Consider Natural Resources Elements of the Lightbridge Academy Site Plan (Project No. 23-123); Case of Phoenix Enterprises LLC

The City has received an application for a Final Plat and Variance from Otto Associates, Engineers & Land Surveyors, Inc. (the "Applicant") for a proposed daycare center located between Saint Francis Boulevard and Xkimo Street, directly west of 143rd Avenue (the "Subject Property").  An application for a building permit is anticipated in the coming weeks, which would also include standard information such as a site plan, grading and drainage plans, utilities plan, etc.

Project Overview
The Plat and the Variance would be to accommodate an approximately 11,100 square foot daycare center, with associated parking and playground area.  The Plat will combine Outlots A & B, Rivers Bend 3rd Addition into a single, buildable lot.  The variance is necessary as the proposed improvements would exceed the thirty percent (30%) maximum impervious surface coverage allowed in the Scenic River Land Use District (applicable due to the Rum River).  While the site plan will be reviewed alongside the building permit, which is anticipated upon approval of the Preliminary Plat, Final Plat, and Variance, a Site Plan was submitted due to the variance aspect of this project.  Due to the Subject Property being partially located within the Scenic River Land Use District and abutting a state highway (Trunk Highway 47), this information has been sent to both the MN DNR and MnDOT for review and comment as well.

Natural Resources Inventory and Minnesota Land Cover Classification System
There are no native plant communities within the Subject Property, per the City's Natural Resources Inventory (NRI).  The Minnesota Land Cover Classification System (MLCCS) identifies the entirety of the Subject Property as Dry Grassland, although there are a few scattered trees as well.  There are no wetlands or floodplains present.

Tree Inventory and Preservation Plan
The submittal does include a Tree Inventory and Preservation Plan.  There are a total of 353 DBH inches of significant trees on the Subject Property.  However, most of the significant trees are considered invasive (Siberian Elm and Amur Maple) and therefore, are excluded from the removal threshold calculation.  There are 125 DBH inches of significant trees (excluding the invasive species DBH inches) and of those, seventy-seven (77) DBH inches will be removed, leaving forty-eight DBH inches on site (removing 61.6% of significant tree DBH inches).  This complies with the tree preservation requirements.

Landscape Plan
The submittal also includes a Landscape Plan.  All species and sizes are acceptable.  There is a good mix of deciduous and evergreen trees and shrubs, as well as some ornamental grasses (big bluestem and switch grass, both of which are native to this area).  Sod is proposed along the edges of all hardscape (sidewalk, parking lot, etc.) and seeding is proposed for all 'interior' pervious areas.  There is a twenty-five (25) foot wide pedestrian trail easement along the western boundary of the Subject Property, which may require some very minor adjustments to planting locations.  While it does not appear that there would be any conflict with the plantings and a trail, Staff wants to avoid the potential of having to remove any plantings to accommodate a bituminous trail.

Variance
A portion of the Subject Property is within the Scenic River Land Use District (statutory designation applied to the Rum River).  Thus, impervious surfacing is restricted to no more than thirty percent (30%).  The Site Plan does include a calculation of hardcover (impervious surfacing) for the Subject Property, which is fifty-two percent (52%).  The Applicant did include supporting information to justify the variance (attached).  The Subject Property is about 900 to 1,000 feet from the river, so there is absolutely no visual impact to users of the river.  The Applicant is utilizing the existing curb cut across from 143rd Avenue, which increases the length of the driveway serving the site (and thus, increasing the impervious surfacing).  The Applicant is proposing a pervious playground area, including a synthetic turf system.  Due to the distance from the river, minimum parking requirements (hardcover), and utilizing the existing curb cut for access, the variance does seem reasonable.  Furthermore, other parcels in the vicinity of the Subject Property have also received variances to impervious cover as well.  The MN DNR Area Hydrologist also stated that due to the distance from the Rum River, the DNR had no comments or objection to the variance.

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

Staff recommends approving the Landscape and Tree Inventory and Preservation Plans, and granting the variance to impervious surface requirements.

Motion to recommend approval of the Landscape Plan and Tree Inventory and Preservation Plan.

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Motion to recommend approval of the variance to impervious surfacing coverage.