Consider Landscape Plan for a Proposed Expansion of Parking for Pleasureland RV (Project No. 18-129)

Pleasureland RV (the "Applicant") desires to expand the surface parking area of their property located at 7900 Riverdale Drive NW (the "Subject Property") to accommodate additional display area for their merchandise.  The Applicant has submitted civil engineering plans relating to drainage, grading, utilities, and landscaping (although no formal application has been received yet) for review by the City.

This project does not include a building expansion, it is just an expansion of pavement to accommodate more display area for the Applicant's merchandise.  The expansion area has approximately 1,060 linear feet, which requires at least twenty-one (21) new trees and thirty-five (35) new shrubs (1 tree per 50 linear feet and 1 shrub per 30 linear feet).  The plans presently propose eleven (11) new trees, split between the northern and southern lot lines, and no shrubs.

The Subject Property borders an existing residential parcel to the south, which triggers a bufferyard of at least fifty (50) feet and additional plantings.  This same standard applied with the Subject Property was originally developed and resulted in the installation of a six (6) foot tall, maintenance-free, vinyl fence and evergreen trees along the southern lot line.  These improvements did not extend all the way to the western boundary, where the proposed expansion will occur.  Thus, Staff has recommended that the fencing be continued to the western boundary and that in addition to, or in place of, the proposed silver maples, evergreen trees also be installed.  This will not only assist with screening the commercial expansion from the existing residential use, but will also ensure a consistent appearance along the southern lot line.

It is worth noting that on the adjacent residential parcel, there is an existing double row of evergreens that does provide decent screening between the uses (see attached photos of existing trees, plus existing fencing).  Staff is of the opinion that the buffering requirements should still apply and be accommodated on the Subject Property, but would like feedback from the EPB on this item specifically.

The plans appear to be providing for the necessary bufferyard area (50 feet) and greenspace area along public roads (20 feet).  As noted previously, there is existing landscaping on the Subject Property from the initial improvements completed in the mid 2000s.  Staff has recommended that for aesthetic and consistency purposes, that same design should be extended not only along the southern boundary but also along Riverdale Drive.  This does not necessarily have to be the same species, but should include the same spacing between trees and the same clustering of shrubs.

There do not appear to be any wetlands, natural communities, floodplains, or other natural features of any significance.  The MLCCS categorized this area as Urban with Little Vegetative Cover.

The current building is serviced by a septic system that is located within the bufferyard area.  When Pleasureland RV was originally reviewed, it was noted that at the time of expansion westward, the building would need to connect to municipal services.  The proposed expansion does include installation of and connection to municipal services.

Alternatives

Alternative 1: Recommend approval of the proposed landscaping, contingent upon compliance with the Staff Review Letter.  While there are some necessary revisions to the proposed landscaping, they are relatively minor and should not result in significant plan changes.  The primary focus is ensuring that the project provides the required bufferyard and screening from the adjacent, existing residential parcel.  Staff supports this alternative.

Alternative 2: Recommend approval of the proposed landscaping as shown on Sheet 3, with no revisions.  This action would indicate that the Board believes the existing tree cover on the adjacent residential property provides sufficient screening from the proposed expansion.  While Staff acknowledges that the existing evergreens do provide screening, the screening/planting should standard is intended to be satisfied by the developer.  If no screening is required, the adjacent residential property owner would bare the sole responsibility for maintaining screening to create the buffer between the two uses.  Staff does not support this alternative.

Alternative 3: Do not recommend approval of the proposed landscaping.  If the EPB has serious concerns about the proposed expansion and landscaping, they should clearly identify them so they could be drafted into Findings of Fact for consideration.  While there are some necessary revisions, there are no significant concerns that Staff has identified with the proposed project and thus, Staff does not support this alternative.

All costs associated with this request are the responsibility of the Applicant.

Motion to recommend approval of the proposed landscaping, contingent upon compliance with the Staff Review Letter.