PUBLIC HEARING: Consider a Site Plan for a Proposed Expansion of an Existing Parking Lot at 7900 Riverdale Drive NW (Project No. 25-102); Case of Pleasureland RV Center - North Metro

The City has received a Land Use Application from Pleasureland RV Center - North Metro (the "Applicant") for Site Plan review of a proposed parking lot expansion at 7900 Riverdale Drive NW (the "Subject Property").  If not for the fact that the Subject Property abuts existing residential uses to the south, this would have qualified for an Administrative Site Plan review. 

Project Overview
The Applicant's business operation is on both sides of Riverdale Drive.  The property on the north side of Riverdale Drive (7945 Riverdale Drive NW) serves as a display area for the Applicant's inventory and is not subject to this Land Use Application.  The Subject Property, which is on the south side of Riverdale Drive, also has display areas for their inventory, along with the main building (sales offices and service center), and RV dump station.  When the Subject Property was developed originally, the parking lot did not extend all the way to the Subject Property's western boundary.  This Site Plan proposes to not only expand the parking lot to near the western property boundary, but also to connect the building (and RV dump station) to the sanitary sewer system and municipal water.  Thus, as part of this project, the Applicant would be abandoning the septic system, but would retain the well for irrigation purposes.

Zoning and Land Use
The Subject Property is zoned B-3 Regional Business and is guided as Commercial in the 2040 Comprehensive Plan.  Motor vehicle sales and showrooms, along with motor vehicle repair, are considered Conditional Uses in this zoning district.  However, at the time this business began operations on the Subject Property, these were all Permitted Uses.  Since this business operation predates the change in zoning code, the business is considered lawful, nonconforming only because there is no CUP.  The surrounding properties to the north, east, and west of the Subject Property are all also zoned B-3 Regional Business, while the properties to the south are zoned R-1A Single Family Residential.  Likewise, the 2040 Comprehensive Plan guides the properties to the north, east, and west as Commercial, while the properties to the south are guided as Low Density Residential.

Landscaping
Currently, the existing landscaping (plantings) along the front and rear property boundaries stop at the western edge of the parking lot.  The Applicant is proposing to continue the landscaping pattern along the front property line to the western boundary (deciduous overstory trees with evergreen shrubs interspersed).  Along the western boundary, a combination of evergreen trees and evergreen shrubs is proposed.  Finally, along the southern boundary, a combination of evergreen trees, evergreen shrubs, and deciduous shade trees are proposed.  In addition to the plantings, the Applicant is also proposing to extend the existing vinyl, maintenance-free fence over to the southwest property corner.  The combination of plantings and the extension of the privacy fence satisfies the bufferyard standards.

Utilities
As part of this project, the Applicant will be abandoning their septic system and connecting the building and the RV dump station to the City's sanitary sewer system.  The City's Utilities Supervisor met the Applicant at the Subject Property to review the RV dump station just to ensure that connecting it to the sanitary sewer system would not result in unwanted or harmful debris entering the system.  Abandoning the septic system and connecting to the sanitary sewer system is supported, since the Subject Property is not only in a Drinking Water Supply Management Area (DWSMA), but also within a 10-year capture zone.  Additionally, the Applicant is exploring options to retain the private well not only for irrigation but potentially also for certain uses within the building.  

Parking Lot Expansion
This 'development' really consists of a simple parking lot expansion.  The Applicant is proposing to enlarge the parking lot by approximately 49,000 square feet to create additional display area.  The new parking area will consist of a bituminous (asphalt) surface surrounded by concrete curb and gutter.  A new storm sewer line will also be installed, connecting the new stormwater basin to the storm sewer line in Riverdale Drive.  There are no new accesses to Riverdale Drive proposed for this project.

Lighting
With the zoning code update last year, new lighting standards were adopted.  The Applicant is in the process of having a Photometric Plan developed, which will be submitted to City Staff as soon as it's available.  While there is lighting within the existing parking and maneuvering areas of the Subject Property, it is likely that at least one additional light pole will be needed for the new parking and maneuvering area.  Since there are existing residential uses within 200 feet of the Subject Property, light pole height will be limited to twenty (20) feet.  Per City Code Section 106-310 (Lighting), vehicle sales lots must have a minimum foot candle intensity of 1 (at ground level) and at the property lines shall not exceed an intensity of 0.5 foot candles. 

Alternatives
Alternative 1: Motion to recommend approval of the Site Plan.  The project appears to meet all standards in City Code (pending receipt of a Photometric Plan).  Additionally, this project will result in having another property connected to the sanitary sewer system rather than a septic system.  Staff support this alternative.

Alternative 2: Motion to recommend approval of the Site Plan with modifications.  This alternative would be based on discussion.

Alternative 3: Motion to deny the project.  As previously noted, the proposed improvements appear to comply with City Code (again, pending receipt of a Photometric Plan).  This project will result in the conversion of the Subject Property that is not only in a DWSMA, but also a 10-year capture zone, from utilizing a septic system to connecting to the City's sanitary sewer system.  Staff do not support this alternative. 

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

Motion to recommend City Council approve the Site Plan for the proposed parking lot expansion on the Subject Property.

Motion to recommend City Council approve the Site Plan for Pleasureland RV Center's proposed parking lot expansion, contingent upon compliance with Staff's review comments.