HomeMy WebLinkAbout2019-11-05 OPH Email to CA Forwarding CUP for Recording Julie Hultman
From: Julie Hultman
Sent: Tuesday, November 5, 2019 10:30 AM
To: Kevin Sandstrom
Cc: Eric Johnson
Subject: Minnehaha Transportation CUP - For Recording
Attachments: SKM BT_C55419110510090.pdf
Tracking: Recipient Delivery
Kevin Sandstrom
Eric Johnson Delivered:11/5/2019 10:30 AM
Good-morning Kevin,
Attached is the Minnehaha Transportation CUP document and Notice of Certification for recording with Washington
County.
Thank you,
Julie Hultman
From: bizhubC554@cityofoakparkheights.com <bizhubC554@cityofoakparkheights.com>
Sent:Tuesday, November 5, 2019 10:11 AM
To:Julie Hultman<jhultman@cityofoakparkheights.com>
Subject: Message from KMBT_C554
NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
I, the undersigned being duly qualified and acting as City Administrator for the City of
Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached
document:
Conditional Use Permit
For
Truck Repair Operation with Outdoor Storage
At
5280/5288 Stagecoach Trail, N.
(Minnehaha Transportation)
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same
is a full, true and complete copy of said document within the files of the City of Oak Park
Heights.
WITNESS my hand and the seal of the City of O. :ark H s, this 5th day of
November, 2019.
•
Ericson
Ci Administrator
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
FOR A TRUCK REPAIR OPERATION WITH OUTDOOR TRUCK STORAGE FOR
MINNEHAHA TRANSPORTATION, INC. AT 5280/5288 STAGECOACH TRAIL N.
Planner's File No.: 236.02-19.08 Date Issued: September 24, 2019
Legal Description: (Property Identification Nos. 03.029.20.31.0004, 03.029.20.31.0003)
SEE ATTACHED EXHIBIT A
Owner: Minnehaha Properties, LLC
2507 Walnut Street
Roseville, MN 55113
Former Owner at Time of Application:
Stephan Stagecoach Property, LLC
22200 Meadowbrook Avenue N.
Scandia, MN 55073.
Applicant: Idiris Mohamud
Minnehaha Transportation, Inc.
2507 Walnut Street
Roseville, MN 55113
Site Address: 5280/5288 Stagecoach Trail N., Oak Park Heights, MN 55082
Present Zoning District: I, Industrial District
Permitted Uses set forth in Ordinance 401, Section 401.32.B.
I. CUP PERMIT: The property is located in the I, Industrial District. Applicant
proposes to use the Site for a truck repair and storage business. General vehicle repair
is a permitted use in the I, Industrial District, but the outdoor storage of trucks on the
subject property requires a Conditional Use Permit. No exterior building or site
changes are proposed by the Applicant. The proposed use satisfies all required
conditions of the zoning code and is in general conformance with the neighborhood.
All permits and uses applied for a truck repair and storage facility are granted, but
shall be subject to the following conditions and/or restrictions imposed by the
September 24, 2019 Resolution of the City Council of the City of Oak Park Heights,
which are as follows:
Page 1 of 25
1. The number of truck vehicles including truck only, tractor only, trailer only, or
combination truck-trailer 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. The Applicant shall comply with all air quality standards of the
Minnesota Pollution Control Agency.
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 provide a
plan to take appropriate corrective measures. The tree plan shall be subject to
review and approval of the City Arborist.
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. No vehicle repair shall be conducted outside. The service
Page 2 of 25
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.
17. The hours of operation shall be limited to 7:00 AM to 9:00 PM Monday through
Friday and 8 AM to 5 PM Saturday and Sunday except for emergency truck repair
drop offs. The operations shall cease, and the entrance gate shall be locked no later
than 15 minutes after the approved closing times or emergency truck repair drop
offs.
18. All employees shall be assigned a designated parking stall. No employee or vehicle
client parking shall be allowed on Stagecoach Trail. The City shall make a request
to Washington County that Stagecoach Trail, adjacent to the subject site in Oak
Park Heights be designated for no parking on either side of the roadway.
19. There shall be no overnight stays by clients.
20. If truck backing alert systems create a noise issue for surrounding properties, the
City Council shall review the Conditional Use Permit and conditions of approval.
21. Emergency vehicle access and business operations related to fuel dispensing shall
be subject to review of the Police Chief and the Fire Marshal.
II. Reference Attachment: The City Planner report dated September 6, 2019 and all
exhibits therein are annexed hereto by reference as"Exhibit B."
III. Abandonment: This Conditional Use Permit requires continuous use in order to
preserve the Conditional Use granted by the City under the terms hereof. Any
discontinuation or abandonment of the uses permitted hereunder upon the site for a
period of twelve (12) continuous months shall constitute abandonment and void the
Conditional Use Permit.
IV. Annual Review: Annual review is imposed as a condition of this Conditional Use
Permit. This permit shall be reviewed on or about October 1 of each year and may be
amended or altered at the discretion of the City Council through an amended
Conditional Use Permit.
Page 3 of 25
V. Change of Ownership: The City's approval was described by the Applicant and
Former Owner as necessary for a real estate transaction between the Former Owner,
(Stephan Stagecoach Property, LLC 22200 Meadowbrook Avenue N. Scandia, MN
55073) and Applicant, (Idiris Mohamud of Minnehaha Transportation, Inc.2507
Walnut Street Roseville, MN 55113). Since City approval, that transaction has taken
place and the current Owner is Minnehaha Properties,LLC. Should there be any
discrepancy in ownership name or if further clarification is necessary to be provided
to the City to record this document against the properties,the Applicant and current
Owner,however that is defined, shall bear sole responsibility to provide that data to
the City and to ensure it is the correct information ensuring such names are legitimate
signatories that can bind the Owner to having this permit recorded and all its terms.
IN WITNESS WHEREOF,the parties have set forth their hands and seals.
CITY OF OAK PARK HEIGHTS
do
Date: By:
Ma cComber Mayor
4 /
Date:
By: -I/,
Eric A. KT*on, City Administrator
i
MINNEHAHA ' 'OPERTIES,LLC
Date: By:-,F /.Y /tiolt_en44—
Idiris Mohamud, Owner
MINNEHAHA TRANSPORTATION,INC.
Date: By:-
Idiris Mohamud, Chief Executive Officer
Page 4 of 25
EXHIBIT A
LEGAL DESCRIPTIONS
Parcel 1: 5280 Stagecoach Trail, PID No. 03.029.20.31.0004, legally described as follows:
All that part of the NE '/ of the SW '/ of Section 3,Township 29, Range 20,
contained within the following bounds,to-wit:
Beginning at a point 30 feet West of a stake which is 80 rods South of the center of
said Section 3, and running thence West 24 rods and 3 feet; thence South 21 rods
and 9.9 feet to the place of beginning, excepting therefrom the South 150 feet
thereof.
Parcel 2: 5288 Stagecoach Trail, PID No. 03.029.20.31.0003, legally described as follows:
The North 963.6 feet of the East 429 feet of the NE '/ of the SW 'h of Section 3,
Township 29 North,Range 20 West, excepting the following two tracts: 1. The
North 232 feet of the East 165 feet thereof; and 2. The South 262 feet of the North
494 feet of the East 233 feet thereof.
Page 5 of 25
EXHIBIT B
CITY PLANNER REPORT DATED SEPTEMBER 6, 2019
Page 6 of 25
TPC3601 Thurston Avenue N, Suite 100 3
Anoka, MN 55303
Phone: 763.231.5840
Facsimile 763.427.0520
TPC i 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.
Page 7 of 25
"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.
Page 8 of 25
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
Page 9 of 25
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
Page 10 of 25
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:
7. 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
Page 11 of 25
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.
6
Page 12 of 25
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 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
Page 13 of 25
&)
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.
Page 14 of 25
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
Page 15 of 25
4MC
I •
. ,
"Ment
Fencing by trees .
Truck Parkillo
Truck
Parking
Customer Car
Parking
C,•
CL Body
Shop Office
c<e'
(..\\
.5<e
•
5250 - 5302 STAGECOACI TRL.
OAK. F'AR‹. 1-1EIGIITc) •
•
Lif5EE OUTDOOR STORAGE J • .
FARKI'L Dif5IGP,ATID•J
Page 16 of 25
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:
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
Page 17 of 25
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 he 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
Page 18 of 25
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`h day of May 2008.
iris. 416116.
r David Beaudet,Mayor
PC, A. ohnson, City Administrator
3
Page 19 of 25
AI •,. .1.
... :I.: !INA -W.: ....:.,...1.11tr, 431- 1 .•'-•• ,:!0'•'"7' •:., .0, --,r If*•.'_ '-• , \ ,
:-..,...1.:* *111:11,:;*!lc--•;:;., 4/41:0.- .;44%.-- ---•-•-c•,-:7 !-,....r4n-1,7'. 7,-•,"‘"--,.X`,4.7.• •---•.:—..r-ril• - , ,
,.., k,,_ 4.." ;tom ^ti� � -_- - • �. - .-.
-1'1 • `,..•-�;• ,t • om,,,:`' ' r t .••
y r••
. • .7t h.,'{` 1 Y,F�}'•�l y•L-:14 .' •:.
'L I (C tet
A*q .....e--0.-11.1.• __ufir'Nva :. A)1f "" r °.-' :
..,.:„,,,,,. :,,,,
✓^ b .`a i a1 •t om .' ius4rf {y
. r. ' '
•
•
br. ,' �' MISTY ,r moi {; pf
• :.��.:, ,1_.` V '.}x.71..% fi,:..
"t t-� �4t4.
I
2* ! t ,•
4 _` _
y •
.4�,f�• �:a Vit^ '.^ ,•.1 '�r.: - ••• r..t , •
. • �,'r i, '' '.IA•
•
•
� : -^ ,.,..)...--4:-.w ...... "i`,•jam,f•.., .c . •s -4.,,,y.--,:•/.
•r.,.
a' f d l s • .^�'t F .. "L 1z..sem, d,. ' / �-•- ' ,,•r . ,
'u..4 s ti ^ .� J r
4.
:.."':-1 1 -' :t!,;,....r.„z.14,.,,,„ja:::4:44:1,:":411; '1.:'',:1<,,D, 1* '
-
. ,
_ te
fs • i I.t I �t .•
ge 20 of 25
gZ jo i.e a6e-
d, lj! !f 1 —t
; i -,,,,,,,,...„,_____„,..„.„._,.„_....,,,•
;
i. 1
•
f
....,',,:..-.:'''.11..-,:ji. .":'-f}:' -I:
' - --''.::_:,:'11-,:-, „,„,.., :
eft. 4r ' MT
yVii .-,
t
r n6a
,, 1 !'.
4 - 14` n { '• 1 j1 if ,
IP
1/4 ?
t • . � jj,
7" T. r*4 i
.i...:e.:-......".":"%31
'j4i-, 4•�1 C
, . ......., . .clic?:,...{:ii .7.,,,,,,,,...,
I
-1•:, !.--Itt?,•.71-..;,4
'#
�r 111" .# • 1`
ri � { r q'L' '' I
} .
•
•
fin
.-_gCI am, A �. 11' 1,1� j# 1 4 ry, .,,. '-',44-,'...,' I ;;,..k.;, o:4
•
SAr r-� ,g 1 y 1
fir'.+ y I S
P y ., Iy y'...• r w, f .,t1.i '- . - J, .I € a� . �' S ';'I+�n �r.' yH
•
•
':*.L1•1•2.4-,
.•� i 1 , ••,i3.,f
•
'i.'•7 .,-•4•.b.-7-... '• - .'- :44' - • "::- .... •;.'... 7'' 7 - ' 4 v, ts.:r.i....7,,,,,,, it•t.•'.4
•
•
4 , .._
.. • ,
•
f
ar
.� . 41.7+/- ...-70'.1i.:117.••;•,..7-)74'. •• ..
•
-7•407...,..)7.1." Rf
;• ±iY,,,,:.
by f .Y ti 4...17'17'72;
•1I y i ,
J'�. a 1,ti ,
' '''' '-:;;,.‘t 4,. ..,
•
fir,'`/.�,ti'+C, �` ' ►,
II', ,,,.. 4.'V,:7!,:f.:.•
t om�(g+,y{, ,•-..* ..1..i =
'kir.r,,,]•( 'r. rte" . .� , � . ,
1r r .y� .
r . .
't # , , • •
Page o � � . .. �.; 1 ,
•
i ,J i j : �'+• _ - `',per ., "
. . , - .. • •r
3,
. . . . .
..„ . __....1, :0..-1,;-• .1.- ... :.•'. .. . , . - , f
•:*... it*-1:..1.,'
fit• ••i;('1• ..k4:i!.!
' l• • 1 • L.trf =mo ` - :l ��:C _�- ' .
42,• _ �y ••I i -•' .y •�yy4 a �j _ ?
? t� I ' •
. ,,
'
..4--,t i '' `e"-F -;eF 4'. In ••. -
'
• • , •
`#' ' , 11'.•-••;::.
1'z...-4,...,:.‘,...e•��i �`•-,•; -...-•"# _{ .. i �� 1 i • '
! 1. C i - [
•
+ ' s f.
' -�Y,-Jt Ira. ll ( - • , ! I
.: . ' ii ''' :- '
. i 4' _ .
I
•i '. I i. i
{ �)
-/-, ,• III i • .r.•:#•
•'e
•'-•• I '1 I'1 'x
Page 23 of 25 i I. _. b ..'"Lkl t...a.' •, ":
•
- .
1 ,
, .
• t...1,t-
...
I
C , .
I
e•
If A i
I
•,.....r.4111P .
1
14
!•.‘,.
. 1.
. a.t
-,
i
6
' i, .,i1'f•,'i,:
I
...
(..
e
.1-
•
I ' . I
•
•••• ..-..
•:
at
( L
; • -117,4 I 1
.
I.
_, •
• .•,. .
... . ,.. , ,• ,<.. ...
......., .., , .•
, .
3 ,
.r.,....-
.k
• ,
. •
E.
. .
' r
. 1.
< <:
- •'. II' % . i •.
. "•'..,•,..1 l' ' t
1 •
I . t
' t• ..
•, •,, -.
. .
• . ., i.1..
•
—. . . .t.••
f,••
*4•r :••.,".
• •41
ti •C- " '--, .: -•---:. .;--;,` ..
i mi.... f -... •-I, I
'
.,
...- ,- - -„..tr, • -1S, 4 '
.• . .•
- 4 1I
/. ..
.1 4'
,.;'....,,
*'
. _.
r
. ,
•'.
.,..;: .
.,.-*...,;-:.;*11:
1
. ..
. .
4 - '
/ ‘,'.':`, •
\ .,
', ,110,..1.
• .. • - „., - .- •
Page 24 of 25 4 , .
,..., . '
. .
. . .
.....
I
4
i
4 1
,
1- .
1
! 1
it
i„..
. ,
4,...04,...,..,..„...., ,,
,.. ,
- .
. ... . ,
.- . ... - •4yo. ., _---._ ._.
.,..
-,... g .--. .. .
. ,
'41 11
„.- • ,--0
. . .r4,
..„ , J1:
_ „..
- • :
r5-4
..t‘.
,•
1 ",:::: .. i:70 „ 1,, ' ii:
.0j
litillia,
' ''
- '
, •
. . f
• v.
'L.- •
•• '-
,,..r.
i ...-
1.1
, '•; . • , . w • '
.
•
— *.s..,... : '•
II
l•
f.i .
4 •':.„-
. ,. ,.
..,. . ,
' . .
,? " • , )k..
-..
, , ' i-. . . f •-• 1 !
Page 25 of 25 '
AEIIlILIIII. r
• ... .,
y..i,....,. •fi:0,-.. t,i