PC Staff Report 2-7-06 PC DATE:
February 7, 2006
5
CC DATE:
February 27, 2006
CITY OF CHANHASSEN
REVIEW DEADLINE:
Waived
CASE #:
05-39
BY:
Al-Jaff
STAFF REPORT
PROPOSAL:Site Plan AmendmentConditional Use Permit Amendment
Request for a and with
Variances
for the construction of a golf course.
LOCATION:
Southeast Corner of the intersection of Great Plains Boulevard and Pioneer
APPLICANT
Trail.
APPLICANT:
John Kosmas Don Halla
KK Design Contact Person: Sandy Halla
6112 Excelsior Boulevard 6601 Mohawk Trail
St. Louis Park, MN 55416 Edina, MN 55439
(952) 922-3226 (952) 941-8422
john@kkdesign.biz
PRESENT ZONING:
A-2, Agricultural Estate District
2020 LAND USE PLAN:
Residential-Large Lot (2.5 Acre Minimum) 1/10 Acre Outside of MUSA
ACREAGE:DENSITY:
45.99 acres N.A.
SUMMARY OF REQUEST:
SITE DATA
A site plan amendment for the expansion of a club house, enlarging a
maintenance shed, and adding a golf ball cleaning building. Also requested is a conditional use
permit amendment to add lights in the parking lot and the surrounding area. There are other
requested amendments to the original conditions relating to items associated with the operation of a
golf course as well as variances. Notice of the public hearing has been sent to property owners
within 500 feet. Staff is recommending approval of the site plan and conditional use permit
amendments with conditions and denial of the variances.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City’s discretion in approving or denying a site plan is limited to whether or not the proposed
project complies with Zoning Ordinance requirements. If it meets these standards, the City must then
approve the site plan amendment. This is a quasi judicial decision.
The City has limited discretion in approving or denying conditional use permits, based on whether
or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance.
If the City finds that all the applicable conditional use permit standards are met, the permit must be
approved. This is a quasi-judicial decision.
The City’s discretion in approving or denying a variance is limited to whether or not the proposed
project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level
of discretion with a variance because the applicant is seeking a deviation from established standards.
This is a quasi-judicial decision.
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Location Map
Halla Greens
(aka Chanhassen Short Course)
Site Plan Amendment
Planning Case No. 05-39
495 Pioneer Trail
City of Chanhassen
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Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 2 of 18
BACKGROUND
On September 15, 2003, the City Council approved Conditional Use Permit 2003-4 CUP for the
construction of a golf course with a club house as shown on 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).
3.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 SPR.
5.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.
6.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.”
The City Council also approved Site Plan Review 2003-7 SPR for the construction of a Club House
and a Maintenance Building for a golf course as shown in plans dated August 25, 2003, with
conditions.
The City approved a 40’ x 60’ pre-manufactured structure club house with an outdoor patio to be
built on the subject site. The main exterior material is cedar siding which is permitted by
ordinance. The proposed building is manufactured by Lester Buildings. A porch is proposed at
the front portion of the building and a patio is proposed south of the building.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 3 of 18
The above building is an example of the cedar siding building proposed by the applicant.
As an accessory use to this establishment, the applicant requested a 30’ x 60’ maintenance
building. The main exterior material is proposed to be cedar siding to match the club house.
The conditions of approval for Site Plan Review 2003-7 SPR for the construction of a Club House
and a Maintenance Building for a golf course as shown in plans dated August 25, 2003, were as
follows:
1. Approval of the Site Plan Review application is contingent upon approval of Conditional Use
Permit 2003-4 CUP.
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.
5. 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.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 4 of 18
g.Submit radius turns and dimensions to City Engineer and Chanhassen Fire Marshal for
review and approval.
6.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.
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.
7.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 a MnDOT and Carver County permit
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.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 5 of 18
13. A hydrogeologic study shall be completed on the golf course site to show that there will be
no impact to the surrounding wells.
14. Comply with all conditions of the Carver County review letter dated 8/29/03.
15. Comply with all conditions of the Mn/DOT review letter dated 8/26/03.”
LOCATION OF PROPOSED GOLF COURSE
Construction on the golf course began approximately two years ago. The applicant has reevaluated
the design of the club house along with some other accessory buildings. The main function of the
golf course will not change but some of the design elements will. This report will address these
changes.
PROPOSAL/SUMMARY
The applicant is requesting a site plan and a conditional use permit amendment and a variance
for the following:
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 6 of 18
WAS PROPOSED
Club House 40’ x 60’ 40’x 66’
Outdoor seating 10’ x 60’ covered porch 13’4” x 40’ screened veranda on each
areas without screening and a 1,413 end of the building and a 1,000 sq ft
sq ft patio patio
Maintenance 30’ x 60’ 68’ x 120’ with a 24’ future addition
building
Ball washing None Proposed 32’ x 24’ Ball washing building
bldg.
Shelter building None Proposed 16’ x 40’ teaching shelter building. The
use was originally approved without a
shelter building and as an auxiliary use to
the golf course.
Lighting Lights attached to the building Parking lot lights
Temporary Non Proposed Request for a temporary 12’ octagon
structure building to serve as customer and
employee building.
Building Material Wood was used as an exterior Ribbed metal is proposed as the exterior
(variance material for the utility building material for the maintenance building
required) and ball washing building (ribbed metal
is not permitted as an exterior finish on a
building)
The property is zoned A-2. The site has an area of 45.99 acres and currently gains access off of
Pioneer Trail.
The club house is proposed to be expanded and architecturally enhanced. The main material on
the exterior of the building is proposed to be vinyl siding with a simulated cedar texture design.
Parking has been constructed along the north portion of the building. The parking lot will be
screened from views by a combination of berms and landscaping. The applicant is proposing to
add parking lot lights for safety reasons. A number of neighbors have either e-mailed or
telephoned staff and expressed their opposition to parking lot lights. The city code allows lights
as long as they do not exceed half a foot candle at the property line. Such lights must also be
shielded. The applicant is proposing a combination of 25-foot and 15-foot high poles with a
shielded fixture.
The original plan showed the trash enclosure located west of the Maintenance Building. The
enclosure was proposed to be built of cedar siding, which was the same material as that used on
the building. The exterior material is proposed to be changed to ribbed metal. The zoning
ordinance prohibits metal to be used as a main material on a building. Staff compared this
request against the variance criteria and concluded that we must recommend denial of the use of
metal as an exterior material.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 7 of 18
The original plan was approved with an identification sign. The ordinance allows monument
signs not to exceed 24 square feet in area and 5 feet in height. Detailed sign plans shall be
submitted for staff’s review and approval.
The original plan was approved to serve basket food in the club house. This amendment will not
change the type of food served in the club house.
The applicant is requesting operation hours be extended from 6:00 a.m. to 11:00 p.m. The
original approval limited operations from sunrise to sunset. The City Code limits the operation
of a golf course as well as the maintenance to sunrise to sunset. Staff is recommending the hours
of operation not change.
A liquor license is required to serve beer on the premises. The applicant must submit a request
to the City. A public hearing will be scheduled before the City Council when the application for
the liquor license is received.
Staff regards some of the requests as reasonable and is recommending approval of them, while
others do not meet the intent of the ordinance; therefore, staff is recommending denial of them.
The requested amendments that staff is recommending approval of include the site plan
amendment for the expanded clubhouse, screened patio, outdoor patio, the maintenance building
and golf ball washing building with conditions. Staff is recommending denial of the variance to
allow metal as an exterior material on the maintenance, lean-to, and golf ball washing building.
Staff is also recommending denial of the conditional use permit amendment to allow the change
in hours of operation beyond sunrise to sunset.
CONDITIONAL USE PERMIT
Since this golf course was approved, the City adopted standards specific to golf courses and golf
driving ranges. The general issuance standards have not changed. Golf courses and golf driving
ranges are permitted as a conditional use in the Agricultural Estate District. The following
constitutes our findings:
GENERAL ISSUANCE STANDARDS
1. Will not be detrimental to or endanger the public health, safety, comfort, convenience or
general welfare of the neighborhood or city.
Finding: The proposed use will not create any significant or unexpected impacts with the
incorporation of staff’s conditions. The use will provide a convenient location for
residents in the area to practice an outdoor activity.
2. Will be consistent with the objectives of the city's comprehensive plan and this chapter.
Finding: The proposed use is consistent with the City’s Comprehensive Plan.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 8 of 18
3. Will be designed, constructed, operated and maintained so to be compatible in
appearance with the existing or intended character of the general vicinity and will not
change the essential character of that area.
Finding: The site is surrounded by highly traveled roads. The proposed use is permitted
within the district as a conditional use. It will be compatible with the area. The applicant
is proposing a landscape buffer around the site to minimize impacts on the residential
neighborhoods to the south, west and east.
4. Will not be hazardous or disturbing to existing or planned neighboring uses.
Finding: The use will provide a convenience for existing or planned neighboring uses.
5.Will be served adequately by essential public facilities and services, including streets,
police and fire protection, drainage structures, refuse disposal, water and sewer systems
and schools; or will be served adequately by such facilities and services provided by the
persons or agencies responsible for the establishment of the proposed use.
Finding: Public utilities and infrastructure are not available to the site. The site will be
served by a well and an Individual Septic Treatment System (ISTS).
6. Will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
Finding:Staff is not aware of any excessive requirements for public facilities.
7. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare because
of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash.
Finding: This site will not create adverse impacts to persons, property or the general
welfare of the area. The proposed use will comply with city ordinances.
8. Will have vehicular approaches to the property which do not create traffic congestion or
interfere with traffic or surrounding public thoroughfares.
Finding: The site is accessible from Pioneer Trail and lines up with Foxford Road. Both
MnDOT and Carver County Public Works have submitted guidelines and
recommendations to facilitate the access to the property. As a condition of approval of
the original request, the applicant obtained permits from these agencies.
9. Will not result in the destruction, loss or damage of solar access, natural, scenic or
historic features of major significance.
Finding: The site originally contained nursery stock. Many of the trees were moved.
They can be seen along the borders of the property.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 9 of 18
10. Will be aesthetically compatible with the area.
Finding: The proposed use will be compatible with the area.
11. Will not depreciate surrounding property values.
Finding: The use will not depreciate surrounding property values.
12. Will meet standards prescribed for certain uses as provided in this article.
Section 20-258. Golf Course
a.Hours of operation shall be from sunrise to sunset.
Finding: The applicant has requested the hours be extended from 6:00 a.m. to 11:00
p.m. The use is surrounded by residential neighborhoods and the hours of operation
should remain sensitive to the surrounding area.
b.Soil must be tested to determine fertilizing requirements. If necessary, the
applicant/owner/lessee shall use slow release fertilizers applied at low rates or only as
needed, use natural organic fertilizers whenever possible. The use of fertilizers shall
be prohibited within the flood plain. Only Phosphorous free fertilizers shall be used.
Finding: Staff will add this requirement as a condition of approval to the conditional
use permit.
c.The applicant/owner/lessee shall apply pesticides only when needed. Use products
that are most effective, target specific, and present the least hazards to people,
wildlife, and the environment.
Finding: Staff will add this requirement as a condition of approval to the conditional
use permit.
d.The applicant/owner/lessee shall apply for and obtain permits from the appropriate
regulatory agencies, i.e. Minnesota Pollution Control Agency, Minnesota Department of
Health, Minnesota Department of Natural Resources, Army Corps of Engineers and
Minnesota Department of Transportation and comply with their conditions of approval.
Finding: Staff will add this requirement as a condition of approval to the conditional
use permit.
e.Annual reports of fertilizer use shall be provided to the city.
Finding: Staff will add this requirement as a condition of approval to the conditional
use permit.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 10 of 18
f.A clubhouse may be permitted on the site. The clubhouse must be shown on the site
plan and must comply with all building and zoning requirements.
Finding: The applicant has shown a club house on the plans.
g.A retail pro shop is permitted within the clubhouse. Retail operations shall not
occupy more than 20% of one floor. Retail sales are limited to food, beverages, and
golf related items.
Finding: Staff will add this requirement as a condition of approval to the conditional
use permit.
h.All maintenance and other equipment must be kept in a screened storage area.
Finding: The applicant is proposing to have all equipment stored in a maintenance
shed.
i.The golf course must be accessed from a collector or arterial roadway.
Finding: The golf course will be accessed off of Pioneer Trail.
j.The site design shall minimize golf ball hazards.
Finding: The applicant is required to install a net along Highway 101.
k.Hours of maintenance operation shall be limited to sunrise to sunset.
Finding: Staff will add this requirement as a condition of approval to the conditional
use permit.
l.No outside speaker systems shall be allowed without approval from the city council.
Finding: This is a requirement of the existing conditional use permit.
m.A water consumption and use study must be submitted to the city for review.
Finding: A study was submitted with the original application.
Based upon the foregoing findings, staff is recommending that the conditional use permit
amendment to allow change in hours of operation be denied. Staff is recommending approval of
amending the conditional use permit to allow parking light fixtures for safety reasons.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 11 of 18
GENERAL SITE PLAN/ARCHITECTURE
The proposed buildings will be utilized as a club house, maintenance building, and golf ball
washing building. The club house will have a total area of 2,640 square feet (66’ x 40’). The
building is proposed to utilize vinyl siding with a simulated cedar texture design. A screened
porch is proposed along each end of the building and a patio along the south. The site plan for
the club house is attractive and meets the requirements of the design standards. The building has
a residential feel with a pronounced entrance and architectural detail (windows, doors, columns,
etc.) The club house is proposed to house a pro shop, office and a cafeteria. This function was
approved with the original application and nothing is changing with this request.
The maintenance, golf ball washing building, and lean-to are proposed to utilize metal as the
exterior material. The city code specifically prohibits the use of metal as the main exterior
material on a building. The applicant must change the exterior material to a material permitted
by ordinance. The maintenance building is proposed to have an area of 8,160 square feet and the
golf ball washing building is proposed to have an area of 768 square feet. The lean-to is a three
sided building with an area of 640 square feet and is proposed to be utilized as a shelter for the
practice range.
Parking for vehicles is located north of the club house. The majority of the parking lot will be
screened either by landscaping or berming.
The total hard surface coverage permitted by ordinance is 20%. The applicant is proposing a
total hard surface coverage of 2.4%.
ARCHITECTURAL COMPLIANCE
Size Portion Placement
Entries
The building has pronounced entrance that greets visitors and directs them to the front of the
building.
Articulation
The building incorporates adequate detail and has been designed tastefully to fit the setting. The
architectural style is unique to the building but will fit in with the surrounding area. The building
will provide a variation in style through the use of the vinyl siding, dormer windows, porch and
patio. The building is utilizing exterior materials that are permitted by ordinance.
The maintenance buildings are hidden from views but the exterior material on the building must
be changed from ribbed metal to another material permitted by ordinance.
Lighting
Staff is recommending that outdoor lighting be limited to residential type lights attached to the
building and parking lot lights be shielded but limited to 15 feet in height. Staff is also
recommending that the golf course hours of operation be limited to sunrise to sunset.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 12 of 18
Signs
A detailed sign plan is required. The sign shall meet ordinance requirements (area not to exceed
24 square feet and height not to exceed 5 feet).
Material and detail
High quality materials - accent material may occupy up to 15 percent of the buildings
façade.
The club house building will utilize vinyl as the main material. The maintenance
buildings are proposing corrugated metal as the main material which is prohibited by ordinance.
This building will likely still be used as the surrounding area becomes urbanized with municipal
sewer and water.
Color
The colors chosen for this building are earth tones. The selection is unique to the building but
blends in with the surrounding buildings. This is an area agricultural in nature and staff believes
that the overall chosen materials and color will fit in with the surrounding area.
Height and Roof Design
The building is proposed at a height of 27 feet. If the cupola is included, the height is 32 feet.
The ordinance allows a maximum height of 35 feet. The porch along the sides of the building
and the entire redesign of this building meets the design criteria dealing with pitched elements.
Facade transparency
All facades viewed by the public contain more than 50 percent windows and doors. All other
areas will be landscaped.
Site Furnishing
The applicant has provided an outdoor seating area; however, the furniture has not been shown
on the plans. The plans must be modified to show the chairs and tables.
Loading areas/refuse area, etc.
The trash enclosure is not shown on the plans. The original plans showed the enclosure next to
the maintenance building. If there are any changes to this element, is should be shown on the
plans. The exterior material of the trash enclosure must match the proposed building’s exterior
material.
Landscaping
The site is fairly level. The landscaping plan will provide a variety of plant materials that are
massed where possible. The berms and landscaping materials will be continuous along the
perimeter of the site. The plant materials are repetitious in some locations and variable in others.
Proposed plant materials are indigenous to Minnesota. Staff is recommending additional
landscaping to meet minimum ordinance requirements.
Lot Frontage and Parking location
The site is located at the southeast intersection of Pioneer Trail and Great Plains Boulevard. The
parking will be screened by berming and landscaping to meet ordinance requirements.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 13 of 18
SITE PLAN FINDINGS
In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
(1) Consistency with the elements and objectives of the city's development guides, including
the comprehensive plan, official road mapping, and other plans that may be adopted;
(2) Consistency with this division;
(3) Preservation of the site in its natural state to the extent practicable by minimizing tree and
soil removal and designing grade changes to be in keeping with the general appearance of
the neighboring developed or developing areas;
(4) Creation of a harmonious relationship of building and open space with natural site
features and with existing and future buildings having a visual relationship to the
development;
(5) Creation of functional and harmonious design for structures and site features, with special
attention to the following:
a. An internal sense of order for the buildings and use on the site and provision of a
desirable environment for occupants, visitors and general community;
b. The amount and location of open space and landscaping;
c. Materials, textures, colors and details of construction as an expression of the
design concept and the compatibility of the same with adjacent and neighboring
structures and uses; and
d. Vehicular and pedestrian circulation, including walkways, interior drives and
parking in terms of location and number of access points to the public streets,
width of interior drives and access points, general interior circulation, separation
of pedestrian and vehicular traffic and arrangement and amount of parking.
(6) Protection of adjacent and neighboring properties through reasonable provision for
surface water drainage, sound and sight buffers, preservation of views, light and air and
those aspects of design not adequately covered by other regulations which may have
substantial effects on neighboring land uses.
Finding:
The proposed development is consistent with the comprehensive plan. There
are areas that are in violation of the zoning ordinance. These areas will be corrected
through the conditions of approval. The site design is compatible with the surrounding
developments. It is functional and harmonious with the approved development for this
area.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 14 of 18
Staff regards the project as a reasonable use of the land. Based upon the foregoing, staff is
recommending approval of the site plan with conditions outlined in the staff report.
MISCELLANEOUS
Soil tests should be performed at least once a year. Results of all soil testing should 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) should be submitted to the
City of Chanhassen. No fertilizer containing phosphorus should be applied unless the soil test
results demonstrate a deficiency in phosphorus.
Also, on-site grading should not increase the rate or volume of runoff downstream from the site
or onto adjacent properties.
Staff is recommending the request for a temporary 12-foot octagon building to serve as customer
and employee building be approved. The structure will be removed as soon as the club house
has received a certificate of occupancy. Staff is recommending that the temporary building be
permitted for a maximum on 12 months or when the certificate of occupancy for the club house
has been issued, whichever comes first.
SIGNAGE
Section 20-1301of the sign ordinance allows non-residential use in Agricultural Estate Districts
to have only one (1) monument sign 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.
PARKING
The ordinance requires 20 parking spaces plus 1 space for each 500 square feet of floor area in
the principal structure. The total parking spaces required are 25 spaces. The applicant is
proposing 104 parking spaces.
BLUFF
No grading, disturbance or dumping is permitted in areas designated as bluff or in bluff impact
zones. Runoff from cart paths, fairways, greens or tee boxes on Hole 3 should not be directed
into bluff impact zones or bluff areas.
WETLANDS
No wetlands exist on site.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 15 of 18
LANDSCAPING
Minimum requirements for landscaping include 2,860 square feet of landscaped area around the
parking lot, 11 trees for the parking lot, and bufferyard plantings along Pioneer Trail. The
applicant’s proposed landscape as compared to the requirements for landscape area and parking
lot trees is shown in the following table:
Required Proposed
Vehicular use landscape area 2,860 sq. ft. >2,860 sq. ft.
Trees/landscape area 11 canopy trees 0 canopy trees
6 islands/peninsulas 6 islands/peninsulas
Pioneer Trail 11 canopy trees 108 canopy
bufferyard B – 1140’ 23 understory trees 22 understory
(applicant’s ldscp is 50’ in 23 shrubs 61 shrubs
width)
The applicant does not meet minimum requirements for parking lot landscape plantings. Staff
recommends that totals for landscaping be increased in order to meet minimum requirements as
shown in the table. Additionally, according to ordinance, parking lots shall be fully screened
from the street. This will require berming or more understory trees and shrubs to be planted
along the street frontages.
COMPLIANCE TABLE – A2 DISTRICT
Ordinance Short Course
Total Lot Area 10 Acres 45.99 Acres
Lot Frontage 200’ 1215’
Lot Depth 200’ 1170’
Lot Coverage 20 % 2.4 %
Total Parking 25 104
Stalls
Building Height 1 story 1 story
Building Setback N - 50’ S - 10’ N - 110’ S - 500’
E - 50’ W - 10’ E - 260’ W - 270’
VARIANCE
The applicant is requesting several variances including corrugated metal to be used as the exterior
material of the maintenance buildings, and allowing the golf course to be open from 6:00 a.m. to
11:00 p.m. when the ordinance requires hours of operation to be limited to sunrise to sunset.
FINDINGS
The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a
variance unless they find the following facts:
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 16 of 18
a. That the literal enforcement of this chapter would cause an undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a majority of
comparable property within 500 feet of it. The intent of this provision is not to allow a
proliferation of variances, but to recognize that there are pre-existing standards in this
neighborhood. Variances that blend with these pre-existing standards without departing
downward from them meet these criteria.
Finding:
The literal enforcement of this chapter does not cause an undue hardship. The
applicant has reasonable use of the property. The site did receive a conditional use permit to
operate as a golf course. Hours of operation of sunrise to sunset are reasonable. The
exterior material of the maintenance buildings can be changed to meet ordinance
requirements.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Finding:
The conditions upon which this variance is based are applicable to all properties
that lie within the Agricultural Estate District.
c. The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
Finding:
Extending the hours of operation will increase the value of the property.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding:
The applicant can meet the requirements of the ordinance. The fact that a choice
has been made to use exterior materials that are prohibited by ordinance is a self-created
hardship. The use of the building, while now agricultural, will be surrounded by urbanized
land uses as urban services are provided.
e. The granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
Finding:
The granting of a variance to allow extended hours of operations may prove to be
an annoyance to other land in the neighborhood in which the parcel is located.
f. The proposed variation will not impair an adequate supply of light and air to adjacent
property or substantially increase the congestion of the public streets or increase the danger
of fire or endanger the public safety or substantially diminish or impair property values
within the neighborhood.
Finding:
The proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets.
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 17 of 18
RECOMMENDATION
The Planning Commission recommends that the City Council adopt the following motions:
CONDITIONAL USE PERMIT
“The City Council approve an amendment to Conditional Use Permit 2003-4 CUP – Planning
Case 05-39, for the construction of a golf course with a club house as shown in plans dated received
January 6, 2006, with the following amendment to condition #9 of the existing conditional use
permit:
9.No exterior lighting shall be permitted with the exception of safety lights which includes
parking lot lights and drive isle lights . The height of the light pole may not exceed 15 feet.
All light fixtures must meet ordinance requirements.”
SITE PLAN REVIEW
“The City Council approve an amendment to Site Plan Review 2003-7 SPR – Planning Case 05-
39, for the construction of a Club House, a Maintenance Building, a golf ball washing building and
a lean-to for a golf course as shown in plans dated received January 6, 2006, with the following
added conditions:
1.Applicant shall increase landscape plantings to meet minimum requirements for parking lot
trees. A revised landscape plan shall be submitted to the City prior to city council approval.
2.Applicant shall fully screen parking lots from adjacent roadways through the use of berming
or increased landscaping.
3.The applicant must submit detailed architectural plans for the maintenance building, golf ball
washing building, and lean-to that meet the design ordinance requirement.
4.Comply with all conditions of the MnDOT review letter dated November 23, 2005.
5.The temporary 120 square-foot octagon building is permitted for a maximum of 12 months
from the day the City Council approves this application or when the certificate of occupancy
for the club house has been issued, whichever comes first.
6.The applicant is responsible for obtaining and complying with MnDOT and Carver County
permits and approval on any grading that takes place along the north and west side of the
property.
7.All disturbed areas are required to be restored with seed and mulch within two weeks of
grading completion.
8.All plans must be signed by a professional civil engineer registered in the State of
Minnesota.”
Planning Commission
Halla Greens – Planning Case No. 05-39
February 7, 2006
Page 18 of 18
VARIANCE
“The City Council denies Variance – Planning Case 05-39, for corrugated metal to be used as the
exterior material of the maintenance and golf ball washing buildings, and allowing the golf course
to be open from 6:00 a.m. to 11:00 p.m. based upon the findings in the staff report and the
following:
1.The applicant has not demonstrated a hardship.
2.The property owner has reasonable use of the property.”
ATTACHMENTS
1.Findings of Fact and Recommendation.
2.Application.
3.Revised narrative dated January 6, 2006.
4.E-Mail from David and Sharon Gatto dated December 19, 2005.
5.E-Mail from Elaine Sievers dated December 29, 2005.
6.E-Mail from Cindy and Don Deal dated December 27, 2005.
7.E-Mail from June Ebrahim dated December 27, 2005.
8.E-Mail from Bill O’Neil dated December 23, 2005.
9.Letter dated November 8, 2005, updated December 20, 2005, waiving the 120 days.
10.Letter from MnDOT dated November 23, 2005.
11.Letter from Geneva & Jeff Sorum dated 1/25/06.
12.Plans dated August 26, 2003.
13.Public Hearing notice and property owners list within 500 feet.
g:\plan\2005 planning cases\05-39 halla greens 03-07 site plan amendment\staff report.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of John Kosmas and Don Halla requesting a Site Plan Amendment and
HALLA
conditional use permit amendment with variances for the construction of a golf course:
GREENS
– Planning Case No. 05-39.
On February 7, 2006, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of John Kosmas and Don Halla for a conditional use permit
with variances and site plan amendment with variances for the property located at the southeast
corner of the intersection of Great Plains Boulevard and Pioneer Trail. The Planning Commission
conducted a public hearing on the proposed conditional use which was preceded by published and
mailed notice. The Planning Commission heard testimony from all interested persons wishing to
speak and now makes the following:
FINDINGS OF FACT
1.The property is currently zoned Agricultural Estate District, A2.
2.The property is guided by the Land Use Plan for Residential – Large Lot.
3.The legal description of the property is: The NE ¼ of the SW ¼ of Section 25, Township
116, Range 23, Carver County, Minnesota.
4.The Planning Commission shall recommend a conditional use permit and the City Council
shall issue such conditional use permit only if it finds that such use at the proposed location:
a.Will not be detrimental to or endanger the public health, safety, comfort, convenience or
general welfare of the neighborhood or city.
Finding: The proposed use will not create any significant or unexpected impacts with the
incorporation of staff’s conditions. The use will provide a convenient location for
residents in the area to practice an outdoor activity.
b.Will be consistent with the objectives of the city's comprehensive plan and the zoning
chapter.
Finding: The proposed use is consistent with the City Comprehensive Plan.
c.Will be designed, constructed, operated and maintained so to be compatible in appearance
with the existing or intended character of the general vicinity and will not change the
essential character of that area.
Finding: The site is surrounded by highly traveled roads. The proposed use is permitted
within the district as a conditional use. It will be compatible with the area. The applicant
is proposing a landscape buffer around the site to minimize impacts on the residential
neighborhoods to the south, west and east.
d.Will not be hazardous or disturbing to existing or planned neighboring uses.
Finding: The use will provide a convenience for existing or planned neighboring uses.
e.Will be served adequately by essential public facilities and services, including streets,
police and fire protection, drainage structures, refuse disposal, water and sewer systems
and schools; or will be served adequately by such facilities and services provided by the
persons or agencies responsible for the establishment of the proposed use.
Finding: Public utilities and infrastructure are not available to the site. The site will be
served by a well and an Individual Septic Treatment System (ISTS).
f.Will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
Finding:Staff is not aware of any excessive requirements for public facilities.
g.Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare because
of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash.
Finding: This site will not create adverse impacts to persons, property or the general
welfare of the area. The proposed use will comply with city ordinances.
h.Will have vehicular approaches to the property which do not create traffic congestion or
interfere with traffic or surrounding public thoroughfares.
Finding: The site is accessible from Pioneer Trail and lines up with Foxford Road. Both
MnDOT and Carver County Public Works have submitted guidelines and
recommendations to facilitate the access to the property. As a condition of approval of
the original request, the applicant obtained permits from these agencies.
i.Will not result in the destruction, loss or damage of solar access, natural, scenic or historic
features of major significance.
Finding: The site originally contained nursery stock. Many of the trees were moved.
They can be seen along the borders of the property.
j.Will be aesthetically compatible with the area.
Finding: The proposed use will be compatible with the area.
2
k.Will not depreciate surrounding property values.
Finding: The use will not depreciate surrounding property values.
l.Will meet standards prescribed for certain uses as provided in Chapter 20, Article IV of
the Chanhassen City Code.
Finding: The proposed use will be required to meet the standards specified for golf
courses in the Chanhassen City Code.
5.In evaluating a site plan and building plan, the city shall consider the development's
compliance with the following:
a.Consistency with the elements and objectives of the city's development guides, including
the comprehensive plan, official road mapping, and other plans that may be adopted;
b.Consistency with this division;
c.Preservation of the site in its natural state to the extent practicable by minimizing tree and
soil removal and designing grade changes to be in keeping with the general appearance of
the neighboring developed or developing areas;
d.Creation of a harmonious relationship of building and open space with natural site features
and with existing and future buildings having a visual relationship to the development;
e.Creation of functional and harmonious design for structures and site features, with special
attention to the following:
1.An internal sense of order for the buildings and use on the site and provision of a
desirable environment for occupants, visitors and general community;
2.The amount and location of open space and landscaping;
3.Materials, textures, colors and details of construction as an expression of the design
concept and the compatibility of the same with adjacent and neighboring structures
and uses; and
4.Vehicular and pedestrian circulation, including walkways, interior drives and parking
in terms of location and number of access points to the public streets, width of interior
drives and access points, general interior circulation, separation of pedestrian and
vehicular traffic and arrangement and amount of parking.
f.Protection of adjacent and neighboring properties through reasonable provision for surface
water drainage, sound and sight buffers, preservation of views, light and air and those
aspects of design not adequately covered by other regulations which may have substantial
3
effects on neighboring land uses.
Finding:
The proposed development is consistent with the comprehensive plan. There
are areas that are in violation of the zoning ordinance. These areas will be corrected
through the conditions of approval. The site design is compatible with the surrounding
developments. It is functional and harmonious with the approved development for this
area.
6. The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a
variance unless they find the following facts:
a. That the literal enforcement of this chapter would cause an undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a majority of
comparable property within 500 feet of it. The intent of this provision is not to allow a
proliferation of variances, but to recognize that there are pre-existing standards in this
neighborhood. Variances that blend with these pre-existing standards without departing
downward from them meet these criteria.
Finding:
The literal enforcement of this chapter does not cause an undue hardship. The
applicant has reasonable use of the property. The site did receive a conditional use permit to
operate as a golf course. Hours of operation of sunrise to sunset are reasonable. The exterior
material of the maintenance buildings can be changed to meet ordinance requirements.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Finding:
The conditions upon which this variance is based are applicable to all properties that
lie within the Agricultural Estate District.
c. The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
Finding:
Extending the hours of operation will increase the value of the property.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding:
The applicant can meet the requirements of the ordinance. The fact that a choice has
been made to use exterior materials that are prohibited by ordinance is a self-created hardship.
e. The granting of the variance will not be detrimental to the public welfare or injurious to other
land or improvements in the neighborhood in which the parcel is located.
Finding:
The granting of a variance to allow extended hours of operations may prove to be an
annoyance to other land in the neighborhood in which the parcel is located.
f. The proposed variation will not impair an adequate supply of light and air to adjacent property
4
or substantially increase the congestion of the public streets or increase the danger of fire or
endanger the public safety or substantially diminish or impair property values within the
neighborhood.
Finding:
The proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets.
7. The planning report #05-39 dated February 7, 2006, prepared by Sharmeen Al-Jaff, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the site plan
and conditional use permit amendments, but deny the variance requests.
ADOPTED by the Chanhassen Planning Commission this 7th day of February, 2006.
CHANHASSEN PLANNING COMMISSION
BY:___________________________________
Its Chairman
5
Planning Case No. OS - 39
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
DEVELOPMENT REVIEW APPLICATION
PLEASE PRINT
Applicant Name and Address:
L/cJlV ~A L LA
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Contact: ,") Ii Iv 11 y /1,1 t-J4.A
Phone:~:S'"9.-lIq /"''"i'~/.7.J..Fax: 7~~ '7iff ~.q~
Email:
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Owner Name and Address:
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Contact: d5"A /I/b Y ,tj A~J;:tJ. ,
Phone: '? .s~ - (?7"/-g-Y;,.17..Fax: '15~ -?~i',,"i? /1-;'3
Email:
'0,
Temporary Sales Permit
Conditional Use Permit
Vacation of Right-of-Way/Easements
Interim Use Permit
Variance
Non-conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
if"t'
_" -'- Sign Plan Review
x.. Notification Sign** - $75 + $100 Damage Deposit
../ Site Plan Review* -54 ()
x
Subdivision*
Escrow for ~Fees/Attorney Cost***
- $50 CUP/~ACNAR/WAP/Metes & Bounds
- $450 Minor SUB
rJ _\.)0
TOTAL FEE $ I~ ~ -
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to
the public hearing.
, Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8W' X 11" reduced copy for each plan sheet
along with a diqital copy in TIFF-Group 4 ('.tif) format.
" Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of
completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval.
,.. Escrow will be required for other applications through the development contract.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
teAmlED
1
PROJECT NAME:
LOCATION: Lf15
LEGAL DESCRIPTION:
r
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TOTAL ACREAGE:
YES
/NO
WETLANDS PRESENT:
REQUESTED ZONING:
4-~
A--fA
~4.bU.L ~MH.oiW~ ~
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PRESENT ZONING:
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
~7-
Signature of Fee Owner
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to procee ith th study. The, ~uments and information I have submitted are true and correct to the best of
my knowledge. ~1U/~JC,~geJN
Signat&~ ?: ~ IO~f/M
~
~ jV/;i/rJ5
. Date!
".
SCANNED
G:lplanlformslDevelopment Review Application.DOC
Rev. 4/05
January 6, 2006
CITy OF CHANHASSEN
RECEIVED
Re: Halla Greens (Chanhassen Short Course)
Pioneer Trail (Co. Rd. 14) and
Highway 101 (Great Plains Boulevard)
Chanhassen, MN
IJ 0 6 2006
:':HANHASSEN PLANNING DEPT
Sharmeen AI-Jaff, Senior Planner
City of Chanhassen
I have reviewed the previously approved Conditional Use Permit and Site Plan Review, Case
Nos. 2003-7 SPR and 2003-4 CUP, for a Golf Course at the above noted address. Going
through the eighteen (18) page document the following items have been determined to
needing further review or revision: (Location of original information is noted in the parenthesis).
1. Size and quantity of buildings proposed for the function of the course. (Arch.
Compliance data)
a. Clubhouse was 40' x 60', with a 10' by 60' covered porch without screening and a
patio on the south side of the building.
The proposed structure will be a 40' x 66' main building with a 13'-4" x 40'-0"
screened in veranda, on each end of the building, overall roofed area will be 92'-
8" x 40'-0". The outside patio will be approximately 1,000 square feet at the
southwest corner of the building.
b. Maintenance Building was 30' x 60' located east of the clubhouse building.
The proposed structure will be a 68' x 120' building remaining on the east
side of the clubhouse. The building will be a wood frame structure with vertical
prefinished metal rib siding. The lower 48 inch portion of the wall area will be a
green color with the balance above a cream color. The building will be
positioned such that a 24 foot future addition can be constructed as the need
develops.
c. Ball washing building was not noted on the original plans.
The proposed structure will be a 32' x 24' building, located south east of
the Clubhouse and south of the Maintenance Building. It will be a wood frame
structure of matching materials and colors to the Maintenance building.
d. Teaching shelter was not noted on the original plans.
The proposed structure will be 16' x 40' building, located west of the driving
range. It will be a wood frame lean-too type structure of matching materials and
colors to the Maintenance building. The building will allow an instructor and
student(s) practice area protected from the elements.
KKD - HALLA GREENS - CUP / SPR UPDATE INFORMATION 1-6-06
1
K K DESIGN 6112 EXCELSIOR BLVD. ST.LOUIS PARK, MN 55416 (952) 922 - 3226
2. Exterior finish of the buildings. (Arch. Compliance data)
a. Clubhouse building was originally noted as cedar materials.
The proposed building will include vinyl siding, pvc non-maintenance trim
boards. The vinyl siding will be a simulated cedar texture design, earth
tone color. The trim boards will be white along with the prefinished
windows. The roofing material will be asphalt type shingles.
b. Maintenance building will remain as a wood frame pole building type construction
with metal exterior finish. The colors will again be from the earth tone color
pallet, green and cream.
c. The Ball washing building will be wood frame and finished similar to the
Maintenance building both in materials and colors.
d. The Teaching shelter building will be wood frame and finished similar to the
Maintenance building and Ball washing building both in materials and colors.
3. Height and roof design of the clubhouse building. (Arch. .Compliance data)
a. Staff report represents the height to be 12 feet, one story.
The building will remain one story, with a small equipment platform at the center
of the building. The overall height of the main roof is 27 feet not including the
copula. Including the copula it is 32 feet.
b. The roof shape was original shown as a single gable roof with a shed roof
at the covered porch.
The proposed building will consist of a main hip roof over the main building and
verandas. The two entry roofs are gables to the north and south. The main roof
also includes two shed roof dormers for interior daylight and accent in the
gathering area. Shingles will be heavy weight asphalt design.
4. Signs: (SPR 13)
Original approval indicates a maximum size of 24 square feet with a 5 foot
maximum height.
The proposed sign is noted as a 4 foot high by 6 foot wide sign meeting the
maximum sign area allowed of 24 square feet. The final copy included on the
sign has not been determined at this date. The location is noted adjacent to the
entrance drive located on Co. Rd. 14 (Pioneer Trail). The sign will be internally
lit.
5. Lighting: (CUP 9)
CUP and SPR indicated that the lighting would be limited to residential
type lights attached to the building. It also discusses the concept of
having the operational hours as sunrise to sunset thus eliminating the
need for parking lot and golf course lighting. CUP condition NO.9 states
"No exterior lighting shall be permitted with the exception of safety light".
Upon evaluating the operational aspects of the course two issues are
raised: 1. for "safety" the parking lot should have lighting for both the
customers and employees who arrive before sunrise and leave after
KKD - HALLA GREENS - CUP / SPR UPDATE INFORMATION 1-6-06
2
K K DESIGN 6112 EXCELSIOR BLVD. ST.LOUIS PARK, MN 55416 (952) 922 - 3226
sunset. Typically a minimum lighting level that is recommended by the
law enforcement groups would be an average1 foot candle at all public walkways
etc. It is also recommended for security of the buildings and equipment a
minimal light level should be maintained through out the evening hours to
reduce vandalism etc. 2. The course currently includes a driving range
and in the future a family miniature golf course, both of which require the
use of lighting during the evening hours of operation. Therefore, the
current restrictions need to be modified to provide for proper safety and
operation of the business, thus allowing lighting for the driving range and
future miniature golf area. At this time the proposed lighting plan for the parking
lot and entrance drive is below the city guidelines of .5 foot candles at the
property line with readings ranging from "0" foot candles to .2 foot candles. The
maximum proposed is less than 50 percent of the city guidelines. Lighting for the
driving range is currently being evaluated and the information should be available
shortly.
6. Facade transparency: (Architectural Compliance data)
The evaluation comment that states, "All facades viewed by the public must
contain more than 50 percent windows".
The proposed front (north) elevation contains 25 percent glass windows and doors
using the wall area only. If the screened in portion of the verandas are included in the
area the percentage changes to 49 percent. Therefore some adjustment needs to be
made allowing the slightly lesser percentage.
7. The parking setback from Co. Rd. 14 (Pioneer Trail) to be 50 feet.
The proposed curb line is located at 50.2 feet and will be maintained. The original
berming and landscaping will be modified to maintain desired drainage required along
side Co. Rd. 14. The parking is depressed about 4 feet from the road surface thus
eliminating the need to screen headlight glare towards the roadway. For visual
enhancement plantings compatible with the soil, snow, salt and drainage conditions will
be installed, including wild flowers and water tolerant trees.
8. There is no mention of the Clubhouse being open year around. Since they have the
facilities for coffee and sandwiches it makes sense that they have the option to be open
all year rather than just the summer period. I request that the language included with
the CUP includes the statement that the facility will be open for 12 months, not just
seasonal. I also recommend that the reference that they will be open from sunrise to
sunset be deleted. The statement should read, "The facility will maintain normal
business hours", example 6:00 AM to 11 :00 PM.
9. Original application did not include the request for a temporary building facility for daily
operations during the period when the main buildings are under construction. Due to
the current schedule of construction I request that a facility be allowed to serve as a
temporary customer and employee building. The facility would allow customers to pay
KKD - HALLA GREENS - CUP I SPR UPDATE INFORMATION 1-6-06
3
K K DESIGN 6112 EXCELSIOR BLVD. ST.LOUIS PARK, MN 55416 (952) 922 - 3226
greens fees schedule tee times etc. The structure would be a 12 foot octagon shaped
structure constructed of wood framing. It will be a moveable structure without any
footings. It will include temporary electric and phone services. Temporary sanitary
facilities will be provided for both men and women.
Please reference attached data sheet for general information about site and parking data.
Thank you,
~f1{~
John Kosmas
952-922-3226
iohn@kkdesion.biz
cc: Don Halla @952-445-6557 (Fax)
KKD - HALLA GREENS - CUP / SPR UPDATE INFORMATION 1-6-06
4
K K DESIGN 6112 EXCELSIOR BLVD. ST.LOUIS PARK, MN 55416 (952) 922 - 3226
HALLA GREENS, LLC.
DATA SHEET
January 5, 2006
PROPERTY LOCATION:
495 PIONEER TRAIL
ST. HIGHWAY 101 AND CO. RD. 14
CHANHASSEN,MN
LOT AREA: 45.2 ACRES (1,968,912 sf)
HARDSURFACE COVERAGE 77,169 SF OR 4 PERCENT OF TOTAL LOT AREA
(Bldgs. Parking, Driveways and Paths)
PROPOSED BUILDING AREA:
CLUBHOUSE BUILDING:
VERANDAS AND VESTIBULES:
MAINTENANCE BUILDING:
BALL BUILDING:
TEACHING SHELTER:
TOTAL
2,640 S.F.
1,501 S.F.
8,160 S.F.
768 S.F.
640 S.F.
13,709 S.F.
PARKING REQUIREMENTS:
NUMBER OF STALLS:
(Clubhouse - 2,640 sf.)
CITY GUIDELINE
20 STALLS PLUS 1
PER 500 SF. FLOOR
AREA = 26 stalls
PROPOSED
100 std. salls
4 HIC stalls
104 total stalls
SETBACK:
50 FEET FROM R.O.W. 50.2 FEET
SIGN REQUIREMENTS:
SIGN AREA:
SIGN SETBACK:
24 SQ. FT. 24 SQ. FT.
10 FEET FROM R.O.W. 10 FEET
KKD - HALLA GREENS - CUP I SPR UPDATE INFORMATION 1-6-06
5
K K DESIGN 6112 EXCELSIOR BLVD. ST.LOUIS PARK, MN 55416 (952) 922 - 3226
Page 1 of 1
AI-Jaff, Sharmeen
From: DavidGatto@aol.com
Sent: Monday, December 19, 2005 5:28 PM
To: AI-Jaff, Sharmeen
Cc: sharon.G@prodigy.net; ksasplin@ties2.net; Beverlycerickson@aol.com
Subject: Re: Halla Greens; Conditional Use Permit
Sharmeen,
I authorize for public record that;
Sharon and David Gatto are opposed to any lighting of the Halla Green's Facility, other than residential type
fixtures on the outside of the building for security purposes. We will be opposed to ANY commercial activity
after dark, as that has never been conducted on that property, and never was apparent with the approval and
construction of an "Executive Golf Course". I have personally observed the complete installation of
underground electric wiring consistent with commercial parking lot lighting on the property in the parking lot
along Pioneer Trail. That wiring is in place now without a permit to have lighting. We have to consider why the
Owner placed the wiring without prior approval or permit. We also need to consider what the Owner's final
intent is.
We are opposed to any additional support buildings other than one "club house", to be used ONLY for
purposes that support the golf facility.
We will oppose additional construction beyond the one clubhouse. We will oppose additional construction
because the construction that has apparently been completed may be incorrect with respect to its intended
function, and is in violation of the present permits issued. This facility has been under construction for over two
years now. They routinely violate the neighborhood with construction noise before lam and frequently during
the entire evening period during the summer months. They have constructed and demolished the two boulder
pond retaining structures along Pioneer Trail several times. This activity always did include at least one or
more bobcats with backup alarms and other construction noise that disturb our neighborhood. Additionally, I
request the City of Chanhassen along with the State of Minnesota inspect the ponds. We understand the
ponds are constructed as water retention structures. It can clearly be observed that the lining of the ponds is
incomplete and damaged and cannot function in accordance with the intended use as a water retention
structure, unless the plastic lining that is in place is in addition to certain clay that would function to control
water seepage.
If a permit to construct a building is issued to this property owner, I would suggest the City of Chanhassen
strictly monitor this owner for construction in accordance with their plans and specifications along with City
Ordnances and rules that control the time of construction.
David and Sharon Gatto
9631 Foxford Road
Chanhassen MN
1/22/2006
Page 1 of 1
AI-Jaff, Sharmeen
From: Elaine Sievers [elainesievers@hotmail.com]
Sent: Thursday, December 29, 2005 7:28 PM
To: AI-Jaff, Sharmeen
Dear Sharmeen,
We are writing this letter to express deep concern regarding the Halla golf course construction on
Pioneer Trail.
We are part of the Lake Riley Woods community and we, along with the other residents, have
worked hard to make our community beautiful and safe. It is our understanding that a parking
lot with lights is planned on Pioneer Trail. We very much oppose this parking lot with lights, and
feel that it is not only a direct violation of the initial agreement with the City of Chanhassen, but it
will also most certainly be a blot of ugliness on the neighborhood property and surely not an
astute or caring investment in safety for us and for our children.
Please take this matter seriously. The City of Chanhassen should indeed be a city that cares first
and foremost about the safety and welfare of its citizens. You in the decision-making positions
need to guide but also constantly monitor what is happening in our city and correct any
infringements on citizen rights.
Therefore, we will appreciate your attention to this matter.
Sincerely,
Harold and Elaine Sievers
9491 Foxford Road
Chanhassen, MN 55317
1/2212006
Page 1 of1
AI-Jaff, Sharmeen
From: CADeal@aol.com
Sent: Tuesday, December 27, 20052:31 PM
To: AI-Jaff, Sharmeen
Subject: Don Halla
We live at 9390 Foxford Road and are writing to oppose Don Halla's parking lights.
Cindy and Don Deal
1/22/2006
Page 1 of 1
AI-Jaff, Sharmeen
From: June Ebrahim Uunee@ersdigital.com]
Sent: Tuesday, December 27, 2005 11 :22 AM
To: AI-Jaff, Sharmeen
Subject: halla
Hello Sharmeen,
My name is June Ebrahim, I live directly across from the new golf course my property butts up to pioneer trail. I
have to say in the beginning we were pretty excited about the golf course going in, however the
latest developments is far from exciting and is down right infuritating. my question is why parking lights, its a golf
course who can play golf at night. I have alot more to say and i will definetly be @ the meeting on the 3rd. really
must work now
1/22/2006
Page 1 of 1
AI-Jaff, Sharmeen
From: Bill O'Neill [bill.oneill@williamj.com]
Sent: Friday, December 23, 2005 8:21 AM
To: AI-Jaff, Sharmeen
Subject: Halla
Sharmeen,
I am a Lake Riley Woods Home owner and wanted to let you know that I oppose the changes that Halla is trying
to make by adding all of the lighting.
9550 Foxford Road
William J. (Bill) O'Neill
CEO
William J. Business Interiors
www.williamj.com
(952) WILLIAMJ
1/22/2006
05 .39
November 8, 2005 (Updated December 20. 2005)
CITY OF CHANHASSEN
RECEIVED
City of Chanhassen
Sharmeen AI-Jaff, Senior ptanner
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
DEe 2 0 2005
CHANHASSEN PLANNING DEPT
Re: Halla Greens (Chanhassen Short Course)
Pioneer Trail (CSAH 14) and Highway 101 (Great Plains Boulevard)
Chanhassen, MN
Sharmeen,
Based on our conversation earlier I am at this time requesting that the current application
submitted to the City of Chanhassen for Halla Greens (Chanhassen Short Course) be tabled
and rescheduled for the second meeting in January. 2006. I also understand that this request
chanqes the approval period. releasinq the citv of the 120 dav approval limit. Updated
documents will be submitted durinq the third week of December. 2005.
Thank you for your help with this project and will be talking to you soon concerning the various
topics related to this project.
~~
John Kosmas
952-922-3226
iohn@kkdesiqn.biz
cc: Don Halla @952-445-6557 (Fax)
KKD - HALLA GREENS - CUP I SPR - APPLICATION
1
K K DESIGN 6112 EXCELSIOR BLVD. ST.LOUIS PARK, MN 55416 (952) 922 - 3226
CCArlflED
OJ
~OFT1lP.~
Minnesota Department .of Transportation
Metropolitan District
Waters Edge
1500 West County Road B-2
Roseville MN 55113-3174
November 23, 2005
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard, P.O. Box 147
Chanhassen, MN 55317
Subject:
Halla Greens
Minnesota Department of Transportation (MnlDOT) Review # S 05-103
Southeast quadrant of Trunk Highway (TH) 101 and Pioneer Trail (CSAH 14)
Chanhassen/ Carver County
TH 101
Mn/DOT Control Section # 1009
Dear Ms. Aanenson:
The MnlDOT Metro District has reviewed the-above referenced site plan. The following
comments need to be addressed in addition to the comments from our letters dated August 26,
2003, and September 2,2003 (enclosed).
Area Engineer comments:
· Please provide additional information on the intent of the proposed modifications to the
existing gravel driveway, and the use of the existing gravel driveway at the south end of
the site plan, off ofTH 101. It is not possible to determine from the plans submitted
whether the existing gravel driveway has been moved to be located opposite from Halla
Nursery Drive, as shown in the 2003 plan. Please provide additional information
concerning the location ofthe gravel driveway. The site plan is not clear on the access
point from TH 101. The gravel road appears to have a possible connection to the golf
course property. If Halla Greens is using the gravel access road, they must apply for a
MnlDOT access permit. For questions on these points, please call Lynn Clarkowski,
Mn/DOT Metro District South Area Engineer, at (651) 634-2103.
Right of Way Office comments:
· We are enclosing a copy of MnlDOT right of way plat number 10-34 for your
information. The developer needs to refer to this plat in site plans and other related
drawings, so that MnlDOT's existing right of way is accurately identified and labeled.
The site plan submitted to Mn/DOT appears to show the Mn/DOT right of way as it
existed prior to the construction of State Project SP # 1009-14. MnlDOT's right of way
is now one hundred twenty (120) feet wide along TH 101 for a distance. There is also a
"sight comer" that has been taken by MnlDOT via condemnation on the southeast comer
ofTH 101 and CSAH 14. In addition, please depict Mn/DOT access control with
appropriate symbolization. For questions on these points, please call Lee Williams,
MnlDOT Metro District Right of Way Office, at (651) 582-1275
An equal opportunity employer
Water Resources Engineering comments:
. A Mn/DOT drainage permit shall be required. A grading plan depicting the correct right-
of-way lines is needed. The City or project developer will need to submit before/after
hydraulic computations for the 100 year rainfall event verifying that all existing drainage
patterns and systems affecting Mn/DOT right of way will be perpetuated. In addition,
please submit information documenting the performance of the pond located at the
northeast comer of the golf course. Drainage runoff rates to Mn/DOT right of way for
the proposed condition must not increase over the existing condition, and drainage
patterns must not change. For questions on these points, please call Bryce Fossand, at
Mn/DOT Metro District Water Resources Engineering, at (651) 634-2408.
Traffic Engineering comments:
· A Right Turn Lane, on Pioneer Trail, for the new access, should be constructed. This is
especially important with the traffic signal at TH 1 01/Pioneer Trail. For questions on
these points, please call Lars Impola, Mn/DOT Metro District Traffic Engineering, at
(651) 634-2379.
Design comments:
· For liability reasons, steps should be taken to insure that errant golf balls do not enter the
TH 101 right of way, or the TH 101 driving/turning lanes. For questions on these points,
please call Ken Ljung, Mn/DOT Metro District Design Office at (651) 634-2113.
Permits comments:
.
The berm has been constructed on Mn/DOT right-of-way and needs to be removed.
Mn/DOT has had major drainage problems (flooding) on TH 101 due to this berm.
.
A drainage permit is required. Any use of or work within or affecting Mn/DOT right of
way requires a permit. Permit forms are available from MnDOT's utility website at
www.dot.state.mn.us/tecsup/utility. Please direct any questions regarding permit
requirements to Buck Craig (651-582-1447) of MnDOT's Metro Permits Section.
County State Aid Highway (CSAH) comments:
.
As a reminder, CSAH 14 is a County State Aid Highway (CSAH) Route. Any work on a
CSAH route must meet State Aid rules and policies.
~ http://www.dot.state.mn.us/stateaid/ shows or has links to the applicable forms and
the Mn/DOT State Aid Manual.
~ Refer to the Mn/DOT State Aid Manual, Chapter 5-892.200 for information
regarding standards and policies.
~ Please go to http://www.revisor.1eg.state.mn.us/arule/8820/ for information regarding
State Aid Operations Rules Chapter 8820.
. .,.
~ For driveway standards, the designer is directed to refer to the Mn/DOT Road Design
Manual (English) Table 5-3.04A and Figure 5-3.04A for guidance and policies.
Please contact Jim Deeny in our State Aid section at (651) 582-1389 with any
additional questions.
As a reminder, please address all initial future correspondence for development activity such as
plats and site plans to:
Development Review Coordinator
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Mn/DOT document submittal guidelines require three (3) complete copies of plats and two (2)
copies of other review documents including site plans.
Failure to provide three (3) copies of a plat and/or two (2) copies of other review documents will
make a submittal incomplete and delay Mn/DOT's 30-day review and response process to
development proposals. We appreciate your anticipated cooperation in providing the necessary
number of copies, as this will prevent us from having to delay and/or return incomplete
submittals.
If you have any questions, please feel free to contact me at 651-582-1462.
Sincerely,
~ ~ ~'7L MjJ
Marv McNeff
Transportation Planner
Enclosures - Mn/DOT right of way plat No. 10-34
Mn/DOT letter dated August 26, 2003
Mn/DOT letter dated September 2, 2003
cc: John Freemyer, Carver County Surveyor
Roger Gustafson, Carver County Engineer
Kevin Norby, Herfort Norby Golf Course Architects, Eden Prairie, MN
ill'
~OFTW-~
Minnesota Department 01 Transportation
Metropolitan Division
Waters Edge '
1500 West County Road 82
Roseville,MN 55113
August 26, 2003
Sharmeen Al.JafI
Planning Department, City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
(
Chanhassen Short Comse, Mn/DOT Review #S03~39
SEQtiad orm 101aPd Pioneer Trail
Chanhassen, Carver Co.
Control Section 1009
- - 'The Minriesota Department ofTraDsportation (MnIDOl) hl1s reviewed the abOVe refeieliced site
plan. Please address the following issues before any further development: - ,
SUBJECf:
-. As you may be aware, MnIDOT bas an iIlterseCti<>n improvement project at m 101 and
Pioneer Trail scheduled for October 2004. This project will be acquiring right of way from
the southeast quadrant of the intersection, which will affect the proposed golf course. In
addition a temporary easement will also be needed from approximately 650 feet east and,
south of the m 101 and Pioneer Trail intersectiOn. '
In addition, sheet 3 of the plan set for the golf course shows proposed landscapirig in areas
where MnIDOT will need construction easement These planting should not be installed until
after the intersection reconstruction or they should be moved outside of the area MnIDOT
", Will need for constructipneasement Please' contact Geoffrey Prelgo Mn/DOT Design ,
Engineer, at (651) 634-235~ w!th'queStions regarding this issue. '
'. ' , For liability reasons, the city or develOper s1iouldinstall netting along m 101 at the8lh hole
,to prevent golf balls from entering the highway. .,
· ,A MnIDOT Drainage permit is require4. Drainage computationS for the pond in the,northeast
, Comer of the golf comse near hole nine must be submitted to determine the off-site drainage
entering the construction project. Please contact Martin Korthank, Water Resources
Engineer, at (651) 634-2077 with questions regarding this issue.
· A MnIDOT Access permit will be required for the new access onto m 101. MnIDOT would
also recommend that the golf course have an,east-bound right turn-lane off of Pioneer Trail.
'.
· Any use of or work within Mn/DOT right of way requires a permit. TwoMn/IX)Tpermits
will be required for this development. Please direct questions regarding permit applications
to Keith VanWagner (651-582-1443) o~MnIDOT's Permits section. .
.' ,Please send a copy of the final plat for MnIDOT review to the following address:
. .-
. . - ..
David Torfm
MnlDOT - Metro West Surveys
2055 N. Lilac Drive
Golden Valley, MN 55422
, Phone: (763)797-3113
, An equaf.opportunity employer
· As a reminder, Pioneer Trail is County State Aid Route' 14. Any work on a CSAHroute must
meet State Aid rules and policies. Also, the County must review any changes to its County
S~te Aid system so that they stay within its system limitations. Please note that CSAH 14 is
Carver County's jurisdiction and the County must have the opportunity to review and
comment on the development as well. You may obtain additional information regarding State
Aid rules and policies in any of the following ways:
> http://www.dotstate.mn.uslstateaidl shows or bas links to the applicable forms and the,
MnIDOT State Aid Manual. ' ,
> Refer to the MnIDOT State Aid Manual, 'Chapter 5-892.200 for information regarding
standards and policies.
. > 'Please go to http://www.revisor.leg.state.mn.usl&nilel8820/ for information regarding
State Aid Operations Rules ~pter 882~., .,.,
> For driveway standards, the designer is directed to refer to the Mn/DOT Road Design
Manual (English) Table 5-3.04A and Figure 5-3.04A for guidance and policies.
, Driveway widths, other than those recommended, up to 50 feet will be pennittedonly by
special permission of the Commissioner of Transportation or designee.
. Please contact Tun Deeny in our State Aid section at (651)582-1389 witbany additional
questions. '
As a reminder, please address ;Ulinitial future correspondence for development activity such as
. platS and site plans to: .
---'
Paul Czech ..,
MnIDOT -:Metro Division
Waters Edge
1500 West County Road B-2
.. ,RoseVIlle, Minnesota 55113
" MriIDOT .document. submittal gui~lines requiretbree (3) complete copies of plats and two (2)
copies of other review documents including site plans. ,.Failure to provide three (3)' Copies of a
plat and/or two (2) copies .of otha- review documents wiiI make a sUbmittal mcomplete and delay
Mn/DOT's review and response to development proposals. We' appreciate', your anticipated
cooperation in providing the necessary num~ of copies, as this will prevent us froni having to
delay and/or retmn incomplete submittals.
. .. ". . .
'If y~u have any questions concerning this review: please feelfree to contact me at (651) 582-
1378.' .
, ,
, ,
Copy: Roger Gustafson I Carver County Engineer
John Freemyer I Carver County Surveyor
Ron Saatzer I Owner
Herfort Norby.Golf Course Architects
Sathre:Berquist, Inc. - Blind Copy: Lars Impola David Torfin
Jim Deeny Keith VanWagner
Ann Braden Lynn Clarkowski
Geoffrey PreIgo Martin Korthank
MnlDOT LGL File - Waconia
"'X....Ir\^T~:__~_~_ ~... ......_ 4A__
-,+~~
~ \.
~ ~
~ OFT.JI
MinooSota Department of Transportation
Metropolitan Division
Waters Edge
1500 West County Road 82
Roseville, MN 55113
September 2, 2003
Kevin Norby
Herfort Norby Golf COurse Architects
',6452 City West Parkway
Eden Prairie, MN 55344
SUBJECf: Chanhassen Short'Course,
MnlDOT Review #S03-039 Follow up
SE Quad ofm 101 and Pioneer-Trail
Chanhassen, Carver Co.
Control Section 1009
- MnIDOT's initial review of this developmei1t indicated that a net should be instaIIed for
-liability reasons, as stated in our August 26, 2003 letter. MnlDOT was not req~g this
- 'as a stipulation of devel9pment but instead more a recommendation. After further _
discussion with the developer_ MnmoT would like tO'review the site uPon c.Ompletion
. and make a determination at 'that point whether a net would be warranted or not
If you have any questions please feel free to contact me at (651) 582-1378.
Brigid Gomll
Senior Transportation Planner
Blind Copy: MnlDOT Division File - CS 1009
MnlDOT LGL File - Chanhassen
An equal opportunity employer
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City of Chanhassen
Planning Commission
P.O. Box 147
Chanhassen, MN 55317
Attn: Sharmeen
January 25, 2006
Geneva & Jeff Sorum
9900 Deerbrook Drive
Chanhassen, MN 55317
(952) 403-1190
Dear City of Chanhassen Planning Commission:
We are writing in support of the Halla Greens Golf Course expansion proposals set
before the Planning Commission.
Our property is adjacent to the course and we have been able to see firsthand the results
of work that has been completed to date. We are impressed with the work that has already
been done and support further expansion plans of the buildings, especially in the case
where these plans would further enable the business to be successful.
We trust the City Planning Commission, Mr. Halla, and his business partner(s) to further
plan with appropriate consideration to the effects of our property, the neighborhood and
the city as well. Please keep us up to date where you deem our input to be important.
Sincerely,
.~~ /r4O~
Geneva and Jeff Sorum
RECEIVED
JAN 2 7 2006
CITY OF CHANHASSEN
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CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
January 26, 2006, the duly qualified and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public
Hearing for Halla Greens - Planning Case No. 05-39 to the persons named on attached
Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and
depositing the envelopes addressed to all such owners in the United States mail with postage
fully prepaid thereon; that the names and addresses of such owners were those appearing as such
by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate
records.
Subscribed and sworn to before me
thi~ day o~' ,n (r ,2006.
~ --~ '
? lffi\.../ \ . l~
NotaryPu .
KIM T. MEUWlSSEN I
M Nota~ ~Ublic-Minnesota
Y CommISSIon Expires Jan 31, 2010
SCAtlNED
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Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-11 07.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and
the user of this map acknowledges that the City shall not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims
brought by User, its empioyees or agents, or third parties which arise out of the use~s access or use of
data provided.
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and
the user of this map acknowledges that the City shall not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the use~s access or use of
data provided.
DONALD E HALLA &
SANDRA J CWAYNA HALLA
10000 GREAT PLAINS BLVD
CHASKA MN 55318-9465
GA YE LYNN GUYTON
10083 GREAT PLAINS BLVD
CHASKA MN 55318-9466
MAGDY A & JUNE L EBRAHIM
521 PINEVIEW CT
CHANHASSEN MN 55317-8697
CARVER COUNTY
CARVER COUNTY GOVT CTR-ADMIN
600 4TH ST E
CHASKA MN 55318-2102
ANDREW T RIEGERT
620 96TH ST W
CHANHASSEN MN 55317-8601
JAMES 0 & JANET M DINGEL
9351 FOXFORD RD
CHANHASSEN MN 55317-8685
ROBERT W SCHOEWE
9611 FOXFORD RD
CHANHASSEN MN 55317-8689
BOYD S PETERSON
9860 PIONEER CIR
CHANHASSEN MN 55317-8696
VIVEK KAUL &
SHERYL REBERT
9875 DELPHINIUM LN
CHASKA MN 55318-1176
GERALD F & NANCY G SLOCUM
9920 DEERBROOK DR
CHANHASSEN MN 55317-8551
THOMAS J & KATHLEEN R GERTZ
10001 GREAT PLAINS BLVD
CHASKA MN 55318-9466
JAMES M HAUTMAN &
DOROTHY 0 HAUTMAN
10095 GREAT PLAINS BLVD
CHASKA MN 55318-9466
RICHARD S & KATHERINE S ASPLlN
541 PINEVIEW CT
CHANHASSEN MN 55317-8697
ROGER A & KIMBERLY A LEE
600 96TH ST W
CHANHASSEN MN 55317-8601
SHAWN S & NICOLA S SMITH
725 BRAMBLE DR
CHASKA MN 55318-
ROBERT FUGLlE &
KIMBERLY L HEIN-FUGLlE
9370 FOXFORD RD
CHANHASSEN MN 55317-8684
DAVID J & SHARON K GATTO
9631 FOXFORD RD
CHANHASSEN MN 55317-8689
JOHN & ANNA MAE MAKELA
9860 RASPBERRY HL
CHASKA MN 55318-1180
KEN K HOLMBERG &
NANCY J ROSSBERG
9885 RASPBERRY HL
CHASKA MN 55318-1180
GERALD R JR & SHELLY 0 COOK
9920 DELPHINIUM LN
CHASKA MN 55318-1177
DAVID P & JUDY M WALSTAD
10071 GREAT PLAINS BLVD
CHASKA MN 55318-9466
DAVID R TEICH
1217 MONROE ST S
SHAKOPEE MN 55379-2062
ROGER G NOVOTNY
560 PINEVIEW CT
CHANHASSEN MN 55317-8697
ROBERT & CHRISTIN E BOECKER
610 96TH ST W
CHANHASSEN MN 55317-8601
WENDELL & JACQUELINE SCHOTT
9350 FOXFORD RD
CHANHASSEN MN 55317-8684
THOMAS E & BRENDA L ANDERSON
9371 FOXFORD RD
CHANHASSEN MN 55317-8685
WILLIAM GRATZ
9851 PIONEER CIR
CHANHASSEN MN 55317-8696
MICHAEL ROBERT NELSON
9870 PIONEER CIR
CHANHASSEN MN 55317-8696
JEFFREY B & CAROL G SORUM
9900 DEERBROOK DR
CHANHASSEN MN 55317-8551
WILLIAM J MCNEELY &
MITRA BAHARI MCNEELY
9940 DEERBROOK DR
CHANHASSEN MN 55317-8551
STEPHEN M & NICOLE DRAGOS
9960 DEERBROOK DR
CHANHASSEN MN 55317-8551
JEFFREY R & BARBARA C MICHELL
9961 DEER BROOK DR
CHANHASSEN MN 55317-8552
HdvlB snialP taerG 101 ywH Pioneer Trail (Hwy 14)dvlB snialP taerG 101 yw
Public Hearing Notification Area (500 feet)
Halla Greens
(aka Chanhassen Short Course)
Site Plan Amendment
Planning Case No. 05-39
495 Pioneer Trail
City of Chanhassen
Foxford Road
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