HomeMy WebLinkAbout2020-08-13 Planning Commission Meeting PacektCITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, August 13, 2020
6:00 P.M.
I. Call to Order/Pledge of Allegiance
II. Approval of Agenda
III. Approve July 23, 2020 Planning Commission Meeting Minutes (1)
W. 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. Minnehaha Pro erties LLC: Review and consider application from Minnehaha
Properties LLC for a Conditional Use Permit to allow outside school bus
storage and maintenance at 5280-5288 Stagecoach Trail, N. (2)
VII. New Business
VIII. Old Business
IX. Informational
A. Upcoming Meetings:
• Tuesday, August 25, 2020
City Council
6:00 p.m./City Hall
• Tuesday, September 8, 2020
City Council
6:00 p.m./City Hall
• Thursday, September 10, 2020 Planning Commission
6:00 p.m./City Hall
• Tuesday, September 22, 2020
City Council
6:00 p.m./City Hall
• Thursday, October 8, 2020
Planning Commission
6:00 p.m./City Hall
• Tuesday, October 13, 2020
City Council
6:00 p.m./City Hall
• Tuesday, October 27, 2020
City Council
6:00 p.m./City Hall
B. Council Reuresentativ_e
• Tuesday, August 25 — Commissioner VanDyke
• Tuesday, September 22, 2020 — Commissioner Van Denburgh
Tuesday, October 27, 2020 — Commissioner — White
X. Adjourn.
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CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, July 23, 2020 — Oak Park Heights City Hall
I. Call to Order/Pledge of Allegiance/Welcome New Commissioner Blake Van Denbur :
Chair Freeman called the meeting to order @ 6:00 p.m. with a welcome to new Planning
Commissioner Blake Van Denburgh.
Present: Commissioners Van Denburgh, VanDyke and White; City Administrator Johnson,
City Planner Richards, and City Councilmember Liaison Representative Liljegren.
II. Approval of Agenda:
Commissioner VanDyke, seconded by Commissioner Van Denburgh, moved to approve the
Agenda as presented. Carried 4-0.
III. Approval of June 11, 2020 Meeting Minutes:
Commissioner White, seconded by Commissioner Van Denburgh, moved to approve the
Minutes as presented. Carried 4- 0.
IV. Department/Commission Liaison / Other Reports: City Councilmember Representative
Liljegren updated the Commission as to meetings being held by the City Council and that
through the City's Economic Development Authority, they have awarded approximately
$36,000 in grants to local businesses for COVID-19 related expenses.
V. Visitors/Public Comment: None.
VI. Public Hearings:
A. Nelson Conditional Use Permit: Review and consider application from Rick
and Tianna Nelson for a Conditional Use Permit to allow a reduction to front
yard setback requirement at 15242 64th St. N.
City Planner Richards reviewed the July 16, 2020 Planning Memorandum to the request
seeking a Conditional Use Permit to vary from front yard setback standards. Richards
provided an issue analysis and discussed the same.
Chair Freeman opened the public hearing at 6:08 p.m. and invited applicant and visitor
comment. There being none, Commissioner VanDyke, seconded by Commissioner
Van Denburgh, moved to close the public hearing. Carried 4-0.
Brief discussion was had as to the elevation of the proposed addition and setbacks.
Commissioner VanDyke, seconded by Commissioner White, moved to recommend
City Council approval of the request, subject to the conditions of the July 16, 2020
Planning Memorandum, 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.
Planning Commission Minutes
July 23, 2020
Page 2 of 3
2. All required utility and drainage easements will be provided with documentation
to the City. The lot combination approval will need to be filed with Washington
County.
3. If the unit is rented to non -family, it will need to comply with all Zoning
Ordinance requirements for a two-family unit.
4. Any exterior mechanical equipment associated with the garage and the addition
shall be screened.
5. The exterior of the proposed garage and addition shall be finished with siding to
match the current home exterior.
6. The applicant shall apply for and receive a building permit for the structure.
7. Any other conditions of the Planning Commission, City Council and City Staff.
Carried 4- 0.
B. Palmer Station Planned Unit Development Amendment: Review and
consider application from Olivia Gavic on behalf of Creative Homes for a
Planned Unit Development Amendment to allow a reduced front yard setback,
from 30 -feet to 20 -feet for Lots 7, 8 and 9 at Palmer Station, located at 5606,
5573 and 5607 Oak Cove N.
City Planner Richards reviewed the July 16, 2020 Planning Report to the request
seeking a Planned Unit Development Amendment to allow a reduced front yard setback
at Lots 7, 8 and 9 within the Palmer Station development. Richards provided an issue
analysis and discussed the same.
Chair Freeman invited comment from the applicant.
Olivia Gavic, Creative Homes Land Coordinator introduced herself and briefly
described the situation with the three lots, prompting the amendment request and made
herself available for questions.
Chair Freeman opened the public hearing at 6:18 p.m. and invited public comment.
Chris Houdek introduced himself and his wife, Amelia as the owners of Lot 9 (5607
Oak Cove) and stated that they were present to lend support and noted that the addition
of the living space to the back yard and having the large tree to both be desirable. Mr.
Houdek stated that the large trees in the neighborhood were one of the things that
attracted them to the area.
There being no other visitors to the public hearing, Commissioner VanDyke, seconded
by Commissioner Van Denburgh, moved to close the public hearing at 6:20 p.m.
Carried 4-0.
Planning Commission Minutes
July 23, 2020
Page 3 of 3
Discussion ensued, clarifying the front -yard setback being the only change requested,
and that the change would improve the back yards of all three lots — saving the trees at
lot 7 and creating more usable back yard area at lots 8 and 9, which are very steep.
Commissioner Van Denburgh, seconded by Commissioner White, moved to
recommend City Council approval of the request, subject to the conditions of the July
16, 2020 Planning Report, specifically, that:
1. The final grading and drainage for the three lots shall be subject to the approval
of the City Engineer.
2. Any other conditions of the Planning Commission, City Council and City Staff.
VII. New Business: None.
VIII. Old Business: None.
IX. Informational:
A. Uucomine Meetines:
• Tuesday, July 28, 2020
City Council
6:00 p.m./City Hall
• Thursday, August 13, 2020
Planning Commission
6:00 p.m./City Hall
• Tuesday, August 25, 2020
City Council
6:00 p.m./City Hall
• Tuesday, September 8, 2020
City Council
6:00 p.m./City Hall
• Thursday, September 10, 2020
Planning Commission
6:00 p.m./City Hall
• Tuesday, September 22, 2020
City Council
6:00 p.m./City Hall
B. Council Representative
• Tuesday, July 28 — Commissioner Freeman
• Tuesday, August 25, 2020 — Commissioner VanDyke
• Tuesday, September 22, 2020 — Commissioner — Van Denburgh
X. Adjourn:
Commissioner VanDyke, seconded by Commissioner White, moved to adjourn at 6:26 p.m.
Carried 4-0.
Respectfully submitted,
Julie Hultman
Planning & Code Enforcement
Approved by the Planning Commission:
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone; 763.231.5840
Facsimile: 763.427.05 20
TPCTPC§PlanningCo.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: August 6, 2020
Cndauw 2
RE: Oak Park Heights — Minnehaha Properties, LLC Conditional
Use Permit for School Bus and Vehicle Storage — 5280 and 5288
Stagecoach Trail North
TPC FILE:
BACKGROUND
236.02 — 20.07
Idiris Mohamud of Minnehaha Properties, LLC has made application for use of the site
at 5280 and 5288 Stagecoach Trail North for bus fleet management offices, school bus
maintenance, and for the storage of up to 100 school buses. This application consists of
a request for a Conditional Use Permit similar to the request that was made and
approved by the City Council in May 2008 when the property was used as a bus garage
with outdoor storage of school buses. No exterior changes to the site or building are
proposed with this request. A Conditional Use Permit was issued in September 2019 to
allow a truck repair operation.
The site is zoned I Industrial District. General vehicle repair is a permitted use, but the
outdoor storage of vehicles is a listed Conditional Use. The Conditional Use Permit
granted by the City Council in 2008 allowed 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 (C100)
Exhibit 3:
Planning Report — April 30, 2008
Exhibit 4:
Conditional Use Permit - Landscape Business and Outdoor Storage of
Buses, Date Issued — June 9, 2008
Exhibit 5: Site Pictures
PROJECT DESCRIPTION
The Applicant has provided a project narrative that is found as Exhibit 1 of this report.
`Applicant/Owner Minnehaha Properties LLC ("Applicant') has entered into a lease with
Independent School District No. 834/Stillwater Area Public Schools (the "District') for
the property located at 5288 Stagecoach Trail North, Oak Park Heights, MN 55082 and
at 5280 Stagecoach Trail North, Oak Park Heights, MN 55082 (the `Property'). All of
the land at this location, and the improvements located thereon, have been leased to
the District for a period of one year, with three renewal periods of one year each
exercisable by the District. The space will be used for bus fleet management offices,
school bus maintenance, and for the storage of up to 900 school buses. The use will be
consistent with that allowed under the Conditional Use Permit dated June 9, 2008, file
no. 798.02-08.04, pursuant to which the property was used for busses serving the
District until October 2019. In fact, at this time, the District is actually leasing more of
the Property to serve the same number of buses — ie., 100.
Fuel will be dispensed to the vehicles on site by a fleet fueling delivery service, which
will use a fuel truck to serve the busses. Currently, 90 parking spaces are equipped
with plug -ins to allow busses to be warmed with a minimum of bus idling on site; that is
sufficient for all diesel buses which will be kept at this location. The hours of operation
at the facility shall be weekdays during the school year from 5:30 a.m. through 7.•00
p.m., and as needed occasionally on weekend days from 7:00 a.m. to 6:00 p.m. The
District is subletting the space to its bussing services provider, Metropolitan
Transportation Network, Inc.
We look forward to working with the City of Oak Park Heights to provide a vital service
to the school age children of the Stillwater Area School District, while also being good
neighbors to those who live and work near the Property.
ISSUES ANALYSIS
Comprehensive Pian. 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.
Surrounding Uses. The adjoining uses to this site are:
• North — Vacant Lot/Single Family Residential
• South — Single Family Residential
2
• 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 need to be installed to provide police, fire, and other
emergency services access.
Hours of Operation. The Applicant has proposed that the facility be open from 5:30
a.m. to 7:00 p.m. Monday through Friday during the school year, and as needed
occasionally on weekend days from 7:00 a.m. to 6:00 p.m.
Building Occupancy. The site plan indicates the following building occupancies.
9. Maintenance Shop — 2 to 8 mechanics providing routine maintenance for
school bus fleet.
2. Wash Bay — 4 to 8 employees when washing buses.
3. Main Office — 6 full time once staff and 120 bus drivers and aides checking in
and out through the day.
4. Bus Inspections — 2 to 8 mechanics inspecting busses and diagnosing
mechanical and electrical issues.
Parking. Parking requirements for outdoor bus facilities are not outlined in the Zoning
Ordinance. The submitted site plan indicates a total of 100 bus, 127 employee, 15 van,
6 visitor, and 6 disability accessible spaces. With a maximum of 100 buses parked at a
time, there will be adequate parking. The bus facility was previously permitted to a
maximum of 100 buses, with no major parking issues noted in recent years. Adequate
circulation for fuel deliveries and bus traffic is provided on site. No parking of visitors or
employees is allowed on Stagecoach Trail.
Trash Enclosure/Tire Storage. All trash, recycling and tire storage shall be required to
be fully screened.
Fueling Plan. The site plan indicates the following. It is anticipated to have a truck with
a 2,500 -gallon diesel tank kept on site. This truck will be driven onsite to fuel buses
between routes. In addition to the fueling truck, a 2,000 -gallon gasoline tank and 9000 -
gallon diesel tank will be placed inside of the fuel storage area for additional fueling.
Fueling of fleet vehicles and deliveries of fuel will take place during normal business
hours. Two employees will be dedicated to fuel all vehicles.
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. 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 and provide verification that all permitting is completed when
the tanks are placed.
Paint Booth. A paint booth had previously been installed but is not operational. A new
self-contained paint booth will be installed. 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 bus and vehicle storage
areas. The City Engineer shall approve any changes, if proposed, to the stormwater for
the site.
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 Si ns. The existing freestanding sign on Stagecoach Trail will be used
for the business.
Wall Signage. No wall signage is proposed at this time.
Sian Illumination. All existing and new signs, if proposed, 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 existing light fixtures will be required to be replaced or provided with
shields so that they are full cut off. 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 will again be required.
4
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.
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: The existing light fixtures will be required to be replaced or
provided with shields so that they are full cut off.
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:
5
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 (ie.,
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 in that the bus maintenance and storage has been a previous use of the site with
few neighborhood issues.
CONCLUSION 1 RECOMMENDATION
Subject to the preceding review, City Staff recommends approval of a Conditional Use
Permit for use of the site at 5280 and 5288 Stagecoach Trail North for outdoor storage
of school buses and vehicles subject to the following conditions:
1. The number of buses allowed on site shall not exceed 100.
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 Storage Tanks to the MPCA.
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 maintenance operation.
6. The Applicant shall comply with all Building Code requirements for the fuel
tanks and installation of a paint booth. A Building Permit shall be required
from the City for the fuel tank and paint booth installation.
7 Block heaters and heater plugs shall be installed on all buses operated out
of the facility at 5280 and 5288 Stagecoach Trail before commencement
of operations.
Z
8. An operations plan shah be developed and enforced, subject to the review
and approval of City Staff, requiring all buses shall be backed into their
respective parking spaces at the end of the day's operation.
9. A rapid entry lock box shall be installed at the entrance gate to provide
police, fire and emergency services access.
10. Any changes to the grading, drainage and utilities shall be subject to the
review and approval of the City Engineer.
11. All lighting fixtures shall be full cut off and provided with shields in
compliance with the lighting standards of the Zoning Ordinance.
12. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
13. 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.
14. Signage shall be subject review and approval of City Staff for
conformance with Zoning Ordinance standards.
15. All noise generated from the business shall be compliant with Section
401.15.6.11 of the Zoning Ordinance. No vehicle repair shall be
conducted outside. The service doors to the building shall be closed at all
times except when vehicles are moved in and out of the service bays.
16. 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.
17. There shall be no outside storage, including trash, recycling, tires and
vehicle parts unless enclosed with a screen.
18. Hours of operation shall be limited to 5:30 AM to 7:00 PM Monday through
Friday and from 7:00 AM to 6:00 PM Saturday and Sunday.
19. No vehicle parking shall be allowed on Stagecoach Trail.
20. Emergency vehicle access and business operations related to fuel
dispensing shall be subject to review of the Police Chief and the Fire
Marshal.
7
21. All Conditional Use Permits previously issued by the City of Oak Park
Heights for 5280 and 5288 Stagecoach Trail North shall be deemed
revoked and canceled as part of and in consideration of the grant of this
new Conditional Use Permit.
PC: Julie Hultman
H.
CONDITIONAL USE PERMIT APPLICATION
MINNEHAHA PROPERTIES LLC
PROJECT NARRATIVE
JUNE 15, 2020
Applicant/Owner Minnehaha Properties LLC ("Applicant") has entered into a lease with
Independent School District No. 834 / Stillwater Area Public Schools (the "District") for the
property located at 5288 Stagecoach Trail North, Oak Park Heights, MN 55082 and at 5280
Stagecoach Trail North, Oak Park Heights, MN 55082 (the "Property"). All of the land at this
location, and the improvements located thereon, have been leased to the District for a period of
one year, with three renewal periods of one year each exercisable by the District. The space will
be used for bus fleet management offices, school bus maintenance, and for the storage of up to
100 school buses. The use will be consistent with that allowed under the Conditional Use Permit
dated June 9, 2008, file no. 798.02-08.04, pursuant to which the property was used for busses
serving the District until October, 2019. In fact, at this time, the District is actually leasing more
of the Property to serve the same number of busses — i.e., 100.
Fuel will be dispensed to the vehicles on site by a fleet fueling delivery service, which will use a
fuel truck to serve the busses. Currently, 90 parking spots are equipped with plug -ins to allow
busses to be warmed with a minimum of bus idling on site; that is sufficient for all diesel busses
which will be kept at this location. The hours of operation at the facility shall be weekdays
during the school year from 5:30 a.m. through 7:00 p.m., and as needed occasionally on weekend
days from 7:00 a.m. to 6:00 p.m. The District is subletting the space to its bussing services
provider, Metropolitan Transportation Network, Inc.
We look forward to working with the City of Oak Park Heights to provid e a vital service to the
school age children of the Stillwater School District, while also being good neighbors to those
who live and work near the Property.
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Apr NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
w Telephone: 763.231.2555 Facsimile: 763.231.2581 planners(q)nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 30, 2008
RE: Oak Park Heights — Stephan Stagecoach Property LLC
Open and Outdoor Storage Conditional Use Permit for
Horticultural Services and School Bus Storage
FILE NO:
BACKGROUND
798.02 — 08.04
Barbara Stephan of Stephan Stagecoach Property LLC at 5280-5302 Stagecoach Trail
North has made an application for a conditional use permit to allow open and outdoor
storage of equipment and materials at their operation located at 5302 and 5296
Stagecoach Trail North. This is the site formerly occupied by First Student Inc. for
school bus storage and repair operations. The conditional use permit application has
also included the allowance for Stillwater Area Schools to lease a majority of the site
and the buildings at 5280 and 5288 to allow for exterior storage of buses. The previous
conditional use permit for outdoor bus storage for Ryder Student Transportation
Services that was approved in 1999 and amended in 2001 for First Student has now
expired.
The property is zoned I, Industrial District. Open and outdoor storage is a (listed
conditional use permit within that district. The landscape business and school bus
office/repair operations that are internal to the existing buildings are permitted uses in
this district.
Attached for reference:
Exhibit 1: Site Plan (narrative exhibit C)
Exhibit 2: Fuel Tank Details (narrative exhibits F, G1 & G2)
Exhibit 3: Project Narrative (narrative exhibit A ispart of exhibit 8 & Planning Report Exhibit 6)
Exhibit 4: Trash Enclosure Picture (narrative exhibit E)
Exhibit 5: Access Permit —Washington County
Exhibit 6:
1999 Conditional Use Permit for Bus Storage (narrative exhibit B)
Exhibit 7:
Site Photos (narrative exhibit D)
Exhibit 8:
Memo From City Arborist
PROJECT DESCRIPTION
Commercial Landscape Business. Horticulture Services LLC is a company
headquartered out of Scandia, Minnesota that provides commercial landscape services
including landscaping and irrigation maintenance, as well as seasonal color plantings.
The landscape business seeks to continue operations out of the buildings at 5302 and
5296 Stagecoach Trail North and to allow for the outdoor storage of equipment and
materials. The site plan, found as Exhibit 1, indicates the area of the site to be occupied
by the landscape business and where the materials are to be stored. The applicant has
indicated a desire to add a covered shed, behind 5302, that would provide salt storage
and pallets of bagged fertilizer. The applicant will need to clarify the proposed location
of this shed. The building plans and details of this shed would need to be approved by
City staff.
The application requests the conditional use permit to store the following landscape
maintenance equipment and materials outdoors:
• A maximum of nine 26 foot and four 14 foot landscape trailers.
• A maximum of six trucks (% to 2% ton size).
A maximum of four skid steer loaders or landscape tractors.
A maximum of six landscape implements such as roto -tillers, turf aerators, and brush
chippers to be stored to the west of the 5302 building.
• A maximum of three 9Y2 foot snow plows (pickup truck size) to be stored to the west
of the 5302 building.
• A maximum of 12 pallets of bagged lawn fertilizer or ice melt to be stored directly
behind (west) of the 5302 building. Bags will be palletized, unopened, and shrink
wrapped.
School Bus OperationsiStorage. The site plan and narrative indicate that 5288 and
5280 Stagecoach Trail North and a majority of the site would be occupied by a bus
transportation company that would sub -lease the space from the School District. The
bus company has not been identified at this time. The company would have offices and
conduct repair activities in the buildings. The current application requests permission to
park a maximum of 100 school buses outdoors. The previous conditional use permit
allowed for a maximum of 120 buses.
Above Ground/Outdoor Storage of Fuel. The applicant proposes to place an above
ground storage tank with a fueling island as indicated on the site plan. There would be
one 14,000 gallon tank containing diesel and gasoline. All Federal, State, County, and
City requirements for storage and dispensing motor fuels would be complied with. The
City shall require the applicant to screen the tank on all sides with a fence, to be
approved by the City, or bury the tank underground.
ra
ISSUES ANALYSIS
Conditional Use Permit Criteria. The outside storage of landscape materials and
equipment, buses and fuel storage is a conditional use subject to conditions outlined in
Section 401.32.E.1 of the Zoning Ordinance:
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 the Zoning
Ordinance.
As part of the approvals in 1999, the applicant was required to provide additional
trees, especially on the south end of the site adjacent to Stagecoach Trail North.
Additionally, trees were required south of the Bell property. Staff observation of
the site indicates that there are gaps in the screening trees along Stagecoach
Trail, especially on the south end of the site. Additionally, some of the evergreen
trees on the north end of the site along Stagecoach Trail have died and will be
required to be removed and replaced. The applicant has provided a landscape
plan indicating the removal of trees and the trees to be replaced. All changes to
the landscaping shall be subject to review and approval of the City Arborist.
b. Storage is screened from the public right-of-way in compliance with Section
401.15.E of the Zoning Ordinance.
With replacement and the addition of additional trees in the berm along
Stagecoach Trail North, the site will be adequately screened from the public
right-of-way.
C. Storage area is grassed or surfaced to control dust.
The site was previously required to be paved and provided with curb and gutter
to address surface runoff.
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 401.15.13.7 of the Zoning Ordinance.
Previously, lighting was installed on site in compliance with requirements of the
Zoning Ordinance. If any additional lighting is added to the buildings or site, it
will need to be in compliance with the Zoning Ordinance.
e. The provisions of Section 401.03.A.8 of the Zoning Ordinance are considered
and satisfactorily met.
Staff has reviewed the criteria and, based upon the fact that the bus operation
had previously occupied the site without major incident; the conditional use
permit should be considered for approval.
Environmental. The existing conditional use permit required the submittal and
approval of a Stormwater Pollution Prevention Plan by the Minnesota Pollution Control
Agency (MPCA). That permit is in place and on file 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. Once installed (if
approved by the City), the plan is submitted to the Environmental Protection Agency
(EPA). The plan is reviewed and kept on file by the EPA. The MPCA will also require
submittal of a Notification for Above Ground Storage Tanks once the tank is installed.
The City will require the applicant to receive a building permit for the tank installation.
Trash Storage. The site plan indicates trash and recycling enclosures adjacent to
Buildings 5302 and 5280. The enclosures shall be constructed of cedar fencing with
doors. The proposed enclosures shall be adequate for this site.
Noise. In 1999, when the bus storage proposed was first discussed, there was
considerable concern related to adding of buses and the back up warning systems on
the buses. As a result, conditions related to requiring all buses to be backed into their
respective parking spaces at the end of the day and requiring block heaters and heater
plugs on all buses will again be required.
Hours of Operation. The project narrative, found in Exhibit C provides a detailed
summary of the hours of operation for the landscape maintenance contractor and the
bus contractor. The Planning Commission and City Council should review the proposed
hours and comment if any additional conditions shall be added to this approval.
Parking. Parking requirements for bus facilities and landscaping service businesses
are not outlined in the Zoning Ordinance. The submitted site plan indicates a total of
112 bus parking spaces and 113 car spaces. With a maximum of 1.00 buses proposed,
there is more than adequate space for both the landscape business and for bus storage
and bus driver parking. Adequate circulation for fuel deliveries and bus traffic is
provided on site. The plan indicates a common area that will be kept open for vehicle
circulation.
Grading and Drainage. With the previous addition of curb, gutter and adequate
stormwater drainage facilities, there are no issues with the landscape business or bus
operations. The City Engineer shall approve any changes, if proposed, to the
stormwater drainage for the site.
Landscaping and Signage. The parking lot lighting approved in 1999 has not
changed. One additional light is proposed at the outdoor fueling station. All existing
and proposed light shall be in conformance with the lighting standards as specified in
the Zoning Ordinance.
4
CONCLUSIONS/RECOMMENDATION
The outside storage of landscape equipment and materials and the outdoor storage of
buses proposed for this site generally satisfies the Zoning Ordinance criteria for such
uses. The subject site is planned and zoned for industrial uses. With addition of the
additional screening as proposed, the site is well buffered to adjacent properties. With
the conditions of approval, the proposed use should have a minimal impact to traffic,
noise, air quality, or other pollution issues. The conditional use permit for open and
outdoor storage is recommended 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 Service
from Washington County for the landscape business and bus operation.
7. The fuel tank shall be screened with a fence on all sides, as approved by the
City, or be completely placed underground.
8. The tree removal and replacement plan shall be subject to review by the
Planning Commission and approval by the City Arborist and City Council.
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 on all buses operated out of the
facility at 5280 and 5288 Stagecoach Trail before commencement of operations.
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.
5
13. The plan for the hours of operation as developed by the applicant shall be
subject to the review of the Planning Commission and approval of City staff and
the City Council.
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.
15. Any other conditions of the Planning Commission, City Council and City staff.
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requirements for fire-resistant tank performance
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requirements
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Double-wall design offers integral secondary
containment which can be tested for tightness on site
throughout tank life
• Diked design alsu available
• Interstitial spare can be monitored for leak detection
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• Support designs available for all seismic zones
• Primary storage tank and secondary containment
compatible with a wide range of fuels and chemicals
Built to nationally -recognized STI standards with strict
third -party quality control inspection program
• Customized compartments can be provided for cost
effective multi -product storage
Capacity rangyµ up to 50,000 gallol Is
Available from a large: network of STI licensed
manufacturers
_EXHIBIT Z
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• Support designs available for all seismic zones
• Primary storage tank and secondary containment
compatible with a wide range of fuels and chemicals
Built to nationally -recognized STI standards with strict
third -party quality control inspection program
• Customized compartments can be provided for cost
effective multi -product storage
Capacity rangyµ up to 50,000 gallol Is
Available from a large: network of STI licensed
manufacturers
_EXHIBIT Z
IS
'DT9. PFE A N :STA &O—WA C.l-1 LU' °y, X H 15 !T 611-4
Flameshield® Fire -Resistant Double -Wall Aboveground Storage Tanks
OPTIONAL MONITORING
MANWAY PIPE
• STI Flameshield' and SwRI 97-04 labels • Capacity ranges up to 50,000 gallons
• 300° or 36011 outer wall for secondary containment • Easily relocated
• Variety of approved supports available
Flameshiel(1® Guideline Specification
A) General
1. Provide Flameshield• fire-resistant, double-wall
aboveground stomgc tanks
B) Labeling
I _ Tanks shall bear the Steel Tank Institute
Flatneshieid" fare -resistant, double-wall
identification label.
manufactured in accordance with Underwriters
Laboratories UL 142, Standard for Steel
Aboveground Tanks for Flammable and
Combustible Liquids. Integral secondary
containment provides testability and access for
interstitial Ieak detection monitoring. Approved
supports are used for all horizontal doublc-wall
2. Aboveground tanks shall bear Southwest
Research Institute label for fire-resistant tank.
t. (If needed) Supports are resie.trcd to meet choice
�) Product Description
of seismic zone 1-4.
1. yanks sluell be nranufactmeci in accordatier,
D) Manufacturer
with Steel Tank Institute Flameshield®, Standard
1. Manufacturer shall be o license -6 member k�owpany
for Aboveground Fire -Resistant Tanks.
of the Steel Tank Institute and subject to Steel
2 Aboveground tank primary and secondary
TO)& Institute's Quality Assurance program.
containment (inner and outer walls) are
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EXHIBIT 3
Conditional Use Permit Narrative
Submitted With the CUP Application by Stephan Stagecoach Property LLC
For 5280 — 5302 Stagecoach Trail N.
To
City of Oak Park Heights, NIN
April 9, 2008
Revised April 25, 2008
In accordance with Ordinance 401.32.E.1, the attached application seeks a
conditional use permit at the above referenced property (Exhibit A) for the
outdoor parking of school buses and the outdoor storage of landscape
maintenance equipment and materials. The school bus contractor and the
landscape maintenance contractor are the only two tenants proposed to occupy
this site.
School Buses
A CUP, File # 798.02-98.07 (Exhibit 1=3) was approved for school buses at this
same property on_ May 25, 1999. As part of the approval process for the 1999
CUP extensive site work was completed as per approved plans dated 9121199.
Such improvements included, but were not limited to, paving, curbing,
stormwater retention, grading, lighting, planting for screening and the addition
turn and bypass lanes on Stagecoach Trail N. The entire site, both paved and
green space, drains into two retention ponds located on the north side of the
property. The aforementioned CUP from 1999 allowed a maximum of 120 buses
to be parked outdoors. School buses were present on this site as recently as
2005.
The current application seeks permission to park a maximum of 100 school
buses outdoors (Exhibit C).
Landscape Maintenance Eguipment and Materials
The current application also seeks permission to store outdoors (Exhibit C):
a A maximum of nine (9) 26 ft. and four (4) 14 ft, landscape trailers
A maximum of six (6) small to medium size trucks (314 to 2'/Z ton size)
A maximum of four (4) skid steer loaders or landscape tractors
A maximum of six (6) landscape implements such as roto -tillers, turf
aerators, and brush chippers to be stored to the west of the 5302 building
A maximum of three (3) 9'A ft. snow plows (pickup truck size) to be stored
to the west of the 5302 building
A maximum of twelve (12) pallets of bagged lawn fertilizer or ice melt to be
stored directly behind (west) of the 5302 building. Bags will be palletized,
unopened, and shrink wrapped. Once a pallet of bags is opened, the entire pallet
will be moved indoors. No single bags or opened bags will be stored outdoors.
Stephan Stagecoach LLC
CUP Narrative
Page 2
April 9, 2008
Revised April 25, 2008
Screening
Finding 5e of the aforementioned CUP from 1999 states,
"The existing and proposed vegetation on the site will serve to
mitigate any negative impacts to existing development."
The trees present in 1999 are still present and they have grown in size. The
proposed vegetation cited in the earlier CUP consisted of new tree plantings
on the north and southeast of the property perimeter. These plantings were
installed in 1999 and the trees have subsequently increased in size.
Some of the screening trees present or planted in 1999 have died, are missing or
are degraded by disease. Exhibit C shows proposed planting of 33 replacement
spruce trees.
Included herein as Exhibit D are current photos of the existing screening as
viewed from the adjacent properties on the north, south, east and west.
Lighting and Signage
Parking lot lighting approved at the time of the 1999 CUP has not changed.
Intensities at the property line at that time were within City requirements. One
additional outdoor light is proposed at the fueling island. This proposed light is on
the far west center of the site and will not affect any neighbors.
No additional signage is proposed at this time.
Trash and Recycling
Locations of two trash and recycling enclosures are shown on Exhibit C. These
shall be constructed of cedar typical of that shown on Exhibit E. Enclosures shall
have doors.
Fueling Island. Above Ground Fuel Storaae & SPCC
The proposed locations of a fueling island (Photo Exhibit F) and above ground
fuel tank are shown on Exhibit C.
One above ground fuel tank is proposed to service both tenants. The proposed
tank has a total capacity of 14,000 gallons and it shall be divided internally to
accommodate both gasoline and diesel fuels. Exhibits G1 and G2 comprise fact
sheets of the proposed tank. A steel reinforced concrete pad shall
Stephan Stagecoach LLC
CUP Narrative
Page 3
April 9, 2008
Revised April 25, 2008
be constructed as a tank base. For collision protection, eight inch diameter, 36
inch tall concrete bollards shall be installed 36 inches on center around the tank.
Owner will apply for all necessary City permits for the construction of the tank
base and fueling island.
The locations of the tank and fueling station were 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 above ground fuel
tanks.
A Spill Prevention, Control and Countermeasure plan (SPCC) shall be developed
and implemented per City approval. A sample of a SPCC plan such as will be
submitted for this site can be viewed at
htpp://energyfacilities.puc.state.mn.us/documents/19133/Appendix%20G%20Spi1
1%20 Prevention.pdf,
Hours of Operation - Bus Contractor
Overall Hours of Operation: 5:30 AM — 6:00 PM Monday through Friday
Morning traffic consists of staff and drivers beginning to arrive at the terminal at
5:30 AM with 5 to 10 school buses leaving the premises at approximately 5:45
AM. The majority of the buses, 40-50, will be leaving the terminal at
approximately 6:30 AM and the last of them leaving just after 7:00 AM.
School buses will return to the terminal after morning routes at approximately
9:30 AM with limited (8-15) in and out traffic throughout the day for midday routes
and field trips. Employee vehicles leaving the location (30-40) would be between
9:15 AM and 10.00 AM.
Afternoon traffic will begin at 1:00 PM with employees arriving at the terminal and
then the majority of school buses leaving the location at 2:00 PM.
Vehicles will be returning beginning at 4.00 PM and ending just after the 5:00 PM
hour, with the bulk of returns at 4:30 PM. Employee traffic would coincide with
these times through 5:45 PM when all staff members have left.
Stephan Stagecoach LLC
CUP Narrative
Page 4
April 9, 2008
Revised April 25, 2008
Extracurricular activity vehicles operate in varying times from 2:30 PM until
approximately 10:00 PM, with the busiest days being Tuesday and Thursday
during the winter and spring sports seasons. Additionally, there are occasional
activity trips that run on the weekends at varying times.
Hours of Operation — Landscape Maintenance Contractor
Overall Hours of Operation:
April Nov. 31:
7:00 AM -- 6:00 PM Monday through Friday
8:00 AM — 5:00 PM Saturday (average of only 5 Saturdays each
summer)
6:00 PM —10:00 PM Monday through Friday — Mechanic's crew,
3 people
December 1 — March 31:
7:00 AM — 4:00 PM Monday through Friday — Mechanic's crew,
3 people
Snow or ice events: Plowing/salting parking lot, Monday —
Sunday - any time day or night, employees cars (10)
arriving and trucks (6) dispatched
- 4
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Aar, B. 2008 2;OOPM JC IESLEY INVESTMENTS INC-,Ur4'1')(
DEPARTMENT OF TRANSPORTATION
& PHYSICAL DEVELOPMENT
11 M MYERON ROAD NORTH • STILLWAM. MWNESUFA 550&28673
6514304WO FJD*00e MaChIne aS14304M
SIA
March 17, 2000
John Thomas
Ryder Student Transportation
806 N. Main Street
Stillwater, MN 55082
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ACCESS PERMIT NO. 2000-02 FOR IMPROVEMENTS TO 5288 STAGECOACH TRAIL
NORTH ACCESS TO WASHINGTON COUN'T'Y STATE AID HIGHWAY21 (CSAR 21;
STAGECOACH TRAIL NORTH)
Dear Mr. Thomas:
Enclosed Is the approved permit forte change in use and associated roadway
Improvements at the Ryder Student T'ransportatiori facility at 5288 Stagecoach Trail in Oak
Park Heights, 'rhe failowing Special Provisions apply to the permit:
o Our snalysis of the trip generation figures for the facility indicated that tum and bypass
lanes need to be constructed for safe operation at this access. I met with David Putnam
of Midwest land Surveyors and Civil Engineers and discussed the design of the turn and
bypass lames with him. It appears that a practical method of providing the necessary
roadway width would be to widen the road only on the east side. This is acceptable to
Washington County, We must approve the construction plans before any work may
begin. We will consider alternative designs if widening on one side only proves to be
Impractical.
o The turn lane construction may be delayed until the and of the 1999.2000 school year so
that the work may be done at a time that is less busy and disruptive to Ryder's
operations. Use of the access may begin at'anytime. All having, striping and
landscaping must be done by October 31, 2000.
o Removal of traffic markings and restriping in the area disturbed by construction are the
responsibilities of the permit holder. If the timing of the striping can be coordinated with
the Countys regular striping schedule, we will paint the stripes at no cost to the permit
holder. Please notify us of the schedule of construction as soon as It is determined.
o All traffic control must conform to the standards of the Minnesota Manuel on Uniform
Traffic Control Devices, including the Temporary Traffic Control Zone Layouts Field
Manual.
o We understand that the Citypf Oak Park Heights will require ari escrow of funds as a
performance bond. We request that the City not release funds escrowed for this work
until the work is done to the County's satisfaction.
Please call me at 651430-4312 If you have any questions or comments.
Sincerely,
owy�
seph Lux
C: David Putnam, P. E,, Midwest land aunreyors and Civil Engineers, Inc,
Chris Danielson, City of Oak Park Heights
MR 5
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'Apr. 8, 20081 2:01PM A ESLEY INVESTMENTS INC.
WAS'a1 kyAU14 l..t U',II rt.+Ab-- yrvA%A%,w......•-
11660 Myoron Road North
Stillwater, Minnesota 55082
430-4340
APPLICATION FOR lolunrCipalt+
STREET OR DRIWWAY ACCRSS PERMIT =A :Ferml� e
oroflosed access and relation to the county road and any ao1acent streets.
Armch a drawtag of ph
O��CY.Na. 8048—' 'P 1 rv'
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_Yltight dfTV1%a 'Wai't
property, prEscpT and
AppliraAt .
and Sheet Address
Purpose of [ 3;; CYifiveway ❑F
Access c9dormualulal (specify typ%
..1_�Il� • /'lit �. A. ,.
tIq of�11 �(/v iib 3, ors Rte, an
VAII the CITampotuy or propwm oPlatted or
Building be: CPemtancnt li$ in Mnplatmd area
No. of present 8xect location of proposed drivoway to PROPeriY
driveways m ptOperty
pate Needed -11,
a0 !
Estimated Compkdon Dass '711 180 I
is a suildin$ to ONO
by Oonmewd? OYex
Distance from center Of bishway to bent
of building. ��j feet
sma location of present driveway to prapmW
Cr) (We). the en darsigned, blstawkb tntft application for permission to eonamct the acorn at rile above location, sold aecest m be oonstrnatad to eWorm wide Ole
regulations of Washington Covmy and to any spaniel prwA*ns ittcWW In the panni[ It is agreed that all work will be do= ro the stuisfactlon of Washington County.
It Wfurdter agreed that no work in bortnection widt this applicattom will to starred ma the eppllcadon It, approved and dte permit issued. It is expressly undessmod dot
this permit is conditioned upon mplaccroagor restcMdon of the highway m its original or to a sadt&MY soar![den. k is further nndorstood that this pertnit is isaoed
nebjeer m tire Tlh
Of !Deal city, village, or tovmship audtotidls having ion supo i over cid s�hizhway.
W
Sigruntrn ni Appiiract
ACCESS DXYEWAY pERA4lI' AMORMA71ON
Perfonmance Regttit�ntottt
As A coadhion Of this permit, culvert is rapin:d: C)Yas IONo (�(MM Solver Culvert Size— x Culvert apronsrequiredr ❑Yea ONO
Y she work b not cowptttnd by dte data given on Otis application. the rest of carttpladng uufin6W conatruetin by County Goma tttay be deductod from rhe deposit,
In the event that construction has not staned by ibis data. this permit by mos mil! and void trod tba patmh fee shall be fotieircd and the deposit shall to wfinided.
SPECL41
PevWssWn is bereby granted for rhe eamtrnedon of die driveway as described in iia application, acid driveway to be constructed in areotdattce with all regulations or
waA trgmn CuuM and subject m the above wpq rsrtt nu and special pmvitions.
All warn to be campkicd by10-31-00
Copies: C]Appli=t Approved
OCouitgr Fxgineer
OMunkiP�Y
/—., 7 rad
uthorized Signawrc Wathongron Couery Public W OM Dept Das
TOTAL. P.63
EXHIBIT 6
Stephan Stagecoach Property ILC
CUP Application
Exhibit B
Ryder `transportation CUP, May 1999
Aur. 8. 2008 1:58PM JC 'ESLEY INVESTMENTS INC, d No -8048 I'P. 9
CITY OF OAR PARK HEIGHTS
CONDITIONAL USE PERMIT
FOR
RYDER STUDENT TRANSPORTATION SERVICES, INC.
NAC
File No.; 798.02-98.07 Date Issued: MaV_25, 1999
Legal Description: (Washington County Geo. Code )
See Exhibit "A" attached hereto.
Owners Ryder
Student
Tran9nortgtigg
Servi.cea, Ince
Address: 1530
Brewster
Avenue
St.
Paul MN
55108
Site Address:
53-02-Stggecoarh
Trail
orth
Oak Park
Heights._ MN
55043._.
Present Zoning
District:
°I"
Permitted uses
not forth
in Ordinance
401 Section 401.32.E.1,
I. CONDITIONAL USE PERMIT FORS
All. uses shall be subject to the following conditions and/or
restrictions imposed by the City Council of the City of Oak Park
Heights.
General Descriptions
A. Site to be used for bus maintenance, repair and storage (includes
wash bay). outside use or storage of buses is subject to this conditional
use permit.
B. Conditional use permit has been granted by the City Council on May
25, 1999, subject to the following conditions:
1_ Not more than 120 buses will be stored on the site.
2. Additional plantings shall be provided in the southeast corner of
the property along the south property line, subject to the review and
approval of the -City Staff and Arborist.
3, The existing vegetation along the southwest property line is to be
removed, as indicated on the site plan, to provide traffic visibility for the
Apr. 8. 26H 1:59PM JC 'ESEEY INVESTMENTS INC. No -8048 P. 0
abutting property.
4. MPCA approval of the Stormwater Pollution Prevention Plan.
5. Modification of existing stormwater catch basins to minimize
sedimentation loading shall be subject to the review and approval of the DNR.
6. All parking and storage areas shall be surfaced with bituminous
material and concrete curbing with stormwater retention systems being
installed by the applicant prior to commencement of operations on the site.
7. A revised lighting plan shall be submitted indicating Lighting
intensity to the property line, the same being subject to the review and
approval of City Staff.
8. MPCA requirements regarding liquid bulk storage and waste handling
shall be complied with.
9. The applicant receive EPA approval of a hazardous waste generator
permit prior to commencing operations on the site with a copy being provided
to the City.
10. All grading and drainage issues shall be subject to the review and
approval of the City Engineer_
11. Applicant shall resolve all issues relating to any access permits
as may be required by Washington County Department of Public Works.
12. Additional plantings shall be provided along the north property
line, adjacent to the bus parking area, subject to the approval of the City
Staff and Arborist.
13. Block heaters and heater plugs shall be installed on all, buses
operated out of the facility at 5342 Stagecoach Trail before commencement of
operations. '=
14. 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. -
15. A plan for the hours of operation shall be developed by the
applicant, subject to the review and approval of City staff. k?
16. 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 mdy be
amended or altered in the discretion of the City Council.
17. All additional fill that has been added to the property t&.! the
south in the form of a berm &nd to the west towards the pond shall be removed
by the applicant as follows:
Apr. 8, 2008 1:59PM JC 'ESEEV INVESTMENTS INC,
Na.8048 P. 11
a. To the south, if desired by that property owner, with a retaining
wall installed at applicant's expense in lieu of the berm; V.
b. To the west by removal of the fill back to the original ','West
property line plus an additional 10 feet to act as a buffer.
A
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IAF WITNESS WHEREOF, the parties have set forth their hands and seals.
Date. %zt-9- 17
Date:
.Date:
Date:
CITY OF OAK PARK RRI FITS
Hy
-�Azlljolt- —
David Schaafd
Mayor
Thomas Melena
City,qAdmina starator
By 1
Applicant Permit kyolder
By
Applicant Permit Holder
-3-
Apr 8 2008 2 OOPM JC 'ESLEY NVESTMENTS INC No -8048 P. 12
EXHIBIT W
Parcel 1: F
All that part of the NE 1/4 Of the V 1/4 of Section 3,
Tounship 29, Range 20, contained within the following
hounds, to-•wi.t:
Seainning at a point 30,Ae4t Vest of a stake Thigh is
80 rods South of the center of said Section 3, and
running thence West 24 rods and 3 Peet; thence South
21 rods and 9.9 feet to the ,place of beginning►
excepting therefrom the South 150 feet thereof.
Parcel, 2:
61
The North 963.6 feet of the East 429 feet of the NE 1/4
of the SK 1/4 of section 3, Township 29 North, Barye 20
west, excepting the En3lflwiag two tracts:
1. The North 232 feet of the Eaet 165 feet thereof;
and
2• The South 262 feat of the North 494 feet of the
Fast 233 `eet thereof.
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EXHIBIT
Julie Hultman
From: K.D. Widin [kdwidin@comcast.netj
Sent: Thursday, May 01, 2008 7:35 AM
To: Eric Johnson; Mark Vierling (E-mail); Dennis Postler (E-mail); Scott Richards; Jimmy Butler;
Judy Hoist; Julie Hultman; Tom Ozzello
Subject: Stephan Stagecoach Property Landscaping
OPH Staff -
I have reviewed the landscape plan, dated 4125108, for the Stephan Stagecoach C.U.P.. They have depicted
replacement spruce (7) along the Stagecoach Trail frontage and 27 along the N edge of the property (after removal of
existing poor quality spruce and Siberian elm).
The replacement trees should be "Black Hills" white spruce or Norway spruce, not Colorado spruce, due to disease
problems with the latter.
Trees should receive supplemental water (hose at ground line) every week during 1 st two growing seasons, unless
more than 112 inch of rain fails during the week.
The Planting Detail is acceptable, though up to an inch of soil should be placed on the top of each root ball to cover fine
roots, followed by 3 inches of shredded bark mulch.
Please forward my comments to the developer. Contact the if you have any questions regarding this review.
Kathy Widin
Arborist
City of Oak Park Heights
P.rA,ek 4
Receipt#_ 72507
USE $46.00
Certified Filed andfor recorded on:
6/20/2008 10:06 AM
3697477
Office of the County Recorder
Retum to: Property Records & Taxpayer Services
ECKBERG LAMMERS BRIGGS WOLFF 8 Washington County, MN
1809 NORTHWESTERN AVENUE
SUITE 110 KevinjCorhid, County Recorder
STILLWATER MN 5506E
Conditional Use Permit
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52$0302 , c h
STATE OF MINNESOTA
COUNTY OF WASHINGTON
CITY OF OAK PARK HEIGHTS
NOWICE OF CERTIFICATION
I, the undersigned being duly qualified and acting as City Administrator for the
City of Oak Park Heights, Minnesota ®O HEREBY CERTIFY that I have compared the
attached document:
CondMonal Use P rmit
For
3tap an Stagecoach Propedy, LLC
with the original thereof on file at the offices of the City of Oak Park Heights, and thai
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 Oak Park Heights, this 11 th day of
June, 20a8. 'Admm i,Er Johnson
it
inistratorr `•��
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMrr
File No.: 798.02-08.04
Legal Description: (Washington County Geo. Code 03-029-20-31-0003 and 0004.)
See Attached Exhibit "A"
Owner: Stephan Stagecoach Property;'LLC
Address: 22200 Meadowbrook Ave No.
Scandia, Minn 55073
Site Address: 5280-5302 Stagecoach Trail North
Present Zoning District:
Permitted uses set forth in Ordinance 401 Section 401.32.E.1
Date Issued: June 2008
Council Action: May 27, 2008
I. CONDITIONAL USE PERAUT: Outdoor parking of 100 school buses and allowing outdoor storage of
landscape and maintenance equipment and materials
All uses shall be subject to the following conditions and/or restrictions imposed by Res2h_dgu Ne. 0845-22 of the
City Council of the City of Oak Park Heights as follows:
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 WCA 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 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 l of each year and may be amended or altered in the discretion of the City Council.
iII. Reference Attachment:
The report of the City Planner dated April 30, 2008 and site plan approved by the City Council are annexed
hereto by reference.
IV. Abandonment: This 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 12 continuous months shall constitute abandonment and void the permit.
V. Annual review: Annual review is imposed as a condition of this permit. (See ##14 above)
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
CITY
Date: By
Date- Iq
Date: 4�
Eric Johnson
City Administrator
STAGECOACH PROPERTY, LLC
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EXMIT "A"
LEGAL DESCRIPTION
Stephan Stagecoach Property LLC
Physical Address: 5280 — 5302 Stagecoach Trail N.
GEO Code and Legal Description:
03-029-20-31-0003
The North 963.6 feet of the East 429 feet of the NE 1/4 of the SW 1/4 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.
03-029-20-31-0004
All that part of the NE 1/4 of the SW 1/ of Section 3, Township 20, 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.
EXHIBIT "B"
APRIL 30, 2008 PLANNERS REPORT AND SITE PLANS
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN E55422
Telephone: 763.231.2555 Facsimrie: 783.231.2681 planners@necplenning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 30, 2008
RE: Oak Park Heights — Stephan Stagecoach Property LLC —
Open and Outdoor Storage Conditional Use Permit for
Horticultural Services and School Bus Storage
FILE NO: 798.02 — 08.04
BACKGROUND
Barbara Stephan of Stephan Stagecoach Property LLC at 5280-5302 Stagecoach Trail
North has made an application for a conditional use permit to allow open and outdoor
storage of equipment and materials at their operation located at 5302 and 5296
Stagecoach Trail North. This is the site formerly occupied by First Student Inc. for
school bus storage and repair operations. The conditional use permit application has
also included the allowance for Stillwater Area Schools to lease a majority of the site
and the buildings at 5280 and 5288 to allow for exterior storage of buses. The previous
conditional use permit for- outdoor bus storage for Ryder Student Transportation
Services that was approved in 1999 and amended In 2004 for First Student has now
expired.
The property is zoned 1, Industrial District. Open and outdoor storage is a listed
conditional use permit within that district. The landscape business and school bus
office/repair operations that are internal to t1ie existing buildings are permitted uses in
this district.
Attached for reference:
Exhibit 1: Site Plan (narrative exhibitc)
Exhibit 2: Fuel Tank Details (narrative exhibits F, Gi & G2)
Exhibit 3: Project Narrative (narrative exhibit A is part of exhibit B & Planning Report Exhibit e)
Exhibit 4: Trash Enclosure Picture (narrative exhibit E)
Exhibit 5: Access Permit -- Washington County
Exhibit 6: 1999 Conditional Use Permit for Bus Storage (narrative exhibit B) ,
Exhibit 7: Site Photos (narrative exhibit D)
Exhibit 8: Memo From City Arborist
PROJECT DESCRIPTION
Commercial Landscape Business. Horticulture Services LLC is a company
headquartered out of Scandia, Minnesota that provides commercial landscape services
including landscaping and irrigation maintenance, as well as seasonal color plantings.
The landscape business seeks to continue operations out of the buildings at 5302 and
5296 Stagecoach Trail North and to allow for the outdoor storage of equipment and
materials. The site plan, found as Exhibit 1, indicates the area of the site to be occupied
by the landscape business and where the materials are to be stored. The applicant has
indicated a desire to add a covered shed, behind 5302, that would provide salt storage
and pallets of bagged fertilizer. The applicant will need to clarify the proposed location
of this shed. The building plans and details of this shed would need to be approved by
City staff.
The application requests the conditional use permit to store the following landscape
maintenance equipment and materials outdoors:
• A maximum of nine 26 foot and four 14 foot landscape trallers.
• A maximum of six trucks C/a to 2% ton size).
• A maximum of four skid steer loaders or landscape tractors.
• A maximum of six landscape implements such as roto -tillers, turf aerators, and brush
chippers to be stored to the west of the 5302 building.
• A maximum of three 9% foot snow plows (pickup truck size) to be stored to the west
of the 5302 building.
• A maximum of 12 pallets of bagged lawn fertilizer or ice melt to be stored directly
behind (west) of the 5302 building. Bags will be palletized, unopened, and shrink
wrapped.
School Bus OperationsiStorage. The site plan and narrative 'indicate that 5288 and
5280 Stagecoach Trail North and a majority of the site would be occupied by a bus
transportation company that would sub -lease the space from the School District. The
bus company has not been identified at this time. The company would have offices and
conduct repair activities in the buildings. The current application requests permission to
park a maximum of 100 school buses outdoors. The previous conditional use'permit
allowed for a maximum of 120 buses.
Above GroandfOutdoor Storage of Fuel. The applicant proposes to place an above
ground storage. tank with a fueling island as indicated on the site plan. There would be
one 14,000 gallon tank containing diesel and gasoline. All Federal, State, County, and
City requirements for storage and dispensing motor fuels would be complied with. The
City shall require the applicant to screen the tank on all sides with a fence, to be
approved by the City, or bury the tank underground.
2
ISSUES ANALYSIS
Conditional Use Permit Criteria. The outside storage of landscape materials and
equipment, buses and fuel storage is a conditional use subject to conditions outlined in
Section 401.32.E.1 of the Zoning Ordinance:
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 the Zoning
Ordinance.
As part of the approvals in 9999, the applicant was required to provide additional
trees, especially on the south end of the site adjacent to Stagecoach Trail North.
Additionally, trees were required south of the Bell property. Staff observation of
the site indicates that there are gaps in the screening trees along Stagecoach
Trail, especially on the south end of the site. Additionally, some of the evergreen
trees on the north end of the site along Stagecoach Trail have died and will be
required to be removed and replaced. The applicant has provided a landscape
plan indicating the removal of trees and the trees to be replaced. All changes to
the landscaping shall be subject to review and approval of the City Arborist.
b. Storage is screened from the public right-of-way in compliance with Section
401.15.E of the Zoning Ordinance.
With replacement and the addition of additional trees in the berm along
Stagecoach Trail North, the site will be adequately screened from the public
right-of-way.
C. Storage area is grassed or surfaced to control dust.
The site was previously required to be paved and provided with curb and gutter
to address surface runoff.
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 401.15.13.7 of the Zoning Ordinance.
Previously, lighting was installed on site in compliance with requirements of the
Zoning Ordinance. If any additional lighting is added to the buildings or site, it
will need to be in compliance with the Zoning Ordinance.
e. The provisions of Section 401.03.A.8 of the Zoning Ordinance are considered
and satisfactorily met.
Staff has reviewed the criteria and, based upon the fact that the bus operation
had previously occupied the site without major incident, the conditional use
permit should.be considered for approval.
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2:001"M JON WESL4f INVESTMENTS INC,,.ujN'j'y
DEPARTMF-NT OF TRANSPORTATION
& PHYSICAL DEVELOPMENT
11080 MY6RON ROAD NORTH - mLLWATER, MINNESOTA 55QU4673
651.4.9x480 Fiasitn►le kbcwrm B51a3D4M
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WIBIT 5
March 17, 2000
John Thomas
Ryder Student Transportation
806 N. Main Street
Stillwater, MN 55092
ACCESS PERMIT NO. 2000-02 FOR IMPROVEMENTS 70 5288 STAmcoACH TRAIL_
NORTH ACC>YSS TO WASHINGTON COUNTY STATE AIA HIGHWAY 21 (CSAH 21;
STAOF.COACH TRAIL NORTH)
Dear Mr. Thomas:
Enclosed is the approved permit fort o change in use and associated roadway
improvements at the Ryder StudentTransportsttdri facility at 5288 Stagecoach Trail. in Oak
Park Heights. The"following special Provisions apply to the permit:
+ our analysls of the trip generation figures br-lhe facility indicated that tum and bypass
lanes need to be constructed for safe operation -of this access. I met with David Putnam
of Midwest land Surveyors and Civil 1~rrglneers and discussed the design of the turn and
bypass lanes with him. It appears that a practical method cl providing the necessary
roadway width would be to widen the road only +gin the east side. This Is acceptable to
Washington County. We,must.approve.the construglibn plans before any work may
begin. We Will consider alternative designs If widening ort one side only proves to be
Impractical.
+ The turn lane construction may be delayed until the end of the 1$99-2000 school year so
that the work may be done at a time that Is less busy and disruptive to Ryder's
operations. Use of the access may begin at-any#me. All paving, striping and
landscaping must be done by Octdber 31, 2000.
+ Removal of traffic markings and restriping in the area disturbed by construction are the
responsibilities bf the pemtlt holder. If the liming of the striping can be coordinated with
the County's regular striping Schedule, we will palm the stripes at no cost t4 the permit
holder. Please notify us of the schedule of constructlon as soon as It is determined.
+ All traftic control must conform to the standards of the Minnesota Manual on Uniform
Traffic.Control Devices; Including the Temporary Tm fio Control Zone L.aymb Field
Manuol.
a We understand that the City of Oak Park Heights will require an escrow of fund's as a
performance bond. We request that the City nbt release funds escrowed for this work
until the worst Is done to the CounVs satisfaction,
Please call me at 651-4304312 If your have any questions or comments.
Sincerely,
se#ih Lux
C: David Putnam, P. E., Midwest land Surveyors and Civil Engineers, Inc,
Chris Danlelsvn1 Citic of Oak Park. Heights
A�'Apr. B. 2808' 2:01PM JON WE' ' INVESTMENTS INC.
(I ! ASIUN lti I L/1Y L�131'Y 1 i, Mr '- T 1r . Fa.M Ya��
ww• w "•`�••� • ••
11660 Myeron Road North
Stillwater. Minncsota 55082
430-4300
APPLICATION FOR
STREET OR DRIVEWAY ACCESS PERMIT
kn=h a drawing of the property, prOscm and
kpplicsnt .
and Street Address Dads
Pwpase of C]5trcot ❑Drtvcway OF!'
Arms L�onatrsm W (specify WO I
VAII the E)Tcmpgtory or 1'tdpvly
Bandigg be, (3pamlarmnl in
Na. crpressnt
dr(roways to property
Dote maw -11 r Ia
Ssduaw Completion Daft
access and rt:ladoll 10 the counry f02d and
M%tad er —
ou"Jaw,il_arda
vmsec ldeadan of proposed driveway to pmpany
PIP
Ay iI scent iVeots.
'151r,
=L.1tte auk) I (fit l
WA)
is it Boil ft to Ma
be eonsuueu47 13yrs (Type)
Ailrsnoe ftam entter of 100way to front
of bonding. Oa feat
Bxxag loudoa of prmzt dtivetvay to ympmv
?Jan h eft eo (11 P°
iA (Wt), the andem po, htuaurlth sisals= appfWWN for pgaLimn m aauttuet the owns at the above lonfin. said xueu to be oowmurr4 tm eatarotrr+ asst use
reguladort of Washing= cow and to an tpubl. ptmis�ns tadptdad kt cpm ptmeit eche agreed am al work vM be done to *9 saiislycdoa of WalhbWda fbuny.
rted fttdi a eppilesdoa is approved the tsaued� A 1s expressly unders
It ls'h r"t agreed that as wank in bottttactitnt whh this appl(eadaa Will h so€tmed
ibis pemde Is eondidoued tfpan topho mm4t t stotadoa of do highway m its otishal of ro s adift ary eaudisien. It is further UMM"rood that
ihi3 ps
h
subjaet is du or locos 4111y, vigage, at uvwrahip twrhadda havitl JOI u Wry over sed s nr Wkway.
1� a Sigrnaus giAppiicant
Dau
bo Q Q 7x7
ACCBBs A AY>R1MI7' AMO ON
ff Pu mmea Rt iNGaement
As a dond�ioa of this pertn'rl, culvert is ttqulrrd: dyes 13N6 i1>nrm 6lvrr Cuivett Site - x Cukvett apron muked. Mrs ON*
y form My If the work is =I completed by tits done get on this mppllieat m Ag it r� etit� �ft W CaA tecft b C rreited sad bdspasit obeli ba restirrdede de&Wd fmM Om �oslti
mr
14 the event thtt consaaedou hu mi smaW by rhh dote, is P�
SPECIAL PROY15iaNSs
Psralissian is hereby gtmnnd far the coostarcdon of the ddvcway u desmbed in this eppifearioa. said ddvaway to bit constru"'A In aecotdtnee whb all usuiadow of
Washington Ceunty and subject w the tlxave requlmmtra and spsela( prmhitms,
All work to be aompleud A •
Copks: ❑Applicmt .Approved
cicmmty%ima
❑7',I weipaliry
�mrAt
uthnriaed S[gmmtc Washington CmM MOO Weeks NA Dau
.,aronw*NCwq-pC• Rw.
TOTAL P.03
EXHIBIT 6
Stephan Stagecoach Property LLC
CUP Application
Exhibit B
Ryder Transportation CUP, May 1999
Aur 8. 2008 1:08PM JON WE' INVESTMENTS INC. � U- 8048 J'P. 8
oll
CITY OF OAR PARX HZIGHTS
CONDITIONAL USE PERMIT
FOR
RYDER STUDENT TRANSPORTATION SERVICES, INC.
NAC
File No.: 7.98_._02-98.07 Date Issued: May 25, 1999
Legal Description: (Washington County Geo. Code )
See Exhibit "All attached hereto.
Owner- Rod= Student Transportation Seryi.oes, Inc.
Addresst 1530 Brewater Avg ue
St. Paul.. MN .55108
Site Address: 5302 Stagecoagh Trail North
ogk - Pgrk He,ighta. MN 55093
Present Zoning Diatriat: "I„
Permitted uses set forth in Ordinance 401 section 1 3
I. CONDiTI03+T8i, USE PERMIT FOR:
All. uses shall be subject to the following conditions acid/or
restrictions imposed by the City Council of the City. of Oak Park
Heights.
General Desariptionz
A. Site to be used for bus maintenance, repair and storage (includes
wash bay). Outsidin use or storage of buses is subject to this conditignal
use permit.
B. Conditional use permit has been granted by the City Council on May
25, 1999, subject to the*following conditions:
1. Not more than 120 buses will be stored on the site.
2. Additional plantings shall be provided in the southeast corner of
the property along the south property line, subject to the revievr and
approval of the -City Staff and Arborist.
3. The existing vegetation along the southwest property line is E0 be
removed, as indicated on the site plan, to provide traffic visibility for the
i
Apr. S. 2008 1:09PM JON WES�_� INVESTMENTS INC. io•8O48 P 10
abutting property.
4. MPCA approval of the Stormwater Pollution Prevention Plan.
5. Modification of existing stormwater catch basins to minimize
sedimentation loading shall be subject to the review and approval of the DNR.
b. All parking and storage areas shall be surfaced with bitutiiinous
material and concrete curbing with stormwater retention systems being
installed by the applicant prior to commencement of operations on the Rite.
7. A revised lighting plan shall be submitted indicating lighting
intensity to the property line, the same being subject to the review and
approval of City Staff.
8. MPGA requirements regarding liquid bulk storage and waste handling
shall be complied with.
9. The applicant receive SpA approval of a hazardous waste generator
permit prior to commencing operations on the site with a copy being provided
to the City.
10. All grading and drainage issues shall be subject to the review and
approval of the City Engineer.
11. Applicant shall reaolvq ail issues relating to, any access pe its
as may be required by Washington County Department of Public. Works.
•12. Additional plantings shall be provided along the north pro Arty
line, adjacent to the bus parking area, subject to the approval of the }.City
Staff and Arborist.
3.3. $lock heaters and heater plugs shall be installed on all buses
operated out of the facility at 5302 Stagecoach Trail before commencement of
operations.
14. An operations plan shall be developed and enforced, subject to the
review and approval of City Staff, requiring that all buses shall be bikked
into their- respective parking spaces at the end of the days operation .
15. A plan for the hours of operation shall be developed by the
applicant, subject to the review and approval of City staff.
15. 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 rngy be
amended or altered in the discretion of the City Council, r'
17. All additional fill that has been added to the property t&! the
south in the'form of a berm dnd to the west towards the pond shall be removed
by the Applicant as follows= ,.
An. B. 2988 1:59PM JON WE` ' INVESTMENTS INC, 40.8048 P. II
a. To the south, if desired by that property owner, with a retaining
wall installed at applicant's expense in lieu of the berm; r,
i -j
b. To the west by removal of the fill back to the original'°gest
property line plus an additional 10 feet to act as a buffer.
1
IN WITNESS WHEREOF, the parties have set forth their hands and s"is-
Date:,&
Date:_T,,99
Date:
Date:
CITY ole dAX PARK HEIGHTS
By
David Schaaf/
Mayor
Thomas Melena
city dministrator
By
Applicant/Permitkyolder
By
Applicant Perm t Hol.dex
-3-
d
Apr 8- 2008 2:OOPM JON WES,,. INVESTMENTS INC• Xo.8048 P 2
EXHIBIT AAA
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21A,
All that part of the NE 1/4 of the SW 1/4 of Section 3,
Township 79, Range 20, Contained xithin the following
bounds, to -vitt
$e4inainy at a point 30PAe4t West of a stake which is
80 rods South of the contex of said section 3, and
runniny thsace West 24 rods and 3 feet; thence South
21 rods and 9.9 Leet to the place of beginning,
excedbiny therefron the South 1S0 feet thereof.
Parcel 2:
a3
The North 963.6 feet of the East 429 feet or the Rz 1/4
of the SW 1/4 of section 3, Township 29 North, Range 20
West, excepting the follaming two tracts:
1. The North 232 Feet of the Last 165 feet thereof;
and
2, The South 262 feat of the North 494 feet of the
Fast 233 »eet thereof.
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EXHIBIT 8
Julie Hultman
From: K.D. Widin [kdwidin@comcast.net]
,t; Thursday, May 01, 2008 7:35 AM
Eric Johnson; Mark Vierling (E-mail); Dennis Postler (E-mail); Scott Richards; Jimmy Butler;
Judy hoist; Julie Hultman; Tom Ozzello
Subject; Stephan Stagecoach Property Landscaping
OPH Staff -
I have reviewed the landscape plan, dated 4125108, for the Stephan Stagecoach C.U.P.. They have depicted
replacement spruce (7) along the Stagecoach Trail frontage and 27 along the N edge of the property (after removal of
existing poor quality spruce and Siberian elm).
The replacement trees should be "Black Hills" white spruce or Norway spruce, not Colorado spruce, due to disease
problems with the latter.
Trees should receive supplemental water (hose at ground line) every week during 1st two growing seasons, unless
more than 112 Inch of rain fails during the week.
The Planting Detail is acceptable, though up to an inch of soil should be placed on the top of each root ball to cover fine
roots, followed by 3 inches of shredded bark mulch.
Please forward my comments to the developer. Contact me if you have any questions regarding this review.
Kathy Widin
Arborist
City of Oak. Park Heights
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