Adopt Resolution #16-09-158 Granting Site Plan Approval for Anderson Dahlen Expansion

Anderson Dahlen (the "Applicant") is proposing a building expansion to their existing facility, which is located at 6850 Sunwood Drive NW (the "Subject Property"). The building expansion is, at least in part, needed because they are closing their facility in Coon Rapids and moving those operations and employees to their Ramsey location. The proposed building expansion is 98,092 square feet in size, which is just slightly larger than the existing building (91,983 square feet) and therefore exceeds the threshold to complete the Site Plan review administratively.

Notification is not required for Site Plan review.

In June of this year, the Applicant received approval of a plat known as Knoll Properties that combined an outlot with the Subject Property. The plat was done specifically to accommodate this building expansion. The expansion meets all minimum setbacks and the exterior finish of the building addition will match the existing building. The additional impervious surfacing does require some modifications to the regional stormwater pond, including expanding it. The stormwater, grading/drainage, and erosion control plans are currently being reviewed. The Applicant has already received approval from the Lower Rum River Watershed Management Organization (LRRWMO).

Based on the size of the addition (98,000 sq, ft,) and the amount of new parking spaces proposed (net new parking stalls is 29), there should be 101 new trees installed. However, City Code does state that "all open space areas of a lot which are not used or improved for required parking areas, drives or storage shall be landscaped with a combination of overstory trees, ornamental trees, shrubs, flowers, ground cover, decorative walks, or other similar site design materials "in a quantity and placement suitable for the site". Additionally, for each existing significant tree retained on site, the required number of new trees can be reduced by one.

The Subject Property is well landscaped along Sunwood Drive (primary view of the public) and along the west side. Along the east side, there are overhead utility lines (from the substation to the south) that limit/restrict planting in this area. The southwestern area is primarily encumbered with a regional stormwater pond, which limits the ability to plant trees in that area. The southern portion of the site, where trees are proposed, is really the only viable location for new plantings. Based on the constraints of the site (and the language about quantities reasonable for a site), Staff finds the proposed landscaping generally acceptable but would like to work with the Applicant to create a street tree presence along 143rd Ave.

The Applicant is attempting to get construction moving very quickly. This project initially qualified for administrative site plan review; however, a slight change to the floor plan of the production area pushed this over the administrative threshold. Staff will continue to expedite this review and will approve what can be done administratively in an attempt to avoid any delays to the construction schedule. The project may commence site work, including footings and foundations, in advance of final approvals. This is allowed by City Code.

Alternatives

Alternative 1. Adopt Resolution #16-09-158 granting Site Plan approval. The Site Plan complies with all setbacks and lot coverage standards. The exterior finish will match that of the existing building and between new parking stalls and proof of parking, the site will continue to comply with the commercial off-street parking requirements. Staff supports this alternative.

Alternative 2. Do not approve the Site Plan. There do not appear to be any major concerns or valid reasons to deny the Site Plan. Staff does not support this option.

All costs associated with processing the Application are the responsibility of the Applicant.

The Planning Commission reviewed the Site Plan at their September meeting and has recommended City Council approval.

Motion to adopt Resolution #16-09-158 granting Site Plan approval contingent upon compliance with the Staff Review Letter dated August 26, 2016 and the Applicant entering into a Development Agreement with the City.