Stearns County planning commission recommends approval for Lake Koronis shoreline wall replacement with conditions

The Stearns County Planning Commission on July 24 recommended approval of a conditional use permit to replace and largely reconstruct failing retaining walls and stabilize a steep bluff at 14933 Old Lake Road on Lake Koronis.

The request, filed by TDC Properties LLC of Shakopee, Minnesota, seeks authorization under Stearns County Land Use and Zoning Ordinance No. 439 (sections 10.20.14.d and 10.20.14.i) for “major shoreland alteration” including retaining walls over 4 feet in cumulative height in the shore impact zone. Staff told the commission the site has “approximately 26 feet of elevation change within 45 feet of the lake” and highly erodible soils; plans call for replacing the existing walls largely in place, about an 800-square-foot reduction in impervious surface and native vegetation plantings across much of the front of the walls.

County staff emphasized the engineering-driven nature of the proposal and the lack of viable non-structural alternatives. The staff report recommended five conditions and the commission added a sixth: the applicant must provide documentation addressing specific design limitations identified in the engineer’s report and meet suggested quality-assurance measures before the county board considers the permit.

Neighbors spoke at the public hearing. Greg Langlo, who said his family has owned property on the lake for nearly a century, praised the effort to stabilize the bank but asked about groundwater and whether the drainage would prevent slumping into the lake. The applicant’s engineer and the contractor described phased construction (working from right to left facing the lake), installation of drain tiles and rock as specified in the engineering details, and on-site adjustments where existing timbers and conditions require additional reinforcement. The applicant also said the deck will be removed, and the walls will be tied back to the foundation where needed to preserve basement access; the building itself is not proposed to be renovated.

The commission’s recommended conditions include: a financial guarantee (cash, escrow or letter of credit) at 125% of estimated costs (covering construction and vegetation establishment); county shoreline contractor licensing before work begins; redundant sediment control downslope of disturbance until stabilization; department notification within two days of project completion for inspection; completion of the native-planting plan by the following May (or county-approved alternative); and documentation from the applicant’s engineer that addresses the design limitations and quality-assurance items in the engineer’s report.

The commission voted in favor of recommending approval; the clerk recorded the motion as passing. Staff said the matter will be scheduled for the Stearns County Board on Aug. 12.

Although the county staff report noted a single neighbor inquiry before the hearing, commissioners and members of the public pressed the applicant and engineer on the absence of a full geotechnical (groundwater surcharge) study; both the contractor and staff said on-site adjustments and phasing would be used, and commissioners asked that any geotechnical issues identified be resolved before construction. The commission’s extra condition to address the engineer’s stated design limitations was offered in response to those concerns.

The applicant on the record: Robert Latham (contractor) and Subhash Thomas (property owner) provided their addresses and answered technical questions at the hearing. County staff present included an environmental services representative who outlined permit requirements and post-construction inspection timing.

The commission’s recommendation and appended conditions will be transmitted to the county board for final action on Aug. 12; the commission record shows the recommendation as approved for board consideration.