06.01 - 06.04 - RV Resort Village, Conditional Use Permit for Crafter Outlet Mall, Conditional Use Permit for Additional Signage, Rezonings

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2. The proposed use conforms to the Comprehensive Land Use Plan, which indicates that transient merchants augment the local community and can benefit the local community. The proposed use would provide a regulated and set space in which these merchants can operate. 3. The proposed use, with conditions, would be compatible with the existing neighborhood. Adjoining properties to the east and south are largely undeveloped with some commercial development to the north and some residential development on the west side of State Highway 371. 4. The proposed use would not be injurious to the public health, safety, or welfare as it would provide space for the operation of transient merchant operations. 5. The proposed use is unlikely to be injurious to the use and enjoyment of other properties in the immediate vicinity. Operations would be housed indoors and be primarily during the peak season months.Use during the off-season would be substantially diminished. 6. The proposed use should not impede the normal and orderly development and improvement of surrounding vacant properties. The subject property is bounded by State Highway 371 and the Paul Bunyan Trail, limiting its effects on the development and improvement on properties on either side of these routes. The development of the vacant property to the southwest would not be impeded by the proposed use. Access to the southwest property is not limited by the proposed development. 7. There are no additional public services or facilities required for the development of this property. 8. The applicant proposes to access this property from County Road 107 to the south, with the access road running parallel to the eastern property boundary. The proposed access point is slightly off-set from the point at which the property to the south (Evergreen) accesses County Road 107, but should not create traffic congestion or interference with traffic on the surrounding streets. 9. The applicant proposes to provide a total of 315 parking spaces for the proposed use,with 173 being permanent parking spaces, and the remaining 142 spaces being overflow parking spaces. It is Staff's opinion that the proposed use does not qualify as a typical retail establishment, which would require 480 parking spaces, and that the number of spaces provided would be adequate to serve the proposed use. 10. The proposed use is unlikely to produce noise, dust, or odors at a level that would constitute a nuisance outside of the normal activities related to the construction of the buildings on this site. The applicant has not indicated the location or type of lighting that will be used on the site, so it is unclear whether any nuisance would result from lighting. 11. The proposed use is contained in the northern part of the property, which is largely open and vegetated with grasses. The proposed use will not result in the destruction or removal or any scenic or historic sites of major significance. 12. The proposed use includes plans to maintain stormwater resulting from a 10-year, 24- hour storm event. The plan includes three stormwater ponds that would contain the volume of stormwater resulting from such an event. 13. The total impervious coverage for the proposed use is 39.7%, should a backage road be constructed as proposed by Mn/DOT. This number falls under the 50% that is allowed as the applicant has provided the requisite stormwater retention plan along with landscaping plans for the property. 14. The applicant has not indicated any plans for screening of the property. The site plan indicates that the existing vegetation along State Highway 371 would remain, but does not show any vegetation along any of the other property lines. 14084 Baxter Drive, Suite 7 Baxter, MN 56425 (218) 828-3064 www.communitygrowth.com