4 - Conditional Use Permit for the RV Resort Village at the Preserve (continued), Helbling

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STAFF REPORT Application: Conditional Use Permit for the RV Resort Village at the Preserve(continuation) Applicant: Dan Helbling Background: This is a continuation from the June Planning and Zoning meeting. From a timing standpoint, this application has been frozen due to the review of the EAW. If the Planning Commission acts on the EAW,a decision on this CUP request would be possible. The applicant owns 54 acres of property along the west side of Highway 371 a little over two miles south of downtown Pequot Lakes. A 157 unit Recreational Vehicle (RV) Resort is proposed for the site. The access to the resort is proposed to be off of Hurtig Road. The property is zoned Agriculture (AG) and falls within the Recreation Vehicle Resort Overlay District. Recreational amenities, shared facilities, fenced storage, sewage treatment and stormwater management are proposed to be provided on site. This project requires a Conditional Use Permit. The standards for approval include those for a campground, which includes the provisions of a Planned Unit Development, as well as those contained in the Overlay District. Since March, we have discussed a number of issues that need to be resolved in order to act on the application. There were eight outstanding issues identified in the June staff report. Those issues have been addressed as follows: 1. Handling of Solid Waste. The applicant has provided a plan that indicates the location of solid waste collection sites. There is to be a solid waste collection site at each shelter/laundry facility and one at the dump station. A schematic of the refuse container is included in this report. 2. Signage. One external sign is proposed along Hurtig Road at the entrance to the resort. The location is shown on an attached schematic. The sign is going to look like the sign for the Preserve, a photo of which is attached. The sign will require a separate permit. 3. Grading in Block i at sites 16 through 18. A stormwater pond has been shown in this area but concerns were raised over the surrounding grading, construction, stormwater management and screening. Page 75 of the plans detail the grading, which can be done without impact to adjacent properties. The plan also shows the additional screening that is to be installed by the developer. The construction and retention capacity of the pond is made possible by the construction of the retaining wall. This can be seen on page 48, grading stations 7+50, 8+0o and 8+50. The proposed construction satisfies any concerns raised by the staff. 4. Grading in Block 2. Our staff reports since March have included concerns over grading within Block 2. The topography in this area is steep, specifically on Lots 11, 13, 14, 15, 16 and 17. Our concerns related to how the sites were to be constructed and how the stormwater was to be managed. Detailed grading plans have now been provided showing plan, profile and cross sections. A pond is shown on sheet 38, with corresponding cross sections shown on sheet 61 at Station 5+91.49. The construction includes a significant amount of grading and the construction of many feet of retaining wall. Sheets 38 and 39 detail the plan and profile for the road construction. Sheets 60 through 63 detail the cross sections, showing the grading and the construction of the retaining walls. 5. Storm Shelter. Requested information on the storm shelter construction has been provided. Detailed plans prepared by a Licensed Architect indicate that the facilities City of Pequot Lakes Staff Report 2-1 Ju1y 20,2006