Loading...
HomeMy WebLinkAbout2020-08-06 TPC Planning Report3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile. 763.427.0520 TPCTPC9Plann1n9Co.00m PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: August 6, 2020 RE: Oak Park Heights — Minnehaha Properties, LLC — Conditional Use Permit for School Bus and Vehicle Storage — 5280 and 5288 Stagecoach Trail North TPC FILE: 236.02 — 20.07 BACKGROUND 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 rApplicant') 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'). Al! 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 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. 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. 1. 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 office staff and 920 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 1000 - 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 3 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. Grad! ng/Drai nage/Util Ries. 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 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, 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 tirst 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.B.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 9. 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. Trac 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 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: 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. C 8. An operations plan shall 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 401.15.8.11 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 E:, 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 odcasionally 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 School District, while also being good neighbors to those who live and work near the Property. �qsn —.M..; irtm sn iieWHsrwr,*s Doss w�'wn,nBMNS 'CUM VLOeMNlyd '113.].W 133a1BA3M3N8HLnOS9at SlooHOS onend 28899 Nrd'BIMPH )WO XW HdaON INVU1 HGVCY UVJB 89MOM unloe� sne g ; [ x �° f O e R R O �d �E '=I Sup 'o'3bb' a31b'MIIIIS SIOOHOs onend � F rrf e uOSI� { V3NV'd31VMll11S . i 6 p 5 1-3 _ / Su!$1ed aad{oldw3 tr A tm N p d7 m w C O Y a cc 'F W ' duCe u T ' IF m n G Q e a a y� C m tl0 L � - � m O L N 4 4 • 5 L 13 3 is yCy -�•Z.-x f0 10 N E 00 ''- c y L Jj II E n _ 000�� u �y � —► � . iO+ lD d C pd a u f o r 11 10 0 m g c M 5 m n Sja)!OJ.L Ap, W mm AIL do 7a '2 -r- Jo 4- 3 ' sne 111 I � I' 1 ne .JL � SUlNled sng mr F A 0 E 8 rrf a � i Y { rc ' sne 111 I � I' 1 ne .JL � SUlNled sng mr F A 0 E 8 Orr NORTHWEST ASSOCIATED CONSULTANTS, INC1 PF4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 753.231.2555 Facsimile: 783.231.2581 planners@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 officeirepair 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 exhibitA is part 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 13) 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 2Y2 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 Operations/Storage. 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. OA 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 401.15.6.7 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. 3 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 MPGA. 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. 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. n tn- Lr4 J7, i0o .saw VZ 7qDCOO tn- Lr4 J7, 131 rf-pWkM I '1 Tested by SWRI to Comply with NFPA 30A-2000 Fire -Resistant Tank Requirements 4 - ?-hour lire t r F � J,, -1111 ;r��Can r �l Tested by Southwest Research Institute to SwRl 97-04 requirements for tire -resistant tank performance Complies with NFPA 3011 -?000, Code fire-resistant tank requirements I lorizontal, vertical and rectangular dosigns available Double-wall design offers integral secondary containment which can be testod for tightness on site throughout tank life • Diked design also available Interstitial space can be monitoroci for leak detection F rtFPAjaA- auc•�Ql A�1�6 RI.24V(Aj .:186:, ditlr-s7-r1 - ,_gj3iil ir.♦:bits: �nn,,.,r! .h. � ,.gas•i ili�r ;S�a..�.r.. � anJ rrrrrr!i^rrr{ieei:r:r 'i ea:�itl:� ,rna .� rrr rlry :rrnn Fri � � iri!��� �nq: •r,.n,ti • Support designs avallablo for all svismio xotios 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 r. Customized compartments can be provided for cost effective multi -product storage C7pr:city ranges up to :10,000 gallons Available from a large network of STI licensed manufacturers iEXH18IT 2 S STt. PFT H STA C4 -COACH CUP �_ x H 51T Cil'_ _ FiameshieldO Fire -Resistant Double -Wail Aboveground Storage Tanks OPTIONAL MONITORING MANWAY PIPE • STI Flameshield° and SWI3197-04 labels • Capacity ranges up to 50,000 gallons 300° or 3600 outer wall For secondary containment • Easily relocated • Variety of approved supports available Flaineshiekl® Guideline Specification A) General 1. Provide Flameshield' fire-resistant, double-wall aboveground storage tanks. B) Labelling I _ Tanks shall bear the Steel Tank Institute Flameshielde fire-resistant, double-wall identification label - 2 Aboveground tanks shall bear Southwest Research Institute label for fire-resistant tank. C) Product Description 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 leak detection monitoring. Approved supports are used for all horizontal double-wall tanks. 3 (If needed) Supports are designed to meet chow., 1. Tanks shall be manufactured in accordance l➢) Manufacturer with Steel Tank Institute Flameshield', Standard I Manufacturer shall be a licensed member company for Aboveground Fire -Resistant Tanks. of the Steel Tank Institute and subject to Steel 2. Aboveground tank primary and secondary Tank Institute's Quality Assurance program. containment (inner and outer walls) are Use the STI Technology Guide online for your next Flameshield° Specification) lei�. All you nc c° in tanks! Steel Tank 11 Institute A division of Si! / SPFA 510 Oakwood Road l.ako Zurich, It. 60047 Ph 847.438.8265 Fx 847.438.8766 Web www.steellank.com Mo4q.6.1-1ce, e1WC0_ 1 ■ a � � | ■ a 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, IIIIN 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 l3uses A CUP, File # 798.02-98.07 (Exhibit B) 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 pians 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 E ui ment and Materials The current application also seeks permission to store outdoors (Exhibit C): o 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'/ ton size) o A maximum of four (4) skid steer loaders or landscape tractors • A maximum of six (6) landscape implements such as rota -tillers, turf aerators, and brush chippers to be stored to the west of the 5302 building o A maximum of three (3) 9'/2 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 Screeninq 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. Fuelinq Island, Above Ground Fuel Storage & 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%20C%20Spil 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 1 — 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 � AL. 1- -1 ME T LU ti Ln CL 4- =P LF) AD Apr, S. 2408 2 :00PM JC !ESLEY INVESTMENTS I NC. -U jN'y'y -.�. DEPARTMENT OF TRANSPORTATION & PHYSICAL DEVELOPMENT 11 CEO MYSRON ROAD NORTH • SMLWATER. MINNESOTA 5503$ 673 E14304= Fatsh& MachM 651-4W4W March 17, 2000 John Thomas Ryder Student Transportation 806 N. Main Street Stillwater, MN 55082 �No.8048ml. P. 14— an,� _.._,,a* po,gl,s W, FBCW. PA. p1p1y 01;" , 74w .,.4*. Maw .h^Ko.UW.faA carry S. r'4'xp��&oeenN3an.yer Adrq D�pa� aiaclar, l yN 4ana➢pnwW LeM 8,r+p 01+9,�en ACCESS PERMIT NO. 2000-02 FOR IMPROVEMENTS TO 5288 STAGECOACH TRAIL NORTH ACCESS TO WASHINGTON COUNTY STATE AID HIGHWAY21 (CSAH 21; STAGECOACH TRAIL NORTH) Dear Mr. Thomas: Enclosed is the approved permit for the change in use and associated roadway Improvements at the Ryder Student Transportation facility at 5288 Stagecoach Trail in Oak Park Heights, The following Special Provisions apply to the permit: + Our analysis of the trip generation figures for the 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 Engineers and discussed the design of the turn and bypass lanes 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 oh one side only proves to be Impractical. o The turn lane construction may be delayed until the end 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'anylirne. Alt paving, striping and landscaping must be done by October 31, 2000. e Removal of traffic markings and restrlping 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 construdtion as soon as It is determined. o All traffic control must conform to the standards of the Minnesota Manual on Uniform Traffic Control Devices, including the Temporary Traffic Control Zone Layouts f=ield Manual. a We understand that the City of Oak Park Heights will require an 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 651-430-4312 if you have any questions or comments. Sincerely, seph Lux C: David Putnam, P. E., Mldwest land Surveyors and Civil Engineers, Inc, Chris Danielson, City of Oak Park Heights EXHIBIT 5 'Apr. 8. 20081 2:01PM A ESLEY INVESTMENTS WASUL'41x1U114 k OLA1 t L,t�., rtwaa'-w ar,a ---_.. 11660 Myt'!I•oa Road North Stillwater, Minnesota 55082 1*430-4300 AFFLICATION l0R STREET Olt DRIVEWAY ACCRSS PERMIT INC.-`"Na.8048-1 .P. 16'. 5» 0N1Y �•�errni� Tib, � � �: �'2 - _ _ • , CWntj -Rb'" �r . _~lUght�dfTlii%aj�:vua7dt .. .Juldna�il�al�ri.. •af�7' Atzath a drawing of the property, preteen and proposed access and relation to tate county road and aay adjacent streets. el. Applicant ,%r -mss t41v6. %off' hOn3, 0VUSA-P0, Raw. olD and Street Address_ t5 -cd$$ c'J00Li.�}'tT+� Purpose of MUM ODrivawey I]F' Fatoraneo Adam WLwtuueselal (specify Jbte►4 j t Will the OTempotary or Property Oplatted at Building be: is is ClUnplowd ami No. of present r -Exact locltfon of proposed driveway to property ddvcwAys to property i k] Ila Dare Aloodad ! 100 EstimaW COmplodon Date -711100 1s a Dulld ft to MKo be 4046ttuetetl7 Oyes tT Disrart ee from center Of highway to ft nt of building. 200 feet 5xeet location of pre3aa ddvt wey to yrnpcW IJ gkea&� oarr►P-+r al' IDVOPPA in (We), the ttndentigned. hetewiifr''tutee spplicatfon for permission to construct the access at the above location, said eeoM to be tsoastruoaad m corrtann wldt The mguT dw of Washington County and to say special prom6iont included in the punk It is 62=d Out AN work wlil be dentes to the sarisfaollon of Wuhingsoa COM - It lo'fonin agreed that no want in cOrdwillm wldt this FAIVUCatiaa wsol tv torrid until the appdandou is approved stud the permit issued. It U expressly uaderstoad that this pmm% is eandlrioaed upon rt place tt+xt4t ar restaratlon of the bighwaay to its orlsival arm a aafisfacnotyconliidan. Itis furrier ttitdaTAtoatl drat lllb permit is iamed subject 0 the ar110)tibbo ftrouacy. village, or township rutborities having jotmr I A Sig,eatute of Apptitaet aUm a= 1E errs -B AcrosS DMV WAY PERis+af AUIi OR MATION petlo=Ace RogaitoTttettt As a ooruiitian of his petrol, Culvert it requited: Dyes ©No alc= $rota {htfvert fte x Calvcrtaproos required: Dyes l3No if this work is not completed by dte date given on this spplicukM the edit of eomplodng unfinished tonin tdon by County farces trey be deducted from rlte deposit, la the watt halt eomnodon has not ironed by Otis dw. dtis permit becomes null and void and d+o petsau fee shall bs forfrkd end the ftc alt shall be tnfundcd. SPECIAL PROVISIONS' Pemtiasion is hereby wattled far rim construction of tate drivcwey as described in this application. said driveway to be eartsouctW in areotdance with all Rguiatians of Washington County and subject Gr the Above rcquimnerlis amt special provisions. All wuA to ha complued by • 3/ � Copies: DApplicint Approved OCouaq Psnsineer (3munieipality 171 Vbmtt ►y.pr rw. smM uthorited Signator,' Washington County public WOTIa D"t Dain: TOTAL P.03 WIBIT 6 Stephan Stagecoach Property LLC CUP Application Exhibit S Ryder Transportation CUP, May 1999 Aur. 8 2008 1:58PM JC 'ESLEY NVESTMENTS INC. �.� No.8048 VP. 9 CITY OF OAK PARR HEIGHTS CONDITIONAL USE PERMIT FOR RYDER STUDENT TRANSPORTATION SERVICES, INC. NAC File No.: 798..02-98.07 Date Issued: May 25, 1999 Legal Description: (Washington County Geo. Code ) See Exhibit "All attached hereto. Owner: Ryder Student Transportation Services, Inc. Addrese: 1530 Brewster Avenue St. Paul, MN_ 55108 Site Address: 5302 StagecoarhTrail. North}_ _ Oak Park Heights. MN 55043 Present Zoning District: alit Permitted uses not forth in ordinance 401 Section 401.32.E.1. I. CONDITIONAL USE P39MIT FOR: All uses shall be subject to the following conditions and/or .restrictions imposed by the City Council of the City of Oak Park Heights. Genera. Description: 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 B. 2008 :69PM JC 'ESLEY INVESTMENTS INC. No 8048 P 10 abutting property. 4. MPCA approval of the Stormwater Pollution Prevention Plan. S. 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, B. MPCA requirements regarding liquid bulk storage and waste handling shall be complied with. 9. The applicant receive PPA 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 5302 Stagecoach Trail before commencement of operations. 14. An operations plan shall be developed and enforced, subject Co 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. •'' 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 m4jr be amended or altered in the discretion of the City Council. 17. All additional fill that has been added to the property td! the south in the form of a berm and to the west towards the pond shall be rem()ved by the applicant as follows: -2- Aur 8 2008 1.69PM JC 'ESLEY INVESTMENTS INC Na,8048 P. '1 a. To the south, if desired by that property owner, with a retaining wall installed at applicant's expense in lieu of the berm; b. To the west by removal of the fill back to the original 2 'West property Zine plus an additional 10 feet to act as a buffer. IN WITNESS WHEREOF, the parties have set forth their hands and seals. Date: X-4 Date: 9%o. f9 Date: CITY OF OAK PARR HEI HTS By David Schaa Mayor Br- Thomas rThomas Melena City dministrator By Nqz�� Applicant Permit older Date: By Applicant Permit Holder -3- Apr 8. 2008 2:OOPM JC 'ESLEY INVESTMENTS INC. No -804B P. 12 EXHIBIT nAn Parce3 1: 4 - All that Part of the NE 1/4 of the SW 1/4 of Section 3, Township 29, Range 20, containe hounds, to. -wit: d within the following 9edinning at is point 30 bhe4t Wogt of a stalce which is 80 rods South of the center Of amid Section 3, and running thence west 24 rocas and 3 Peet: thence south 21 rods and 9.9 feet to the place of beginning, excedtiny therefrom the South 150 feet thereof. Parcel 2: bi The North 963.6 feet of the East 429 Peet of the NE 1/4 of the SW 1/4 of section 3, Township 24 North, Range 20 west, excepting the following two tracts: 1. The North 232 feet of the Eaat 1.65 feet thereof; drd 2, The South 262 Eee,t of the Korth 494 feet of the eras t 2.33 feet thereof. it , a1 i ! w � Ft EXHIBIT I I 7 cc LU CL CL X. 0 F- Ltj LU < Z T uj o z IQL Uj Er EXHIBIT I I 7 0 bib 0 ? A' Ira w A f . Lu 1 - fL 1+ '') rr a4 k C.Q � L fig Lu # > t...0 ZLu 5 'i F i U :.. W Fes- C w Z) #1) 3 �- r f 46'"" L : e 0 r 0 � w C H f, V EXHIBIT 8 Julie Hultman From: K.D. Widin [kdwidin@comcast.net] Sent: Thursday, May 01, 2008 7:35 AM To: Eric Johnson; Mark Vierling (E-mail); Dennis Postler (E-mail); Scott Richards; Jimmy Butler; Judy Holst; Julie Hultman; Tom Ozzello Subject: Stephan Stagecoach Property Landscaping OPH Staff - I have reviewed the landscape plan, dated 4126108, 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 V2 inch of rain falls 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 Conditional Use Permit iDL0.,jL.#U$-0q,.GI 5280 302 S -c c n Receipt#: 72607 USE $46.00 Certified Filed and/or recorded on: 5/20!2009 10:06 AM 3697477 Office of the County Recorder Realm to: Property Records & Taxpayer Services ECK9ERG LAMMERS BRIGGS WOLFF & 9809 NORTHMSTERN AVENUE Washington County, MN SUITE 910 STILLWATER MN 55082 KeviniCorhid, CouV Rewrder Conditional Use Permit iDL0.,jL.#U$-0q,.GI 5280 302 S -c c n STATE OF MINNESOTA COUNTY OF WASHINGTON CITY OF OAK PARK HEIGHTS RIOYICE OF CERTIFICATION 5S. I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota ®O HEREBY E;FttTIFY that i have compared the attached document: Condirional Use Permit For Stephan Stagecoach Properly, LLC with the original thereof on file at the offices of the City of Oak Park Heights, and thai the some is a full, true and complete copy of said document wiihin the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights, this I I th day of June, 2008. % 4 Er' Johnson i Administrator ` CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERART 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 Propettyi-1LO Address: 22200 Meadowbrook Ave No. Sumdia, Minn 55073 Site Address: 5280-5302 Stagecoach Trail North Present Zoning District: Permitted uses set forth in Ordinance 441 Section 401.32.E.1 Date Issued: June 20(18 Council Action: May 27, 2008 1. CONDITIONAL USE PERMU. 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 Resoluilon No. 08-05-22 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 MPCA once the tank has been installed. The applicant shall submit a Spill Prevention and Control Countermeasure Plan to the EPA and to the City. d. The applicant shat! 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 stall 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. in. Reference A*hcbment: The report of the City Planner dated April 30, 2008 and site plan approved by the City Council are annexed hereto by reference. rV. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the to= 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 WETNESS WHEREOF, the parties have set forth their hands and seals. Date: Date: Date: g By, Eric Johnson City Administrator STAGECOACH PROPERTY, LLC EMMIT "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 IIBIV APRIL 30, 2008 PLANNERS REPORT AND SITE PLANS NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 783.231.2655 Facsimile: 783.231.2581 planners@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: 798.02 -- 08.04 BACKGROUND Barbara Stephan of Stephan Stagecoach Property LLC at 0280-5302 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 exhibitc) Exhibit 2: Fuel Tank Details (narrative exhibits F, G9 & G2) Exhibit 3: Project Narrative (narrative exhibit A is part of exhibit B 8 Planning Report Exhibit 8) 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 s) 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 C/a to 2% ton size). • A maximum of four skid steer loaders or landscape tractors. • A maximum of six landscape implements such as roto4illers, 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 slze) 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 Opera#ions/Storage. 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 but 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 1.4,000 gallon tank containing diesel and gasoline. All Federai, 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 parr 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 401.93.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 t, had previously occupied the site without major incident; the conditional use permit should. be considered for approval 3 r •dal' i 79 ,, U 2 : OOPii JON WESLL f I NV£S MTS INC "-U. 'l' y DEPARTMENT OF TRANSPORTATION & PHYSICAL DEVELOPMENT 11Bug MY6R RQ �Ma� 55U8?-95i3Wa�O5� fdo•B048r� P. 14"" �dfL.•...--.r—•w7D4r p�gpc w. F"W, PA. ,h+&%G. Lb401. RA Pp" Dkocm uryatb �Knsr�uarvaP"Yor AdPp WpeF obeefrr. UM 47,aF"" Irw WRIT March 17, 2000 ,Sohn Thomas Ryder Student Transportation 606 N. Main Street Stillwater, MN 55052 ACCESS PERMIT NO. 200D-02 FOR IMPROVEMENTS TO 62gft STAGECOACH TRAIL NQRTH AccEss To WASHINGTON COUNTY STATE AID HIGIMAY21 (63AH 21; STAGECOACH TRAIL. NORTH) Dear Mr. Thomas: Enclosed is the aQproved permit for the change in use and associated roadway Improvements at the Ryder Student Transportatiari facility 5288 : tagecoach Trail in Oak Park Heights. The following Special Provisions apply the Dor analysis of the tip generation figures far -the facility indicated that tum and bypass !apes need to be constructed for safe operatlon-of this access. I met with ©avid Putnam of Midwest land Surveyors and Civil Engineers and discussed the design of the turn and bypass lanes with hits. it appears that a practical method of providing the nems* roadway width would be to widen the road only Qn the east side. This is acceptable to Washington County. We; must.approve.the conswobn plans before any work may begin. We will consider alternative designs if widening oh one side only proves to be Impractical. r The turn lane construction may be delayed until the end of the 1899-2000 school year so that the worst may be done at a time that is less busy and disruptive to Ryder`s operations. Use of the access may iiegln aranytime. All paving, striping and landscaping must be done by Octdber 31, 2000. Removal of traff le markings and metiping In the area disturbed by construction are the responsibilities bf the permit holder. If the timing of the atrlping can be coordinated with the Gounty's regular striping schedule, we will paint the stripes at no coat to the permit holder. Please notify us of the schedule of construction as soon as It is determined. All traffic control must conform to the standards of the Minhesota Manual on Utriform Traffic.Corntrot Devices; including the Temporary Traffic Control Zone Layout§ Fleid Manual. ♦ We understand that the City of Oak Park Heights will rewire an escrow of fund's as a performance bond. We request that the City not release funds escrowed for this work until the worst is done to the Counts satisfaction. Please call me at 1751-4304312 if you have any questions or comments. Sincerely, septi Lux C: David Putnam, P. E., Midwest land surveyors and Civil Engineers, Inc, Chris Danielson, City of Oak Park. Heights 5 'Apr. 8. 20081 2:6IPM JON WH ' INVESTMENTS INC. WAS;Lav lirl VIN t..t)LIN s i UJ%AL #T 1r. L54+ Ywiw +• • �- 11660 Myeron Road North Stillwater, Minnesota 55082 430-4300 A ,KATION YOR STREET OR DRIVEWAY ACCESS pERMIT kmwh a drawing of the property, prts611f and propoted lemsa and rt:lakll to the county road and any ipplicull ddtess �y and Such Address 0e)MZ_ Z:W Purpose of USireet OD&W Aoms mdonanerow (4* wi11 the E)Tc op9Fm or Holldlgg bes lapaimamt hlo. Grp:went drlra+vays m pmpirq 0= Nocded 1 0�• c.t..ecelnnindonDan ") t I AA ptopoty C] in ed ar T is in CIUrrpiAA4 uta wear loearion of proposed dtivc way to property 31 der .0.8048 P • 1 �'. .ofr.IcE�US ONIY M ab- 'copal t'1.:641 C• ass. 1�51 -71M u►Wt K"llwo. is a lauilat" to WNo ba eomtsueted7 13Yrs m o me from cotter of Jttybwq to front of building. _-10p fket Sxamt kgcadoq of prlescrtt dtivewaY o'l � }+�ri� w4 ev y m e -y- d PPAi*(f� i•! 310 work v d ���+ rill gndetaigaed, llbrewWlrll maw smicAft Tor perowlan to ea UML ft tq OU at dto above loe31bau XU0 31eeesa m ac vvaow•••.w+ w -......... -.._. -- Ift mga of was*RW Cog," to to 331=111. prvvtslons fik* ed la die pormit RJs 41m a art li be doo to this satin Udom of IAle'gton CNBW' Il le'fitrrher agreed that no weak is Canquthm whb ebb applkadon will bo started nada du ipplloation is appmed and the mit imud. ;It ethat rtnst ?s iso Out dtis ptamltt k eondsdooed upon cru lq*Gaaor restoradoa of the higl w.y to its 014.Iml or to tt sui huh osadll&nl. k h fllydrer ondom ed =bleat to 64 ap of hest city, village oi'tovasblp sudtama mvi over aid a mr bijhvriy. LO Sigmaue pf AppAcalu Dote AC S DRfYi WAY M+ar Aifi}!0 t1N paiomaaace Reggiizprats Ctdvart$laR�,,,,,,,x Culvets31progsrmquired: q'Yes []No Al a oondition of this permit. culvert IS FROI cd: CIYas 13N66Storm Sower If the work b not eompleted by dse data alvep on this ttppllea wk rite Doss of toutplt 6* votitdshed ao#strtsmsiort W County forces may be deluded irotn tie tleposlc, >a the event drrt eord=gdotit has not stered by thin dvw. dlia rmh becomes Noll ad turd SW lb& patndt fit: abalt be for&*A end t%e deposit chili bo Tc*Ddsl. 5PBMA1 PROVISIONS: +S b" i�riP aie7 ,ta`i'l +�3' ' •3 lr patrt alon is hcraby gaimsed far rhe eonsttvniast of the driveway sa descnbed in dila eppliraden, acid deveway Da be eatuuttcted in accordance with all regaladaru of washington Cowry and subject to the atiavo rtquirtmerus and las provisions. All work to bo aompltecd by d •/" coplest ❑Appliwti AppWld 17Caunty Wirittr g.7 rc'7 OAdatticipallty .,atwaa�dri�+.#r.p�► popl nom. 9/17!96 thnriaed Signaarra wasbiugtori {;oaa;y Public Ffork31 A31u TOTFL P.03 EXHIBIT 6 Stephan Stagecoach Property LLC CUP Application Exhibit B Ryder Transportation CUP, May ✓1999 Au- 8. 2008 1:50PM JON WE. INVESTMENTS INC. � No.8048 f"P 9 1W CITY OF OAK PARX HEIGHTS CONDITIONAL USE PERMIT FOR RYDER STUDENT TRANSPORTATION SERVICES, INC. NAC File No.: 798.02-96.07 Date Issued: May 25,.199a Legal. Description: (Washington County Geo. Code ) See Exhibit "A" attached hereto. Owner: Ryder Student TKgnsportation SeMZicea, Ina. Address; 1530 Brewster AyeUe Sr. Paul-, My . 55108---- _-__-- -- Site Address: 53Q2 Stggecoggh oak Park55043 Present Zoning Dintrict: "I" Permitted uses not forth in Ordinance 401-- Section .401.32.E.1. I. CONDITIONAL USE PERMIT FOR: 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 Descriptian4 A. Site to be used for bus maintenance, repair and storage (includes wash bay). Outside 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'foll.owing 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 1� APr. 2000 :59PM JON WES,-� [NVESTMENTS INC. .+0.8048 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. 6. All parking and storage areas shall be auxfaoed 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. MPGA 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 ail 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 5302 Stagecoach Trail before commesncememt 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 bi'cked into their respective parking spaces at the end of the days opsration.w 1.5. A plan for the hours of operation shall be developed by the applicant, ssubjeat to the review and approval of City Staff. 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 rm§r be amended or altered in the discretion of the City Council. 17. All additional fill that has been added to the property 4 the south in the form of a berm And to the west towards the pond shall be removed by the applicant as follows: -2_ ' Apr 8. 2908 1:59PM JON Wlr ' INVESTMENTS INC. 40.8048 P. 11 a. To the south, if desired by that property owner, with a retai.ning wall installed at applicant's expense in lieu of the berm; N, i•a 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, IN WITNESS WHEREOF, the parties have set forth their hands and seks, Date • t.-' 7 Date; 1 Date! . I Date: CITY OF OAK PARK 11EI HTS B #! tavid Schaa Mayor Thomaa Melena city dministrator By KP—P11 cant /permit jolder r• gy Applicant/permit Holden -3- I Apf 8 2008 2:00PM JON WES,._ INVESTMENTS INC• io•8048 P 12 EXHIBIT W .An le % ts Parcel 1: All that part of the NE 1/4 of the STS 1/4 of Section 3, Township 29, Range 20, contained vithin the following bounds, to-vi,t: Be4inning at a point 30ohe4t deet of a stake which in 84 rods South of the "nber of said Section 3, and running thsace Nast 24 rods and 3 Peet; thence South 21 rods and 9.9 Peet to the place of beginning, exce,itiny therefrom the South 150 feet thereof. Parcel 2: 6a The North 963.6 feet of the East 429 feet of the NE 1/4 of the Sir 1/4 of Section 3, Township 29 North, Range 20 west, excepting the fblloving WO tracts: 1. The North 232 feet of the East 365 feet thereof; and 2. The South 262 feat of the North 494 feet of the East 233 °eet thereof. ,t I a-4 A 0 d i u •rm 4.4 r ��t d r rm �l , i 5 t� I k `t *F. _ f T 7. 0C -e, 0 LLIC! U � to = kB _ C Ln (n > - �� � - Ll- w y� w OL 0 cr 0 _w 5 'r. EXHIBIT 8 aulie Hultman From: K.D. Widln [kdwidingcomcast.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 Oaello Subject: Stephan Stagecoach Property Landscaping OPH Staff - I have reviewed the landscape plan, dated 412514)8, 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 9, ML I- E„chZbtk- 5 NIM m rye' ey5