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HomeMy WebLinkAbout2019-09-12 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, September 12, 2019 6:00 P.M. I. Call to Order/Pledge of Allegiance II. Approval of Agenda III. Approve July 11, 2019 Planning Commission Meeting Minutes(1) IV. Department/ Commission Liaison/Other Reports V. Visitors/Public Comment This is an opportunity for the public to address the Commission with questions or concerns on or not upon the agenda. Please limit comments to three minutes. VI. Public Hearings A. Boo Boo's Garage C.U.P: Review and consider a request for a Conditional Use Permit Amendment to allow minor auto repair and outdoor storage at 5899 Nova Scotia Ave.,N. (2) B. Minnehaha Transportation—C.U.P.: Review and consider a request for a Conditional Use Permit to allow outdoor truck storage and truck repair at 5280-5288 Stagecoach Trail,N. (3) VII. New Business VIII. Old Business A. Planning Commission Letter to Metropolitan Council: Review letter draft regarding Comprehensive Plan Review process (4) IX. Informational A. Upcoming Meetings: • Tuesday, September 24, 2019 City Council 6:00 p.m./City Hall • Tuesday, October 8, 2019 City Council 6:00 p.m./City Hall • Thursday, October 10, 2019 Planning Commission 6:00 p.m./City Hall • Tuesday, October 22, 2019 City Council 6:00 p.m./City Hall • Tuesday,November 12, 2019 City Council 6:00 p.m./City Hall • Thursday,November 14, 2019 Planning Commission 6:00 p.m./City Hall • Tuesday,November 26, 2019 City Council 6:00 p.m./City Hall B. Council Representative • Tuesday, September 24, 2019—Commissioner VanDyke • Tuesday, October 22, 2019—Commissioner White • Tuesday,November 26, 2019—Commissioner Freeman X. Adjourn. CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday,July 11,2019—Oak Park Heights City Hall I. Call to Order/Pledge of Allegiance: Chair Freeman called the meeting to order @ 6:00 p.m. Present: Commissioners Giovinazzo,Kremer,VanDyke and White;City Administrator Johnson,and City Planner Richards. Absent:City Councilmember Liaison Representative Dougherty. II. Approval of Agenda: Commissioner Giovinazzo,seconded by Commissioner VanDyke,moved to approve the Agenda as amended to include Planning Commission Comprehensive Plan Letter to Metropolitan Council under Old Business.Carried.5-0. III. Approval of Mav 9,2019 Meeting Minutes: Commissioner Giovinazzo,seconded by Commissioner White,moved to approve the Minutes as presented.Carried 5-0. IV. Department/Commission Liaison/Other Reports: None. V. Visitors/Public Comment: None. VI. Public Hearings: A. Stillwater Area High School C.U.P.Amendment: Review and consider a Conditional Use Permit Amendment to allow light pole signs and a Pony Activity Center wall sign in excess of sign ordinance allowances at Stillwater Area High School—5710 Stillwater Blvd.N. City Planner Richards reviewed the July 2,2019 Planning Report to the request for placement of directional signage to five light poles and to a proposed 150'x 75'wall sign for the Pony Activity Center at the Stillwater Area High School,provided an issue analysis and discussed the same. Chair Freeman asked the applicant if they had anything to add to City Planner Richards' report. They did not. Chair Freeman opened the public hearing and invited public comment. There being no other visitors to the public hearing,Commissioner Kremer,seconded by Commissioner VanDyke,moved to close the public hearing. Carried 5-0. Planning Commission Minutes July 11,2019 Page 2 of 4 Commissioner Kremer, seconded by Commissioner Giovinazzo,moved to recommend City Council approval of the request, subject to the conditions of the July 2, 2019 Planning Report; specifically, that: 1. Any signage to be installed on the site shall be in compliance with Section 401.15.G of the Zoning Ordinance,the Amended Conditional Use Permit and will require a sign permit. 2. Any sign lighting proposed for the PAC signage shall be in compliance with the lighting requirements of 401.15.G.4 of the Zoning Ordinance. Carried 5-0. B. Carol Johnson—6165 Beach Rd.,N.: Review and consider a request for a Conditional Use Permit for a property line setback reduction for proposed garage construction at 6165 Beach Rd.N. City Planner Richards reviewed the July 2, 2019 Planning Report to the conditional use permit request to allow a replacement accessory structure for a multiple family dwelling unit, for the rear yard setback and for placement of the structure not being totally within the rear yard. Planner Richards provided an issue analysis and discussed the same. Brief Commission discussion was had clarifying trees being private rather than boulevard tree, desire to see trees saved, and the mechanical screening being a standard condition. Chair Freeman opened the public hearing and invited comment from the applicant and audience. There being no other visitors to the public hearing, Commissioner White, seconded by Commissioner VanDyke, moved to close the public hearing. Carried 5-0. Discussion was had as to trees upon the property and tree saving efforts encouraged, noting location of new garage to be the same distance back from the road as the existing, trash screening, and amended conditions regarding the trees and trash screening. Commissioner Kremer, seconded by Commissioner VanDyke, moved to recommend City Council approval of the request, subject to the conditions of the July 2, 2019 Planning Report, as amended; specifically, that: 1. The City Engineer will review the drainage for the site. The final grading for the proposed structure shall be subject to approval of the City Engineer. 2. Any exterior mechanical equipment associated with the garage shall be screened. Planning Commission Minutes July 11,2019 Page 3 of 4 3. The exterior of the proposed garage shall be finished with siding and in a color to match the current principal building exterior. 4. The upper level of the proposed garage shall be used for storage and not for habitable space. 5. The height of garage shall not exceed the height of the principal structure. 6. The Applicant will work with the City Arborist to preserve the ash and maple trees shown to be removed on the site plan as well as the cedar tree on the north property line. 7. An enclosure shall be constructed on the east side of the new accessory structure to enclose all trash and recycling containers. 8. The applicant shall apply for and receive a building permit for the structure. All applicable Building Code requirements shall be met. Carried 5-0. VII. New Business: None. VIII. Old Business: A. Planning Commission Comprehensive Plan Letter to Metropolitan Council: Chair Freeman directed that the letter prepared by Commission Kremer and Commissioner White,to Metropolitan Council regarding Metropolitan Council's Comprehensive Plan updating process,be placed on the next meeting Agenda. Freeman added that it was his recall that consensus was to not direct the letter until the City's Comprehensive Plan Update was done and accepted. City Planner Richards updated the Commission as to having met with Metropolitan Council and having made the changes they requested to the Comprehensive Plan Update. He noted that he did send it to them for an unofficial review and was waiting their response. Commissioner Kremer asked the Commission to consider whether or not they wished to publicize the communication beyond sending it to Metropolitan Council. IX. Informational: A. Upcoming Meetings: • Tuesday,July 23, 2019 City Council 6:00 p.m./City Hal l • Thursday, August 8, 2019 Planning Commission 6:00 p.m./City Hall • Tuesday, August 27, 2019 City Council 6:00 p.m./City Hall • Tuesday, September 10, 2019 City Council 6:00 p.m./City Hall • Thursday, September 12, 2019 Planning Commission 6:00 p.m./City Hall • Tuesday, September 24, 2019 City Council 6:00 p.m./City Hall Planning Commission Minutes July 11,2019 Page 4 of 4 B. Council Representative • Tuesday, July 23, 2019—Commissioner Kremer • Tuesday, August 27, 2019—Commissioner Giovinazzo • Tuesday, September 24, 2019—Commissioner VanDyke X. Adjourn. Commissioner Kremer, seconded by Commissioner White, moved to adjourn at 6:32 p.m. Carried 5—0. Respectfully submitted, Julie Hultman Planning& Code Enforcement Approved by the Planning Commission: TPC3601 Thurston Avenue N, Suite 100 &c. 2. Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: September 6, 2019 RE: Oak Park Heights — Boo Boo's Garage — Conditional Use Permit — Auto Sales, Minor Auto repair and Outdoor Storage — 5899 Nova Scotia Avenue FILE NO: 236.02 — 19.09 BACKGROUND Pat Velasco and Kevin Craile of Boo Boo's Garage, LLC, have made application for a Conditional Use Permit to allow for a private auto club with auto sales, minor auto repair and outdoor storage at 5899 Nova Scotia Avenue North. The private auto club is dedicated to classic and rare automobiles that will operate out of the building that was formerly Goodwill. The property is zoned B-4, Limited Business District in which indoor automotive sales is a permitted use and the minor auto repair and outdoor storage is a Conditional Use. The Applicant plans to occupy the existing building and not make significant changes to the building or site. Attached for reference: Exhibit 1: Project Narrative Exhibit 2: Layout Plan (C2.1) Exhibit 3: Floor Plan (A1) Exhibit 4: Site Pictures ISSUES ANALYSIS Project Description. A project narrative has been submitted and is found as Exhibit 1. The proposed use is described as follows: 'Applicant plans to develop a one-of-a-kind, private automobile club dedicated to classic and rare automobiles that will operate out of the existing building on the property. The property's building will serve as a unique community gathering space for vehicle aficionados to enjoy and appreciate vintage and exotic automobiles in a museum type format. It will also likely serve as an event space for automobile showcases, corporate gatherings, and private parties. Applicant seeks to offer memberships enabling members to use the property's building to: • Lease year round, climate controlled, secured storage and exhibition space to store and display classic and rare automobiles; • Perform basic automotive maintenance and repairs, such as minor mechanical repair and washes;and • Sell small quantities of classic and rare automobiles directly to consumers as a licensed Vehicle Dealer." Surrounding Uses. The adjoining uses to this site are: • North—Offices and Residential • Northeast—Residential • Northwest—Aldi Grocery • East—Residential • South—Utility Easement/Line and Drainage Pond • Xcel Energy Substation Comprehensive Plan. The Comprehensive Plan designates this area as Commercial on the Proposed Land Use Map. The use of the property for automotive sales, service and outdoor storage is consistent with this land use designation. Zoning Ordinance. The property is zoned B-4, Limited Business District in which indoor retail sales is a permitted use. The Applicant is not proposing outdoor automotive sales and that use is not allowed within the B-4 District. A Conditional Use Permit is required to allow the minor auto repair and the outdoor storage of an enclosed trailer. The Applicant has indicated that the proposed maintenance to be performed at the site will include oil changes and car washes, both of which are allowed under minor auto repair. The proposed trailer is 28 feet in length and enclosed. Review of the criteria for the Conditional Use Permit is found later in this report. Setbacks. The building and parking areas are compliant with all setback requirements. There are no changes planned to the building or parking setbacks with this project. Traffic Circulation/Curb Cuts/Security Gate. The existing curb cut will remain for access to Nova Scotia Avenue North. A security gate has been installed at the entrance to the site. A rapid entry lock box will be installed to provide police, fire and other emergency services access. 2 Parking. There is a total of 73 parking spaces on site, four of which are disability assessible. Five of the stalls on the original site plan will now be used for trailer parking. The parking calculations are as follows: Requirement Area Spaces Required Retail 1 space per 200 sq ft 13,320 sq ft 67 Maintenance Area 1 space for each 800 4,602 sq ft 6 sq ft over 1,000 sq ft Total 73 There is more than adequate parking for customers, employees and special events. Site/Landscaping. The Applicant has indicated that they are not planning to change the exterior of the building or make site changes. They are planning to make minor landscape improvements. Major changes to the landscaping will require City approval. Wood Access Ramp. A wood ramp to access the rear of the building has been added. The Building Official has indicated that the ramp will require a structural plan. The Applicant is working with the architect and engineer to provide the required plan. Lighting. The Applicant has indicated that no changes will be made to the existing exterior lighting for the site. Any changes to the lighting will require City review and installed in compliance with the lighting standards of the Zoning Ordinance. Trash, Tires and Recycling Storage. The Applicant has indicated that all trash, tires and recycling storage shall be done inside the building. All hazardous waste storage and disposal will need to comply with State and Washington County regulations and permitting requirements. Mechanical Screening. Any new exterior mechanical equipment, either on the roof or ground mounted will need to be screened in accordance with Section 401 .15.E.10.e. of the Zoning Ordinance. Grading, Drainage, Erosion Control and Utilities. No changes are planned to the grading, drainage or utilities. Design Guidelines. There are no changes to the building proposed at this time. Any exterior changes that require Design Standards review will need to be addressed by the City. Signage. Freestanding Signs. The existing freestanding sign near Nova Scotia Avenue will be used for the business. 3 Wall Signage. No wall signage is proposed at this time. Sign Illumination. All existing and new signs will be required to comply with the Zoning Ordinance sign and lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Noise. With the proximity of residential properties to the northeast, control of noise with the site was a concern with the Goodwill and now with this use. It will be important that the Applicant keeps all of the maintenance inside of the structure and that the doors to the maintenance areas be closed except when vehicles are moved in and out of the structure. Conditional Use Criteria: Section 401.301.E.2. Auto repair-minor and tire and battery stores and service, provided that the use accessory to and internally located within a retail sales operation: a. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. All buildings shall comply with the City's Design Guidelines. Comment: The building is in place and there are no changes planned at this time. b. The entire site other than that taken up by a building, structure or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the City Engineer. Comment: The parking lot, building and landscaping is in place. c. A minimum lot area of twenty thousand (20,000) square feet and minimum lot widths of one hundred fifty (150) feet. Comment: The site complies. d. A drainage system subject to the approval of the City Engineer shall be installed. Comment: The site complies. e. A curb not less than six (6) inches above grade shall separate the public sidewalk from motor vehicle service areas. Comment: The site complies. 4 f. The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with Section 401.15.8.7 of this Ordinance. Comment: The lighting as installed was compliant. Any changes to the outdoor lighting will need to be installed in compliance with the Zoning Ordinance. g. At the boundaries of a residential district, a strip of not less than ten (10) feet shall be landscaped and screened in compliance with Section 401.15.E. of this Ordinance. Comment: The site is compliant. h. Parking spaces shall be screened from view of abutting residential districts in compliance with Section 401.15.E. of this Ordinance. Comment: The site is fenced, and landscaping was installed as part of the original development. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F. of this Ordinance and shall be subject to the approval of the City Engineer. Comment: The access point is not being altered with this request. j. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G. of this Ordinance. Comment: The signage is required to be compliant with the Zoning Ord ianance. k. Provisions are made to control and reduce noise. Comment: Noise will be addressed in the conditions of approval. 1. No outside storage except as allowed in compliance with Section 401.301.E.5 of this Ordinance. Comment: A Conditional Use Permit has been requested for the outdoor storage of the enclosed trailer. m. Sale or products other than those specifically mentioned in this subdivision be subject to a conditional use permit and be in compliance with Section 401.301.E.6 of this Ordinance. 5 Comment: The City Council may choose to revisit the conditions if the business changes in any significant way. n. All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying the conditions. Comment: The City Council may choose to revisit the conditions if the business changes in any significant way. o. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Comment: The conditions are reviewed in this report. Section 401.301.E.4 Open and outdoor storage as an accessory use provided that: a. The area is fenced and screened from view of neighboring residential uses or if abutting a residential district in compliance with Section 401.15.E. of this Ordinance. Comment: The area is fenced, and landscaping was installed more than 10 years ago. b. Storage is screened from view from public right-of-way in compliance with Section 401.15.E. of this Ordinance. Comment: The storage area will not be visible from the public right of way. c. Storage area is grassed or surfaced to control dust. Comment: The area is paved. d. All lighting shall be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residences and shall be in compliance with Section 401.15.6.7 of this Ordinance. Comment: The lighting is currently compliant. e. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The criteria for Conditional Use Permit is reviewed as follows in this report. 6 Section 401 .03.A.7 The conditional use permit criteria, found in Section 401 .03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The Planning Commission should comment if any of these criteria will be at odds with the Conditional Use Permit proposed for the site. City Staff does not see any issues. CONCLUSION AND RECOMMENDATION Subject to the preceding review, City staff recommends approval of a Conditional Use Permit to allow for a private auto club with auto sales, minor auto repair and outdoor storage at 5899 Nova Scotia Avenue North subject to the following conditions: 1 . A rapid entry lock box shall be installed at the entrance gate to provide police, fire and emergency services access. 2. The Applicant shall provide a structural plan for the wood access ramp that has been installed. 3. All new lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. 4. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 5. Major changes to the landscape or new plantings are subject to review and approval of the City Arborist. 6. Changes to the building to accommodate car storage and repair shall require a Building Permit from the City. 7 7. Any new mechanical equipment that is located on the roof or ground level and visible from street level or from neighborhood properties shall be screened with materials that blend harmoniously with the building facade materials. 8. Any additional signage shall be subject review and approval of City Staff for conformance with Zoning Ordinance standards. 9. All noise generated from the business shall be compliant with Section 401.15.B.11 of the Zoning Ordinance. The service door to the building shall be closed at all times except when vehicles are moved in and out of the service entrance. 10. All auto repair activities shall be conducted indoors. 11. All storage of trash, recycling, materials, parts and supplies shall be interior to the building. 12. The applicant shall receive and retain, if required, a Hazardous Waste Generators License for batteries,oil and tires from Washington County. pc: Julie Hultman 8 Fri I PROJECT NARRATIVE Submitted in Support of Development Application for Conditional Use Permit ("CUP") 5899 Nova Scotia Avenue, City of Oak Park Heights, Minnesota Boo Boo's Garage, LLC, Applicant The Applicant, Boo Boo's Garage, LLC, submits this Project Narrative in support of its Development Application for a Conditional Use Permit ("CUP") addressing proposed uses for real property it owns at 5899 Nova Scotia Avenue, PIN 0502920110119 (the "Property"). Proposed Use. Applicant plans to develop a one-of-a-kind, private automobile club dedicated to classic and rare automobiles that will operate out of the existing building on the Property. The Property's building will serve as a unique community gathering space for vehicle aficionados to enjoy and appreciate vintage and exotic automobiles in a museum-type format. It will also likely serve as an event space for automobile showcases, corporate gatherings, and private parties. Applicant seeks to offer memberships enabling members to use the Property's building to: • Lease year-round, climate-controlled, secured storage and exhibition space to store and display classic and rare automobiles; • Perform basic automobile maintenance and repairs, such as minor mechanical repair and washes; and • Sell small quantities of classic and rare automobiles directly to consumers as a licensed Vehicle Dealer. The Proposed Repair and Sales Uses are Conditional Uses Requiring a CUP. The Property is zoned as B-4 Limited Business District. City Ordinance 401.301.E states that "automobile repair- minor and tire and battery stores and service" is a conditional use, "provided that the use is accessory to and internally located within a retail sales operation." Applicant's proposed maintenance and repair uses, which include oil changes and car washes, fall within the definition of"Automobile Repair-Minor": Installation, including cellular telephones, audio systems, and minor repairs, upholstering, replacement of parts (tires, glass, etc.) and minor motor services to passenger automobiles and trucks not exceeding 12,000 pounds gross weight, but not including any operation specified under "Automobile Repair-Major." City Ord. Definitions. The proposed automobile maintenance and repairs will not include major car repairs, such as rebuilding or reconditioning engines, collision service, or body repair. Additionally, the proposed maintenance and repair services are accessory to the retail business, which includes the sale of storage space and the sale of classic and rare automobiles to consumers at the Property. "Retail" is defined by the City's zoning code as "the sale of items in small quantities directly to consumers." City Ord. Definitions. Applicant is in the process of obtaining a Vehicle Dealer license that will allow vehicles to be sold from the Property. Because the minor 1 C0RE/2064285.0006/153802318.3 repairs will be an accessory use to the sales of storage space and classic and rare vehicles in small quantities directly to consumers at the Property, Applicant's proposed uses are conditional uses that require a CUP. The City's Authority to Grant a CUP to Applicant. Permitting Applicant's proposed uses through a CUP would be compatible with the land use and zoning of the Property within the general area and would be suitable for the property for the uses permitted under the existing zoning classification. As provided by City Ordinance 401 .03.C, in making its determination to grant a CUP, the City may consider: 1. The nature of the adjoining land or buildings. According to the current Zoning Map, the adjoining land is also zoned B-4, Limited Business District. According to the Proposed Land Use Map in the Comprehensive Plan, the adjoining land is guided towards Commercial and Medium Density Residential. The current adjoining uses are as follows: West: Xcel Energy Utility Infrastructure Northwest: Grocery Store North: Offices, Residential Northeast: Residential East: Residential South: Utility Line and Drainage Pond Because Applicant's proposed repair and retail uses will be contained within the existing building on the Property, the adjoining land or buildings will not be negatively impacted by the proposed uses. 2. Whether or not a similar use is already in existence and located on the same premises or on other lands immediately close by. Automobile storage, repair and sales are not current uses for the Property. The Property was last used as a Goodwill store and thrift store. An auto body shop and an auto parts shop are located within the commercial area to the west of the property (Jerry's Auto Body, Autozone Auto Parts, and Walmart Auto Care Centers). Although the proposed repair and sales services are unique to the Property, the uses will be contained within the existing building and will be consistent with the character of the area and Property. 3. The effect upon traffic into and from the premises, or on any adjoining roads. Applicant's proposed uses will attract less traffic than the neighboring commercial uses to the west, which will help buffer between the higher-density commercial uses to the west and the residential uses to the east. Applicant's Property is located on the eastern periphery of the commercial retail area to the west of the Property that includes a Lowe's, Walmart, Bremer Bank, White Castle, St. Paul Eye Clinic, Massage Envy-Stillwater, and other businesses. Because the Property will be primarily be used for private use by club 2 CORE/2064285.0006/153802318.3 members and occasional events and gatherings, the proposed uses will not materially increase traffic into and from the premises or adjoining roads. 4. All other or further factors as the City shall deem a prerequisite of consideration in determining the effect of the use on the general welfare,public health and safety. The proposed repair and sales uses are consistent with the permitted uses in the B-4 District. The B-4 District permits retail sales,commercial service uses,club or lodge halls,parking or garages for the parking and storage of private passenger vehicles,and rental services conducted entirely within a building. City Ord. 401.301.B. Granting Applicant's CUP would therefore allow club members to repair and sell the cars parked and stored inside the building. Moreover,granting Applicant's CUP would be consistent with the City's Comprehensive Plan. City Ord. 401.01.D. The Comprehensive Plan zoning map guides the Property towards"Commercial(with adjacent medium density residential)."The Plan sets forth that it intends for commercially zoned properties to"maintain and improve"the City's"vital retail and service locations."Comprehensive Plan at 72.Through Commercial districts,the City also seeks to"promote a mixed use environment with the commercial areas consisting of retail,office,and service land uses."Id.Here,the private club would revitalize a vacant retail building by offering new services and retail while also serving as a buffer between higher-intensity commercial use and the adjacent residential uses. Accordingly, granting Applicant's CUP is consistent with the City's Zoning Code and Comprehensive Plan. 5. Answers to specific questions raised in the August 21, 2019 letter from Scott Richards,City Planning Consultant to the City of Oak Park Heights. a. Plans for emergency vehicle access through the security gate. Applicant met with the City of Oak Park Heights Police Chief to address this issue. Applicant will install a lock box at the security gate. Police, fire, and other emergency services will have access to the lock box the property through the security gate. b. Details regarding the outdoor trailer parking including numbers of trailers to be stored at one time. One enclosed car trailer will be stored in the outdoor trailer parking area and will be screened from the neighboring residential area by a wooden fence(pictures below).The trailer will be used to transport vehicles that are stored on the Property and to transport vehicles to and from the Property. c. Plans for business signage. The Applicant does not plan to include any business signage. 3 CORE/2064285.0006/153802318.3 d. Plans for exterior changes to the exterior of the building or site. Besides minor landscaping improvements and adding any required screening,there are no plans to change the exterior of the building or site. e. Plans for waste, recycling and tire storage on site. Waste and Recycling: • Solid Waste: Applicant will comply with City of Oak Park Heights and Washington County ordinances related to the proper disposal of solid waste. • Recycling: Applicant will comply with City of Oak Park Heights and Washington County ordinances related to recycling. • Hazardous Waste and Universal Waste Disposal and Recycling: Applicant will comply with Washington County ordinances and state and federal laws related to the proper disposal of any hazardous wastes and universal wastes generated on the Property from the proposed automotive maintenance and repairs. To ensure proper disposal or recycling, Applicant will bring the small amounts of waste chemicals used and generated on site to the Washington County's collection program for small businesses and will contract with a disposal service that is licensed to properly dispose of or recycle hazardous wastes or universal wastes that are not accepted by Washington County. Tire Storage: Applicant does not plan to store tires on the property. Any tires that are stored on site will be stored indoors and in accordance with any building and fire code requirements. f. Changes to the building that will be required for the change of use for auto repair,including details on floor drains/oil trap,air exchange systems and fire suppression. Applicant will work with the Washington County Department of Public Health and Environment, the City of Oak Park Heights Building Inspector, and other regulators, such as the Minnesota Pollution Control Agency and the local fire marshal, to ensure that the vehicle maintenance area of the building includes any floor drains/oil traps,air exchange systems,fire suppression systems,and any other systems that are necessary to comply with the state building and fire codes as well as county, state, and federal environmental health and safety laws and regulations for the Proposed Use. g. Structural engineers plan for the access ramp on the Site Plan. The access ramp shown on the Site Plan has already been constructed. Applicant is working with the architect and engineer to provide the plans for the access ramp so that the plans may be provided to the City. 4 CORE/2064285.0006/153802318.3 The name of the Architect for the ramp is: Paul Knutson Ar-Co Design 1246 Saint Albans St. N. St. Paul, MN 55417 612-386-2200 The Engineer for the ramp is: Complete Building Solutions 2524 Nevada Ave. N. Golden Valley, MN 55427 763-544-3355 h. Determine if automotive waste material storage requires permitting from Washington County. Applicant is working with Washington County to determine whether a license for hazardous waste will be required for the proposed use. If necessary, Applicant will obtain a license and dispose of hazardous waste in accordance with that license. i. Pictures of existing screening, especially as it relates to trailer storage area. Below are pictures of the existing screening for the trailer storage area where the enclosed car trailer will be stored. ', ' • A[. r • •r .r 11.11.400110 777 marimmemm • • 5 CORE/2064285.0006/153802318.3 • �C wow As required, the Applicant has submitted to the City: 1. The Development Application form; 2. This Project Narrative; 3. A Site Plan for the Property; and 4. 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F' T T1, s� ,• L '�+�,'% r r- • i 1, e .• :�'M ( '.•1� s~ ,frr�.G . �, ,.•.,'•� • s _ jam •• , - • . ' ,. �. • �•w .. • t- a �ttitle: Y•( , f, • • • .. • • J.• _ � e✓ N • `• �• • •. . �.n .., .of t •rNte� -- r s. ry• ..s r �. •p -de - � • • 7 �� 0. I I f ___ . .t i . 1 I i 1 `' {� I# 6`+�f r r I I ; ' "I ' j I ;I S 1 `` "ear`�y ti• 'I_ t _ _• .. _ - • 1-'r'- i -..- �'' ! • 'mow• 4. ••• • ", i1 • t1 - i. - - }_ ..--- , l -f - ��, I' . T C 3601 Thurston Avenue N,Suite 100 �^ �-- Anoka,MN 55303 Phone:763.231.5840 Facsimile:763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: September 6,2019 RE: Oak Park Heights—Minnehaha Transportation Inc.—Conditional Use Permit for Storage of Trucks—5280/5288 Stagecoach Trail North TPC FILE: 236.02—19.08 BACKGROUND Indiris Mohamud has made application for use of the site at 5280/5288 Stagecoach Trail North for outdoor storage of trucks and truck repair. The application consists of a request for a Conditional Use Permit to allow the outdoor storage of trucks. The property has been used as a bus garage with outdoor storage of school buses. No exterior changes to the site or building are proposed with this request. The site is zoned I Industrial District. General vehicle repair is a permitted use, but the outdoor storage of trucks is a listed Conditional Use. In May of 2008,the City Council approved a request for the outdoor storage of school buses and for a landscape contractor to operate on the site. The site was allowed to store up to 100 school buses. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Site Plan Exhibit 3: Resolution to Approve Landscape Business and Outdoor Storage of Buses, May 27,2008. Exhibit 4: Site Pictures PROJECT DESCRIPTION The Applicant has provided a project narrative that is found as Exhibit 1 of this report. "These are the uses we are planning for the property on Stagecoach Trail: The facility will be designed to meet the needs of the independent truckers in the Twin Cities metro area. When trucks are not operating on the road the owner needs a place to park and serve them. Our business will cater to those needs. The facility would park around 75-80 trucks at a time. The trucks store and serviced will be semi-trucks; primarily dry goods haulers and car carrier haulers. The attached diagram shows how we anticipate the layout for the location. There will be parking spaces for semi-trucks, parking for employees and customers, and the existing buildings on site. The primary working operation will be a mechanics shop to do engine and mechanical repair to the trucks on site. No other type of business operation is planned. We would also like to have a body shop in the adjacent building if local permitting permits. in addition, one of the buildings would be used as an office for scheduling and administrative needs. We are not planning to construct any additional buildings or facilities. We are in the process of negotiating the purchase of the existing fuel tank dispenser currently being used by the school system. If we are unable to obtain the existing system, we plan to replace it with a similar type and size system. We are planning on operating from 6 AM to 9 PM Monday through Friday, and 8 AM to 6 PM on the weekends. Because of the nature of the business, we don't feel there will be a lot of traffic in and out since the facility is designed to park and repair. I hope and plan to have a good and respectful relationship with the surrounding neighbors and as such I'm willing to put a fence around the property to screen the buildings from public view if that is seen as desirable. As you can see from the attached photos there is a significant natural barrier or mature trees around the perimeter of the property creating an existing physical screen from surrounding properties. We are also planning on hiring up to 15 employees to work for us. I hope that gives you an indication of our planned use and I'm happy to answer any additional questions." ISSUES ANALYSIS Comprehensive Plan. The property is designated as Business/Residential Transitional on the Proposed Land Use Map. This land use has been designated for this area to accommodate a potential future land use change. Zoning. The property is zoned I Industrial District. General vehicle repair (repair garage) and body work and painting are permitted uses in that district. Open and outdoor storage is a Conditional Use. Review of the criteria for the Conditional Use Permit is found later in this report. 2 Surrounding Uses. The adjoining uses to this site are: • North — Vacant Lot/Single Family Residential • South — Single Family Residential • East — Minnesota Correctional Facility - Stillwater • West — Perro Pond Setbacks. There are no changes planned onsite to the parking areas and buildings. The parking areas are setback from the property lines, with berms and planted with an evergreen barrier. Traffic Circulation/Curb Cuts/Security Gate. The existing curb cut will remain for access to Stagecoach Trail North. A security gate has been installed at the entrance to the site. A rapid entry lock box will be installed to provide police, fire and other emergency services access. Hours of Operation. The Applicant has proposed that the facility be open from 6 AM to 9 PM Monday through Friday, and 8 AM to 6 PM on the weekends. Parking. Parking requirements for truck storage facilities are not outlined in the Zoning Ordinance. The submitted site plan indicates a total of 112 truck parking spaces and 113 car spaces. With a maximum of 75 to 80 trucks at a time, there will be adequate parking. The bus facility was permitted to a maximum of 100 buses, with no major parking issues noted in recent years. Adequate circulation for fuel deliveries and truck traffic is provided on site. Trash Enclosure/Tire Storage. The Applicant shall indicate if the existing trash, recycling and tire storage enclosures are adequate. All trash, recycling and tire storage shall be fully screened. Environmental. The previous Conditional Use Permit required the submittal and approval of a Stormwater Pollution Prevention Plan by the Minnesota Pollution Control Agency (MPCA). The Applicant should verify that that permit is in place with the MPCA. A Spill Prevention Control and Countermeasures Plan (SPCC) is required for any facility with above ground site storage facilities for petroleum exceeding 1,320 gallons. If the tank is to be replaced a plan will be required. In addition, the MPCA will also require submittal of a Notification for Above Ground Storage Tank once a new tank is installed. The City will require the Applicant to receive a building permit if the tank is replaced. Body Shop. The Applicant has indicated that a body shop may be added as part of the truck repair operations. A paint booth had previously been installed but is not operational. Any ventilation or other requirements for the paint booth will need to be addressed and permitted by the City. Grading/Drainage/Utilities. With previous addition of curb, gutter, and adequate stormwater drainage facilities, there are no issues with the truck storage areas. The City Engineer shall approve any changes, if proposed, to the stormwater for the site. 3 Landscaping. As part of the previous bus garage Conditional Use Permit, the perimeter of the site was landscaped, and a berm installed to address screening issues. The City Arborist should review the trees and the screening and determine if any additions or maintenance should be done. Mechanical Screening. Any new exterior mechanical equipment, either on the roof or ground mounted will need to be screened in accordance with Section 401.15.E.10.e. of the Zoning Ordinance. Signage. Freestanding Signs. The existing freestanding sign on Stagecoach Trail will be used for the business. Wall Signage. No wall signage is proposed at this time. Sign Illumination. All existing and new signs will be required to comply with the Zoning Ordinance sign and lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Lighting. The Applicant has indicated that no changes will be made to the existing exterior lighting for the site. Any changes to the lighting will require City review and installed in compliance with the lighting standards of the Zoning Ordinance. Outdoor lighting for parking lots shall be turned off one hour after closing, except for approved security lighting. Noise. In 1999, when the bus garage was first approved, there was considerable concern related to adding of buses and back up warning systems. As a result, conditions related to all buses being backed into their respective spots at the end of the day and requiring block heaters and heater plugs was required. The Applicant shall address if the block heaters would be used and address any anticipated noise issues. Design Guidelines. There are no changes to the building proposed at this time. Any exterior changes that require Design Standards review will need to be addressed by the City. Conditional Use Permit Review Criteria. 401.32.E. Conditional Uses 1. Open and outdoor storage as an accessory use provided that: a. The area is fenced and screened from view of neighboring residential uses or if abutting a residential district in compliance with Section 401.15.E. of this Ordinance. 4 Comment: The area is screened from view with a berm and existing landscaping. b. Storage is screened from view from the public right-of-way in compliance with Section 401. 15.E. of this Ordinance. Comment: The area is screened from view with a berm and existing landscaping. The City Arborist should comment if there are any tree maintenance issues or if additional trees should be added. c. Storage area is grassed or surfaced to control dust. Comment: The lot is paved and surrounded with curb and gutter. Adequate storm water facilities are in place. d. All lighting shall be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residences and shall be in compliance with Section 401. 15.8. 7 of this Ordinance. Comment: No changes are proposed to the lighting. e. The provisions of Section 401.03.A. 7 of this Ordinance are considered and satisfactorily met. Comment: The criteria for Conditional Use Permit is reviewed as follows in this report. Section 401.03.A.7 The conditional use permit criteria, found in Section 401 .03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The Planning Commission should comment if any of these criteria will be at odds with the Conditional Use Permit proposed for the site. City Staff does not see any issues. 5 CONCLUSION I RECOMMENDATION Subject to the preceding review, City Staff recommends approval of a Conditional Use Permit to allow the outdoor storage of trucks at 5280/5288 Stagecoach Trail North subject to the following conditions: 1. The number of trucks allowed onsite and stored outdoors shall not exceed 85. 2. All employees dispensing fuel shall receive training for proper fueling techniques including emergency spill response procedures. 3. The Applicant shall submit a Stormwater Pollution Prevention Plan and Notification for Above Ground Store Tanks to the MPCA if the tank is to be replaced. 4. The Applicant shall submit a Spill Prevention and Control Countermeasure Plan to the EPA and to the City if required. 5. The Applicant shall receive and retain a Hazardous Waste Generators License from Washington County for the repair operation. 6. The Applicant shall comply with all Building Code requirements for the fuel tank and installation of a paint booth. A Building Permit shall be required from the City for the fuel tank and paint booth installation. 7. The Applicant shall provide a plan for noise and exhaust mitigation for review by the City. 8. A rapid entry lock box shall be installed at the entrance gate to provide police,fire and emergency services access. 9. Any changes to the grading, drainage and utilities shall be subject to the review and approval of the City Engineer. 10. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. 11. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 12. The City Arborist should comment if there are any tree maintenance issues or if additional trees should be added for screening and the Applicant shall take appropriate corrective measures. 6 13. Any additional signage shall be subject review and approval of City Staff for conformance with Zoning Ordinance standards. 14. All noise generated from the business shall be compliant with Section 401 .15.B.11 of the Zoning Ordinance. The service doors to the building shall be closed at all times except when vehicles are moved in and out of the service bays. 15. Mechanical equipment that is located on the roof or visible from street level or from neighboring properties shall be screened with materials that blend harmoniously with the building façade materials and in accordance with Section 401 .15.E.10.e of the Zoning Ordinance. 16. There shall be no outside storage, including tires and vehicle parts unless enclosed with a screen. No storage shall be allowed in trailers that are parked on the property. PC: Julie Hultman 7 EiC 1 Conditional Use Permit Narrative Submitted with CUP Application by Minnehaha Transportation, Inc. for 5280-5302 Stagecoach Trail N. Oak Park Heights, MN. To: City of Oak Park Heights, August 28, 2019 Property Usage: The facility will be designed to meet the needs of independent truckers in the Twin Cities metro area. When trucks are not operating on the road the owner need a place to park and serve them. Our business will cater to those needs. The facility would park around 75-80 trucks at a time. Trucks stored and serviced will be semi-trucks; primarily dry goods haulers and car carrier haulers. The attached diagram shows how we anticipate the layout for the location. There will be parking spaces for semi-trucks; parking for employees and customers and the existing buildings on site. The primary working operation will be a mechanics shop to do engine and mechanical repair to the trucks on site. No other type of business operations are planned. We would also like to have a body shop in the adjacent building if local permitting permits. In addition, one of the building would be used as an office for scheduling and administrative needs. We are not planning to construct any additional buildings or facilities. Fueling Island, Above Ground Fuel Storage We are in the process of negotiating the purchase of the existing above ground fuel tank dispenser currently being used by the school system. If we are unable to obtain the existing system, we plan to replace it with a similar type and size system. Per previously approved CUP application the location of the tank and fueling station have been chosen: 1. To be as far as possible from the property lines 2. To be on level ground 3. To be separate from each other for increased operational safety 4. To allow fueling island to be accessible from both sides reducing or eliminating idling or waiting times. MPCA rules will be followed regarding the registration of the above ground fuel tanks. Hours of Operation Overall hours of operation: 6:00 AM to 9:00PM Monday through Friday, and 8:00AM to 6:00PM on Saturday and Sunday. Because of the nature of the business there will be a minimum of traffic in and out since the facility is designed to park and repair. We do not anticipate any truck vehicles accessing the site after business hours. Lighting and Signage Parking lot lighting approved at the time of the previous CUP has not changed. Intensities at the property line at that time and now are within City requirements. No change in lighting is planned. No additional signage is proposed at this time. Trash and Recycling Locations of two trash and recycling enclosures will remain as currently installed. The enclosures are constructed of cedar typical of these types of enclosures and have doors. Screening and Physical Barriers According to finding 5e of the CUP from 1999: "The existing and proposed vegetation on the site will serve to mitigate any negative impacts to existing development" The trees present at that time and planted subsequent to the 2008 approved CUP are still present and they have grown in size. They provide sufficient screening as viewed from the adjacent properties on the north, south, east and west. Applicant hopes and plans to have a good and respectful relationship with the surrounding neighbors and as such is willing to put a fence around the property to screen the buildings from public view if that is seen as desirable. Employment We are planning on hiring up to 15 employees to work for us. Application for a New Water Service Applicant has no knowledge of a permit application for a new water service. I hope that gives you an indication of our planned use and I'm happy to answer any additional questions Idiris Mohamud 612-267-2060 Er' i A 2 . .....„.- ... _ . . ,-- , ---ai A/ MIN s$.4 0 (0,4::;ts TRA..I tr,e,,,,,q I itt iA.,C A CV•5447 F ST Ali. AV MteifriA V NO Ifs 4.4eAStAAk;ZON C.M.Aki r le(i0A,Ar ,i30..T OA WA V KA; tel. 11 4:".S A ti V- 1/1 • SI MIMS 111 IS SIMI INSAINVIIIIMI , , . , - --' --- Fencing by trees . i ---- -- ,---.-..-- - ----- - , —,— Truck Parkino Truck Parking Customer Car , . f 1 Parking ......Y , .., CD If ,.. ..e, Body . e , ...... Shop Office u . ,...., . t te '[..." -, . , OAK325 OFA- K51c3Oht215hT_AssGf COAChi TKL. • p ,.;:::c LL-c,ii...L OuTJOOR 510KAGE Pt\RI':ING DL.--:)' IGNATION ...,,, s . RESOLUTION NO. 0R-0 5-2 2 CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY STEPHAN STAGECOACH PROPERTY LLC FOR A CONDITIONAL USE PERMIT TO ALLOW OPEN AND OUTDOOR STORAGE OF EQUIPMENT AND MATERIALS FOR A LANDSCAPE CONTRACTOR AND TO ALLOW FOR THE OUTDOOR STORAGE OF SCHOOL BUSES BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Stephan Stagecoach Property LLC for a conditional use permit to allow open and outdoor storage of equipment and materials for a landscape contractor and allow for the outdoor storage of school buses;and after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights recommended that the application be approved with conditions. The City Council of Oak Park Heights makes the following findings of fact and resolution: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The subject site is zoned Industrial District in which open and outdoor storage is a listed conditional use;and 4. The conditional use permit for First Student granted on May 25,1999 to allow the outdoor storage of buses has expired;and 5. City staff prepared a memorandum dated April 30,2008 reviewing the request for the conditional use permit;and 6. The planning report recommended approval of the conditional use permit for open and outdoor storage of equipment of materials for a landscape contractor and the exterior storage of buses with conditions;and 7. The Planning Commission held a public hearing at their May 8,2008 meeting, took comments from the applicants and public,closed the public hearing, and recommended that the application be approved with conditions. • NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Stephan Stagecoach Property LLC for a conditional use permit to allow open and outdoor storage of equipment and materials for a landscape contractor and allow for the outdoor storage of school buses and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. The number of buses allowed on site at any one time shall not exceed 100. 2. Any plans for a covered shed to the rear of 5302 Stagecoach Trail North shall be approved by City staff. 3. All employees dispensing fuel shall receive training for proper fueling techniques including emergency spill response procedures. 4. The applicant shall submit a Notification for Above Ground Storage Tanks to the MPCA once the tank has been installed. 5. The applicant shall submit a Spill Prevention and Control Countermeasure Plan to the EPA and to the City. 6. The applicant shall receive and retain a Hazardous Waste Generators License from Washington County for the landscape business and bus operation. 7. The fuel tank shall be screened with a fence on the west, north and south sides with a ten (10)foot cedar fence,as approved by the City. 8. The tree removal and replacement plan was favorable to the Planning Commission and City Council and is subject to approval by the City Arborist. 9. All signage and lighting existing and proposed for the site shall be compliant with the Zoning Ordinance. 10. Any changes to the grading and drainage patterns of the site shall be subject to the review and approval of the City Engineer. 11. Block heaters and heater plugs shall be installed and utilized on all buses operated out of the facility at 5280 and 5288 Stagecoach Trail, and an electrical outlet shall be provided 2 for each bus before commencement of operations. There shall be no excessive idling of buses on the site as determined by the City. 12. An operations plan shall be developed and enforced, subject to the review and approval of City staff, requiring that all buses shall be backed into their respective parking spaces at the end of the days operation. 13. The plan for the hours of operation as developed by the applicant, in correspondence dated April 25, 2008, was favorable to the Planning Commission and City Council and is subject to approval of City staff. 14. Annual review is hereby imposed as a condition of this permit. This permit shall be reviewed on or about June 1 of each year and may be amended or altered in the discretion of the City Council. Approved by the City Council of the City of Oak Par - ,'ghts this 27th day of May 2008. ' .41 gc.. 49. 4' / 4 David Beaudet, Mayor 7 TES . '/C...._.---------- I,, A. ohnson, City Administrator v 3 El<,1- , * I • •o" , ' • . e • — -''' ' ' : • t":-'' , . • ...' — ' kite—, ' ,P. C1- • , ...0...:: -, it. - . .....:. . .. .?-- • 1-, e.r. -.,3., . - .- L •. r 1" . ', o 4'.' t...,,' ' ...a, 'A' ; - ". -.,..titio... -11* , -.......- • t.' ..; .i.-:":•' ''"'••S'I go -,•4•".' ".,1 1-' -T"'''''14'. 11"TC , • ,:'.... :.:*' - r? 47,4 .... . * , ._, . ,1,„.. ,. . ;,A,. _. „it .t"'', 4 %•• • -,.._. - .., I . II ..... .,„,... _ . ' .,.. - - A .....„4,10.,:,.„_4. 14: •A5„• ..f.:,,,-,- 7.. - :, AI -,,..1.77.- _ 'TIF ' ,";• ....;;;—.- --,-.g;' '' :..' '".* • ". 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"To date,at the request of Metropolitan Council staff,the City of Oak Park Heights has had to make revisions to the Plan submitted this past fall requiring significant staff time." June,2019 Metropolitan Council 390 Robert Street North St.Paul,MN 55101-1805 Re: Comprehensive Plan for the City of Oak Park Heights Dear Metropolitan Council: For more than a year our city's staff,consultants to the city,the City Council and the Planning Commission have all been working on the Comprehensive Plan(Plan)mandated by the Metropolitan Council(Met Council).To date the Plan for our city of fewer than 5,000 has cost the taxpayers more than$150,000 and is more than 150 pages long,yet it remains unacceptable to the Met Council.What follows are some suggestions for addressing the frustrations that we on the Planning Commission have had during the process. First,we all understand that every city,regardless of size,should have a robust planning process to assure that the community continues to be a vibrant and attractive place not only for its citizens and their families but also for businesses and visitors.However,this approach seems to have a reduced focus in the Met Council's current process.The process could be improved by reducing the emphasis on technical requirements and instead focusing more time and resources on enhancing the community's engagement in the planning process. To date,at the request of Met Council staff,the City of Oak Park Heights has made XX revisions to the Plan submitted this past fall,requiring X separate meetings and $X,XXX in contracted staff time.All of the requested changes concerned technical requirements that not only had little material impact on the implementation of the plan at a local or regional level,but also many of the changes concerned issues that had little-to-no relevance for a smaller,fully built-out city such as ours. This represents time and resources that could be better used on community engagement efforts that would allow the citizens of Oak Park Heights to more actively participate in planning for their future and the future of the city. Second,the Met Council reviewers seem to have no desire or need to give a rationale for why it is they wish to have the information for which they ask;all they demand is merely put under a headnote of "REQUIRED INFORMATION"and we are told if we don't provide what they wish in the form they wish to have it the"Plan will be inconsistent with the Council's"plan.This further suggests that the focus of the Met Council's current regional planning process has become less about helping communities plan for their future within both a local and regional context,and is instead a largely technical and bureaucratic exercise that includes too many broad,sweeping requirements for the more than 400 highly diverse municipalities in the seven-county region. Such a document is surely not something that can become part of the fabric of what happens or should happen as our city moves into the next generation.Does anyone really believe that a city of under 5,000 residents and which is fundamentally fully"built-out" needs a plan that is over 150 pages long? Metropolitan Council June ,2019 Page 2 Third, putting together the required plan with all its related maps, documentation and narratives is very expensive. As alluded to above, our city contracts for many of the required services and the cost can be in excess of $150,000. Does this process really provide $150,000 in benefits for the city? Is it worth $1,000 a page or more than $30 for each resident of our city? Would these financial resources not be put to better use, such as more extensive community engagement or more small area planning? Fourth, it seems to those of us on the Planning Commission that what we need from the Met Council is more of a partner in planning and less of a dogmatic overseer of that planning. Indeed, after spending more than a year involved in this process, it seems fair to question why it is that a local Planning Commission, such as ours, is involved in the comprehensive planning process. If the focus of this process is ensuring technical requirements are met, then there is little value in having local representatives volunteer their time and insights to work on making our community better in the future. Our Planning Commission believes there are two relatively easy steps the Met Council could take to shift its relationship from a dogmatic overseer to partner with cities such as ours. First, why not recognize that cities under a certain population and/or limited capacity for growth do not need to address complex growth issues in the same way and format as much larger cities and/or cities that are facing continued rapid growth? For example, Lake Elmo and Hugo face far more complicated growth issues than do we. What makes sense to include in a comprehensive plan for Minneapolis or Saint Paul does not always make sense for a city like Oak Park Heights. The type of tiered system we are suggesting would be more useful for us and, we suspect, for the Met Council. It would also be more cost effective, allowing limited resources to be put to better use in our planning processes. Second, the Met Council should have someone from the Met Council, perhaps the area representative, be the point person for that city's Plan. That person should be responsible to meet with the city's Planning Commission at least once a year to get a feel for what is happening in the city. During comprehensive planning years those meetings should become more frequent. This would enable greater dialogue, understanding and trust between individual local communities and the Met Council. Most of us presently on our city's Planning Commission have terms that will expire prior to our city's next Plan, but we do hope the Met Council takes steps to become more of a partner in developing that plan. Thank you for your consideration in this. Sincerely, Timothy Freeman, Chair of Planning Commission, Oak Park Heights