Consider the Natural Resources Aspects of a Site Plan for Blanery LLC at 6591 141st Avenue NW (Project No. 24-124); Case of Blanery LLC

The City has received a Land Use Application from Blanery LLC (the "Applicant") for a Conditional Use Permit and Site Plan for a proposed automotive body shop at 6591 141st Avenue NW (the "Subject Property").  The Applicant has a purchase agreement with the City to acquire the Subject Property, contingent upon approval of the Conditional Use Permit and Site Plan.

Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for a Conditional Use Permit and Site Plan for the automotive body shop, as well as the Public Hearing to be held by the Planning Commission on October 24. A notice of the Public Hearing was published in the Anoka County UnionHerald, the City's official newspaper. A proposed development sign was also placed on the Subject Property.

Project Overview
The Applicant is proposing to construct a 9,600 square foot building, with ten (10) bays, on the Subject Property to operate an automotive body shop.  There will be two points of access into the Subject Property, one off of 141st Avenue and the other off of Basalt Street.  The Subject Property will be connected to the municipal water and sanitary sewer systems.  

Subject Property Information
The Subject Property is approximately 0.95 acres in size.  It is zoned I-1 (Light Industrial) and is guided as Business Park in the 2024 Comprehensive Plan.  The surrounding parcels are of similar sizes, and they too are zoned I-1 (Light Industrial) and guided as Business Park.  Motor vehicle repair is a Conditional Use in the I-1 District.

Natural Resources Summary
The City's Natural Resources Inventory (NRI) does not identify any native plant communities on the Subject Property.  The Minnesota Land Cover Classification System classifies the Subject Property as 'Urban with Little Vegetative Cover'.  There are no wetlands or floodplain on the Subject Property.  There are some existing trees on the Subject Property. However, all but one are proposed for removal.

Tree Inventory & Preservation Plan
An inventory of existing significant trees was completed.  There is a total of 292 Diameter at Breast Height (DBH) inches on the Subject Property and of those, 284 inches are proposed to be removed.  Per the City's tree preservation standards, 87 DBH inches should be retained on site and, if not, reforestation would be required.  Only a single tree is proposed to be preserved (8" DBH) and therefore, reforestation is required at a rate of 1.25" inches for each 1 inch removed beyond the removal threshold or $125 per inch removed beyond the removal threshold, or a combination of the two.  The Applicant is proposing to plant forty (40) DBH inches of new trees and will pay into the Community Forestry Fund $7,375.00.  The combination of landscaping and payment satisfies the tree preservation requirements.

Landscape Plan
The Landscape Plan includes a combination of deciduous and coniferous trees (a mix of Swamp White Oak and Norway Spruce), as well as some decorative grasses.  Species and sizes are all acceptable.  Staff only had a minor comment on the Landscape Plan, and it pertains to the Landscape Summary, which indicates that thirty-five (35) shrubs are proposed.  In fact, what is proposed is decorative grasses, not shrubs.  While shrubs are not required, Staff has recommended incorporating some into the Landscape Plan.  The only open space there will be on the Subject Property is around the perimeter of the site, which is where all trees are proposed.

 

The Applicant is responsible for all costs associated with this application.

Staff recommends approving the Landscape Plan and the Tree Inventory & Preservation Plan.

Motion to recommend approval of the Landscape Plan and Tree Inventory & Preservation Plan contingent upon compliance with Staff's comments.