. Private driveway connections are no longer allowed. The Concept Plan implements the spacing standard quite well. Three access points on CR17 serve the Bluff Pointe area south of Pioneer Trail. A fourth street access will be located within the Wenz property. 1 Additional right-of-way and easements will be dedicated for CR17 ' to accommodate future upgrading of the highway. - - - -- Multi-Family Area - - -- - --- -- - - -- -- - -- ' A high wooded ridge separates the main single family area from future TH212. Multi-family housing is designated between the ridge and the future highway. A loop sub-collector road is proposed to serve the multiple area. It provides access from CR17 and Pioneer Trail. If and when TH212 is constructed, the north connection would need to be removed to connect with a future frontage road in Chanhassen. The current Concept Plan shows 712 multiple units which is excessive and unacceptable. A hierarchy of allowable densities needs to be prepared for each type of multiple housing including townhouses, manor homes, and walk-up apartments according to number of stories , number of bedrooms , and provision of lower level parking. 1 Neighborhood Commercial This intersection of two major streets (Pioneer and CR17 ) 1 appears to be an appropriate location for a small neighborhood convenience center, depending upon market conditions. Its location between single family housing and future TH212 provides a good land use transition. A general list of permitted uses needs to be prepared for adop- tion as part of the rezoning process. North Single Family Area The somewhat isolated area in the northeast quadrant of Pioneer Trail and CR17 is proposed for 52 single family lots. The layout is shown in relation to a relocated Pioneer Trail. Access is shown off CR17 but a second access should be provided off Pioneer Trail. The overall density would be 2. 4 lots per acre which compares favorably to recent developments in Chaska, but may need to be adjusted slightly to meet the City 's new minimum standards which are proposed at 2. 3 lots per acre. - I Middle Single Family Area Most of the proposed single family housing is within the middle ' area, north of the church/wetland and south of the multiple area. 225 lots are proposed on 127 acres for a gross density of 1. 8 lots per acre. This low density is somewhat misleading because the beautiful bluff/ravine lots are very large and contain unbuildable land. I I Southwest Single Family Area ' This is the area proposed for first phase development. The Plan shows 54 lots on 19. 5 acres for a density of 2. 76 lots per acre, which is relatively high. This will be discussed in more detail ' under the Preliminary Plat analysis. Park/Trails ' The Chaska Park Commission has reviewed an early Concept Plan for Bluff Pointe and requested the following: 1. A 3-5 acre neighborhood park near the center of the development. 2. A Community Trail loop along the base of the river bluff and up the ravine to form connections with existing trailheads west of CR17 by Brandondale and at Deerwood Circle and CR17. ' 3. A Community Trail along the east side of CR17. ' 4. A neighborhood walkway system which provides access to the neighborhood park and to the peripheral community trail system. ' The Concept Plan carries out these objectives fairly well. One issue that received considerable discussion was the location of the park. The Concept Plan shows a four acre neighborhood park near the southeast corner of the site overlooking the river valley. ' While it is somewhat off-center, it has the added advantage of the bluff location. The concensus of the Park Commission favored this site provided the highline through the park could be relocated. A support structure is currently located in the ' middle of the park. Park land dedication requirements for the entire Bluff Pointe development will be about 25 acres when highway and wetlands are factored out. The four acre park dedication will mean that most ____ of the requirement will be in the form of cash payment. - ' Preservation of Amenities - It is the City ' s objective that development of this property I should be done in a manner that preserves the site ' s natural amenities. The wooded wetland by the church should be retained, and if reshaping of the pond for holding additional runoff is ' needed, it should be made into a wet pond--if -possible. -- - - • •- Development within the grove of trees by CR17 should be done in such a manner that tree loss is minimized, which suggests large ' lots. I The environmental q ualities of this site are very strong. It is If essential that an environmentally sensitive design be developed to assure that high quality housing is attracted and maintained through the years. Preliminary Plat ' Key features of the proposed 54 lot first phase are: Lot Area: , - minimum: 9, 375 sq. ft. - maximum: 21,170 sq. ft. - average: 12,100 sq. ft. Lot Width: - minimum: 80 ft. - maximum: 140 ft. - average: 85 ft. - predominant: 80 ft. Minimum Depth: 110 ft. Density: 2. 76 lots per acre ' Streets: 23% of total area The density of this area is high compared to most developments in Upper Chaska. The predominantly 80 foot lots will encourage garages in front of homes as opposed to being attached at the side. The configuration of the site formed by the church and adjacent ' wetland makes it difficult to lay out an efficient and orderly street/lot system. Streets comprise a relatively high share of the land at 23 percent. The middle area is very efficient at about 16 percent. �he grading plan shows that almost all of the woodland around the wetland within the residential area would be eliminated. In addition, part of the wetland would be filled for housing sites. /•.In my opinion, this area needs another design cut to reduce the ' density, increase lot widths and preserve the wooded wetland amenity to a greater extent. The adjacent Wenz and Trumble properties contain beautiful potential homesites overlooking the river valley. The proposed first phase area should relate more closely to the probable lot size and housing quality in this adjacent area. II, I Conclusion ICity staff/consultants have met several times with the developer and his representatives. Several revisions have been made to 1 respond to City development standards and staff suggestions. The developer has been responsive and cooperative, but I feel some additional "massaging" of the plan is needed, particularly in the phase one area. IIIn addition, the issue of the metro highway corridor through the east part of the site needs to be resolved before that part of Ithe area can be rezoned for development. Detailed conditions of zoning and plat approval have not been prepared because of the above unresolved issues. I suggest the I Commission listen to the applicant' s presentation of the development concept, hear concerns of any affected residents and defer a decision to the April meeting when additional information Iand design revisions can be available. I II I I I I I t- 1 I I II • ►: CARVER COUNTY COURTHOUSE ' ;t;l' a' 600 EAST 4TH STREET PUBLIC WORKS DEPARTMENT .+ ' +�='_r/ CHASKA,MINNESOTA 55318 (612) 448.3435 4 .47. Q` NNESO COUNTY OF CAQVE March 16 , 1988 1 Ms. Shirley Bruers City of Chaska 205 East 4th Street Chaska, MN 55318 RE: BLUFF POINTE Proposed Development Dear Ms . Bruers : We have reviewed the proposed plat for the Bluff Pointe Develop- ment and submit the following comments: The major area of concern is the existing County Road 17 cor- ridor. The City has identified this route as a minor arterial roadway . We have previously discussed the need to preserve a 150 foot corridor for a roadway with this functional classification. This roadway section can be broken down into three lengths ; ( 1 ) the tangent length from the proposed church property to the south, ( 2 ) the curve located north of the church property and ( 3 ) the length north of the curve which continues to the proposed T . H . 212 right of way . The three segments will be addressed separately. Segment No . 1 - The tangent length to the south. ' This segment lies south of the proposed church lot . The segment is basically straight . The area of concern is the existing homes located west of the roadway. Some of the houses are located ap- proximately 75 to 80 feet from the existing road centerline . It would be necessary to locate the proposed right of way lines 40 feet west and 110 feet east of the existing centerline . This would provide for a minimum 35 foot yard set back from the west right of way line to the existing homes on the west . Also, the existing vertical alignment does not meet requirements for a 50 mph road design. The vertical curve would have to be lowered approximately 5 to 6 feet at the peak of the curve. This may necessitate resloping of the existing parcels on the west side of the road . 1 Affirmotiue Action,Equal Opportunity Employer ' 1 • Segment No . 2 - The curve area. ' The present curve has a radius of 573 feet . If the supereleva- tion cross-slope were at the allowed maximum of 6% , the curve ' would meet the requirements for a design speed of less than 45 mph . With the existence of private accesses located on the curve , the 6% superelevation is undesirable . During periods of less than ideal driving conditions , entering the roadway on the ' 6% superelevation could be dangerous . Carver County would propose that the horizontal curve have a ' radius of 2 , 865 feet . A radius of this length would achieve the following : a. The curve would meet a 50 mph design speed if a 3 . 5% superelevation is constructed on the curve . b. The curve would meet a 50 mph design but would actually provide a "smooth riding curve" at 40 to 45 mph. ' c . The 3 . 5% superelevation would make access from the ex- isting entrances onto the roadway safer . d. The roadway centerline would move to the east . As dis- cussed in Segment No . 1 , it will be necessary to lower the existing vertical curve approximately 5-6 feet . The extra distance eastward would be needed to provide ' a reasonable extension of the existing accesses on the west side of the roadway. Segment No . 3 - North of the curve . The existing information concerning the future of the segment shows a possible movement of the roadway westward. Using the ex- isting road centerline may be appropriate in this segment . As we have previously discussed, it is very important to maintain ' adequate roadway corridors during the development stages . If this corridor is lost , alternatives may be cost prohibitive . If you ha. e questions concerning these comments , feel free to contact me at your convenience . ' Thank-you for the opportunity to submit our comments . Si . - - .// '* g�r M.( Gustafs.n County Engineer/ ' RMG/c j r ' cc : Tracy Swanson, District 4 Commissioner 2 /''f0 r0.: I- c . c 6..,e./...A... ,,......_ 1 ,,,e.Reo,,,, :r: �,: CARVER COUNTY COURTHOUSE I �■ �� 600 EAST 4TH STREET Office of ` l CHASKA,MINNESOTA 55318 COUNTY COMMISSIONERS 4 ,Q' Phone 448-3435,Ext. 213 IA,N E S0 I COUNTY Of CAQV LK February 23, 1988 I Natalio Diaz I Director of Transportation Planning Metropolitan Council of the Twin Cities Area II 300 Metro Square Building St. Paul , Minnesota 55101 Re: Metropolitan Council 's Transportation Development Guide - II Metropolitan Highway System Plan (2010) Dear Mr. Diaz: I The Carver County Board of Commissioners did consider on February 23, 1988, the recommendation contained in the December 30, 1987, "draft" of the II Metropolitan Council 's Transportation Development Guide to remove from the Metropolitan Highway System the proposed bridge connecting State Highway 169 to State Highway 212. Carver County is currently opposed to the recommended II deletion from the Metropolitan Highway System of this major river crossing. It is the opinion of Carver County that consideration of this recommended deletion should only occur after the Environmental Impact Study for the new II T.H. 212 corridor through Carver County has been approved and after an update of the "1978 Major River Crossings" report has been completed by the Transpor- tation Advisory Board of the Metropolitan Council . The conclusions of these II two undertakings appear critical to any decision regarding the proposed river crossing. To date, Carver County is not aware of any MnDOT or Metropolitan Council evidence warranting the removal of this highway segment from the II Metropolitan Highway System. You' consideration of and response to Carver County's position on this issue wo d be • •• eciated. II i4 pectf � � / 11' arver Co n y Board of Commissioners Earl Gnarl/ Chairman EG/cr II cc: Marcy Waritz, Metropolitan Council Member II Bill Crawford, MnDOT District 5 Engineer I I 1 Affirmative Action/Equal Opportunity Employer I ' ' - Figure 2 2000 THOROUGHFARE PLAN - —__.a. PRINCIPAL & INTERMEDIATE ARTERIAL I(r- MINOR ARTERIAL - MAJOR COLLECTOR I - MINOR COLLECTOR j •° l STUDY AND/OR RESERVE R-O-W ____________" ALL OTHER ROADS ARE LOCAL ROADS I . . ° :'• ' ' ; • Carver County ' a .., °_ Minnesota Ii-� •'cc woo .--� R m wt rO ro_rr V;` HIGHWAY MAP• O' i i �+•- I�� Stst• Trunk Highway 7 C . E - ,�� Yil ' 0 I Township Roads o'Y as-_o 1 1 ; r, ....i. 1.-----i- --t_^-_!-_ti-_,- - ---1- i..« 1 ® .,...,.. ....Ara -- --, i.." 1 .0 • $. , 0 IA._.........! - ' -- nr I .CMUIYASSFM n• '111',-llll \1r_ \ C_A M N .� . W A. •Al A ,1 :i••' -�✓ I� AS,-.70 _ ' Q t• I : H a .EY1O 'E!. _ r I �Ilibri9i : '.. C: lif A s TT-, -- -ti illi .... . 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