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COMPOSITE REPORT -Page 3 Application No. CUP 1493 paved to a point 100 feet west of Hoffman House Lane, and graveled to a point about 700 feet west of the pavement edge. The initial loading/staging area would be near the end of the gravel driveway. The extraction is proposed to be completed in 10 phases from east to west(see Exhibit C). Topsoil and overburden from the first phase would be used to create a 2-3 foot seeded berm along the southeasterly property line for erosion control purposes. The property would be reclaimed in phases. Exhibit D shows the final elevations upon reclamation, which would include a stormwater retention pond. Reclamation will be for a future commercial/industrial building site as part of the East Metro Business Park. D. The Town of Burke Land Use Plan identifies this area as an Agricultural/Transitional district which is "suitable for possible future development." The town plan also has standards for mineral extraction operations which"discourage urban development within 600 feet of these sites" and "require owner/operator to provide and maintain good roads to quarries." E. The County Parks and Open Space Plan includes Token Creek within the extensive Cherokee Marsh Resource Area. The Lake Mendota Priority Watershed Plan encompasses a large area including the subject property. Both plans advocate protection against of water resources in this area, including Token Creek. F. Staff has completed a review of this proposal against the six standards for granting a CUP in S. 10.255(2)(h). The standards, along with the issues the proposal raises, are summarized as follows: 1. That the conditional use will not endanger the public health, safety, welfare. Erosion control will be very important given the slope of the site and the relative proximity to Token Creek. An erosion control plan will be required, and that plan will likely require that soil loss be reduced below current conditions. Dust control will also be important given this resource, the high elevation and openness of the site, and prevailing winds relative to development. The entire site should be sprayed as necessary. The applicant proposes to store bulk fuel on site, at least during peak periods. Staff has a call in to the Department of Commerce, which regulates fuel storage and dispensing in Wisconsin, regarding the rules and health and safety implications of on-site fuel storage. 2. That uses, values, and enjoyment of other properties in the neighborhood will not be impaired by the conditional use. The surrounding area is predominantly zoned C-2 or M-1, and includes existing and proposed highway-oriented commercial and light industrial development. A temporary extraction operation, if conducted properly, should not impair these uses. The site will, however, be visible from properties to the southeast, and from USH 51 and I-90/94. Initially, staff suggested berming on the southeast edge of the site, but after a site visit recognizes that berming would do very little to block the operation given elevation changes. The existing tree line along this southeast edge should, however, be retained.