Consider Natural Resources Aspects of Site Plan for Voice of Hope Church (Project No. 24-114); Case of Voice of Hope Church

The City has received a Land Use Application from Voice of Hope Church (the "Applicant") for review of a proposed Site Plan and Final Plat regarding the property located at 15620 Armstrong Boulevard NW (the "Subject Property").

Project Overview
The proposed site plan includes an 18,547 SF institutional building designed with a 500-seat capacity for Voice of Hope Church's operations. The site plan also includes 261 parking stalls, which greatly exceeds the minimum requirements for assembly uses (one space for each three seats, equating to 167 minimum parking stalls for a 500-seat building). However, the Applicant explained that the parking lot is designed to meet the needs of the congregation, which typically includes members driving separately. Access to the site will come from a new approach onto Armstrong Boulevard at the southeast corner of the site, roughly equidistant between 156th and 157th Avenues on the east side of Armstrong Boulevard. The site will be connected to municipal water and have its own septic system, since municipal sewer is unavailable at this site. A sidewalk will provide pedestrian access between the church's front door and the trail along Armstrong Boulevard.

Natural Resources Inventory and Minnesota Land Cover Classification System
A portion of the Subject Property, along the northern boundary, is identified as an Altered/Non-Native Plant Community in the City's Natural Resources Inventory (NRI).  This designation represents only a semi-natural plant community and does not qualify for a quality ranking.  The Minnesota Land Cover Classification System (MLCCS) identifies the majority of the Subject Property as 'Urban with Vegetative Cover'.  However, the area identified as an Altered/Non-Native Plant Community in the NRI is designated as 'Dry Grassland' by the MLCCS.  There is a small wetland in the southwest corner of the Subject Property is appears to be outside the limits of construction and therefore, should not be impacted by this project.  There are no floodplains on the Subject Property.

Tree Inventory and Preservation Plan
The submittal did include a Tree Inventory and Preservation Plan.  After factoring out the Diameter at Breast Height (DBH) inches that are exempt from the removal calculation (for example, removals due to stormwater ponding and invasive species), the project will result in the removal of approximately twenty-eight percent (28%) of DBH inches of significant trees.  Significant tree cover will remain along the southern and western property boundaries, with lighter tree cover remaining along the northern and eastern boundaries.  The Tree Inventory and Preservation Plan complies with the requirements of City Code.

Landscape Plan
The Landscape Plan is generally acceptable. However, Staff did note various minor corrections that are needed (see attached Landscape Plan).  Staff has suggested adding some taller growing evergreen shrubs in between the deciduous trees along the north side of the parking lot.  These additional plantings will aid with shielding headlight glare into the abutting residential property.  Staff has also requested a 3-5 year maintenance plan for the area proposed to be established with a native seed mix.  Having a maintenance plan will be beneficial for the property owner in ensuring that the seed mix not only gets established but in preventing unwanted vegetation (weeds) from taking over the area. 

Irrigation is not proposed (nor is it required).  However, turf establishment is proposed to be accomplished through seeding.  Staff has requested more information on how the areas seeded will be watered to ensure germination and establishment of turf.

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

Staff recommends approval of the Tree Inventory and Preservation Plan, as well as the Landscape Plan, contingent upon compliance with Staff's review comments.

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