Consider the Natural Resources Aspects of a Site Plan for a Parking Lot Expansion at 7900 Riverdale Drive (Project No. 25-102); Case of Pleasureland RV

The City has received a Land Use Application from Pleasureland RV Center - North Metro (the "Applicant") for a proposed parking lot expansion at 7900 Riverdale Drive NW (the "Subject Property").  Part of this project also includes connecting the building to the City's sanitary sewer and municipal water systems.  If the Subject Property did not abut land with existing residential uses, this would have qualified for an Administrative Site Plan review.

Project Overview and Background Information
The Applicant actually owns land on both sides of Riverdale (7900 and 7945 Riverdale Drive). The proposed improvements are all on the parcel along the south side of Riverdale Drive.  The Subject Property is approximately 6.84 acres in size and is zoned B-3 Regional Business District.  The parcels to the east, west, and north are all also zoned B-3.  The parcels abutting the Subject Property to the south are zoned R-1A Single Family Residential.  Motor vehicle sales and showrooms and rental are a Conditional Use in this zoning district.  However, the use existed on the Subject Property prior to the most recent zoning code overhaul and thus, the use is considered lawful, nonconforming. 

The western quarter or so of the Subject Property is vacant, pervious land.  The Applicant is proposing to expand their parking lot west to accommodate additional inventory.  As part of this project, the Applicant will be abandoning their septic system and connecting to the City's sanitary sewer system.  Additionally, while the Applicant intends to retain their well for irrigation purposes, the building will also be connected to the City's municipal water system.

Existing Natural Resources Information
The City's Natural Resources Inventory (NRI) does not identify any native plant communities on the Subject Property.  Furthermore, per the Minnesota Land Cover Classification System (MLCCS), the Subject Property is classified as 'Urban with Little Vegetative Cover'.  Finally, there are no wetlands or floodplain on the Subject Property either.

Tree Inventory and Preservation Plan
The only trees on the Subject Property were installed when the site was originally developed.  None of the plantings were installed in the westernmost quadrant of the Subject Property (the plantings only extended as far west as the existing parking area).  Therefore, a tree inventory and preservation plan is not required for this project.

Landscape Plan
The Applicant is proposing to continue with the existing pattern of landscaping along the northern boundary of the Subject Property.  This includes alternating silver maples and clusters of juniper shrubs.  Along the western boundary of the Subject Property, they are proposing Norway spruces, interspersed with pairs of juniper shrubs.  Along the southern boundary, where, due to existing residential uses to the south, a bufferyard is required, the Applicant is proposing a mixture of Norway spruce, silver maple, concolor fir, and groupings of juniper shrubs.  The minimum required width of the bufferyard is forty (40) feet, with an additional thirty percent (30%) of plantings in this area.  The plans do satisfy the bufferyard (and general landscaping) requirements.  Staff has recommended utilizing a different shrub species in the bufferyard, as the Andorra juniper does not typically get much taller than two (2) feet.  Furthermore, it appears that the labeling for the juniper shrub has a typo, which Staff has requested to be corrected (shows the size of the shrubs as 2.5" rather than 24" in height or width, depending on the species' growth characteristics).  Otherwise, the Landscape Plan is generally acceptable.

RV Dump Station
There is currently an RV dump station near the southeastern corner of the parking lot on the Subject Property.  This dump station is currently connected to the septic system.  However, since the septic system is being abandoned, the Applicant is proposing to connect the RV dump station to the sanitary sewer as part of this project.  The City's Utilities Supervisor is meeting with the Applicant to better understand how this system will work and what safeguards need to be in place to protect the City's sanitary sewer system.



  
 

All costs associated with this review are the Applicant's responsibility.

Staff recommends approval of the natural resources aspects of this project, contingent upon compliance with Staff's review comments.

Motion to recommend approval of the natural resources aspects of the Site Plan.