Agenda - Planning Commission - 03/27/2025

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6. 2. Regular Planning Commission Meeting Date: 03/27/2025 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: 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 Purpose/Background: 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. Notification: Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the Public Hearing to be held by the Planning Commission on March 27, 2025. A "proposed development" sign was placed on the Subject Property and a notice was also published in the Anoka County Union Herald Newspaper. Time Frame/Observations/Alternatives: 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