Adopt Resolution #19-281 Approving a Revised Landscape Plan for Delta ModTech (Project No. 19-108)

Delta ModTech (the "Applicant"), which is a new industrial business that received its approvals earlier this year, has contacted the City with proposed revisions to their approved Landscape Plan. The property itself is located at 8445 Bunker Lake Boulevard (the "Subject Property") and is zoned E-3 Employment. The Subject Property does abut an existing residential property that is zoned R-3 Residential (High Density). The Applicant has noted that there were no proposed revisions to the landscaping along the border with this residential property nor were there any tree reductions proposed along the public street frontage. The proposed reduced tree plantings are mostly along the northern and eastern property boundaries, which presumably abut future industrial projects.

Notification is not required.

Based on City Code, the minimum plantings required (trees and shrubs) are directly correlated with the site perimeter or building footprint, whichever results in more plantings. In this case, the building footprint calculation required 232 trees and 675 shrubs (compared to 70 trees and 116 shrubs if based on site perimeter). The approved Landscape Plan was very densely planted in an attempt to meet the minimum requirements (it was still technically deficient sixteen [16] trees due to lack of space). In fact, it is likely that over time, various trees may need to be removed to ensure sufficient growing space.

The Applicant has provided a revised Landscape Plan that reduces the total number of trees from 216 to 167 (difference of forty-nine [49] trees) and total number of shrubs from 714 to 473 (difference of 241 shrubs). While that may seem like a significant reduction of plantings, the Subject Property would still be very well landscaped with little to no difference in appearance from the public street or from the adjacent residential property. The Applicant consciously focused on the areas that will eventual abut other industrial sites when determining areas to reduce tree plantings. Shrub reductions are mostly in the parking lot islands (allowing some space for snow storage) as well as a line of shrubs bordering the southern-most parking stalls along Bunker Lake Blvd.

Overall, Staff still believes that the Subject Property will be very well landscaped with little difference noticeable from the street or adjoining residential property. The proposed reductions would allow for more growing space for both trees and shrubs while also accommodating certain maintenance activities (e.g. snow storage). Furthermore, this should result in greater survivability in the long term as there will be less competition between plants for sunlight, water, and nutrients. Finally, this project will still be making a significant financial investment in landscaping. When factoring in trees, shrubs, topsoil, and turf, the landscape component itself will be over $100,000.00.

The Environmental Policy Board (EPB) reviewed the revised Landscape Plan at their November 18, 2019 meeting.  The EPB recommended approval of the revised Landscape Plan based on several factors: (1) The reduced plantings do not negatively impact the appearance from the public street; (2) The reduced plantings are focused along boundaries with future industrial land and do not alter the buffering adjacent to the abutting residential lot; (3) The reduction in plantings provides more growing space that ultimately, should result in a healthier landscape.  The EPB also directed Staff to research what some of Ramsey's peer communities require for landscaping in industrial areas and bring this information forward at a future meeting to review and possibly consider amendments to the landscaping requirements in the Employment Districts.

Alternatives

Alternative 1: Adopt Resolution #19-281 approving the revised Landscape Plan.  While the revised Landscape Plan does reduce the overall number of plantings on the Subject Property, those reductions primarily occur along the boundaries where future industrial development will occur.  There was a conscious effort not to alter the appearance from the public street and not to reduce the plantings within the buffer area abutting the existing residential parcel to the west.  Staff supports this alternative.

Alternative 2: Do not approve the revised Landscape Plan.  If the City Council does not support the request to reduce the plantings as proposed, the project will need to proceed with the previously approved Landscape Plan.  The approved Landscape Plan will likely result in the need to remove plantings in the future as trees/shrubs grow.  Furthermore, there may also be some conflict with various winter maintenance activities (e.g. snow plowing/snow storage).  The EPB noted a concern about possible precedence but were confident that would be addressed as the City reviews its current landscape requirements and contemplates potential amendments to those requirements.  Staff does not support this alternative. 

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

The EPB recommends approving the revised Landscape Plan.

Motion to adopt Resolution #19-281 approving the revised Landscape Plan for Delta ModTech.