Review Natural Resource Aspects related to a Site Plan for M & G Trailers at 9349 Highway 10 NW (Project No. 19-116)

The City has received an application for Site Plan review for a proposed commercial development at 9349 Highway 10 (the "Subject Property").  M & G Trailers (the "Applicant"), which currently operates at 7575 Highway 10, has a purchase agreement in place to secure the Subject Property to accommodate their growing business.  The proposal indicates the construction of a new, roughly 20,000 square foot building, as well as a large paved area for display of trailers for sale.

No notification is required at this stage of the review.  However, a Public Hearing will be required to address utilizing a septic system and well within the MUSA.  At that time, Staff will attempt to notify all Property Owners within 350 feet of the Subject Property, as listed in the Anoka County records, via Standard US Mail of the Public Hearing and will also publish a notice in the Anoka Union Herald.

Natural Area(s) or Features
The City's Natural Resources Inventory (NRI) does not indicate the presence of any quality natural areas or native plant communities on the Subject Property.  Furthermore, there do not appear to be any wetlands or floodplains present either.  There does appear to be scattered tree cover; however, the City is still awaiting receipt of a Tree Inventory and Preservation Plan and therefore, it is not known whether there are any desirable or high quality trees/wooded areas present.

Landscaping
The City is in receipt of a Landscape Plan for the Subject Property.  It does appear that the proposed plantings generally satisfy the requirements for the B-2 Highway Business District, with one exception.  In addition to the base landscape requirements, which are determined by either building footprint or linear feet of the site perimeter, additional plantings are required for every ten (10) parking stalls.  The plans indicate that forty-five (45) stalls are proposed, which means that at least five (5) additional trees must be incorporated into the plans.

Tree Preservation
As previously noted, a Tree Inventory and Preservation Plan was not included with the initial submittal.  Thus, it is unclear whether the project complies with the tree preservation standards, which, for commercial development, would require preservation of at least thirty percent (30%) of the significant tree Diameter at Breast Height (DBH) inches.  If fewer inches are retained, then reforestation is required at a rate of 1.25 inches of newly planted trees for every one (1) inch removed beyond the allowable threshold.  While the standard landscaping requirements can count toward the reforestation, depending on the the overall quantity removed, additional plantings (or a cash payment equal to $125.00 for every one (1) inch removed beyond the allowable threshold) will be required.

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

Motion to recommend approval of the Landscape Plan contingent upon compliance with the Staff Review Letter.