4 - Preliminary Plat for the RV Resort Village at the Preserve, Helbling

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STAFF REPORT Application: Preliminary Plat of the RV Resort Village at the Preserve 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, and a decision on the Preliminary Plat would also 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. The project requires a plat in addition to the accompanying conditional use permit application. Applicable Statutes: Section 9.4 discusses minimum design layout standards for subdivisions.These provisions include the following: 1. The land shall be properly zoned and suitable in its natural state for the intended purpose with minimal alteration required. Land subject to flooding, land below the ordinary high water mark,wetlands,areas with high water table,bluffs,lands with slopes exceeding 12% or land containing other significant constraint(s) upon future intended usage, shall not be considered in the minimum size of a lot. The suitability analysis for each lot shall also consider soil and rock formations with severe limitations for development, severe erosion potential, inadequate water supply or sewage treatment capabilities, near-shore aquatic conditions unsuitable for water-based recreation, important fish and wildlife habitat, presence of significant historic sights, 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. All non-conforming structures and uses shall be brought into conformity during the subdivision process, except as specifically waived by motion of the Planning Commission. 3. Each lot shall be adjacent to public sewer or shall have a minimum contiguous lawn area that is free of limiting factors sufficient for the construction of two standard soil treatment sewage systems. 4. Provisions for water-based recreation where near shore aquatic conditions are unsuitable for direct access. 5. Lot areas and dimensions shall conform to the requirements of the Zoning Ordinance, without variance. 6. Lot layouts shall be compatible with the existing layout of adjoining properties and/or shall not constrain the future development of adjacent properties if those properties were to be developed as per the Pequot Lakes Land Use and Subdivision Ordinance. 7. Side lot lines shall be substantially at right angles to straight road lines or radial to curved road lines, radial to lake or stream shores, and shall not contain bends or jogs unless topographic conditions necessitate a different arrangement. Existing structures shall not be construed to be a topographic condition. 8. Each lot shall have a minimum of 33 feet of frontage on a designated right of way. City of Pequot Lakes Staff Report 3-1 July 20,2006