HomeMy WebLinkAboutDevelopment Application RECEIVED
4M
JUL 1 5 2020
City of Oak Park Heights .
14168 Oak Park Blvd N. • Oak Park Heights, MN 55082 • Phone (651) 439-4439 • Fax (651)439-0574
Oily of Oak Park Heights
AM PM
Development Application
Type of Request(s):
❑ Zoning District Amendment 0 Home Occupation
Ili Conditional Use Permit 0 Site Plan/Design Guidelines Review
❑ Variance: Single Family Residential 0 PUD Amendment
❑ Variance: Other Residential/Commercial 0 PUD Concept Plan Approval
/Industrial 0 PUD General Plan Approval
❑ Subdivision: Major 0 Street Vacation B�
❑ Subdivision: Minor 0 City Financial Assistance Iv 5,
❑ Comprehensive Plan Amendment Q-
1)
Base Fee: i, Li00 Escrow Amount: 1 1 an) "m°\ ;
Street Location (Address) of Property: S 6i) Si c`E' coc c 11 Tr 0,• ( N y 0 c r ?`+i< fle;,1,l3,,MN S 30 3,)
Legal Description of Property: 5E CT 1cN D3 '1 UWAf SI-ap oDol RANG L' ))O PT Nc. 1/N -sw
1/1-1 [3E3N C. lV 96301 of E 4),-tri EXCEt'T-. N)3)FroF t ST f&b/a? : S a(x)IT of V 1-19(1?oF[DDrT
This Property Is ® Abstract 0 Torrens (Certificate U)
Property Identification Number(PIN, PID): (5i (JCC D.U 3) iJ C V 3 , 033 a ct 2us 31 6co`'
OWNER INFORMATION
Name: IV1.Anf VIA hc, prOQ..(4itS ) LL(
Address: Street: ca S 6 Th Utic, )r,v)- S+cPe+
City: Ru Se v•I1e State: MA/ Zip: SSl13
Email: Zd;r• S d;rcl hcAima,l. Cc>✓►-N
Telephone: Home: 612-?V1- ?o CO Business: Fax: Other:
' p
Jr-��?� �c—a1, u�, \m uuhahc,.. P1U }""'
APPLICANT INFORMATION T 7C,i Lcr 3(4,.0— U,0-1 / 5:2_eC-8°v,`-Ql2.CcaciA
Name: PA:,‘"c 11,.1,,,, pr,p.1.6-es ) 1— t-C cow ;c -- -CQ-c q-i"Yx'c- >
Address: Street: ). S 0-1 L✓clyw V S•Iv.ee¢
City: 2 uS e vAt2 State: MN Zip: SS 113
Email: -2.0Iy r'eek tr.•:i.c c.),—.
Telephone: Home: 612 -24/-20(0 Business: Fax: Other:
Owner/Applicant Initials 1
h-
City of Oak Park Heights
14168 Oak Park Blvd N. • Oak Park Heights, MN 55082 • Phone (651)439-4439 • Fax (651)439-0574
Development Application Page 2
Description of Request(s): Srvr a3e of dl'Af+C ,S e S - Olt A)e S e o a 4indt+e,d r .A.04/vt
If a request for planning/zoning action on the subject site or any part thereof has been previously
approved, please describe below:
QkeaS{ Sea er*4CL/ C`et Cp
A.ed
GENERAL CONDITIONS
Application Review:
The undersigned acknowledges that before this request can be considered and/or approved, all required
information and fees, including any deposits shall be paid to the City. An incomplete application will be
returned to the applicant. The application approval process commences and an application is considered
complete when all required information and fees have been submitted appropriately to the City.
Professional Fee Responsibility:
It is the understanding of the undersigned that all City incurred professional fees and expenses associated
with the processing of this request(s) will be promptly paid upon receipt. If payment is not received from
the applicant, the property owner acknowledges and agrees to be responsible for the unpaid fee balance
either by direct payment or a special assessment against the property.
Applicants will be billed on a monthly basis for Planning, Engineering, Legal and Community Development
fees as they are accrued. It is understood that interest will be charged on the account at the maximum
rate allowed by the Fair Credit Act if it becomes thirty (30) days past due. Failure to pay administrative
and processing fees in a timely manner may result in denial of the application. All fees must be paid at
the time of the application and shall be paid prior to the issuance of a building permit.
The undersigned applicant further acknowledges and consents that all unpaid fees owing the City of Oak
Park Heights shall be treated as unpaid utility fees and may be certified for collection as with delinquent
utility billings and may be assesses against the subject real property if unpaid by October 31st of each year.
Property Address: 501 6 Stc5fc(Jett h '1rc,, N , Oc)( Rd'k 1-1 f,503- , MA) S SO?1a
Owner Signature: '�4 �G `�' Date:
Applicant Signature: _.-t---pf<.1t r--14524" Date: -7- k 5- ?
Receipt8 446065 4211690
WAR $46.00
CONV 55_00
SDT
Can felrred Entered 57590 W III III III II 1111 I 1111011I II
No Delinquent Taxes Certified Filed and/or recorded on:
10/2/2019 1:01 PM
Rturn to:
Ee SIMPLIFILE 4211690
4844 North 300 West
Suite 202 Office of the County Recorder
Provo U1 84804 Washington County,Minnesota
Jennifer Wagenius.County Recorder
Kevin Corbid,Auditor Treasurer
•
•
(Top 3 inches reserved for recording data)
WARRANTY DEED
Business Entity to Business Entity
eCRV number: I 0 1 ( 4 L
DEED TAX DUE: $ I i J 0 - • DATE: f 2(012-319
FOR VALUABLE CONSIDERATION,Stephan Stagecoach Property,LLC, ("Grantor"),hereby conveys and warrants to
Minnehaha Properties,LLC, ("Grantee"),real property in Washington County,Minnesota,legally described as follows:
SEE ATTACHED EXHIBIT A
Check here if all or part of the described real property is Registered(Torrens)
together with all hereditaments and appurtenances belonging thereto,subject to the following exceptions:
Check applicable box: Grantor:Stephan Stagecoach Property,LLC
21-he Seller certifies that the Seller does not know of any wells
on the described real property. By:
❑ A well disclosure certificate accompanies this document or has
been electronically filed. Its: 7.1 ?--'
(If electronically filed,insert WDC number: _)
❑ I am familiar with the property described in this instrument and I
certify that the status and number of wells on the described real
property have not changed since the last previously filed well
disclosure certificate.
Form 101 9(2013)
State of Minnesota,County of PO-VA S 2-i
This instrument was acknowledged before me on 2.,C day of io�. ,20 (1 ,by
Sy a neo Sfv p k Ah ,the nwne r of Stephan Stagecoach Property,LLC,a
Minnesota limited liability company.
(Stamp) `�
M ig
(signature of notarial off
:; ,, DENNIS J. UNGER
_-L. NOTARY PUBLIC-MINNESOTA
Title and Rank):
F '}, My Cornmission Expires
'' January 31,2020 My commission expires:
�nnnrmnnnv u (month/day/year)
��
THIS INSTRUMENT WAS DRAFTED BY: TAX STATEMENTS FOR THE REAL PROPERTY DESCRIBED IN THIS
INSTRUMENT SHOULD BE SENT TO:
Land Title,Inc.
Commercial Dept.,2200 W County Road C Suite 2205 Minnehaha Transportation Inc. •
Roseville,MN 55113 2-) 7 W a l h,..*- sic.
LT File No.590775 pp m CS—
g / ! 3
U S eAi i Re , PA ki
Form 10.1.9(2013)
WARRANTY DEED LTI File No.590775
Business Entity to Business Entity
EXHIBIT A
Parcel 1:
The North 963.6 feet of the East 429 feet of the NE 1/4 of the SW%of Section 3,Township 29 North, Range 20 West,
excepting the following two tracts:
The North 232 feet of the East 165 feet thereof, and
The South 262 feet of the North 494 feet of the East 233 feet thereof,Washington County, Minnesota
Parcel 2:
All that part of the NE'of the SW'A of Section 3,Township 29, Range 20,contained within the following bounds,
to-wit:
Beginning at a point 30 feet West of a stake which is 80 rods South of the center of said Section 3,and running
thence West 24 rods and 3 feet;thence North 21 rods and 9.9 feet;thence East 24 rods and 3 feet;thence South 21
rods and 9.9 feet to the plate of beginning, excepting therefrom the South 150 feet thereof, Washington County,
Minnesota
Form 10.1.9(2013)
&in
MSS NW S1H0131-1MVd NVO P§ 1 O
90SS tllOS3NNIW'2131tlMllllS HlaON lltl2il H�tl0�3Otl1S 9825-0925 Ra 9€ z
0)OZL 686 Lwx 133211S A3133210 H1f10S SLBL l.11 I Otf� S f18 ' ;g W g g �,
oLs'leo IS9 0)OZ L6'486'ls9 [� ^[� Hi ^
cuss rvwpe�el,eee el S�OOHOS J1�81 Id :01`- ?r�5
a e,o9el vzSr 3__
DUI'6l1IJ80U16U3 S�OOH�S �1�8(ld age a a s r
uosiei b�2�t�2� 1dM�1IlS d82itf 2331bM��IlS ;' s _I A NII)
_I_ 11 T 17... __,.
7/ //i.7//°rn,
�' /%G y
- s ' ' dA
v ////. /1
del
„ � ill
{ l
Yl -
9
lJ/l TiT%• _ _ t
-4 r
4
.///:/a/! ''
o j
z
g I)
U
1 r
8
FC =
' 11111
i
1
i
9
1
E)(4.51 G( ►noALtIII A
of
`�
,i1 , ,I t _ _-t f Metropolitan Transportation Network
!�'j ��f 5286 Stagecoach TraB North tttt— N
js O
v
Main
STAGECOACH TRAIL NORTH
1 � ._
i {
i',----,,-,--.------, I 's ........8!'+Vi' ... 18 S,./.1.8dLV V.1:U
„......H--- -{-i-'F...- 1.--....;e.......o...........M°°'
r
f-;--2-------... .. d1”
t
am _______ ,
, ,.............._
„,„...,„,,: ,„,„„,...:,,,,:„...
..„„1„,,:,„, ,....„ .„,..,„ ,, ,. .„......._____ ..,.:
Maintenance Shop ,. .
,,,•?..,...„.„..„,,,,.. ,,,,, ,
„....._________ I
f ' • z
ii
s 1Y Q 5C
MS
•
i, t ! aiuiIIIIIIIIIIII . 4,
'''''''''''''..'''''' ts,,
„.................
..................„„:„.....„...„,„,,:....,.:„,.„„„,„„„„„,:..:. :,
.,
..,,,.„1,,„,;::::,,,.,,,,,,,,„.„:„...,,:,„„„„,...„„:„„.,: ,
x4.4
1
i .k.'''''' 3
a
klfI
"I ��
/61 : -gyp
-- `
�- i
F
�s
1
,,h------'-------,'--_____________,„, 1 ir
1
---- ---- Alun°uogimis•nn'oeoz WBuAdoo 0
t • ik
I / �`p-fii ion I?l�np...j..----.—e.4 ItstAA' § r 2
I 1. ' Alibiing
\ , fAiisio. 7:1 i� EI !i �u 1 1
,4.s ��yyn0`pi- 0 1
lir !.' i
: .� S ,i ,NWPo �� i�anicialla.1 T-
;1� is S? �,Tg�i ya� a,-— �a��� �s 3, I g a
it
.�' SA��>=-46 a 110011
SIF 6_ NEF k
r
,„ -; z\ 11,0. ,, _ p iiiiii El 3 ,
- - I IOC, . t-- '
we
Amis, Ili' �w I'
`ti‘ 111111111M nal -
■TiCei=isi r f ' d:
- illaiLzigia10 AA, r 1 i _ 4'
111, - s' - , , 0 el% •• -,
'PIM
tsl �s e2art �� �x x 1 1 —L-A
.
:.:6111111 Lffli 1. TT
li
111w �
0
Z
:11:41'''g''' '
PPPIN
gEaz
ice_' of 22P
l
Il 1.,
1
I
jr, ifotroarigffirda-*, 1 1-
V :II, utam ` 6411 pamW r 1# �g� MIMI Ing ; " + Vii.
•'- �5 ig 11Ritpir,"` 4 Mil Xi R mg
I viat
D NW . ,
`411: r3� ..at ISI
_L.__ Wu airif WA, . \\... 10
I 1 WM rrigill. .
6 B1 0
1 �as Fay m _ i y ';i
1 ,. ,.m
—r�—i
1 as � "�� ae �x� a i,
3697477
Receipt#: 72507
USE $46.00 .. 11 I 1 - 1110
Certified Filed and/or recorded on:
6/20/2008 10:06 AM
3697477
Office of the County Recorder
Return to: Property Records&Taxpayer Services
ECKBERG LAMMERS BRIGGS WOLFF a Washington County,MN
1609 NORTHWESTERN AVENUE
SUITE 110 Kevin J Corhid,County Recorder
STILLWATER MN 55082
Conditional Use Permit
r
•
r
O
NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
I, the undersigned being duly qualified and acting as City Administrator for the
City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the
attached document:
Conditional Use Permit
For
Stephan Stagecoach Property, LLC
with the original thereof on file at the offices of the City of Oak Park Heights, and that
the same is a full, true and complete copy of said document within the files of the City
of Oak Park Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this 11 th day of
June, 2008.
C
cu
Er'c Johnson ;, ` 7
i Administrator
I17,
I
•
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
File No.: 798.02-08.04 Date Issued: June ?,2008
Council Action: May 27,2008
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
I. CONDITIONAL USE PERMIT: 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 Resolution 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.
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. Mock heaters and heater plugs shall be installed and utilized on all buses operated out of the facility at
5280 and 5288 Stagecoach Trail, and an electrical outlet shall be provided for each bus before
commencement of operations. There shall be no excessive idling of buses on the site as determined by
the City.
12. An operations plan shall be developed and enforced, subject to the review and approval of City staff,
requiring that all buses shall be backed into their respective parking spaces at the end of the days
operation.
13. The plan for the hours of operation as developed by the applicant, in correspondence dated April 25,
2008, was favorable to the Planning Commission and City Council and is subject to approval of City
staff.
14. Annual review is hereby imposed as a condition of this permit. This permit shall be reviewed on or
about June 1 of each year and may be amended or altered in the discretion of the City Council.
1E. 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 I ' Iip; .F. ARK :: IGHTS
''414%7
Date:
Date: BY
• or
6)lc-;
ie?)
Date:
Eric Johnson
City Administrator
P !s STAGECOACH PROPERTY,LLC
Date: w eIg
EXHIBIT "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 % 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 1/4 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
ameme
NAC NORTHWEST ASSOCIATED CONSULTANTS , INC .
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231.2561 plan ners@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 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, GI & G2)
Exhibit 3: Project Narrative (narrative exhibit A is part of exhibit B &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 (3/ 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 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.
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 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 401.15.6.7 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 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 100 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
1/i fa\
S1,.. ,.._*,___ji
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.
/0
11. Block heaters and heater plugs shall be installed do all buses 6perated out of the f
'
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 (Al
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.
6
I--
CO
z
co
N
0; t - .-,.,A,-4-,.-•\
+yxa'2=•i
0 TJL
` , 4 „"" z,
s
_i •
ii I 0_
e
` i S
I. 1f, 5p ai
. 56 u1 Iq rad
e o a; Y E
;$ l , - _y, w ill 11
Ib .3.---‘0-i®-
Iw
q
s s �f
7 L 10 I
'' ' A '3,' 1; i
a ,I o ;F
te
! I ' k
j ifs, O 13 A,
' • • ! i1 � yi
t L'a .
IIT 1 - Ii!
!fl1; :
.
44.1
fir" I wie.F 67 3'•rw� a1 rte, .iwi.;
�. I �s1.gy, o14y -i-,Ie a5= ,:,,
wo
/ ..E.;;
....- tie'- , 114. ,� ••040,=5
I.
i!ii , \
I �y
g �t
, 1 I I _ ')
•
'EXHIBIT 2
e EEames �-
t„s,,. rest ,t .Ltt • t ,�
i-
abo e?I`t tElllt stl)vEtge.
•tank is imlui(I tas.,'tt it td • Tested by Southwest Research Institute to SwRI 97-04
requirements for fire-resistant tank performance
• Complies with NFPA 30A-2000, Code fire-resistant tank
;itll tl;lt�a l =L� t tt requirements
• Horizontal,vertical and rectangular designs available
• Double-wall design offers integral secondary
t
01,11_11e-Willt E �l�'tl
..,- .,. ,.. containment which can be tested for tightness on site
throughout tank life
• Diked design also available
" ESHIEL
Lb • Interstitial space can be monitored for leak detection
T Itf/t Fa Ems.:E1 Re1tfivelt?_ r-•:'
T l.' f )h:f:
Tested by SwRI to Comply with NFPA 30A-2000
Fire-Resistant Tank Requirements
I
t1.1R°. :ILL - 11 c_1,' I f - �r•3i
f
S1111t,..Rthc, ltl f•,.J.'i:iilu
r!'T. t1,.
. t4llli_i. lL..�tti.Lr
E ni IYuu ti .hi
F 13 F. SLI 1(I L l Iii \t]LI 11
11111.11'
auul L I II1i.in, ° r t5
1I I
(/IIIl
• Support designs available fix.all.saistnia&art
• Primary storage tank and secondary containment
.'4)I t111l fl 1`:Illi Oft/ • compatibly with a wide range of fuels and chemicals
• Built to national r-re
ciognk2ed STI standards with strict
third-party duality control inSpettion program
't'I t`11 t 1 0' ` • Customized compartments can be provided for cost
effective multl*product storage
r Capacity ranges up to 50,0(*)getters
• Available from a large network of STI licensed
reersifetturers
The F Iatnhie'.lcl"3 i aVaiiabiCf Fro;T{ an extensive group of S I l
rabricators otic oaf,tiuioilee iii the Steel Irina iristituLe's Quality
A';:;suraii,O Pit-Dgran-i.• Linder the pro:rare, independent t • j
citiality control ins1jectnr i rrl=is LI I.irl71!3�iiic�Cl visits to STI l � .=^ i_— �I
1" '' nbers, ensuring fabrication to the highest possible standards. ��
STS.P)4 P+ . TA+ .GOF c. CUP XIIT (51 I, -
Flameshie1d° Fire-Resistant Do �I �+ g hnE e ge • t s
OPflO M ORIMi!. I
I M1IWAY RIPE:
4
SECONDARY ••• — -• _ ^I ;� 1,. �; :
TANK i�, E
IPRIMARY t
\ TANK
,r SIF VtEWfl0 ' • .'
f111 II)
k7p
. I)
INTERSTICE Iii w;. yTp1
tY
•STI Flametttiekdr and'SwR A Ie# 't ., ,��x�is- , r� ; -:•?.;,,:.: u
300°or�380�0:Q4e�F�jf+r 40F A., : iP,lk0l iant .- ...
• a i. 9 4YryraYe}i.r'1uP 4, - ra .P a b' -
Flameshielde Guideline Specification
t „ h > 7�
Ay��_ pi +; 44 Kl i l�'� 1`x. Ai �d l N1 �' �).ap( {"' 7. , I`� d �"°�SVi` {M*�
,..4` 55i t-3.,-,:„..,_,„..„.1,0-..--,-,,,,,,-„,--.
`ir'' 7 f i i t I i�`: � zi�a) !I y yj 9 '•+ql
��y�"a`r't 1 �','r-7,--:1"1".-',.,
�,i% - • - )j..q�iyy�➢' l :. �f '3 ,
� 1 y MN i �� i a G _ '3 i1 } .t }s�.. y.^'Qyye�E�C ti
r
Bbdienlig .,1. S -4} '1p 0::14i - ',:•;:'..'...,:.- --',7',.-- •::.;.-_!i=','-'.:---..=
P fl • C., 'k 'CF11gM I _ 'p;Ail
-. , �,,# �` s - � � 7,3 (�� k'� �kil.9 1 i� a 3�.� 7�(s hhi i�5.
�:,.t ti3 - �T 1'-1 3 , �� n 7 r rc 7r- .. `CC F i
F'(''s 1! D } f 7 d �F{`idi.'�-. c5:•3�yy^7'' �X :r -r1.y ilt ' 'y-i-t .,:. ,. .
{}��Y)7'�F •_iL l�~7 � 7 .ice`-( )C [ � E`t� -j71 1 K:,jl +�N
9 [l§' i b nri 1'J . 5 - fit jN' � 1i S7"�A�, _.0,-i;',
ri t! ,+
1 + "a sti r. r4_ s ',:-.',,".:.4,- A Ax- a6 A
h y'
'� .�v�'` 77� -;-....1.-,t:: i 1 i 111 T7 r n ui I .Jx 7� Y � 1 -
} F ; 7 .'...Y..-.'..,;',.t?''.'"{!'.1,',-,,‘Y::.;;,', y v ° w
° 1i11•1f3 17 .,ii 1 fig } .'�• § lr.',-;.:-',,;';--,,,,;.-;:::-.',:-',•..;1,^I, 1:,�' 11.*a 4...'.,.•:.. .:45:x;- • r #
lr a- 1'7! 3': 1if!11).hkif - ', )? 1 ::::-..-:,•' -',.,: -:-...7,..;:!:-.±,:,:...--,: ::.4-1-)
, g�1-);: 4 M.,, i tr l t: ,4 ,+' ti ` ..s +♦: - y` jh ;ie...
i 1 f f ,4 }. C tk, Y s, ..r 1�w
.� {yi��/7� �i 73 Y Y '�iiy 75' y � j-� i 4k )1�dr Ste ik el, ) - 1a 77 F., 7l +.,
-f� 1�t �1� 1> a i J19 i .1.,1� 3:1-1 i p- ✓T 1 - 41 -:ii.. ` .4 rQ ! L Z f 64l d k , i I ,7�„..-.,-i..1.,..1.1`. .- P• {
,�f-+. tki t r , .�lk1i ` -,.r..,,,,...,;,....r, `fir ..
::.;',11-113-:'1.''_'.I �- �' s 7 fq{t �, 1 "1y,1 .4 ,,il: t11 t _i f r ;:•:-:.":''''4'),
, !�'j p7i � yti;,t`ycl r�� -�;`'ifS'k{itSi r�, a . ,�
)S.i ?in. i vvl <1ii # '4,:}:.j'...),:/,'?'''.:1,'I
r ! 4- }'N7r • '� - ly 'fg�ty ”'
tt
kf. .t13:"'l 7. il:I,',1 1a* -y-. .77; �e'L 4nu• .a..f * )1,'
Use the STI Technology Guide online for your next Flatneshield* peciflcatlonl
. 1 . 0 m 0 11-A- sie
All you need In tanks!
Steel
.
- Institute
0
A division of$77.1 A:
570 Oakwood Road LakeZtittch,IL 60047' Ph 8`47.+138.82$5 Fx 847.4.18:8760 Web ww:w.steeitank.cotm► 7tit4-2. kt«naksaSCHNO1 �`J
•
•
•
a .
'I:.... - 1...:„,-.:.••r.• '.,:j..ic.--"-..""-.•••••• ••••••--........ ....._........ .. ....
1 ,
ZI
c . .
PLL • 1..•••• '••-• ••‘,1,:• ;,•,•
I .
•
••••• 1"'' . ..••••• '4 : - • .
U . -... ..
:-:' ,-‘.: ':-•'....:. ." ,;',;'-'''''''" ?.?
,.
<.— •ED -
4 4tY • ..! • ...' -='..•'•..
' 1 .7:1 t.• • '• - - • " . .; .4. ' 4.:,-,'"*.:,..:-.$:'-...::40.;...3.-.:)•-' -A
. •I.,
1
.•
_
. , •1. • .., .. . . . . ...• .•,-, . .:.. .2„..„4.... .. .-7-- - . - . ._.
:,,=,‘.7.4-.•,,, -!, . ._,.,, ''. , .
. .
;. 're- ' : ..., •
I. ccr
• , • . ... ,::. • .
. .
? .a.
• .. , : ,-...„........._..,,-.,..,..„....„. .,.. •
It— • .. ....-. • . . .
, ,,•
-icn As:' • ': ' ' 1 f , .
....
,---„, ,,-. ...:-.......,
3. •r.:,. i ;
1
i: -i.' •-
;$'-.... ' ','I '•' ..
1:INI .
._
- . . .
• '' ..
. - •.,
' • 10-• ,:.-..". '''—' p. . : .eisei..
,..
1 or
LF--.i
I. :,. • '
•
-... . ,
i•-
4 .
" -
- .
•
_, . _,....:,40:;•. ;
.":1: 'el'tC1'.4‘;irl.,.;it'.7-.'''::: :•
-
A-..t.1:>-:.-,--t:v•:',V.i•F4.---,--• : ... ,,,-, a, .
11,
$
i $
I -.•r..j.„.,IF,1•4 '
$ . ,
- --____.; ;,., •.st: ,a$: $; ...,
$
..r'' •
.,..
•t
• ' ...-:".:1;,:f!I.":.
[
, 'r---4c4:Lr-,:.A5- _• . ,......,r,..._,
:-.-.-.. ..- •• - •a? . - ..r.,4,--., a,..,..,-— r
i., . •_,.•r, _,-.4,-....,--...„-,
,. .
1 ,,:-: -• .1 .1-',...:kr..VA.
•
,. .. !".
.. . .... .7•4`.77,..7.-:;, ,;.... •----..'.:. ,. • .::).47'..!j'''• ../.2..tt-F1,:: .:>!....
',,..- '$•:i-.....r$:,..,..,$ ;-1` : A..4-
.: . '::.--:::_'.13' ,.,. ,:4',:::" 1-:!1• _
.. ,
---.•'.1'-':, i•31„.4.-e,"-.; i , 7 t
•
.4:'...I.A-7::;:CSIA'!:•511W4x•-v,',1'' - ' -X:":‘' '•'': :!-
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, MN
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 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 plans dated 9/21/99.
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 Equipment and Materials
The current application also seeks permission to store outdoors (Exhibit C):
• A maximum of nine (9) 26 ft. and four (4) 14 ft. landscape trailers
• A maximum of six (6) small to medium size trucks (3/4 to 21/2 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 %Z 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.
i
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 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%20Prevention.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 t: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
•
•
-'"--~ 370 ••��, X111•t , ':n 1 -..C... . '.e.: '..'...L'-t-' `'• . • ' •. _ - _
,_. '• `C�JC J`„_ °-:a,°'•1.1- a`'_ : `. ^�`'= y ..t. c* -
•
" '� n ��7 3' 4 tr k c 1`
•
+'eta-.L1 • ;' Y3 •:<o ,1 6 _off ,' c� 1'''-':.:'; .. 5'7'11, - ,: 4
tea: :Ili p y'- � .:t ,�•, _i
,*41-,t61:.-*, �'S � Z. ° f ,�r5�..��'..fF'/10.V�4 y?4• S' •a.h 1r
•
SA R ... ✓ .. . •
?I �1!°�b ••bs�i•01+ �1 f{.f_,,..'..,,,'••,,k: •,-;:l G' .L/
'. c . a tV. ° o.�a 40• 'C c' '66' '46 St ?o211
,Z... ''.-i•
<1 - f • `b - v • _� o 6 .;c go WV P1Y �, ,& •C', r k;rf'f:
'� ► .. t.}, f j ti ° - 9g ,r}tl pco 7' t,b�°a~ .4 t UJ•n•% ..• .•
OfteAr.s
r ,#Td a :p..•- I..r " O ° ,!) n410.. •° L: s Q,1•`,,'',4 ;
• 4111r' , :'•Zr+'s��+ 4'. --- `C•• . - o. Off(s8d...... a Per' o fO M'd0 - n. •
4� daa J .{... t _ _ _ �4 �, •�'?.Y'�' �° , .. t t`s.o• ooOF fp, ,• o,'PK..
yS J
. ;tL7s�- rn, 4 i. R �, dw -.Yr. "s• ° °00 90 ° _ ° o,,�.,}L e F•(f'' ,]i,
t. CJ%.�G •,.,,, 'i.1 { A ? b C0 O '. O°_ ° 1 C a,P no��' 5i 4.
•C .,o - - .•—•-• •a,-.4.46-..-...54+.:.4-; .14 ...3....J' Stu T -L,.y '•?T '' 6p•(, c6`C• .'�•,.'
` ' ick �� • .. i {• a•_•+ • .. °°.g.. • o t*42 �. -kg `''0 g+°'4.°It�..
:xi�:la�l� 'v'i ° . �• �wr...”4-.,•wear i+r.ti. -1 0 N Goo• •p o ,' p� e .
� tam° 'Ir -= . ` -_ _ Di "' 00-',1'...' b dA % it,..,...., i..'` e`.- .
J.,'";.34.1 '!fit 5 y.� _ � • aYo qty,:40
,R e' n
v • Y• • - 1. 'r a °
• •r '' ; ' i� 13 °`°° bs b`-C d;6D d° 6£ .w .�Y.y „„Wdi -ip 0...t„..-
"+ .d . .- 1 qi{ }t, sr, y s� °• ! 6, Oo-> u�fi°.; ;--1....▪:'4''liglitc
,i1� sr„ te _ yoo
ttr "'Ff
fi ,.:'� 3--'il '_ .._.._.fix, ��,y.�y��.?i� a 8 a° �y -'0P c' y � .a'
�O1 �„-• ✓. W:Y, a 1 .. , ati. .. f ”- '0 o w V 0 < ER 0�'0R ° q'F •C
� b . o e 3 a s
,c• v , k:^A�l �.hJ LL' ' .......e.____,..4.,,..._-..1 at i T{. ,.,1! 0 0 • , .0• ' . r c'''c •> r!.▪..
.slr• N t`. • ° •
. P'8d `roe ,� `' 0
♦ - q, r ,y'�ft •.4n-+Mwe� ' t. t • . -6 O O °$�`'°O Qro p <`°Q.
•- -,,,,,,,7'^-4- >x ^Y ° 40, 1,
� li•-1-4..".46-1.......-61,.� T1 .� v• e.•.+ .,- ...<. , , .�Ir ` `,° a°�.. a e a oc1 • pr,P.
,J• .-..1"-• in y� :eft:SF w fArnr a s °. ,
ya _ F ralsli• t: 'r. )Fv .. ° 0 t't- ,.°0 ". 0 OR Q.,
A'Lh.,a,+. t` - t- •f° o 1 e: n. �J•` 'Ov
• --z it; � .. - ( _ .<• a ,0 ,, 0 ? :° •,
g. i e
gr.:4T4 ` /"S 'Y . _ o W R tM�, 4 _ •.. • 00 0 g p o' �0 C `b
L i 3 :.1 ' •8 ° 1'6 1.
*°0 • o",
t 0 "(.f
ZZ^^�-p' d"t , 7•r.. .o+•�- C °o V° r 15.0r •3aiitlr •e{ta°.° • < 0`oo G QA! . .
` " t 0 0 .► _
.• ' 4 I I g 1 I rg a 001i i i.1 tt I
li \! . . 1/4) a .
u 2Z, 'h. '1 C' •L
b \1
•
moi{' .04,,-t' ' ° ir'"• ,` • '. o ,° Y J :
•
_ y`�!�(' ,ate ' ^ ' - II `' ; ` ,j'' ` l ' - i. ett54 a- 4,* , C. �
tr [ t: i 1 ° a Q
•
APf . 8. 20J8 2:00PM JON WESLEY INVESTMENTS C•.0 N i X N:.8048PE P . 14—
r.�..N 1.. I.,..
�
DEPARTMENT OF TRANSPORTATION w. -.rl•
4o.Nr mgr,rr3nosawtion a.r:a
& PHYSICAL DEVELOPMENT , c MA
1te6o MYERONROAD WORTH WN
Si1LLWATHR,MFS01A 55x$2.9 73
P604 DiniMee
i. ,_1::::: r• 65i-30.4300 Facsiniteloi hlne051-3e-4350 iuA.s,+Mkc�r�s-eownsdowe
WIPP' .. MIN 04 poly Warw.Lans hi 3rageotwW
'^' land Sit+y oMmn
March 17, 2000 FXHPB1T 5
John Thomas aaW) , 71 o I.,/ 1
Ryder Student Transportation
606 N. Main Street
Stillwater, MN 55082
ACCESS PERMIT NO, 200002 FOR IMPROVEMENTS TO 5288 STAGECOACH TRAIL
NORTH ACCESS TO WASHINGTON COUNTY STATE AID HIGHWAY 21 (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 turn 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 on one side only proves to be
Impractical.
• 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 anytime. All paving,striping and
landscaping must be done by October 31,2000.
$ Removal of traffic markings and restrfping in the area disturbed by construction are the
responsibilities of the permit holder. If the timing of the striping can be coordinated with
the County's 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. i
♦ All traffic control must conform to the standards of the Minnesota Manual on Uniform
Traffic.Control Devices;including the Temporary Traffic Control Zone Layouts Field
Manual,
• 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., Midwest land Surveyors and Civil Engineers, Inc.
Chris Danielson,City of Oak Park Heights
'AP,r . 8. 20081 2:01PM JON WESLEY INVESTMENTS INC . °y`''No.8048-' T. 15'.
WAS uN i i Jrcc A)t-i z rt.JPL.— r r‘-,•••‘0‘-,•••‘-,•••‘0-.••• .••••••'.. . ,.•_.-_-.__-_. ;OFFI. .E�l 5 ONLY
a,, 9.: 11660 Myeron Road North $e�iiitk l�it�i'� 0 d
-'\- ` Stillwater, Minnesota 55082 Ro Z.
y, 430-4300'4,z."- County aid.
APPLICATION FOR :M10paJl•:rs .:47•6 .
STREET OR DRIVEWAY ACCESS PERMIT : Reririir ee ::11?:kf;dii. .•
Attach a drawing of the property,present and proposed access and relation io the county road and any adjacent Streets.
Applicant Addms Tel.
%ck4- 6aS8 6.—e r. I.<_ 4.. <<:'z`,. h .► 31-75,515
PropertyLIP nen 1 + Addrs`7's . I , )669 1 4!0-21/45
g r tscrtpnaa 0 'roperty x..revtat9 t neee5saty IN d 4/tf �5 Vi al 4y017 3r a m. egl j2AQ ,ab
and Street Address e0a3 L.__, / "1'r s tit, �'. -0, k •/t mA) f; -
Purpose ot OStreet ODrivtway OFie Entrance 1s a Building to a No
Aeons taConunerciai(EP�Y Inc).ML' 01 114LE 'f .5 be eautiuetedl OYes(Typo)
Will thCiTcmporary or TeProperty OPlatted or Distance from canter of hieltwey to front
nodding be: DPcrmenent is in OUnplatted.arta of trading. >/0d feet
No. of present Enact location of proposed driveway to property Exact location of present driveway m_tpr prepay � '
�e,�
driveways to property I OM ��i eco t?ornvr vt roQ
Date Needed 1I t- (1-5-6
Estimated Completion Data --/it, 00 « ---..- _ -
-------
:.:::!..!::".7::::•:-.:.-...4M4.1:5 :i ..n .... •'r {t A �; !4si i^ "7::35.te r Mie .L. S`^.; •
iH;•
+.ktiy";
.,,.y �•f� }I(/y�' r} w y. _tn.:— � --,..—.-4 •• « • fhlr .ir�e.e$1,Y•V
d61iXtlt+l �".'r/. .Z "r,.,
Y'.•.. ,'Z'S.G to .:. V " e. ' i,.'i a4 T; ...,y,-,, 43
r 4 "*.P U...
.tiolopotie4Irm .•tvYtti6czettitied•a •x _taig.... to mit.!.• to oa'tb9irk .:r.-.,
tiemeiedail ay ink C6liniy,yi+bas.tise• roi iii ikiii•er;; � �'ot• ,�.,_ ••.
at tiro above Wail to be aonsancted ea conform with the
d beeewltb staled a tieadon for ttnissl9a to construct the-access Iodation, said el, tit Sade pe
i11 iW 8TH >�
reguleaions of Weshlagmn County and to any spatial provisions illdhtded in the permit. Itis agreed that ad work will be dote to the seat:Udell of Washtatped County.
Ir is further aimed that no work in bonaacdoa with this application will be started wail the application is approved and the permit issued. It le expressly understood that
this permit is conditioned upon rtplaeete enter restoraden ot tie highway to its orighses or to a satisfactory condition. It is further understood that tali permit is Woad
subject to the a of leaf city,village,or stramstip embodies having john ser ovetfaid or bightvay.
hM . l0 i r!Ot7Q _�l+(1�•
Date Sigma=of Applicant
„.....,_"____ ....1211232 ar U$LQW rH 1
ACCESS DRIVEWAY PERM AUTHORIZATION
- /rPerfoauance Requitement
As a condition of this permit.culvert is required: OYeS ONo C9htotro Sewer Culvert Sire x Culvert epronsrequlredt)Yee ON*
•
If the work is not eorapleted by the data elven on this application,the east of completing unfttnished construction by County forces may be deducted from the deposit.
In the event that constriction has mot stoned by this data,this punct becomes!roll and void and the permit lee:ball be forrchms and the deposit shell be reinndcd.
SPECIAL PROVISIONS: Ste: .�i%1 e/,r'e 45•17�t AA-117-t.' 3.///11i?dad
Perntisslon is hereby granted for the construction of the driveway as described is this eppiieasim,cid davewry to be recruited In accordance with all regulations of
Washington County and subject to the above requirements and special provisions.
All work to be completed by Al•3/old
Copies: OApplicam Approved
OCounty Engineer
Ohhtnicipality21+4 �r .3.7i 7/cc
.„Vetrntd�i s..q.prr I .3127,96uthoriz;ed Sipnsturc Washingtea County Public Works Dept Date
TOTAL P.03
EXHIBIT 6
Stephan Stagecoach Property LLC
CUP Application
Exhibit B
Ryder Transportation CUP, May 1999
AD.r . 8 . 2008 1 :58PM JON WESLEY INVESTMENTS INC. e,d No 8048 1P. 9
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
FOR
RYDER STUDENT TRANSPORTATION SERVICES, INC.
NAC
File No. : 798. 02-98 ,07 Date Issued: May 25. 199U
Legal Description: (Washington County Geo. Code
See Exhibit ^A" attached hereto.
Owner: Ryder Student Transportation Services, Inc.
Address: 1530 Brewster Avenue
St, u1, MN 55108
Site Address: 5302 Stagecoach Trail North
Oak Park Heights. MN 55043
Present Zoning District: °I"
Permitted uses set forth in Ordinance 4.91 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 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
i i
Arr . 8. 2008 1 : 59PY JON WESLEY INVESTMENTS INS. 1a. 8043 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 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 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 backed
into their respective parking spaces at the end of the days operation. Y
15. A plan for the hours of operation shall be developed by the
applicant, subject to the review and approval of City Staff . .4
16. Annual review is hereby imposed as a condition of this permit.
Thin permit shall be reviewed on or about June 1, of each year and mar be
amended or altered in the discretion of the City Council.
17. All additional fill that has been added to the property tck the
south in the form of a berm dud to the west towards the pond shall be removed
by the applicant as follows:
-2-
f
Agr . 8. 2608 1 :59PM JON WESLEY INV=STMENTS INC. No.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;
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 seals.
CITY 1OF OAR PARK HEI HTS
Date: Vi..e/g7
By
David Schaa
Mayor
•
Date: ?/ /i 7 By--3 %-le____.r\rNY\r—NL) -
Thomas Melena
City♦ ' .ministrator
A
1 1
Date: q/2 Jq J7 By 4
1 f Applicant/Permit older
Date: By
Applicant/Permit Holder
-3--
• AVr . 8 . 2008 2:00PM JON WESLEY INVESTMENTS INC. No.8048 P. 12
EXHIBIT
t' renin et in
tti
/ Y
.;61121 /.)-' 4les ) Fk
' 7 " e r"-,/:,7"/P
Parcel 1 :
All that part of the NE 1/4 of the SW 1/4 of Section 3 ,
Township 29, Range 20, contained within the foi1owing
bounds, to-wit:
Beginning at a paint 3011/eit West of a stake which is
80 rods South of the center of said Section 3, and
ruoniny thence West 24 rods and 3 feet; thence South
21 rods and 9. 9 feet to the place of beginning,
exce.tiny therefrom the South 150 feet thereof.
Parcel 2:
} l
The North 963.6 feet of the East 429 feet of the NE 1/4
of the SW 1/4 of Section 3, TQxnshi,p 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.
•
44
i 1
• t .
1• . t
•
• t
t\I\s II •
Y f io6
i _ yy
�. � .. '1! ' f tt i
s�....-P1i.,. f 1..'11 i f i J '' f•Qt 1 Y
,KtiJ r. ! It t r, ; A ¢1 -44. ••�
0,4--,r � : x. '• t
a lid
,r,.
1.,
� l
3 t 5 1
4r
,t ' r�,1 M• fit' e
• "
I
iI r , 10 t -
,,,,
..1
i • , . ,
..;4 f
a . . a..,i.„, .: . ,
:,:. .
;.: 1
••____ ,- /Iv ' 4 .. '
•
.e.. pn+ ye
J;
Er-
f a, j
t • • F
't , •F,.��j� +yy�•^... ,.,' yam "Ai
,'' • Y.1.. . . . '" ' , 14
•
,_ bu. H V ;-..J' `.... ; 10
I .. - A [4 [3 #�t i1 '' i.b ..1 \4 \ *> +'amu- Q1 . r
- -. ._ . . _- .n . . . _._ �. r te :..
: , �
t , `P� • J• h '-tAke 1- 4Y'-4. r f .a r � t •4i7,.: • �.'t #i`..
'� ^ t � s-,•- , 7 t. r : • '
_ ¢ -ma4 ,,•,-
. , i . ..'14 , g-rJ. 2,4,-.:-,-..0' .h_
y• Ally. 5:
5` mow... .. AL . • !r, -, 1 e. W- ' :M '[ . -
14 '41001, r 111 460 .
•
1J.a w. 4 .. !� �r�@ ` S '. +w ry' �x j a - •t + •yr •.
n-' • a • �- -.Pis - •� �7 _ tr, .i,: '. - t +• ,.;
1 1,, '7"6.4.• +x• a..':,._.�+' ...la'. .r- E _ .. : '�•a, 1 :` .r A+� `. + e�4,,-} ti G •• c.:
W
('F3o..... C....1/4
'...,', •t L ytiwr _ � •. A`�. ) V � • • .:� ti•' � ,W. 5 r°J .�.:
P, ✓ c ��' '... " •n : ice ,. �! ' • �1��'•+ + • rim 4
1. • p . t 4� ! r_ .'rte• '• S _` .49 1 ....*, •'-S,lt r .. .• , V - t e +
,, • 14. .- ,_, .-.- •
yw•{•
j9-P._,
e 21 -mom •
x 11
•
.
4 . 1
...7 __
• 1 — .
• i '7
- • - ''` L,&731",5" ___ . .. __ -.._ - ' .
• • 1 . -----''-;.-1. •fi• . ..
1 .' --7'-i. ,-.0 4-16•5,i? .
. ,
• ,.u.'7 i. r-i, Q,,,, . ,. ‘ • : - •/ .,
irill '4 • •,,O. r,l."-7.,-`11,t;.,.1._,Iek,, A.
4.. ,.
. ,
ifill •
•
• k-*
. ,
. ...!-.
• -0 I
*+
T.
. .
. .. .
. .. . . It
• J •' t
. ;,. "•, :. -'0, —1..1
f. s 1 • ,r,
ii e ' • e ' li. . ..
e. 4!
•
! • _ '4 .
•f•
i'' '•.' 11
•th ' •
•
, . .
i • • . _ ,i. . • •if •
t
,
t . -
• - . 't .
. #., r
- .
• ;. ,•,,
, .
., • • i -
. '
• . .
r-
1, •• • .' .' •• . I
' 1 ' I.
.1 i ..i
I: . 0. ...'‘". "... • , '
• - t,
C) Ili
i . • . 0.L. _..,
r . ' - ' . .• 4. — 1
!, • •. 1. . .,' t.3 1—
, cc.
j...:
, ). f 40•
.. . , .
• ' ,.,\17..." -... e f ... iir .ilk *
•. • . • 0 ; 0
t. , •Y:A--' . .1: .. o• Pe-, .:...
• A ' g '
. ... 1 f•-t e . . Oi.t Cri plyks .1‹
ri ,l'il C
, . _ . , - pt. 4•;14. . •IC .
-4
•
. 4 ,
, . # 4, ..1• i II
- 0 1,11
itr 1 {
• .
. ..•, •,„,e . •4 1 .
. "Vi.11 i ' Uri ....e.. ' 'AS ',./.•
e f• -..-.9., t,, I A' • ri- • t- <
; •")}..,,it ..0 .,;'. ',,,,, 1 --'.' -
• •1 31 • .5 < Z, ' - l' en
" 'I 4 L '',i ,, • ., AL., • t , .
. . . •
411 1°": '1..../7 I Itti t 'i ;* %,• , EL i
1 • .it It Ig t.- k ...A i''et 144 ';. 0 0
0
. • ,..,2,.; ,i,,,t. it% r-''''• i'‘.1', r. , CO Crl --I la:
I -..r.,..,'• „,..ti,-. P .4.'liar...ag, ' r*
i _ '-''...;-...c_. •.. ..-1 .r...,- *,-
! .
,,,
•
•
6.
„▪ 's#, /4:,;,'1,;- .i : n,(.8'1”': 4.oa,:i..‘,)1.Y..:.i.i* ,;V, i tic, . - . ..
.,,Vii ,t' • ‘,. . . i •
. .'.)13,• y o 0 8 ' x °' p> 'CY6,l 4 1,4 Jr• '.. i„2,yf t'; f+i-1 �) !:.k_ y
c,„
•.? . .. A' }fy -k0.,. y ` [4 • T' �i { ^, n `I ' 3 • ...
• . .
• . .
y a O .•i' D ( c • hL' /, 'f • ` Yj .t
'rte D '_� S '•�,.' + 35c a:��1 Eti $ 1.
k .
• )4R:' - y' ••.. F-
'F;;;14,1":: P 4,,. 4 a --i •,-,-,,,,is. „ •-: . - 'It:. )r ' .: ;4 '
Y. c' tet,. 40i. " ,F. ' •
e
` `
41.;,... . :, 71'1,1 .!'ii- ,, .
10
•
N[ . �r_ a.
•
•
Y' , ,or' a E,‘ 4 l "'T
„s,,:(,),
1.1
in,-4,2;.::.43/ A . ” ir4 1. ...:,
,•,,, . } 4. „,;.. ...., .3:
..,,. • ., .
1. ..1 k i :-.. f:\
f_•...• • +IV-: '* ...1 . t 2) et, l_li --7,
!irP,'' . '1 ii —.- 4--,
.. q . � T
tt•1
I , i iC .cF " �r4 �- te; ,a.-:,_,.. - — ' ' -a-a ° 1 t•.: +
tJ � 'y.
ll
T`A'Y._y. `'1 1—= i' i C■
.. ,7�a.:•� rs'wf •-- ' !p—� C.� EL
_�? :t.,--i'''''''
'�r`...--a-, ▪ p 9''-t r '� J.--3:---1,-
,
..,.,..-7-e.. ... LCA " '-• 3
• _ z '`4 .
•
�
a '� ` -c .:f sy . 4c . Gr
,:V4 , 'r " . LY
O •.1 l "z1 t ,:fit.'
1.
t b
) r'''.:' : - --'4410'-•-•j , „.• , • ., .!',,.Y •
,2,-.. f .! dt • 1 •
i.
%. •Jill' ...5'ij , -I I '' ft, - ,
i 1q 1 i s Y'. a'�. '' i, - s C'
,.:,
. . : .,...
.,.:. ,..,.:,,
'Vit' tl ,. •• a ,iilF t '.i .2' e:, o-i.y.
`- ' •
'. ..,a'' i'•`. 'l,o T.. yfil• ..y •,
•,...,._ - --1,,,- -- : • ; •:.• , 1:•• -f. it Jig!, v:44,-; ,..-,;;,..-- •
;ft-.'� '' s.f l- .tel-t d 1
�•' e t •_S"OIs. •E* ,-r 1_
-- ,-,,'J` .1.J- '_ ,,gyp •t " • ' ,,
S1 r,r. 4. , t 1.-ti-.•,....4.",.......,
'''�'"��1'!'•,�,+J� ^_ r i 'fi y ',,(1�• N-1 '': J , • ' ..1,-
..4,„-:,..A, ,f4p.I.'„...),,f--.7.„4:ra,-• •0 r"' : - '.',. ` .•"r-
41
•
� 1'fir ,4,411 Avli,.i -.. S, rt.7 ,M1:; - '.--,*° r '"
s
cotz
p0 2.9.. M •
A 77 . t-qt" = `^ t I � _ - •
_. na
.q' i. ' u :ltd�i. c y 1'�406 q ' _ r ;
-,51,44„..,..„--
sem�p ' ": • e 1> r';>'', .`
�' ��h 1 ' _ �v ' ; .0• .,. A f:..i..-: r'4'
}� •i4
C �j WoL��ate` o _'?.2 s�'. i� , Pi
•
V/4 . •-;i tyt -T•if.-i 4.• , ii. -), it.. . •
i't
Irl ; * � ('r�,v� ki 3 -- 1 Ali „, ' , j�" y t
,....(_,L,, iit t ,rtM, 'F7 -,1 �•r , •.34-'
yO. t. y
ACIP
,dam.t.+l _• 5 1
•
.,h" 43(‘'''
't'.o ry„ki j.t = 1,.'jf*�• �i t t - ..ice �2,• ` + '.
•
� ,-..,-,4.,..
SS y�p .a,,..39211$7,1r.,`�, t,_� 4';' ,i ' I 11 .'wa r ,,,
`"`.0. �` 77T,A. i&T , Qs! ' •t .1t1 _ � # '.. ��•y-`'1{��+*y. ,yam• *rS�s ° .,
. •• ------------ .--7—"----
'';;r:•",':a--1. .",'. 1-'. ''' •:•.' •• . - ''. - .
. f•-.) . • %•,.,1 t, - • •••4 ; ; •‘.••
•
11-:-'...1 2-.,,-,:I ' Cs. - ,. • • 1...' ',. . ..,"i4]."-,!;
a - ' -.44;,,.. r-: ....•k',1;":: I e i't '1-4^4,'L;'''eV;Are I .
- /:./ t' ' ; . -,'',. i',,, .r+ ill-. -... -. i,.:,."1_ r.,,2 •
01.;• . S.31 .44: •• 0.f4V: I* LI,'•21•47 1 " ,1 . • '
- ' :C:ty' .f.' •r.; e,,J. . •I it.?'..,,• , 4' II•r"' 'I'
7%,12.1
7 Vi,A-...1.• rd0 *-c'. P.L- t- ''1: 4• '4. ,
• ••---s•-•• .. silt% ..I. 1
--'-•••••_. • -' ''''• -
10':::••• l',If I%. .P • -
- '• '-'41• k• .r•It cr A- . • , '., , L.
. ,4 , • ,,, Ai..
• -4,,..- ' ''''kr c
r---........-.,...... .,1,3_,...-..k .,:t.T;‘ . • ....4.A 1.aor,..! ,
.-.,
r..,,,,T-7-7---• ....-.,..-2.1z.:=P;tr" • ...=-r--+_>•rir.!- * •t - . •tb. ...
.. .
-.-.-'7/-„' ..ef,--- ,...--4) ....."k. 4'1,,, 7. LIW":"N - •-'s t'.:**/‘ ., • ,• ...,..,
;-0' . - •.'''-'---'-' 7S- -,,,,-10. t •-
i - ,• •:-`6='-p.,-f:-.:jie? V4 - .
•• . ;
' - • - --1'1Z;11•4<1., ,....F ,,24. - " " ,. .,.
.- - • `-'''..-,-;,,loll'ell' - -.' . , .
- ‘. - "...Vii Al• -. '''''404.:'. ' --31' i'41. , r-'4 •
• r... - ......c...‘ ___ r.:_.....,, , ..: ,
...
__-_:_:::-r,, •._ 9k, '11,,•*-••w?--' t
,
4 .
. .
, -
e'r
-."‘ , .."1 ' 4,RQ-:-:- (.1, 1 ;,..1 • ,:i -
;1_43 .„$ , :zi,i CI'_t_i• q,.t r- . .
•lv. c...,t 4 • :ff
-4
. ,
..4..- , ' .
I• . -t ''....F.- _- . 5.,......0911• -
.._
N : s"...,. . ,!. . . 4.,
.. .. .,,.
4:- .1-, ... 1 , ..,v. -7.—z. ..„-
, o
f
.4
.• - . r
•ii.
.• 4 ,"
'' 4444'try••• 0.-fir
i'
...
• .
.., . .../
. •
. . .
z4i4i*
.- .
• ,
c..
:, •
. .
•
. •.
= a.
•.,
•
c.• M __,1
. .
1,--- a
.1-- -,,,,..
•
•,,
• 9..., ..t. V)
•
• . , 0 ei ie
•.
*-..,4 -=••••••
•
,
. I it 0 ii,wt
. -t..• "'" r",
- .
•
. • I-- or.4 ....4
. i tri r t."' w
t. CA Z
_ . _- .' , •W .1,...-,
I aa.
. •'.
.,
.••• . dr 114( Z la.•
• .W LU 0 -i
_
.
, a. w
ev-2.
. 1.—• (3 ._... D
, .
_I• • . •
• .
____ .: .