Letter from Ryan Engineering 3-30-06
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LAND DEVELOPMENT SERVICES
March 30, 2006
CITY OF CHANHASSEN
RECEIVED
434 Lake Street
Excelsior, MN 55331
Mr. Robert Generous
City of Chanhassen - Planning Division
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Phone: 952-227-1100
MAR 3 0 2006
Tel 952-380-5000
Fax 952-380-5010
www.ryanengineering.com
CHAM'/ASSEN PLANNING DEPT
Re: Galpin Crossing Twinhomes, Chanhassen, MN
Planning Case No. 06-13
Dear Mr. Generous,
On behalf of Epic Development, we have received your letter dated March 21, 2006 regarding
the 3/17/2006 submittal of documents for approval ofthe Galpin Crossing Twinhome project.
We are submitting 16 full size drawings and 1 reduced size (llx17) that reflect revisions that
were required to be made. Below, we have summarized explanations, revisions and attachments
that are being submitted to fully address your letter.
1.) Topographybeyond 100' ofBoundarv: We have revised the grading plan to include
topography 100' beyond the north boundary. We have also included the building footprints
of the existing twinhomes that exist west of western boundary.
2.) Westerly Perimeter Setback: Based on the Concept PUD Approval on 12/12/05, the site was
laid out according to the Design Development Standards that stated the west perimeter
building setback is to be 30 feet. Furthermore, this 30 foot setback seems appropriate due to
the fact that the adjacent twinhomes are of similar land use. There also an existing
stormwater treatment pond that is approximately 65 feet wide that lies between the existing
twinhomes and westerly boundary line. The distance between the existing and proposed
twinhomes would be about 140 feet at the narrowest point. There are also spruce and pine
trees proposed to be planted along the western boundary to provide screening as part of
project reforestation. With the proposed spacing between existing and proposed buildings
and proposed screening along the western boundary, the 30 foot setback should be more than
adequate.
3.) Landscape Plan: We have revised the plans to include a plant schedule listing quantity and
size and species of trees to be planted as re-forestation. We have also revised the plans by
adding sheet 6 that includes a listing of buffer yard requirement with plant schedule and
planting locations shown on the plan. From our telephone conversation with you on 3/24/06,
we have used the "buffer yard B" requirements that would provide screening along W.78th
Street.
4.) Pond Calculations: We have made minor adjustments to the hydraulic computations per the
direction of engineering staff. We also revised the configuration of the pond. We have
attached a revised preliminary stormwater management summary along with drainage
calculations for staff review.
5.) Soils Data: We would greatly appreciate the opportunity to review any soils data the city
may have on this site. We were not aware that the city was in possession of any soils data
that may be useful to this site.
6.) Digital Data: We have attached electronic documentation in Tiff Format as requested.
7.) Variance Justification: The variance requested is for the private drive to serve the proposed
twinhomes. There are several points of justification that can be made for the variance
request.
a. The private drive will provide one point of access onto West 78th street to serve
all of the proposed units versus individual access points for each of the proposed
units.
b. The site is uniquely and significantly constrained to the north by the existence of
the Bluff Creek Primary Corridor and the existing wetland. The proposed design
allows extremely low housing density while maintaining no impact to the existing
wetland and the creek corridor as well as no impact to newly established buffers
around the wetland.
c. Allows consistent land use with the adjacent twinhomes to the west.
d. The proposed private drive is consistent with the approved PUD concept approval
development design standards such that it contains a cul-de-sac that meets city
standards (91 foot radius) so that a fire truck may turn around.
With submission of this information we request that city move forward with the review and
approval process of this application. If you have any questions or need of further information,
please contact us as soon as possible.
Respectfully Submitted,
RYAN ENGINEERING, INC.
tt1~ A. 5'~IL-
Mark A. Scholle, P .E.
Engineering Manager
Enclosures
Cc: Mr. Rich Ragatz - Epic Development