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Planning Commission approves conditional use permit for limited RV (park‑model) sales off Highway 10 after neighbor and MnDOT concerns
Summary
The Benton County Planning Commission approved Michael Schneider’s conditional use permit to sell up to six park‑model recreational vehicles from a B‑2 parcel off Burton Court NW (Hwy 10 area) with conditions including appointment‑only hours, restroom/septic before sales, and wetland avoidance; the motion passed 5–1 after neighbor objections and MnDOT safety comments.
The Benton County Planning Commission voted 5–1 on May 28, 2026 to grant a conditional use permit to Michael Schneider to sell park‑model recreational camping vehicles from a 3.85‑acre B‑2 parcel off Burton Court NW (near Highway 10), subject to development conditions intended to limit community impacts.
Roxanne Achman, planning staff, described the applicant’s plan to display up to six park models and place a small on‑site sales office separate from an existing storage shed. Michael Schneider said customers would meet by appointment only and that sales are intended to serve the proposed adjacent campground (Sunset Village); he said park models would be seasonal and that owners could move units out of the campground if they wish. The applicant told the commission he plans to install a septic tank because expected customer volumes are low and said he has not yet contacted MnDOT. He also reported finding a wetland on the south portion of the lot.
Neighbors raised concerns about traffic, road damage and loss of tree screening. Resident Megan Blommer asked the commission to consider the impact on the road and to require screening for adjacent residential properties. Christopher Knapton submitted a written comment opposing the CUP and wrote, “Allowing this type of business on a small residential cul‑de‑sac sets a concerning precedent and opens the door for other commercial businesses into rural neighborhoods throughout Benton County.” Watab Township Supervisor Julie Johnson submitted mixed comments (supporting that the use is allowed but noting access and road concerns and permitting issues).
MnDOT Principal Planner Tom Cruikshank provided technical comments and asked the applicant or county to provide expected trip‑generation rates, cautioned about complex traffic conflicts along this section of Highway 10, and noted that future corridor alternatives under study could restrict existing access at the CSAH 13/Burton Ct intersection. He wrote in part, “MnDOT would like the applicant or County to provide expected trip generation rates from this new use.”
Commissioners found the request met Sections 7.9.4(Y) and 11.6 of the Benton County Development Code and added site‑specific conditions. The commission amended the development conditions to require appointment‑only hours (Monday–Sunday, 8:00 a.m. to 6:00 p.m.), limit displays to no more than six park models, require a Minnesota vehicle dealers license be provided to Planning and Zoning before sales commence, require a portable restroom or septic and bathroom constructed before sales begin, place displays entirely on the lot (not in the right‑of‑way), prohibit sale of other vehicle types, require screening for outside storage and forbid use of the existing 54 ft x 77 ft storage structure for park‑model sales other than a restroom if constructed.
Warren Peschl moved to grant File #26‑134 with the amended conditions; Bruce Bonebright seconded. The motion carried 5‑in‑favor and 1‑in‑opposition. The minutes record the tally but do not identify the dissenting member by name.
Next steps: The applicant must obtain a Minnesota vehicle dealers license and the required land‑use and building permits before sales may commence; he must place restroom facilities or install a septic system and construct a bathroom as required by the conditions.
