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other constraints make the standards difficult to meet. Staff believe this is the case in <br />this situation. <br />Open area landscape requirements are 1 large tree + 2 shrubs per 2,500sf of open <br />space. The proposed development has 7,621sf of open space requiring 3 trees + 6 <br />shrubs. Currently 29 trees and 126 shrubs are being proposed, meeting the <br />requirement. <br />Vehicular hardscape canopy coverage is required for commercial properties. When fully <br />matures tree cover is required to provide canopy coverage for 40% of the hardcover. <br />Based on the proposed plans 16,940 sf of coverage is required. The proposed plan <br />shows 17,150sf of coverage. Coverage is being met primarily by trees within 7’ of the <br />vehicular hardscape. 50% of the canopy square footage is given credit for trees within <br />7’ of the edge. There are also interior islands with tree cover that receive 100 % of the <br />canopy coverage. <br /> <br />Signage <br /> <br />A separate Sign Permit Application with detailed sign information is required for any <br />permanent or temporary signage.Sheet EX01, Conceptual Site Plan shows a monument <br />sign in the northwest corner of the lot. <br /> <br />Impervious Surface Coverage <br /> <br />The allowed maximum impervious surface coverage per lot in the GB, General Business <br />District is 75%. Sheet C1, Site Plan indicates the site is 46% impervious. This <br />requirement ismet. <br />Traffic Study <br /> <br />In August 2020, Anoka County Highway Department completed a CSAH 23 Preliminary <br />Traffic Analysis from Lexington Avenue to Main Street. The analysis included the <br />intersection of CSAH 23 (Lake Drive) and Kelly Street. The proposed commercial <br />development is consistent with that plan. <br />The commercial development meets the requirements for level of service (LOS). <br />Intersections currently operate at an overall Level of Service (LOS) A. Build condition <br />overall LOS will continue to operate at a level A. Existing roads and intersections <br />providing access to the development have the structural capacity to accommodate <br />projected traffic from the proposed development. <br /> <br />EQB Environmental Review <br /> <br />6 <br /> <br />