4 - Preliminary Plat of the RV Resort Village at the Preserve

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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 July Planning and Zoning meeting. Due to the discussion there,most of the background and ordinance information is omitted from this report. Please refer to the July report,if needed,for that information. Staff Findings: The Staff provides the following findings for the Planning Commission's consideration: 1. The land is properly zoned for the proposed use as it is zoned Agriculture and is located within the Recreational Vehicle Resort Overlay District.The land on the western portion of the property is suitable in its natural state for the intended purpose with minimal alteration required the proposed building areas as the land does not contain steep slopes, wetlands,or other natural features that would severely constrain the development of that portion of the property. Land in the eastern portion of the property contains more slopes and will require significantly more grading to accommodate the proposed units, however,the development is located outside of the steepest slopes and the wetland area. 2. The property is currently undeveloped and surrounds a property in the eastern portion that currently contains a dwelling and related structures. 3. The applicant proposes to treat all sewage on-site with a sewage treatment facility area and two subsurface treatment areas. 4. The proposed plat does not include provisions for water-based recreation as the property is not adjacent to a water body. 5. Section 6.3 of the Ordinance(Recreational Vehicle Resort Overlay District)requires that each recreational vehicle site have a minimum of 5,000 square feet designated for each unit. Each site within the proposed plat meets this minimum requirement, with some exceeding this size. 6. All of the recreational vehicle sites are accessible via proposed private drives within the development. These private drives access Hurtig Road at two points on the western portion of the property. 7. The proposed layout of the properties is compatible with the layout of adjacent properties and will not constrain the future development of adjoining properties. The property is bounded by State Highway 371 to the east and Hurtig Road to the west. The proposal does not contain any provisions that would hinder development on adjoining properties to the north or the south. 8. The proposed recreational vehicle lots are at consistent angles to the proposed roadways within the developments. There are no unnecessary bends or jogs in the proposed lot lines. 9. Proposed common buildings and facilities will be located on commonly owned property within the development. 10. The proposed development maintains a 5o-foot buffer along all property boundaries. Planning Commission Direction: The Commission can recommend approval of the preliminary plat, recommend denial, or table the request if additional information is needed. If the recommendation is for approval or denial,findings of fact should be cited. City of Pequot Lakes Staff Report 3-1 August 17,2006