HomeMy WebLinkAbout10E - Mystic Lake Golf Club
CITY COUNCIL AGENDA REPORT
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372.1714
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
SEPTEMBER 15, 2003
10F
CYNTHIA KIRCHOFF, AICP, PLANNER
JANE KANSIER, PLANNING COORDINATOR
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A
CONDITIONAL USE PERMIT TO ALLOW FILLING AND EXCAVATION ON
PROPERTY LOCATED ON THE NORTH SIDE OF CSAH 82 AND WEST OF
MYSTIC LAKE CASINO (MYSTIC LAKE GOLF CLUB) (Case File #: 03-92)
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INTRODUCTION:
The Zoning Ordinance requires a CUP for the filling and excavation of more
than 400 cubic yards of material in any use district (Section 1101.509
Grading, Filling, Land Reclamation, Excavation). The purpose of this grading
and excavation is to allow for the redevelopment and expansion of the
existing Lone Pine Golf Course into an 18 hole golf course. A golf course is a
permitted use in the A use district.
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The Shakopee Mdewakanton Sioux Community (SMSC) is requesting a
Conditional Use Permit (CUP) to fill and excavate more than 400 cubic
yards of material. The property is located on the north side of CSAH 82 and
west of CSAH 83 and the Mystic Lake Casino and is zoned A (Agriculture)
and SO (Shoreland District).
On September 15, 2003, the Planning Commission held a public hearing on
this item, and by a unanimous vote, recommended approval with 23
conditions. The Commission heard testimony from adjacent property owners
concerning stormwater runoff, traffic, and road noise. After the applicant and
staff responded to aforementioned water concerns, the Commission was
satisfied with the proposed stormwater plans. The Commission felt traffic and
road noise concerns were not connected with the CUP for the grading and
excavation necessary for the golf course construction.
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DISCUSSION:
Current Circumstances: The applicant proposes to redevelop and expand
the existing Lone Pine Golf Course into an 18-hole facility to be known as
Mystic Lake Golf Club.
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www.cnyotpnorae.com
Phone 952.447.4230 / Fax 952.447.4245
PHYSICAL SITE CHARACTERISTICS:
Total Site Area~ The total site consists of approximately 157 acres on 7
separate parcels all within the City of Prior Lake, however 72 of those acres
are held in trust by the federal government for the SMSC. The City does not
have jurisdiction from a zoning perspective on land held in trust by the federal
government.
Existing Conditions: An existing golf course and clubhouse currently
occupy the property. A single family dwelling is also located on this site.
Topography: This site has a varied topography, with elevations ranging from
1003' MSL at its highest point, near the existing Lone Pine clubhouse, to 945'
MSL at the lowest point, near the northwest portion of the property.
Vegetation: This site is currently a golf course, so significant trees are
scattered throughout. Species include Green Ash, Black Walnut, oak, bass,
pine, and spruce.
Wetlands: According to the project narrative, there are 14 wetlands on the
overall golf course site.
Access: Access to the site is proposed from Dakotah Parkway, a private
road, on the north portion of the site. Currently, Lone Pine Golf Course is
accessed from CSAH 82.
Adjacent ZoninglLand Use: The property to the north, west, and south are
zoned A (Agricultural). Property to the east of CSAH 83 is trust land. The
2020 Comprehensive Plan designates the property to the west and south R-
RD (Residential Rural Density). The property to the north, which is also
owned by SMSC, is designated as C-HG (Hospitality General Business).
2020 Comprehensive Plan Designation: This property is designated for R-
RD (Rural Density Residential) uses on the 2020 Comprehensive Plan Land
Use Map.
Zoning: The site is zoned A (Agricultural). Golf courses and country clubs
are permitted uses in this use district.
Issues:
The applicant proposes to redevelop the existing Lone Pine Golf Course into
Mystic Lake Golf Club, an 18-hole golf course. In order to commence the
grading and filling of material on the site under the City's jurisdiction, a CUP is
required. The golf course and driving range will be constructed in three
phases by June 2005.
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Mystic lake Golf Club consists of an 18 hole golf course, driving range,
clubhouse, 4 shelters, parking lot, and maintenance center. A portion of the
golf course is located within the City of Prior lake. In conjunction with the golf
course construction within the City's jurisdiction, the applicant will be
constructing 15 holes, 10 stormwater ponds and 2 shelters, relocating the
existing clubhouse, and installing 8 foot wide concrete cart paths throughout
the course. All other improvements/facilities are proposed to be located on
trust land, and therefore, do not have to comply with Prior lake regulations. A
significant portion of the existing parking lot for Mystic lake Casino will be
removed to accommodate the golf course and driving range.
Structure Bulk Standards: The site plan indicates the existing lone Pine
clubhouse will be relocated, but the proposed use is not indicated on the
project plans or with the project narrative. Nevertheless, the relocated
clubhouse will be required to comply with minimum yard setbacks. Also, the
site plan indicates that two shelters will be constructed within the City.
However, the exact dimensions or elevations were not submitted with the
application. A building permit will be required prior to the relocation of the
clubhouse and construction of the shelters.
In the A use district, the minimum setbacks are the following: front yard 50
feet, side yard 20 feet, and rear yard 30 feet. The grading and erosion control
plan scales a 180 foot front yard setback and 160 foot side yard setback for
the relocated clubhouse. The rear yard setback is in excess of the 30 foot
minimum. The two shelters must also comply with minimum setbacks. The
most northerly shelter must comply with the required 30 foot setback from the
100 year flood elevation of the wetland, and the most southerly shelter must
comply with the 20 foot side yard setback.
A portion of the overall golf course site is located in the Shoreland Overlay
District of Howard Lake, thus the Shoreland Ordinance applies. Impervious
surface cannot exceed 30 percent of the lot area. This data was not
submitted with the CUP application.
The proposed clubhouse and maintenance buildings are on SMSC Trust Land
so the City of Prior lake does not have jurisdiction over building location.
Building Code: The building department has reviewed the plans and noted
the following: (1) a demolition permit is required for the single family dwelling
and clubhouse, if to be removed; (2) a building permit is required to relocate
the existing clubhouse, which shall include (a) all HVAC, plumbing, and sewer
and water permits, if applicable, (b) compliance with all building code
requirements for the future use of relocated clubhouse, (c) architect code
review, (d) that 20 percent of cost of relocation be handicap accessible
upgrades, and (el emergency vehicle access on a hard surface driveway; and
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(3) a building permit is required for new shelters. (See Building Official
comments in Attachment 5.)
Tree Preservation/Mitigation: The Zoning Ordinance precludes the
issuance of any permits for development prior to the approval of a tree
preservation plan. For this type of development removal of significant trees
for roadway grading and construction, utility installation, and construction
and/or grading of drainage ways cannot exceed 25 percent of the total caliper
inches. Removal in excess of the 25 percent requires replacement at the ratio
of Y. caliper inch per 1 caliper inch removed.
The following table describes the status of the significant trees on the portion
of Mystic Lake Golf Club within the City:
TABLE 1
MYSTIC LAKE GOLF CLUB TREE PRESERVATION DATA
STATUS TOTAL SPECIES REPLACEMENT
NO.
516 Coniferous Deciduous
Preserved 173 35 138
Relocated 243 55 188
Removed 100 21 79 Coniferous
No. Inches
61 488"
Deciduous
No. Inches
284 605"
The tree preservation plan presents all information in total number of trees,
rather than in caliper inches. Section 1107.2106(4) f. of the Zoning Ordinance
requires the identification and mitigation of significant trees to be in caliper
inches. The applicant provided a tree inventory in map format, which
indicated species, condition, and size. Although the information submitted for
review of the CUP was not in the format required by the tree preservation
ordinance, staff is comfortable with the number of proposed
replacement/mitigation trees. However, as a condition of approval, the
applicant must submit an inventory in tabular form that lists significant trees,
noting species, condition, and size to confirm that mitigation is appropriate for
amount of significant tree removal.
A tree replacement and landscape plan was submitted with the application. It
notes that 472 (or 2,162 caliper inches) deciduous and 116 coniferous (or
1,758 feet in height) coniferous trees will be relocated or planted. Relocated
trees are to be removed and transplanted after grading is complete. The plan
does not mention whether the trees will be relocated on or off-site.
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A financial guarantee, in the form of a letter of credit, for replacement trees
shall be submitted prior to issuance of a grading permit. The guarantee shall
be in the amount of 125 percent of the estimated cost to fumish and install
replacement trees.
Landscaping: Section 1107.1900 of the Zoning Ordinance requires the
installation of plantings for institutional uses, and a golf course is considered
such a use. Pursuant to Section 1107.1905, landscaping in excess of any
required tree replacement is required based upon the greater of the following:
1 tree per 40 feet of the site perimeter or 1 tree per 1,000 square feet of gross
building area. The only structure within the City of Prior Lake is the relocated
clubhouse, which would equate to substantially less plantings than the site
perimeter, so the site perimeter calculation will be used to determine minimum
number of required landscape trees. Based upon the site perimeter, 138
trees are required to be planted to satisfy minimum landscape requirements.
Plantings are required to be the following: 2.5 caliper inches for deciduous
trees and 6 feet in height for coniferous. The complement of trees fulfilling the
minimum requirements shall be at least 25 percent deciduous and at least 25
percent coniferous to maintain a mix of plant types. Furthermore, at least 10
percent of the coniferous and/or deciduous canopy trees must exceed the
minimum size (8 feet in height and 3.5 inches in caliper) to establish some
diversity in size. The landscape plan indicates that all new coniferous trees
are proposed to be 8 feet in height. However, all deciduous trees are
proposed to be 2.5 caliper inches, The plan must be revised to include large
deciduous trees.
Credit may be given for existing plant materials preserved on the site provided
the plantings have been accurately identified by species and location on a
survey.
The proposed tree replacement and landscape plan indicates that 2,162
caliper inches (or 472 trees) of deciduous trees and 1,758 feet (or 116 trees)
of coniferous trees will be relocated or planted within the City limits in the golf
course. As noted above, at least 25 percent of plantings shall be coniferous
and at least 25 percent shall be deciduous. The plan indicates that 80
percent are deciduous and 20 percent are coniferous. The landscape plan
exceeds the minimum requirements for number of plantings; however, staff
would recommend that the number of plantings be revised to comply with this
requirement.
Grading: The applicant proposes to move 540,000 cubic yards of material on
the site in order to shape the topography for the 18 holes and stormwater
ponds. Excavation of 300,000 cubic yards of material is proposed north and
east of Dakota Parkway. A grading permit shall be obtained prior to the
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commencement of operations. The fee is $919 for the first 100,000 cubic
yards, and $7.25 for each additional 10,000 cubic yards.
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Wetlands: According to the wetland delineation report, there are 14 wetlands
on the golf course site, with 10 being in the City's jurisdiction. The Mystic
Lake Golf Course project proposes to impact 6.8 acres of wetlands. This
impact is primarily in the form of reshaping, filling, and/or moving existing
water hazards. Of this amount, 3.73 acres of wetland impact is subject to the
Wetland Conservation Act (WCA). Mitigation is proposed through a
combination of 1.45 acres of NWC from a wetland banking site, 5.35 acres of
NWC from an off-site restoration, and 4.46 acres of on-site Public Value
Credit from the creation of water hazards.
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A Wetland Replacement Plan application was submitted, however, it was
initially deemed to be incomplete. The applicant has since submitted the
necessary information and the WCA Notice of Application has been
distributed. The 30 day public review period expires on September 29, 2003.
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The large wetland north and west of the existing golf course is Department of
Natural Resources (DNR) Water #70-80P, and is under the jurisdiction of the
DNR. The ordinary high water elevation (OHW) was recently determined to
be 945.2'. The plans indicate the OHW is 945.3'. Fill below the OHW of this
wetland must be quantified. If there is any grading or filling below the OHW, a
DNR Work in Public Waters permit is necessary. The plans indicate dredging
in three locations within or adjacent to the wetland. If dredging is proposed
within the wetland, a permit is required from the DNR.
Stormwater: Ten stormwater ponds are being constructed within the City's
jurisdiction for Mystic Lake Golf Club. Engineering department comments on
the grading and utility plans include: (1) the storm sewer from structure 12 to
structure 10 should be rerouted through the regional treatment basin. This
area is outside the City's jurisdiction but because of the area's proximity to the
Eagle Creek Substation, the water should be treated prior to discharging into
the protected wetland, and (2) the emergency overflow from pond GC-12
should be illustrated on the plan. These issues have been addressed with the
project engineer, and it is anticipated that the comments will be incorporated
into revised plans. (See Attachment 4.)
The DNR has expressed concern about the hydrology of the stormwater
ponds. Thus the applicant shall provide information as to whether the ponds
will be excavated below the water table or whether stormwater will provide the
hydrology. (See Attachment 6.)
Access: The site plan indicates that the Mystic Lake Golf Club will gain
access via Dakotah Parkway, which is under the jurisdiction of the City.
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Lighting: Lighting is not proposed on the City's portion of the golf course.
Lighting is shown on the plans to illuminate the driving range and the
clubhouse parking lot, located on trust land.
Signage: A signage plan was not submitted with this application. It is
assumed that a sign will be placed adjacent to the entrance on Dakotah
Parkway, which is a private road located in the City, thus any signage must
comply with the Zoning Ordinance. Freestanding or wall signage for
institutional uses cannot exceed 75 square feet in area. Freestanding
signage cannot exceed 6 feet in height. Illuminated signage is prohibited.
However, if the sign is located on SMSC trust land the Zoning Ordinance does
not apply.
CONDITIONAL USE PERMIT FINDINGS:
The proposed Conditional Use Permit should be reviewed in accordance with
the general criteria found in Section 1108 of the City Code as well as Section
1101.509 (Grading, Filling, Land Reclamation, and Excavation).
Section 1101.509 (1)
Filling and Land Reclamation:
Land reclamation involving the placement of over 400 cubic yards of fill shall be
permitted only by Conditional Use Permit in all districts. The permit application
shall include, but is not limited to,
[1 J a site plan which shows the finished grade of the reclaimed land,
[2J a soil analysis of the type of fill material to be used,
[3J the proposed use of the land after fill is placed,
[4J the inventory of the significant trees on the site,
[5J the effect of the proposed reclamation upon the community and the adjacent
land,
[6J the type of equipment to be used,
[7] the period of time the reclamation operation will be conducted,
[8J plans for implementation of measures to guarantee safety on the site and on
adjacent sites,
[9J plans for rodent and other animal control, fire control, general maintenance of
the site and adjacent area,
[1 OJ provision for control of material hauled to or from the site,
[11 J routes oftrucks moving to and from the site to deposit fill material to the
site, and
[12J controls to be employed to limit the effect of wind or other elements on the
fill material.
A tabular inventory of significant trees was not submitted with the application,
however, is it required to be submitted as a condition of approval. The plan
submitted with the CUP application does not specifically address truck routes,
however, 300,000 cubic yards of material will be extracted from fee land
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located on the north side of Dakotah Parkway, which is a private road located
within the City limits. It is assumed that Dakotah Parkway will be the truck
route. All other criteria are satisfied by the information provided on the plans
and project narrative.
The CUP shall impose conditions upon the owner of the land to be excavated
and the person performing the excavation operation which will prevent
damage to the community and adjacent landowners during the course of the
excavation operation. Those conditions may impose restrictions in all areas
affecting the excavation operation and the City may require a Letter of Credit
to insure the conditions imposed and the completion of the work will be
performed in the manner described in the plan and CUP.
Section 1108.202 Standards for Conditional Uses:
Section 1108.200 of the City Code sets forth the general criteria utilized to
review a CUP application.
(1) The use is consistent with and supportive of the goals and
policies of the Comprehensive Plan.
One goal of the 2020 Comprehensive Plan is to "create an environment in
which all citizens have the opporlunity to develop their full potential." An
objective set forth to achieve the goal is 'promote leisure time opporlunities
and experiences that are rewarding for the individual and families." A golf
course provides leisure opportunities, and is thus consistent with this goal of
the comprehensive plan.
(2) The use will not be detrimental to the health, safety, morals
and general welfare of the community as a whole.
The redevelopment of this site as a golf course will not be detrimental to the
health, safety, morals and general welfare of the community, provided all
conditions of approval are met.
(3) The use is consistent with the intent and purpose of the Zoning
Ordinance and the Use District in which the Conditional Use is located.
The Zoning Ordinance intends to "promote the most appropriate and orderly
development of the residential, business, industrial, public land, and public
areas." Since municipal utilities will not be available to this site, a golf course
is the most appropriate use of the properly.
(3) The use will not have undue adverse impacts on governmental
facilities, services, or improvements which are either existing or
proposed.
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The grading of the site will not have adverse impacts on govemmental
facilities, services or improvements. During excavation and filling, the
applicant will be responsible for maintaining the condition of the adjacent
roads.
(4) The use will not have undue adverse impacts on the use and
enjoyment of properties in close proximity to the conditional use.
The use will not have undue adverse impacts on the use and enjoyment of
properties in close proximity, provided all conditions of approval are met.
During the filling and excavation of the golf course, the applicant will be
responsible for maintaining the condition of the adjacent roads and
implementing appropriate erosion control measures to protect against off-site
impacts.
(5) The use is subject to the design and other requirements of site
and landscape plans prepared by or under the direction of a
professional landscape architect, or civil engineer registered in the State
of Minnesota, approved by the City Council and incorporated as part of
the conditions imposed on the use by the City Council.
A registered landscape architect prepared the site and landscape plan.
(6) The use is subject to drainage and utility plans prepared by a
professional civil engineer registered in the State of Minnesota which
illustrate locations of city water, city sewer, fire hydrants, manholes,
power, telephone and cable lines, natural gas mains, and other service
facilities. The plans shall be included as part of the conditions set forth
in the CUP approved by the City Council.
A civil engineer prepared the drainage and utility plans.
(7) The use is subject to such other additional conditions which
the City Council may find necessary to protect the general welfare,
public safety and neighborhood character. Such additional conditions
may be imposed in those situations where the other dimensional
standards, performance standards, conditions or requirements in this
Ordinance are insufficient to achieve the objectives contained in
subsection 1108.202. In these circumstances, the City Council may
impose restrictions and conditions on the CUP which are more stringent
than those set forth in the Ordinance and which are consistent with the
general conditions above. The additional conditions shall be set forth in
the CUP approved by the City Council.
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CONCLUSION:
Additional conditions to ensure the protection of the general health, safety and
welfare of the public are included as part of the CUP. Furthermore, the City
Council may add conditions that are necessary to protect public safety and
neighborhood character.
SMSC is requesting a CUP to fill and excavate land to create an 18-hole golf
course on property within the jurisdictional limits of the City of Prior lake and
outside the jurisdictional limits on trust land. Since an excess of 400 cubic
yards of material is being filled and/or excavated within the City, a CUP is
required.
Mystic Lake Golf Club will consist of an 18-hole course, clubhouse, driving
range, concrete cart path, relocated existing clubhouse, and maintenance
building. Four shelters will also be constructed on the course, however, only
two are within the City. A large portion of the Mystic Lake Casino parking lot
will be removed for the driving range/golf course. The project is proposed to
be complete June 2005.
Overall, the site plan is consistent with the 2020 Comprehensive Plan as well
as applicable provisions of the City Code, provided all conditions of approval
are met. Since the majority of the site is currently a golf course and municipal
water and sewer are unavailable to the property, the proposal is an
appropriate use of the site.
The Planning Commission recommended approval of the Conditional Use
Permit with the following conditions:
1. Excavation and grading must be completed pursuant to the approved
plans.
2. Submit impervious surface coverage for the portion of the site within the
Howard lake Shoreland Overlay District.
3. Submit an inventory of significant trees pursuant to Sections 1107.2105
and 1107.2106 of the Zoning Ordinance so mitigation can be accurately
calcu lated.
4. Install tree protection fencing at the drip line of all preserved trees to
protect the root system prior to the commencement of grading on the site.
5. Submit a letter of credit in the amount of 125 percent of the estimated
cost to furnish and plant replacement trees.
6. Revise the landscape plan to include a minimum of 25 percent of the
required 138 trees to be coniferous and at least 10 percent of the required
deciduous plantings to be 3.5 caliper inches.
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7. Obtain building permits prior to relocating the existing clubhouse and
constructing shelters within the City of Prior Lake.
8. Revise the plans to indicate the OHW of DNR Public Water #70-80P is
945.2'.
9. Quantify proposed fill below the OHW of DNR Public Water #70-80P.
Grading or filling below the OHW requires a DNR Work in Public Waters
permit.
10. Obtain a permit for proposed dredging in DNR Public Water#70-80P.
11. Provide information for the DNR concerning the hydrology of the
stormwater ponds.
12. Indicate Riprap quantities for all storm sewer outfalls per MnDOT Plate
3133.
13. Revise the plans to indicate that the last 3 joints of all storm sewer pipes
are tied.
14. Provide a detail of the sluice gate located in the northwest corner of pond
GC20.
15. Verify the information in Item 6 of the Pond Outlet Structure table detail on
sheet 3.09.
16. Reroute the storm sewer from structure 12 to structure 10 through the
regional treatment basin.
17. Illustrate the emergency overflow from pond GC12 on the plan.
18. Obtain an Excavating and Filling Permit. The permit fee is $2,379.00.
19. Provide a certificate of insurance from the grading contractor listing the
City of Prior Lake as additional insured prior to the issuance of a grading
permit.
20. Prior to commencing work on the site, the applicant must obtain a permit
from any other agency as required. Copies of the approved permit must be
submitted to the City.
21. Gravel clean up as a result of spills or general transportation of gravel on
any public road shall be the responsibility of the applicant.
22. Watering for dust control shall be done on an as needed basis or within
24 hours written notice from the City. Such notice shall be transmitted by
facsimile to the applicant. Dust control includes the entire project area and is
not limited to roadways. Water for dust control shall be provided from an 011-
site source.
23. The CUP is valid for one year, but is revocable at any time for
noncompliance with any condition contained herein. At the expiration of its
one (1) year term, the property owner may make application to the City to
renew the CUP. The initial approval of this CUP does not create any right, in
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ALTERNATIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
ATTACHMENTS:
law or equity, to the renewal thereof. Any renewal of the CUP is subject to
City Council approval and is to include any information as requested by City
staff or the City Council that would aid the City Council in determining whether
the excavation activities conducted pursuant to this CUP created any adverse
impacts to the health, safety or welfare of the City or its residents.
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The City Council has three alternatives:
1. Adopt a resolution approving a Conditional Use Permit for filling and
excavation to construct a golf course.
2. Deny the resolution.
3. Defer the item and provide staff with specific direction.
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Staff recommends alternative #1. This requires the following motion:
1. A motion and second to adopt a resolution approving the Conditional Use
Permit for fillin nd excavation of material for the construction of Mystic
Lake olf lu
1. Resolution 03-XX
2. Location Map
3. Aerial Photo
4. Project Plans
5. Memorandum from Engineering Department dated August 28, 2033
6. Comments from Building Department dated August 26, 2003
7. Comments from DNR Area Hydrologist dated September 2, 2003
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RESOLUTION 03-XX
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW GRADING AND EXCAVATION ON
PROPERTY LOCATED ON THE NORTH SIDE OF CSAH 82, WEST SIDE OF CSAH 83, AND WEST OF MYSTIC
LAKE CASINO IN SECTIONS 28, 29, 32 AND 33, TOWNSHIP 115, RANGE 22, SCOTT COUNTY, MINNESOTA
MOTION BY:
SECOND BY:
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If
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on September 8, 2003, to
consider an application from Shakopee Mdewakanton Sioux Community for a Conditional Use
Permit (CUP) to allow grading and excavation on the property legally described as follows:
S Yo of Section 28, S Yo of Section 29, N Yo of Section 32, and N Yo of Section 33, Township 115,
Range 22, Scott County, Minnesota
WHEREAS, Notice of the public hearing on said CUP has been duly published in accordance with the
applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this issue and persons
interested were afforded the opportunity to present their views and objections related to the
proposed CUP; and
WHEREAS,
The City Council considered the application for a CUP on September 15, 2003; and
WHEREAS, The Planning Commission and City Council find the proposed CUP is compatible with the stated
purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses, and
further, that the proposed CUP meets the criteria for approval of CUP as contained in Section
1108 of the Zoning Ordinance.
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NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA:
1. The recitals set forth above are incorporated herein as if fully set forth.
2. It hereby adopts the following findings:
a. The use is consistent with and supportive of the goals and policies of the Comprehensive Plan.
One goal of the 2020 Comprehensive Plan is to "create an environment in which all citizens have the
opportunity to develop their full potential." An objective set forth to achieve the goal is "promote leisure time
opportunities and experiences that are rewarding for the individual and families." A golf course provides leisure
opportunities, and is thus consistent with this goal of the comprehensive plan.
b. The use will not be detrimental to the health, safety, morals and general welfare of the community
as a whole.
The redevelopment of this site as a golf course will not be detrimental to the health, safety, morals and general
welfare of the community, provided all conditions of approval are met.
c. The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in
which the Conditional Use is located.
The Zoning Ordinance intends to "promote the most appropriate and orderly development of the residential,
business, industrial, public land, and public areas." Since municipal utilities will not be available to this site, a
golf course is the most appropriate use of the llrooertv at, this time.
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d. The use will not have undue adverse impacts on governmental facilities, services, or improvements
which are either existing or proposed.
The grading of the site will not have adverse impacts on governmental facilities, services or improvements.
During excavation and filling, the applicant will be responsible for maintaining the condition of the adjacent
roads.
e. The use will not have undue adverse impacts on the use and enjoyment of properties in close
proximity to the conditional use.
The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity,
provided all conditions of approval are met. During the filling and excavation of the golf course, the applicant
will be responsible for maintaining the condition of the adjacent roads and implementing appropriate erosion
control measures to protect against off-site impacts.
f. The use is subject to the design and other requirements of site and landscape plans prepared by or
under the direction of a professional landscape architect, or civil engineer registered in the State of
Minnesota, approved by the City Council and incorporated as part of the conditions imposed on the
use by the City Council.
A registered landscape architect prepared the site and landscape plan.
g. The use is subject to drainage and utility plans prepared by a professional civil engineer registered in
the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes,
power, telephone and cable lines, natural gas mains, and other service facilities. The plans shall be
included as part of the conditions set forth in the CUP approved by the City Council.
A civil engineer prepared the drainage and utility plans.
h. The use is subject to such other additional conditions which the City Council may find necessary to
protect the general welfare, public safety and neighborhood character. Such additional conditions
may be imposed in those situations where the other dimensional standards, performance
standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives
contained in subsection 1108.202. In these circumstances, the City Council may impose
restrictions and conditions on the CUP which are more stringent than those set forth in the
Ordinance and which are consistent with the general conditions above. The additional conditions
shall be set forth in the CUP approved by the City Council.
Additional conditions to ensure the protection of the general health, safety and welfare of the public are
included as part of the CUP. Furthermore, the City Council may add conditions that are necessary to protect
public safety and neighborhood character.
3. The Conditional Use Permit is hereby approved on the properly legally described as follows:
The South 11, of the Southwest Y. of Section 28, Township 115, Range 22.
And
That part of the South Half of the Southeast Quarter of Section 29, Township 115, Range 22, Scott County,
Minnesota described as follows:
Commencing at the southeast corner of said South Half of the Southeast Quarter; thence South 89 degrees
55 minutes 00 seconds West assumed bearing along the south line of said Southeast Quarter a distance of
927.34 feet to the southwest corner of Registered Land Survey No. 152, Scott County, Minnesota the point
of beginning of the land to be described; thence continuing South 89 degrees 55 minutes 00 seconds West
along said south line a distance of 642.14 feet; thence North 00 degrees 45 minutes 00 seconds West a
distance of 690.97 feet; thence South 89 degrees 49 minutes 00 seconds East a distance of 647.77 feet
more or less to the west line of said Registered Land Survey No. 152; thence southerly along said west line
a distance of 687.91 feet to the point of beginning.
And
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Page 2
That part of the North Half of the Northeast Quarter of Section 32, Township 115, Range 22, Scott County,
Minnesota and that part of Government Lots 2 and 3, of said Section 32, described as follows:
Commencing at the northeast comer of said North Half of the Northeast Quarter; thence South 89 degrees
55 minutes 00 seconds West assumed bearing along the north line of said Northeast Quarter a distance of
912.67 feet to the northwest corner of Registered Land Survey No. 153, Scott County, Minnesota, the point
of beginning of the land to be described; thence South 00 degrees 30 minutes 02 seconds East along the
west line of said Registered Land Survey No. 153, a distance of 1335.36 feet to the south line of said North
Half of the Northeast Quarter; thence North 89 degrees 56 minutes 58 seconds West along said south line
the same being a north line of said Registered Land Survey, a distance of 55.13 feet of the west line of said
Registered Land Survey No. 153; thence South 00 degrees 31 minutes 00 seconds East along said west
line a distance of 187.39 feet; thence North 89 degrees 50 minutes 55 seconds West a distance of 50.00
feet; thence North 00 degrees 31 minutes 00 seconds East a distance of 90.00 feet; thence North 89
degrees 50 minutes 55 seconds West a distance of 342.70 feet; thence North 03 degrees 51 minutes 02
seconds West a distance of 40.06 feet; thence South 89 degrees 49 minutes 00 seconds East a distance of
94.67 feet; thence North 00 degrees 31 minutes 00 seconds East a distance of 403.01 feet; thence North 89
degrees 49 minutes 00 seconds West a distance of 324.28 feet; thence North 00 degrees 31 minutes 00
seconds East a distance of 987.00 feet to the north line of said Northeast Quarter; thence North 89 degrees
55 minutes 00 seconds East along said north line a distance of 656.81 feet to the point of beginning.
Together with that part of Government Lots 2 and 3, Section 32, Township 115, Range 22, Scott County,
Minnesota described as follows:
Commencing at the northeast corner of said Section 32; thence on an assumed bearing of South 89
degrees 55 minutes 00 seconds West along the north line of said Section 32, a distance of 944.10 feet;
thence South 00 degrees 31 minutes 00 seconds West a distance of 1392.55 feet to a point hereinafter
referred to as Point "A"; thence continuing South 00 degrees 31 minutes 00 seconds West a distance of
926.15 feet to the intersection with the southeasterly extension of the northerly line of the plat of HOWARD
LAKE ESTATES, Scott County, Minnesota; thence North 44 degrees 24 minutes 36 seconds West along
said southeasterly extension a distance of 3.07 feet to the northeasterly corner of said plat; thence
continuing North 44 degrees 24 minutes 36 seconds West along the northerly line of said plat a distance of
133.65 feet; thence North 50 degrees 10 minutes 49 seconds West along the northerly line of said plat a
distance of 127.78 feet; thence North 61 degrees 12 minutes 26 seconds West along the northerly line of
said plat a distance of 242.14 feet; thence North 66 degrees 25 minutes 24 seconds West along the
northerly line of said plat a distance of 132.50 feet, to a point hereinafter referred to as Point "B"; thence
North 24 degrees 03 minutes 00 seconds East a distance of 240.00 feet to the point of beginning of the land
to be described; thence continuing North 24 degrees 03 minutes 00 seconds East a distance of 81.60 feet;
thence along a tangential curve concave to the west, having a central angle of 23 degrees 02 minutes 56
seconds, a radius of 241.54 feet, an arc length of 97.17 feet; thence South 79 degrees 25 minutes 39
seconds East a distance of 388.06 feet to a point on a line drawn South 00 degrees 31 minutes 00 seconds
West from the aforementioned Point "A", said point distant 260.31 feet southerly of said Point "A"; thence
South 00 degrees 31 minutes 00 seconds West a distance of 139.69 feet; thence South 50 degrees 16
minutes 34 seconds West a distance of 70.00 feet to the intersection with a line drawn South 77 degrees 08
minutes 20 seconds East from the point of beginning; thence North 77 degrees 08 minutes 20 seconds
West a distance of 390.35 feet to the point of beginning.
Together with and subject to an easement for roadway purposes over that part of said Government Lots 2
and 3 described as follows:
A strip of land 50.00 feet in width lying 15.00 feet westerly and 35.00 feet easterly of the following described
line and its northerly and southerly extensions.
Commencing at the northeast corner of said Section 32; thence on an assumed bearing of South 89
degrees 55 minutes 00 seconds West along the north line of said Section 32, a distance of 944.10 feet;
thence South 00 degrees 31 minutes 00 seconds West a distance of 1392.66 feet to a point hereinafter
referred to as Point "A"; thence continuing South 00 degrees 31 minutes 00 seconds West a distance of
926.15 feet more or less to the intersection with the southeasterly extension of the northerly line of the plat
of HOWARD LAKE ESTATES, Scott County, Minnesota; thence North 44 degrees 24 minutes 36 seconds
1:103 filesl03 cup'slmystic lake golf clublcc res.doc Page 3
West along said southeasterly extension a distance of 3.07 feet to the northeasterly corner of said plat;
thence continuing North 44 degrees 24 minutes 36 seconds West along the northerly line of said plat a
distance of 133.65 feet; thence North 50 degrees 10 minutes 49 seconds West along the northerly line of
said plat a distance of 127.78 feet; thence North 61 degrees 12 minutes 26 seconds West along the
northerly line of said plat a distance of 242.14 feet; thence North 66 degrees 25 minutes 24 seconds West
along the northerly line of said plat a distance of 132.50 feet to the point of beginning of the line to be
described; thence North 24 degrees 03 minutes 00 seconds East a distance of 321.60 feet; thence along a
tangential curve concave to the west, having a radius of 241.54 feet, a central angle of 27 degrees 54
minutes 02 seconds, an arc length of 117.62 feet; thence North 03 degrees 51 minutes 02 seconds West
tangent to the last described curve a distance of 170.09 feet to the intersection with a line drawn North 89
degrees 50 minutes 55 seconds West from the aforementioned Point "A", and there terminating.
Also together with
That part of Government Lots 2 and 3, Section 32, Township 115, Range 22, Scott County, Minnesota
described as follows:
Commencing at the northeast corner of said Section 32; thence on an assumed bearing of South 89
degrees 55 minutes 00 seconds west along the north line of said Section 32, a distance of 944.10 feet;
thence South 00 degrees 31 minutes 00 seconds West a distance of 1792.66 feet to the point of beginning
of the land to be described; thence continuing South 00 degrees 31 minutes 00 seconds West a distance of
526.15 feet to the intersection with southeasterly extension of the northerly line of the plat of HOWARD
LAKE ESTATES, Scott County, Minnesota; thence North 44 degrees 24 minutes 36 seconds West along
said southeasterly extension a distance of 3.07 feet to the northeasterly corner of said plat; thence
continuing North 44 degrees 24 minutes 36 seconds West along the northerly line of said plat a distance of
133.65 feet; thence North 50 degrees 10 minutes 49 seconds West along the northerly line of said plat a
distance of 127.78 feet; thence North 61 degrees 12 minutes 26 seconds West along the northerly line of
said plat a distance of 150.14 feet, to its intersection with a line drawn South 50 degrees 16 minutes 34
seconds West from the point of beginning; thence North 50 degrees 16 minutes 34 seconds East a distance
of 429.24 feet to the point of beginning.
And
That part of Government Lots 2 and 3, Section 32, Township 115, Range 22, Scott County, Minnesota
described as follows: Commencing at the Northeast corner of said Section 32; thence on an assumed
bearing of South 89 degrees 55 minutes 00 seconds West along the North line of said Section 32, a
distance of 944.10 feet; thence South 00 degrees 31 minutes 00 seconds West a distance of 1,392.66 feet
to a point hereinafter referred to as Point "A"; thence continuing South 00 degrees 31 minutes 00 seconds
West a distance of 926.15 feet more or less to the intersection with Southeasterly extension of the Northerly
line of the Plat of HOWARD LAKE ESTATES, Scott County, Minnesota; thence North 44 degrees 24
minutes 36 seconds West along said Southeasterly extension a distance of 3.07 feet to the Northeasterly
corner of said plat; thence continuing North 44 degrees 24 minutes 36 seconds West along the Northerly
line of said plat a distance of 133.65 feet; thence North 50 degrees 10 minutes 49 seconds West along the
Northerly line of said plat a distance of 127.78 feet; thence North 61 degrees 12 minutes 26 seconds West
along the Northerly line of said plat a distance of 242.14 feet; thence North 66 degrees 25 minutes 24
seconds West along the Northerly line of said plat a distance of 132.50 feet to a point hereinafter referred to
as Point "B"; thence North 24 degrees 03 minutes 00 seconds East a distance of 321.60 feet; thence along
a tangential curve concave to the West, having a central angle of 23 degrees 02 minutes 56 seconds, a
radius of 241.54 feet, an arc length of 97.17 feet to the point of beginning of the land to be described;
thence continuing Northerly along said last described curve a central angle of 4 degrees 51 minutes 06
seconds, an arc length of 20.45 feet; thence North 03 degrees 51 minutes 02 seconds West tangent to the
last described curve a distance of 129.99 feet to an intersection with a line drawn parallel with and distant
40.00 feet Southerly of a line drawn North 89 degrees 50 minutes 55 seconds West from the
aforementioned Point "A"; thence South 89 degrees 50 minutes 55 seconds East a distance of 342.70 feet;
thence South 00 degrees 31 minutes 00 seconds West a distance of 90.00 feet; thence South 89 degrees
50 minutes 55 seconds East a distance of 50.00 feet, to a point on a line drawn South 00 degrees 31
minutes 00 seconds West from the aforementioned Point "A"; said point distant 130.00 feet Southerly of
1:103 filesl03 cup'slmystic lake golf clublcc res.doc Page 4
said Point "A"; thence South 00 degrees 31 minutes 00 seconds West a distance of 130.31 feet to the
intersection with a line drawn South 79 degrees 25 minutes 39 seconds East from the point of beginning;
thence North 79 degrees 25 minutes 39 seconds West a distance of 388.06 feet to the point of beginning.
TOGETHER with and subject to an easement for roadway purposes over that part of Government Lots 2
and 3, Section 32, Township 115, Range 22, Scott County, Minnesota described as follows: A strip of land
50.00 feet in width lying 15.00 feet Westerly and 35.00 feet Easterly of the fOllowing described line:
Beginning at the aforementioned Point "B"; thence North 24 degrees 03 minutes 00 seconds East a
distance of 321.60 feet; thence along a tangential curve concave to the West, having a central angle of 27
degrees 54 minutes 02 seconds, a radius of 241.54 feet an arc length of 117.62 feet; thence North 3
degrees 51 minutes 02 seconds West tangent to the last described curve a distance of 170.09 feet to the
intersection with a line drawn North 89 degrees 50 minutes 55 seconds West from the aforementioned Point
"A", and there terminating.
4. The Conditional Use Permit is hereby approved subject to the following conditions:
a. Excavation and grading must be done according to the approved plans.
b. Submit impervious surface coverage for the portion of the site within the Howard Lake Shoreland Overlay
District.
c. Submit an inventory of significant trees pursuant to Sections 1107.2105 and 1107.2106 of the Zoning
Ordinance so mitigation can be accurately calculated.
d. Install tree protection fencing at the drip line of all preserved trees to protect the root system prior to the
commencement of grading on the site.
e, Submit a letter of credit in the amount of 125 percent of the estimated cost to furnish and plant replacement
trees.
f. Revise the landscape plan to include a minimum of 25 percent of the required 138 trees to be coniferous
and at least 10 percent of the required deciduous plantings to be 3.5 caliper inches.
g. Obtain building permits prior to relocating the existing clubhouse and constructing shelters within the City of
Prior Lake.
h. Revise the plans to indicate the OHW of DNR Public Water #70-80P is 945.2'.
i. Quantify proposed fill below the OHW of DNR Public Water #70-80P. Grading or filling below the OHW
requires a DNR Work in Public Waters permit.
j. Obtain a permit for proposed dredging in DNR Public Water #70-80P.
k. Provide information for the DNR concerning the hydrology of the stormwater ponds.
I. Indicate Riprap quantities for all storm sewer outfalls per MnDOT Plate 3133.
m. Revise the plans to indicate that the last 3 joints of all storm sewer pipes are tied.
n. Provide a detail of the sluice gate located in the northwest comer of pond GC20.
o. Verify the information in Item 6 of the Pond Outlet Structure table detail on sheet 3.09.
p. Reroute the storm sewer from structure 12 to structure 10 through the regional treatment basin.
q. Illustrate the emergency overflow from pond GC12 on the plan.
r. Obtain an Excavating and Filling Permit. The permit fee is $2,379.00.
s. Provide a certificate of insurance from the grading contractor listing the City of Prior Lake as additional
insured prior to the issuance of a grading permit.
t. Prior to commencing work on the site, the applicant must obtain a permit from any other agency as
required. Copies of the approved permit must be submitted to the City.
u. Gravel clean up as a result of spills or general transportation of gravel on any public road shall be the
responsibility of the applicant.
1:103 filesl03 cup'slmystic lake golf c1ublcc res,doc
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v. Watering for dust control shall be done on an as needed basis or within 24 hours written notice from the
City. Such notice shall be transmitted by facsimile to the applicant. Dust control includes the entire project
area and is not limited to roadways. Water for dust control shall be provided from an off-site source.
w. The CUP is valid for one year, but is revocable at any time for noncompliance with any condition contained
herein. At the expiration of its one (1) year term, the property owner may make application to the City to
renew the CUP. The initial approval of this CUP does not create any right, in law or equity, to the renewal
thereof. Any renewal of the CUP is subject to City Council approval and is to include any information as
requested by City staff or the City Council that would aid the City Council in determining whether the
excavation activities conducted pursuant to this CUP created any adverse impacts to the health, safety or
welfare of the City or its residents.
CONCLUSION
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Based upon the Findings set forth above, the City Council hereby grants a Conditional Use Permit to allow grading
and excavation as shown on Exhibit A. The contents of Planning Case File #03-092 is hereby entered into and
made a part of the public record and the record of the decision for this case.
Passed and adopted this 15th day of September, 2003.
YES NO
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
i
;1
{Seal}
Frank Boyles, City Manager
1:103 filesl03 cup'slmystic lake golf clublcc res,doc
Page 6
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Engineering Department
MEMORANDUM
City of Prior Lake
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372
(952) 447-9830
(952) 447-4263 (FAX)
FROM:
Jane Kansier, Planning Coordinator
/ j, I,
Sue McDermott, City Engineer?; (" \
Bud Osmundson, Director of Public Works
TO:
CC:
DATE:
August 28, 2003
RE:
Mystic Lake Golf Course, Conditional Use Permit
City Project #03-44
As requested, we have reviewed the Mystic Lake Golf Course conditional use pennit submittal
dated August 8, 2003 and have the following comments:
Wetland Conservation Act Review
1. The Mystic Lake Golf Course project includes a total of6.8 acres of wetland impact.
This impact is primarily in the form of reshaping, filing, and/or moving existing water
hazards, Of this amount, 3.43 acres of wetland impact is subject to the Wetland
Conservation Act, Mitigation is proposed through a combination of 1.45 acres ofNWC
from a wetland banking site, 5.35- acres ofNWC from an off-site restoration, and 4.46
acres of on-site Public Value Credit from the creation of water hazards,
2. A Wetland Replacement Plan application was submitted to the City on August 8, 2003.
This application was initially determined to be incomplete, However, the applicant has
submitted the necessary information and the WCA Notice of Application has been sent
out. The 30-day public review period will end September 29, 2003,
Hvdrolol!:iclHvdraulic. Water Oualitv. and Gradinl!: Comments
1. Please indicate Riprap quantities for all storm sewer outfalls per MnDOT plate 3133,
2, Please indicate on the plan that the last 3 joints of all storm sewer pipes shall be tied,
3. Please include a detail of the sluice gate located in the north-west comer of pond GC20.
G:IPROJECTS'2003\44mysticgoll\PLAN REVIEW MEMO,doc
.
4, Please verify the information in Item 6 of the Pond Outlet Structures table detail on sheet
3,09,
5. The storm sewer from structure 12 to structure 10 should be rerouted through the regional
treatment basin. This area is outside of the city's jurisdiction but because of the areas
proximity to the Eagle Creek Sub Station the water should be treated prior to discharging
into the protected wetland. This issue has been discussed with the project engineer and it
is anticipated that this will be changed on the next plan,
6, The emergency overflow from pond GCI2 should be illustrated on the plan, This issue
has been discussed with the project engineer and it is anticipated that this will be changed
on the next plan.
Gradinl! Permit ReQuirements
1. A grading plan review fee has been submitted for 540,000 CY of material in the amount
of$648.75, A grading permit fee is also required in the amount of$2,379.00 ($919
for the first 100,000 cubic yards, plus $7,25 for each additional 10,000 cubic yards).
2, Complete the City's Excavating and Filling Permit application (attached),
3. Provide a certificate of insurance from the grading contractor listing the City of Prior
Lake as additional insured.
G:\PROJECTS\2003\44mysticgoIflPLAN REVIEW MEMO,doc
/
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,
I have reviewed the attached proposed request (Mystic Lake Golf Club) for the
following:
Water I City Code Grading
Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric Roads/Access
Policy
Septic System Gas t/ Building Code
Erosion Control Other
Recommendation:
Approval
Denial
/' Conditional Approval
Comments: . (
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Signed:
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Date:
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Please return any comments by Friday. AUQust 29. 2003, to
Jane Kansier, DRC Coordinator
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447-9812
Fax: (952) 447-4245
e-mail: jkansier@cityofpriarlake.com
1:103 filesl03 cup's\mystic lake golf clublreferral.doc
Page 2
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Cynthia Kirchoff
Subject:
.
FW; SMSC Mystic Lake Golf Club CUP
Thank you for sending over the materials
site of the former Lone Pine Golf Club.
plans I reviewed:
relative to the Mystic Lake Golf Club CUP at the
I have the following observations/comments on the
These comments only pertain to those portions of the project on Fee land, not on Trust
land.
Will the existing irrigation well be used for the new course? If the resultant new course
requires more irrigation water than currently under permit, alternative sources will have
to be found, ie. Franconia-Ironton-Galesville aquifer, surficial aquifer, storrnwater
p'onds. Additional appropriation from the Prairie du Chien -Jordan aquifer will likely be
looked upon unfavorably.
The large wetland north and west of the existing golf course is DNR Public Water #70-BOP.
The Ordinary High Water Elevation (OHW) was recently determined to be elevation 945.2',
Sheet 2.01 indicates the
OHW is 945.3. This should be amended to reflect the 945.2' OHW.
The fill below the OHW of DNR Wetland #70-80P needs to be quantified.
If there is any grading or filling below the OHW, a DNR Work in Public Waters permit will
be necessary.
There are a lot of ponds depicted on the plans. Will they be dug below
water table or will stormwater provide the hydrology? I am curious
about how the hydrology of the ponds will be maintained.
Sheet 2.01 also has a cross section entitled Shoreline Stabilization and Lake inlet
Detail. I am curious what that is about, and where on the project it is proposed.
Sheet 3.03 depicts three areas of proposed dredging. If these are in the DNR wetland, it
will require a permit, along with justification.
Sheet 3.04 indicates a 500 gallon per minute well. Is this existing
or proposed new well? Appropriation of groundwater or surface water in excess of 10,000
gallons per day or one million gallons per year
requires a DNR water appropriation permit, There is a permit issued to
SMSC for the existing golf course.
Please ask the SMSC to address the questions I raised above.
Michael Whitt on this e-mail.
I copied
Pat Lynch
DNR South Metro Area Hydrologist
phone 651,772.7917
fax 651.772.7977
pat.lynch@dnr.state.mn.us
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sceTT CeUNTY PUBLIC WORKS DIVISION
HIGHWAY DEPARTMENT, 600 COUNTRY TRAIL EAST. JORDAN, MN 55352-9339
(952) 496-8346, Fax: (952) 496-8365. www.co,scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
BRADLEY J. LARSON
COUNTY HIGHWAY ENGINEER
September 5, 2003
Jane Kansier
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: CUP - SMSC Mystic Lake Golf Club
CSAH 82
Dear Jane:
We have reviewed the conditional use pennit and offer the following comments:
. The County is planning to reconstruct CSAH 82 to a four-lane divided roadway in 2004-2005, The right-of-
way corridor needed for the reconstruction of CSAH 82 should be clearly identified on all of the plans.
. As part of the road reconstruction project we have identified a need for stonnwater ponding in this area, We are
currently exploring a regional stonnwater solution with the SMSC.
. No ponding, benning, landscaping, or signage should be placed in the right-of-way that is needed for the
expansion of CSAH 82. It appears that some benning and landscaping may be located in the expanded right-of-
way corridor,
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me,
Sincerely,
~:;2.
Craig Jenson
Transportation Planner
Email: Sue McDermott. City Engineer
.
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