2 Chan Short CourseCITYOF
CHAN I N
7700 P,Jark~,t Boui¢/ard
PO Box 147
3~an~ssen MN 55317
PI(ac %2 2271100
Fax 952227 1110
Building Inspections
Pr ~ u' 952 227 1180
Fax 952 227 1190
£ngineering
Pr~sne: 952 227 1160
Fax 9522271170
Finance
Phone: 952 227 lS40
Fax 952 2271110
Park & Recreation
Phone 952 22? !120
Fax 952 227 !110
Recreaion Center
2310 Codter Boulevard
Phone~ 952 2271400
Fax 952 227.1404
Planning &
Natural Resources
P ~'x~e: 952227 1130
Fax 952 2271110
Public Works
1591 Park Road
Pho!e: 9522271300
Fax: 9522271310
Senior Center
Phone: 952227 1125
Fax 9522271110
Web Site
,W~',', C :t~a/nassel Flq US
MEMORANDUM
To: Todd Gerhardt, City Manager
From: Sharmeen Al-Jaff, Senior Planner
Date: September 12, 2003
Re: Update on Short Course
On September 8, 2003, the City Council reviewed and tabled action on this
application. Questions were raised regarding the commercial well and its impact
on surrounding property. Staff did some research and the following is our
findings:
Source: Letter from Dale E. Homuth, DNR Regional Hydrologist and DNR WEB
SITE
http://www.dnr, state.mn.us/waters/watermgmt section/appropri ation s/interferenc
e.html
The golf course must obtain a permit to drill such wells through the Minnesota
Department of Health. The golf course will also have to apply for a water
appropriation permit from the DNR since they intend to pump more than
1,000,000 gallons per year. Typically, the DNR needs to see a copy of the well
log and the test pumping results before they make decisions on DNR
appropriation permits.
Anyone who thinks his or her water supply is being affected by the golf course
commercial well appropriation can file a well interference complaint with the
DNR.
WELL INTERFERENCE RESOLUTION PROCESS
Introduction
When a high capacity well is pumping, a portion of the aquifer around it is
dewatered in a pattern known as a cone of depression. Wells located within the
cone of depression may experience lower water levels and have problems getting
water if water levels are lower than well pump. This condition is referred to as
"well interference." Most well interference problems tend to be localized and
short in duration, but being without water is a major inconvenience and can cause
damage to well pumps. Some problems can be resolved by lowering the pump in
The City of Chanhassen ,, A growing cornmunl¥ with clean lakes, quality schools a charmir~g downlown, thriving businesses wlr~ding trails and beaub,u,, parks A, groat place 1o iive work and
Todd Gerhardt
September 12, 2003
Page 2
the well or installing a new well pump, but in some situations it may be necessary to construct a
new water supply well.
Minnesota Statutes 103G.261 establish domestic water use as the highest priority of the state's
water when supplies are limited. Procedures for resolving well interferences are defined by
Minnesota Rules 6115.0730. Domestic well owners and municipal water suppliers that have
problems obtaining water and believe the situation is due to the operation of a high capacity well
that pumps in excess 10,000 gallons per day or one million gallons per year can submit a well
interference complaint to the Department for investigation. However, before the Department will
investigate a well interference complaint the well owner must have the well inspected by a
licensed well driller to determine if the water supply problems are related to the condition of the
domestic well.
Process
1. Contact your Area Hydrologist (40 kb) to request a Water Well Information and
Complaint Questionnaire, or download the questionnaire (200 kb) from this page.
2. Submit the completed Water Well Information and Complaint Questionnaire to the
appropriate DNR Regional Office for your county. A licensed well driller is required to
complete parts B, C & D of the questionnaire.
3. The Regional Hydrologist will evaluate your complaint and determine whether an
investigation is necessary.
4. Some investigations require that an aquifer pumping test be performed. The high capacity
well would be pumped and water levels in the domestic well(s) involved in the complaint
and possibly other wells in the area are measured to determine the extent of any well
interference.
5. Aquifer test data and/or other information will be analyzed and a determination will be
made regarding the existence and extent of the interference.
6. If the Department determines a well interference condition exists, the permitee will be
required to perform one or more of the following actions within 30 days of notification:
Request a modification or restriction of the permit in order to provide the affected
well owner with an adequate domestic water supply.
b. Negotiate a reasonable agreement with the affected domestic well owner(s).
c. Request a public hearing.
HYDROGEOLOGIC STUDY
Engineering staff contacted Jon D. Peterson, with Bolton and Menk, Inc. The following are his
comments regarding the hydrogeologic study:
Based on my conversation with Teresa on Wednesday, we have developed an estimate for
providing a hydrogeologic study for a proposed development. The intent of this study would be
to determine the potential impact a new well, constructed in the Jordan aquifer, may have on
existing residential wells in the vicinity. This study could be accomplished in one of two ways-
Todd Gerhardt
September 12, 2003
Page 3
1. A "paper" study could be conducted. This study would involve obtaining existing well
records and geologic information in the study area, developing a conceptual hydrogeologic
model, and performing an interference analysis. The estimated cost for such a study is $3,000,
and the time frame is 2-4 weeks, depending on availability of existing well data.
2. The "paper" study outlined above could be expanded to include collection of field data for
verification of model assumptions. This field data would include monitoring of existing well
water levels and pumping rates, and test well pumping data (from the test well for the proposed
water supply well). Depending on the size of the final proposed well, the test well could be
constructed such that it could then be converted to the final supply well, pending the results of
the hydrogeologic study. The estimated cost for such a study is $13,000 (not including test well
construction), and the time frame is estimated to be 4-8 weeks.
FISCAL IMPLICATIONS OF GOLF COURSE DEVELOPMENT
Mr. Rusty Fifield with Hoisington Koegler Group Inc. was directed to perform Fiscal
Implications of Golf Course Development. In a memo addressed to Kate Aanenson, Mr. Fifield
wrote:
This memo discusses the financial implications of development options for the Chanhassen Short
Course project. This analysis assumes that the site could be developed with the following
options:
1. Four housing units without municipal sanitary sewer and water.
2. Fifty-four housing units with municipal services.
3. Golf course with a club house.
The analysis compares the estimated revenues generated from development alternatives in three
areas: property taxes, permit fees and utility charges. In addition to the assumptions contained in
the table, the analysis relies on the following factors:
· City property tax rate: 30%.
· Sanitary sewer lateral connection charge: $4,513.
· Water lateral connection charge: $4,513.
· Sanitary sewer trunk hookup charge: $1,440.
· Water trunk hookup charge: $1,876.
The housing values reflect the form of development anticipated on this site. The values for the
golf course are based on a review of other comparable facilities. It must be noted that the values
Todd Gerhardt
September 12, 2003
Page 4
for the housing option with municipal services reflects future development. Services are
expected to reach this area within ten years. At that future date, the average value per unit and
the city's fee structure should be higher. This inflation will make total revenues greater than
shown in the table.
RECOMMENDATION
CONDITIONAL USE PERMIT
"The City Council approves Conditional Use Permit 2003-4 for the construction of a golf course
with a club house as shown in plans dated August 25, 2003, with the following conditions:
1. Hours of operation shall be seasonal and limited to sunrise to sunset.
2. No outdoor speaker system shall be permitted (individual pager systems are permissible).
o
No commercial kitchen shall be permitted in the club house. There shall be no cooking
equipment permitted on the premises with the exception of a microwave oven,
pizza/toaster oven, etc. The intent of this condition is to put the golf course operator on
notice. The proposed septic system design does not allow for any cooking grease to be
disposed through the system which will cause the system to fail.
4. Approval of the Conditional Use Permit is contingent upon approval of Site Plan Review
2003 -7.
Soil tests must be performed at least once a year. Results of all soil testing must be
submitted to the City of Chanhassen. In addition, annual reports detailing all applications
of fertilizer (including nutrient content for nitrogen, phosphorus and potassium;
application rate in pounds per acre; date of application; and total quantity of fertilizer
applied) must be submitted to the City of Chanhassen. No fertilizer containing
phosphorus may be applied unless the soil test results demonstrate a deficiency in
phosphorus.
No grading, disturbance or dumping shall be permitted in areas designated as bluff or in
bluff impact zones. Runoff from cart paths, fairways, greens or tee boxes on Hole 3 shall
not be directed into bluff impact zones or bluff areas.
7. On-site grading may not increase the rate or volume of runoff downstream from the site
or onto adjacent properties.
8. The applicant shall enter into a conditional use permit with the city.
9. No exterior lighting shall be permitted with the exception of safety light."
SITE PLAN REVIEW
Todd Gerhardt
September 12, 2003
Page 5
"The City Council approves Site Plan Review 2003-7 for the construction of a Club House and a
Maintenance Building for a golf course as shown in plans dated August 25, 2003, with the
following conditions:
1. Approval of the Site Plan Review application is contingent upon approval of Conditional
Use Permit 2003-4.
2. All trees to be preserved must be protected by tree protection fencing. Fencing must be
installed prior to grading.
3. No vegetation may be removed within the bluff impact zone.
4. The applicant shall provide a pedestrian/bikeway connection to the City's trail system at
the intersection of Great Plains Boulevard and Pioneer Trail.
o
Fire Department Conditions:
a. Please contact the Building Official and Fire Marshal to discuss the sprinklering
requirements for the clubhouse and storage/maintenance building.
b. If a Fire Hydrant is available, a 10-foot clear space must be maintained around
fire hydrants, i.e., street lamps, trees, shrubs, bushes, Qwest, Excel Energy, cable
TV and transformer boxes. This is to ensure that fire hydrants can be quickly
located and safely operated by firefighters. Pursuant to Chanhassen City
Ordinance #9-1.
c. "No Parking Fire Lane" signs and yellow curbing will be required. Please contact
Chanhassen Fire Marshal for exact location of signs and curbs to be painted
yellow.
d. The builder must comply with Chanhassen Fire Department/Fire Prevention
Division regarding maximum allowable size of domestic water on a combination
water/sprinkler supply line. This is only if a sprinkler is required. Pursuant to
Chanhassen Fire Department/Fire Prevention Division Policy #36-1994.
e. The builder must comply with the Chanhassen Fire Department/Fire Prevention
Division regarding premise identification. Pursuant to Chanhassen Fire
Department/Fire Prevention division Policy #29-1992.
f. A post indicator valve will be required on any building that will have a sprinkler
system.
g. Submit radius tums and dimensions to City Engineer and Chanhassen Fire
Marshal for review and approval.
Building Official Conditions:
a. Submit a detailed floor plan of the clubhouse so the occupancy classification and
fire suppression requirements can be determined.
b. The building plans must be prepared and signed by design professionals licensed
in the State of Minnesota.
c. An accessible route must be provided to all facilities on the site.
Todd Gerhardt
September 12, 2003
Page 6
d. Submit a design of the on-site sewage treatment system for review and approval.
Two sites must be provided and these sites must be protected from damage prior
to beginning any construction activity on the site. The system must comply with
the requirements of Minnesota Rules 7080.0600.
e. Detailed occupancy related requirements cannot be reviewed until complete plans
are submitted.
f. The owner and or their representative shall meet with the Inspections Division as
soon as possible to discuss plan review, permit procedures and fire suppression
options.
Engineering Department Conditions:
a. Staff recommends that Type I silt fence be used along the northwesterly and
southerly property lines. The applicant should be aware that any off-site grading
will require an easement from the appropriate property owner. All disturbed areas
are required to be restored with seed and mulch within two weeks of grading
completion.
b. Add the following City of Chanhassen Latest Detail Plates Numbers: 5201, 5203,
5207, 5300, and 3001
c. The applicant is responsible to obtain and comply with all regulators agency
permits.
d. On the grading plan add a bench mark.
8. The applicant must submit detailed architectural plans for the club house and maintenance
building that meet the design ordinance requirement.
9. The applicant shall enter into a Site Plan Agreement and provide financial guarantees to
insure compliance with the project.
10. Only one (1) monument sign may be permitted on the site. The total sign area shall not
exceed twenty-four (24) square feet of sign display area, nor be more than five (5) feet in
height.
11. The applicant is responsible to obtain and comply with MnDOT and Carver County
permits for the new access.
12. Per MnDOT's review memo, dated September 2, 2003, the need for a net along TH 101
will be evaluated upon completion of the golf course. If it is determined that a net is
needed, then the applicant will be required to install it.
13. A hydrogeologic study shall be completed on the golf course site to show that there will
be no impact to the surrounding wells. The applicant shall comply with all DNR
Water Appropriation Permit requirements. (The DNR examines a copy of the well
log and the test pumping results before they make decisions on DNR appropriation
permits.)
14. Comply with all conditions of the Carver County review letter dated 8/29/03.
Todd Gerhardt
September 12, 2003
Page 7
15. Comply with all conditions of the Mn/DOT review letter dated 8/26/03."
ATTACHMENTS
1. 103G.261 Water allocation priorities.
2. 6115.0730 WELL INTERFERENCE PROBLEMS INVOLVING APPROPRIATION.
3. Memo From Mr. Rusty Fifield dated September 12, 2003.
Todd Gerhardt
September 12, 2003
Page 8
Minnesota Statutes 2002, Table of Chapters
103G.261 Water allocation priorities.
(a) The commissioner shall adopt rules for allocation of waters based on the following
priorities for the consumptive appropriation and use of water:
(1) first priority, domestic water supply, excluding industrial and commercial uses of
municipal water supply, and use for power production that meets the contingency planning
provisions of section 103G.285, subdivision 6;
(2) second priority, a use of water that involves consumption of less than 10,000 gallons of
water per day;
(3) third priority, agricultural irrigation, and processing of agricultural products involving
consumption in excess of 10,000 gallons per day;
(4) fourth priority, power production in excess of the use provided for in the contingency plan
developed under section 103G.285, subdivision 6;
(5) fifth priority, uses, other than agricultural irrigation, processing of agricultural products,
and power production, involving consumption in excess of 10,000 gallons
per day; and
(6) sixth priority, nonessential uses.
(b) For the purposes of this section, "consumption" means water withdrawn from a supply that
is lost for immediate further use in the area.
(c) Appropriation and use of surface water from streams during periods of flood flows and
high water levels must be encouraged subject to consideration of the purposes for use, quantities
to be used, and the number of persons appropriating water.
(d) Appropriation and use of surface water from lakes of less than 500 acres in surface area
must be discouraged.
(e) The treatment and reuse of water for nonconsumptive uses shall be encouraged.
(f) Diversions of water from the state for use in other states or regions of the United States or
Canada must be discouraged.
Todd Gerhardt
September 12, 2003
Page 9
Minnesota Rules, Table of Chapters
611S.0730 WELL INTERFERENCE PROBLEMS INVOLVING APPROPRIATION.
Subpart 1. For new applications. If the commissioner determines that an adequate supply of
water is available and that the proposed project is reasonable and practical as determined based
on parts 6115.0670 and 6115.0680 to 6115.0720, but that there is a probable interference with
public water supply well(s) and private domestic well(s) which may result in reducing the water
levels beyond the reach of those wells, the following procedures shall apply:
A. The applicant shall be responsible for obtaining and providing to the commissioner,
available information including depth, diameter, nonpumping and pumping levels, quality, and
well construction details for all domestic and public water supply wells located within the area of
influence of the proposed appropriation well.
B. The commissioner may require aquifer tests or other field tests to be conducted.
C. The commissioner shall determine the probable interference with the domestic and public
water supply wells based on theoretic computations using available information regarding the
aquifer characteristics obtained from aquifer tests and/or from hydrologic studies, and the
probable effects of lowering the water levels in the domestic and public water supply wells due
to the proposed appropriation in the area. For public supply wells only the probable interference
with that portion which is used for domestic water supply is considered.
D. The commissioner shall provide the prospective appropriator with an evaluation of the
nature and degree of effect of the appropriation on the water levels of the domestic well(s) and
public water supply well(s).
E. The commissioner shall not issue the permit until the applicant agrees to exercise any of
the following options within 30 days after written notification by the commissioner:
(1) accept a modification or restriction of the permit application to provide for an adequate
domestic water supply; or
(2) submit a written agreement signed by the applicant and all parties identified under item
C as having probable interference. Such agreement shall outline the measures that will be taken
to ensure maintenance of water supplies to such identified parties to the extent that would have
existed absent the proposed appropriation. In cases where no agreement can be reached, the
commissioner shall implement the settlement procedure identified in item D.
Subp. 2. For existing permits. If complaints are made to the commissioner by private
domestic well owner(s) or public water supply authority regarding the effects of a water
appropriation on the domestic water supplies, the following procedures shall be followed:
Todd Gerhardt
September 12, 2003
Page 10
A. The commissioner shall provide complaint forms to the parties making the complaint,
thereafter referred to as "complainant."
B. Upon receipt of the completed complaint forms the commissioner shall notify the
permittee, the applicable watershed district, and the soil and water conservation district and any
other governmental agency or person who may be affected or has expressed interest in the
complaint.
C. The commissioner shall investigate and assess the complaint by:
(I) Analyzing and evaluating the submitted complaint forms, hydrologic facts and
characteristics of the water supply systems involved.
(2) Requesting additional facts from the complainant(s) and the permittee when necessary.
In order to assure that available data on domestic well(s) are provided, the complainant shall
cooperate with the permittee in providing such facts as may be available and allowing the
commissioner access to obtain necessary available facts. If the complainant does not cooperate
in providing available facts or allowing the commissioner access to the domestic well(s), the
commissioner shall dismiss the complaint.
(3) Conducting, if necessary, a field investigation.
(4) Additional hydrologic tests and evaluation shall be required if hydrologic information is
unavailable or inadequate to make a determination of necessary facts in the matter. For irrigation
appropriations, the timing and conduct of such tests shall be in accordance with the provision of
Minnesota Statutes, section 103G.271, subdivision 3, relating to modifying or restricting
appropriation for irrigation.
(5) In evaluating the probable influence of the water appropriation on the domestic well(s)
and public water supply well(s) the commissioner shall consider whether the domestic well(s)
provides a dependable water supply while meeting the appropriate health requirements for the
existing use of the affected well. For public water supply wells only the probable interference
with that portion which is used for domestic water supply is considered.
D. Where adverse effects on the domestic well(s) are substantiated, the commissioner shall
notify the permittee of the facts and findings of that complaint evaluation. In the event that the
commissioner determines that the domestic water supply is endangered the commissioner shall,
pursuant to part 6115.0750, subpart 7, unless a temporary solution is worked out, restrict or
cancel the appropriation until such time as a decision has been made by either negotiation,
settlement, or hearing.
E. The permittee shall within 30 days after written notification by the commissioner take
appropriate action by exercising any of the following options:
Todd Gerhardt
September 12, 2003
Page 11
(1) Requesting the commissioner to modify or restrict the permit in order to provide for an
adequate domestic water supply.
(2) Negotiating a reasonable agreement with the affected well owner(s). If no agreement is
reached, the settlement procedure outlined in subpart 4 shall apply; or
(3) Requesting a public hearing.
Subp. 3. New domestic wells installed after appropriation permits have been issued. In
the event that new domestic wells, exempt from permit requirements, are installed in area of
adequate ground water supplies where permits have been issued for appropriation the following
shall apply:
A. It shall be the responsibility of the prospective new domestic well owner to ensure that
the new domestic well will be constructed at adequate depth so that it will provide an adequate
domestic water supply which will not be limited by the permitted appropriation.
B. Holders of valid permits for appropriation of water in areas where adequate water
supplies are available shall not be responsible for well interference problems, involving new
domestic wells exempt from permit, when such exempt domestic wells are installed subsequent
to authorized appropriation.
Subp. 4. Settlement. If the applicant or permittee and the complainant(s) have been unable to
negotiate a reasonable agreement pursuant to subparts 1, item E and 2, item E, the following
procedure shall be implemented:
A. The applicant or permittee shall submit to the complainant a notarized written offer
including a statement that the complainant must respond in writing to the commissioner within
ten days from the receipt of the offer either accepting the offer or explaining why it is rejected.
The offer must be submitted to the complainant with a copy to the commissioner within 40 days
after the receipt of the written notification provided in subparts 1, item E and 2, item E, based on
the following:
(1) If an existing domestic well provides an adequate domestic water supply which meets
state health standards, and such well no longer serves as an adequate supply because of the
proposed or permitted appropriation in the vicinity the applicant or permittee shall be responsible
for all costs necessary to provide an adequate supply with the same quality and quantity as prior
to the applicant's or permittee's interference.
(2) If an existing well provides an adequate domestic water supply but does not meet state
health standards and such well would no longer serve as an adequate supply because of the
proposed or permitted appropriation in the vicinity, the applicant or permittee shall be
Todd Gerhardt
September 12, 2003
Page 12
responsible for that portion of costs of providing an adequate water supply, but shall not be
responsible for those costs necessary to bring the domestic well(s) to state health standards.
B. The complainant shall, within ten days from the receipt of the notarized written offer,
respond to the commissioner in writing either accepting the offer or making argument on why
the offer is not reasonable. If no response is received from the complainant, within the time
limit, the commissioner shall dismiss the complaint.
C. If the offer is not accepted, the commissioner shall make a decision based on the written
offer and arguments and available facts, within ten days as follows:
(1) that the applicant or permittee has submitted a reasonable offer, the commissioner shall
issue or continue the permit involved;
(2) that the applicant or permittee has not submitted a reasonable offer, the commissioner,
after notice and opportunity for hearing, shall deny, modify, or terminate the permit involved;
(3) that there is a need for a public hearing in which case it is ordered.
STAT AUTH: MS s 103G.315; 105.415
Current as of 11/13/02
MEMORANDUM
Hoisington Koegler Group Inc.
To:
From:
Subject:
Date:
Kate Aanenson
Rusty Fifield
Fiscal Implications of Golf Course Development
September 12, 2003
This memo discusses the financial implications of development options for the Chanhassen Short Course
project. This analysis assumes that the site could be developed with the following options:
1. Four housing units without municipal sanitary sewer and water.
2. Fifty-four housing units with municipal services.
3. Golf course with a club house.
The analysis compares the estimated revenues generated from development alternatives in three areas:
property taxes, permit fees and utility charges. In addition to the assumptions contained in the table, the
analysis relies on the following factors:
· City property tax rate: 30%.
· Sanitary sewer lateral connection charge: $4,513.
· Water lateral connection charge: $4,513.
· Sanitary sewer trunk hookup charge: $1,440.
· Water tmnk hookup charge: $1,876.
The housing values reflect the form of development anticipated on this site. The values for the golf
course are based on a review of other comparable facilities. It must be noted that the values for the
housing option with municipal services reflects future development. Services are expected to reach this
area within ten years. At that future date, the average value per unit and the city's fee structure should be
higher. This inflation will make total revenues greater than shown in the table.
123 North Third Street, Suite 100, Minneapolis, MN 55401-1659
Ph (612) 338-0800 Fx (612) 338-6838 www.hkgi.com
Direct (612) 252-7133 Email rusty@hkgi.com
Fiscal Implications of Golf Course Development
September 12, 2003
Page 2
Fle~idential - No Munidl~l Servims
Sanitary S~ver
Total Tax Building lateral Trunk
~ EMV/Unit Total BvlV Oapadty Oty Taxes Permits (3}nnection Hookup
4 350,000 1,400,000 14,000 4,200 16,000 0 0
Lateral Trunk
Q}nnedion I-bokup
0 0
Residential - With Munidpal Servioes
Sanitary Sewer
Total Tax Building Lateral Trunk
Homes BVlV/Unit Total BvlV Oapadty Oty Taxes Permits Cbnnedion Hookup
54 350,000 18,900,000 189,000 56,700 216,0(X) 243,702 77,760
Lateral Trunk
Cl~nnedion Fbokup
243,702 101,304
G~lf O:~urse (Si'~ort O~ur~e)
Total Tax Building Lateral Trunk
Club House EMV/SF Total BvlV Clapadty City Taxes Permits O~nedion Hookup
10,000 40 400,000
Land EMV/A:re
44 10,000 440,000
Lateral Trunk
(1)nnedion I-bokup
840,000 16,050 4,815 4,000 0 0 0 0