Loading...
HomeMy WebLinkAbout2019-09-06 Planning ReportTPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231 .5840 Facsimile: 763.427.0520 TPC@PianningCo.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: BACKGROUND 236.02 — 19.08 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 (MPGA). 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. 0 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 / 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. 111 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 401.15.6.11 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 fagade 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 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:OOPM Monday through Friday, and 8:OOAM to 6:OOPM 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 I El.2 Fencing by trees Truck Parking _ Truck Parking Customer Car Parking c Y L ro M?chanla j• Body U Shop Office �ee5 F` ry��pg 5280 - 53012 STAGFCOACI TRI. 0A< PAi ,-ILi H-.'-5 L"5: E OuTDOOP STORAGE .',✓ EARKI`,"G GE51G AT10k Ey,3 RESOLUTION NO. 08-05-22 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: follows, to wit: The real property affected by said application is legally described as SEE ATTACHMENT A 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. 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. 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 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 27`" day of May 2008. Mayor AL _IL