02-20-2002 Planning Commission Meeting

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STAFF REPORT Application: Preliminary Plat of The Ridge Applicant: NWT LP Background Information: NWT LP owns and is seeking to subdivide a 26.2-acre parcel of property into nine commercial lots. The property is located along Highway 371 approximately one mile north of the Pequot Lakes downtown. The zoning of this property is currently in question. It was zoned Forestry prior to annexation to the City of Pequot Lakes. A motion to zone the property Commercial was approved by the City Council during the annexation proceedings. There were no findings of fact included with this motion to support the Council's actions and there was no public hearing and/or public notification done indicating that the property was going to be zoned Commercial. The current City Attorney has recommended that we undertake the process of zoning this property and other properties annexed at the same time to ensure that the zoning classification is properly established. For the sake of processing this application, we will proceed under the assumption that the property will be zoned Commercial. Note,this does not indicate that your Staff believes the property is, should be or ultimately will be zoned Commercial. Applicable Statutes: Section 140 deals with subdivisions. Subpart `B" list the submittal items required for a preliminary plat including existing features and proposed layout. Subpart "D" discusses minimum design standards. These include the following (only applicable standards listed): 1. The land shall be properly zoned and suitable in its natural state for the intended purpose with minimal alteration. Land subject to flooding, land below the ordinary high water mark, wetlands, areas with high water table, bluffs or land containing other significant constraint(s) upon future intended usage, shall not be considered in the minimum size of the lot. The suitability analysis for each lot shall also consider soil and rock formations with severe limitations for development, severe erosion potential, steep topography, inadequate water supply or sewage treatment capabilities, nearshore aquatic conditions unsuitable for water-based recreation, important fish and wildlife habitat, presence of significant historic sites, or any other feature of the natural land likely to be harmful to the health, safety, or welfare of future residents of the proposed subdivision or of the community. 2. Each lot shall have a minimum contiguous lawn area that is free of limiting factors sufficient for the construction of two standard soil treatment sewage systems. New lots requiring mound systems or holding tanks shall not be allowed.