Issues
1. Issues
a. The proposed Development exceeds the capacity of a local road on the
proposed Highover-Drive / Gunflint Trail through-street.
Finding: Per the City of Chanhassen' s Transportation portion of the Comprehensive
Plan, a residential street can be expected to safely handle 1000 trips/day. An
engineering guideline for the amount of traffic generated from a residential lot
is approx. 10 trips/day. This means that most residential streets can handle
traffic from 100 lots. Cunently, there are 51 lots from Highover that must use
Highover Dr. and there are 9 lots that access Gunflint Trail. It can be
logically assumed that not all of the 58 proposed lots from Y obeny will exit
the site to the north. With this assumption, there is no way that the number of
lots using either Highover Dr. or Gunflint Trail will approach the 100 lot
maXImum.
As for street width, in the City of Chanhassen the street width is defined or
measured from the back of the concrete curb on one side of the street to the
back of the concrete curb on the other side of the street. A review of the City
as-built plans for both exist. Hunter Dr. and Gunflint Trail show that the
streets are 31-feet wide from back-to-back of curb. This meets the cunent
City code requirement for local street widths.
b. The direct connection of the Highover and Longacres neighborhoods as
proposed conflicts with the City Code requirement of discouraging
through-traffic on a local street. (18-57) a & j
(a) Streets shall be dedicated on the plat to the public. The location
and design of streets shall consider existing and planned streets,
reasonable traffic circulation, topographic conditions, runoff of
stormwater, public convenience and safety and the proposed land
uses of property to be served.
U) The alignment shall discourage through traffic.
Finding: The issue here is the idea of through or, more precisely, cut-through traffic on
a local street. My interpretation of what the code is trying to discourage is the
use of local streets as an easy or enticing cut-through route to avoid certain
traffic control devices (ie. signals, stop signs, etc.). I don't believe the code
means to discourage the connection of local streets to serve local, residential
traffic. That is what the Hunter Dr.lGunflint Trail connection will be doing
through the Y obeny development. In my professional engineering opinion, I
doubt that traffic on Lake Lucy Road to the nOlth will turn down a winding
residential street with a stop sign and a tee-intersection (which Hunter Dr. will
have) to go south to TH 5 instead of simply taking either TH 41 or Galpin
Blvd. Either of these latter roads is a much more direct route and has a faster
speed limit than the local street, Hunter Dr.
Staff studied the access issue to the subject property (Y oben-y Farms)
concun-ently with Longacres and Highover Subdivisions as required by
section 18-57 (a). Streets were planned in a fashion to accommodate future
planned streets (the extension of Highover Drive and Gunflint Trail). Also, to
meet the requirement specified in section 18-57 U), the streets were aligned to
provide traffic calming measures. No straight street alignments.
In reviewing the Highover staff report dated July 14, 1997, staff found the
following language:
"In reviewing this plat, staff also had to look at access to the property to the
south. While these property owners (the Harveys (cun-ently David Hun-ell) own
the parcel located southwest of the subject site and the Y oungquists own the land
located south of the subject site) are not ready to develop or subdivide at this
time, they have been asked to give consideration as to how their property will be
developed. Staff wanted to ensure that they are not land locked. Highover Drive
will be stubbed to the northern property line of the Harvey's parcel. When they
are ready to develop, the street will extend through the Harvey's property to the
Youngquist site and will eventually hook up with Longacres Drive."
A con-esponding condition was placed in the development contract which read:
''Temporary cul-de-sacs will be required at the ends of Highover Drive and
Highover Trail. Traffic bafficades shall also be installed with a sign indicating
"This street shall be extended in the future". A condition will also be placed in
the development contract to notify future property owners of the street
extension."
24" RC RON wjTRASH GUARD
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EXCA VA 110N LIMITS NOT TO
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28
CCNSTRUCT BIT. CURB/BERM
ACROSS STREET TO 1I0ll)
DRAINAGE ON STREET.
3
2- TYPE In BARRI ADES W/SION
INDICAllNO "THIS TREET WilL
BE EXTENDED IN E FUTURE
CURB & PAVEMENT TO BE EXTEN ED IN THE FUTURE
ELECTRICAl
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FOR
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4
HIGHOVER DRIVE
Highover Drive As-Built Plans Showing a 31 foot Back of Curb to Back of
Curb Cross Section
In reviewing the Longacres PUD staff report dated May 4, 1994, staff found the
following language:
''The major thoroughfare, Longacres Drive, is designated as an east/west
collector street providing future connection from Trunk Highway 41 to Galpin
Boulevard. This segment of roadway is also listed on the City's MSA system.
The applicant has submitted detailed street construction plans to MnDOT's State
Aid office for review and approval. It is necessary to receive at least preliminary
approval on the street alignment from MnDOT prior to having the final plat
approved and recorded at the County. Staff believes that the street alignment
will meet the State's design criteria; however, should the State request a
modification the applicant should be required to comply with their
requirements. "
A corresponding condition was placed in the development contract which read:
"The applicant shall construct a 36-foot wide gutter-to-gutter urban street section
along Street A. The remaining streets may be constructed to City urban
standards (31-foot wide back-to-back)."
In reviewing the Longacres 4th Addition staff report dated May 7, 1997, staff
found the following language:
"With this phase, Gunflint Trail is also being constructed north of Longacres
Drive to provide a future connection to the property to the north. A temporary
turnaround will not be required on Gunflint Trail due to the length of the
street. Barricades with a sign indicating "This Street Shall be Extended in the
Future" will be installed at the end of Gunflint Trail. A condition will also be
placed in the development contract to notify future homeowners of the street
extension."
A con-esponding condition was placed in the development contract which read:
"Gunflint Trail is a temporary dead end street which will be extended in the
future when the adjacent parcel develops."
1-
BEGIN C&G, MATCH EXIST. /
STA. 0+37.91 J
5 C/J()j
<t CURVE 51
INTERSECTlONS TO
CONSTRUCTED þs PItR
STD. DETAIL 5204 I 'U
R-20' 1 ;;:
Gunflint Trail As-Built Plans Showing a 31 foot Back of Curb to Back of
Curb Cross Section
c. In several respects, the proposed development fails to adequately mitigate
negative impact on the sun-ounding properties, as required by the City
Code.
Sharmeen
d. In seeking to crowd as many residential lots as possible into the parcels,
the proposed development requires dramatic alteration of the topography
and vegetation, contrary to Municipal Code Section 18-39(f).
Matt and Sharmeen provide finding
Finding: As previously stated in the staff report, we believe the developer is doing
the best job he can to blend in with the exist. topography especially when
one considers the many site restraints or touchdown elevation points that
the site must meet, ie. two exist. street connections, exist. home sites, and
wetland edges.
The city has establThe findings necessary for city council approval of the preliminary
plat and the final plat shall be as follows:
(1) The proposed subdivision is consistent with the zoning ordinance;
(2) The proposed subdivision is consistent with all applicable city, county and regional
plans including but not limited to the city's comprehensive plan;
(3) The physical characteristics of the site, including but not limited to topography,
soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and
stormwater drainage are suitable for the proposed development;
(4) The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage disposal, streets, erosion control and all other improvements required
by this chapter;
(5) The proposed subdivision will not cause environmental damage;
(6) The proposed subdivision will not conflict with easements of record;
(7) The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate stormwater drainage.
b. Lack of dedicated and improved public streets.
c. Lack of adequate sanitary sewer systems or no ISTS (individual sewer treatment
system).
d. Lack of adequate off-site public improvements or support systems.
(g) The city shall notify the applicant of the city council's action, stating the conditions
of approval or reasons for disapproval.
(h) An applicant may at his own risk, apply to process the preliminary and final plats
simultaneousl y.
2. Solutions
a. Pursue access on Highway 41.
b. Two cul-de-sacs.
c. Road behind Harrison Hill Trail.
d. Construction traffic off of 41.
e. Less grading, tree removal and more open space.