Potential RV park for Manchester Township?
Red outlined portion is the parcel proposed for an RV Park, adjoining the Sharon and Bridgewater Township borders, on the east side of Parr Road in the northeast corner of Manchester Township.
In October 2018, The Doan Companies submitted a site plan review to Manchester Township for a proposed Recreational Vehicle (RV) resort, to be known as ‘Hidden Lakes’ RV Resort, including 173 RV campsites and 24 individual cabins, with clubhouse and proposed RV storage area, to be built on a 61-acre property (Parcel Number P -16-01-100-008), located on the east side of Parr Road, north of Gieske, just outside of the village limits. This property was previously a gravel pit, owned by the Doan Companies.
The owners requested a Conditional Use permit and preliminary site plan approval for its Phase One, and the request will be heard by the Manchester Township Planning Commission at its March 7 regular monthly meeting.
A subsequent special public hearing will be held on Thursday, March 21, at 7 pm, for the purpose of receiving public comment on the proposed conditional use development.
A report from township planners Carlisle-Wortman Associates, Inc., dated December 27, addressed several concerns regarding the initial site plan as submitted. First, the proposal includes the possibility of off season RV storage, which is considered a commercial use in what is currently zoned agricultural-residential. Some setback requirements also need to be addressed, as well as potential tree removal that might affect screening from neighboring properties.
Several other items noted by Carlisle-Wortman included parking clarification, emergency vehicle accessibility, landscaping, signage, and lighting.
One of the most important issues would be the need to extend utilities (specifically sewer and water) to the site. These services would need to be provided by the Village of Manchester, and the village and township have discussed the fact that current policy dictates both sewer and water would have to be provided together. However, the applicant has requested using a private water supply and acquiring sewer services from the Village.
Normally, sewer and water are only extended to properties within the village limits, which would require annexation. However, a 425 Agreement that has been discussed, is a legal agreement that would allow the village to provide specific services to a property within the township for new or expanded development; the two units of government could then share tax revenues resulting from such development. According to Jeff Wallace, Village Manager, these discussions have not culminated in any agreement as yet, and most recently, the developer requested if it could receive sewer services only, which is not acceptable to the village.
Other concerns would include police protection, which is not currently offered within the township. Also, development in the Growth Transition Area (areas surrounding the village) are recommended by Carlisle-Wortman to be be reviewed in light of the Joint Master Plan developed and agreed upon by the township and the village. Recent meetings of the Joint Planning Commission have not addressed these concerns and no future meetings are planned until April.
Adjacent to the former gravel pit, is the property of Bill Brinkman. Brinkman has his own concerns about the density of the project; as well the fact that no remediation has taken place on the gravel pit or on his own property, in the 15 years since the pit operations ceased. Currently, no bond exists at the township to cover the costs of remediation. He’s also concerned about campers trespassing onto his property. He is unhappy about the proposed project and says that if the township approves plans for an RV park, it may force him to sell his property, which is currently zoned for Mobile Home Park.
“If I sell, it would pretty much have to be to a developer who wants to build a mobile home park,” Brinkman explained. “And they could put 400 units on this property. I don’t think anyone–especially not the RV Park–would want that in this location. But that is how it’s zoned.”
Brinkman’s preference would be to combine the two parcels; re-zone his portion of the property back to Residential/Agricultural, and build an exclusive condominium development in the area, which currently includes two ponds. He would expand to a third on his site.
“I’ve been the Barney Fife of the gravel pit for 20 years,” he explains. “This property means a lot to me. I would not want to sell (my property) to a mobile home park developer, but if that’s what I’m forced to do, that’s what will happen. Some people might think that would be good for the community, and get more kids in the schools, but I don’t think it’s what the community needs.”
Written comments regarding the proposed development should be directed to Danell Proctor, Manchester Township Clerk, prior to the March 21 meeting.
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