Consider Natural Resources Elements of Site Plan for Blue Line Collision (Project No. 22-106)

The City has received an application for a Site Plan and Conditional Use Permit for Blue Line Collision to construct a new facility at 6710 Highway 10 NW (the "Subject Property").  Blue Line Collision currently operates at 6260 Highway 10 NW.  However, that parcel is being acquired by Anoka County as a result of planned Highway 10 improvements. 

Notification is not required for review of the natural resources elements of the project.  Staff will attempt to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for Site Plan and Conditional Use Permit consideration and the Public Hearing to be held by the Planning Commission on August 25, 2022.  A notice of the Public Hearing will also be published in the Anoka County UnionHerald, the City's official newspaper.

Project Summary
In 2021, the City removed the segment of Dolomite Street between Riverdale Drive and Highway 10 (eliminating the access point onto Highway 10 as part of the preparatory work for the Highway 10 improvements).  Earlier this year, the City vacated that segment of right-of-way.  Concurrent with the easement vacation, the City completed a plat to 'square off' the Subject Property and the property to the east, creating a more developable parcel. 

Blue Line Collision is now proposing to construct a new, 12,100 square foot building, along with forty-four (44) parking stalls, on the Subject Property.  A stormwater basin is also proposed along the western boundary of the parcel.  The building will include eleven (11) bays, two spray booths, parts storage, and office and reception areas. 

The Subject Property is  approximately 1.5 acres in size, is zoned B-2 Highway Business District, and is guided as Commercial.  Motor vehicle, implement, and recreation equipment sales and service is a Conditional Use in the B-2 Highway Business District.

Natural Resources Inventory and Minnesota Land Cover Classification System
The City's Natural Resources Inventory (NRI) does not identify any native plant communities on the Subject Property.  The Minnesota Land Cover Classification System (MLCCS) notes the Subject Property as 'Urban with Vegetative Cover'.  Furthermore, there are no wetlands or floodplains identified on the Subject Property.

Tree Inventory and Preservation Plan
There are three (3) significant trees on the Subject Property, a Siberian Elm (invasive), a Green Ash, and a Cottonwood.  These trees will be removed as part of this project; however, the proposed landscaping will exceed the reforestation requirements.

Landscape Plan
The Landscape Plan includes twenty (20) trees and thirty-four (34) shrubs.  Based on the square footage of the building footprint, at least forty (40) shrubs are required.  There is a mix of deciduous and coniferous species, all positioned around the perimeter of the site.  All proposed plantings meet or exceed the minimum required plant size.

A combination of sod, to be installed around the building and site entrance, and a low maintenance seed mix is proposed for turf establishment.  A stormwater seed mix, consisting of various native species, is proposed in the stormwater basin.

A fence is proposed around the majority of the parking stalls (excluding those intended for customer parking).  More information on the proposed fence is needed (materials, height, etc.).

 

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

Staff recommends approval of the Landscape and Tree Preservation Plans, contingent upon compliance with Staff review comments.