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HomeMy WebLinkAbout05-08-2008 Planning Commission Meeting Packet a' Gc CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, May 8, 2008 7:00 p.m. — City Hall Council Chambers I. Call to Order: II. Agenda Approval: III. Approve Minutes of April 10, 2008: (1) IV. Department / Commission Liaison / Other Reports: V. Visitors /Public Comment: This is an opportunity for the public to address the Commission with questions or concerns regarding items not on the agenda. Please limit comments to three minutes. VI. Public Hearings: A Continued: Anchobaypro /Oakgreen Village Phase 1, Planned Unit Development Amendment and Phase 2, Concept and General Plan Approval, Preliminary and Final Plat (2) B. V.S.S.A /Presbyterian Homes - Boutwell's Landing : Planned Unit Development: General Plan Review, Preliminary and Final Plat, and Design Standards Review — McKean Square Historic Village and 58 Street Tunnel and Parking. (3) C. Stephan Stagecoach Property, LLC Conditional Use Permit for Outside Storage of landscape and maintenance equipment and materials and Outdoor School Bus Parking at 5280 — 5302 Stagecoach Trail. N. (4) VII. New Business: VIII. Old Business: IX. Informational: A. Upcoming Meetings June 12, 2008: 7:00 p.m. - Regular Planning Commission Meeting (Council Chambers) i B. Council Representative May — Commissioner Powell June — Chair Liljegren X. Adjournment. t • ENCLOSURE CITY OF OAK PARK HEIGHTS .,. PLANNING COMMISSION MEETING MINUTES E Thursday,, April 10 2008 Call to Order: Chair Liljegren called the meeting to order at 7:00 p.m. Present: Commissioners LeRoux, Powell, Runk and Vice -Chair Wasescha; City Administrator Johnson, City Planner Richards and Commission Liaison Abrahamson. Agenda Approval: Vice -Chair Wasescha, seconded by Commissioner Powell, moved to approve the agenda as presented. Carried 5 — 0. Approve Minutes of February 21, 2008: Commissioner Runk, seconded by Commissioner Powell, moved to approve the Minutes as presented. Carried 5 — 0. Department /Commission Liaison & Other Reports: Commissioner Runk updated the Commission as to the work- session the City Hall Advisory Committee and the City council had relative the City Hall facility options. He noted that ultimately there were five options discussed and voted upon. All but the option to construct a new City Hall north of the current building, which passed 7 -1, failed. Accordingly the Committee presented their recommendation to the City Council that a new City Hall be constructed to the north of the existing City Hall building for 6.3 million dollars. Runk noted that Commission Liaison Abrahamson had suggested looking into the Montanari building on 60 th St., which in foreclosure and under the banks ownership and that the City Council would be touring the building to assess the viability of the structure for a City Hall. Runk and Abrahamson clarified that the City Council would hold a public hearing regarding the Committee's recommendation for new City Hall construction as well as the matter of a related fund levy. Visitors /Public Comment: None. Public Hearings: A. 2008 Comprehensive Plan Update Consider approval of the updated 2008 City of Oak Park Heights Comprehensive Plan. City Planner Richards noted that the update is due this year and briefly reviewed the work of the Comprehensive Plan Update Committee over the past year. He thanked everyone involved for their dedication and hard work. Planning Commission Minutes April 10, 2008 Page 2of6 Richard provided a short summary of the plan composition and issued discussed to each, including land use, zoning, transit and growth forecasting. Commission discussion ensued as to the approval process and Metropolitan Council's deadline for submission. Chair Liljegren opened the public hearing and invited comment. There being no visitor wishing to speak, Chair Liljegren, seconded by Commissioner Runk, moved to close the public hearing. Carried 5 — 0. Commissioner Runk, seconded by Commissioner LeRoux, moved to recommend City Council approval of the 2008 Comprehensive Plan as updated. Carried 5 — 0. B. Continued: Anchobaypro /Oakgreen Village Phase 1, Planned Unit Development Amendment and Phase 2, Concept and General Plan Approval, Preliminary and Final Plat City Planner Richards reviewed the April 3, 2008 planning report, provided an issue analysis, and discussed the same. Richards noted staff recommendation that any approval be contingent upon receipt of more architecturally acceptable building plans and materials being received and subject to several proposed conditions. Chair Liljegren opened the public hearing and invited comment. Todd Erickson of F.F.E., representing the developer addressed the Commission as to the request based upon market feedback received by the developer for larger living spaces. Erickson stated that he believed the developer would be open to having his architect provide additional information. Discussion ensued as to conditions within the planning report, driveway design to newly design units, architectural appearance, phase II status of the overall development, play area, gazebo, and related. Commissioner Runk, seconded by Chair Liljegren, moved to close the public comment portion of the public hearing. Carried 5 — 0. Commissioner Runk, seconded by Vice -Chair Wasescha moved to continue the public hearing discussion to May in order to allow the applicant to provide additional architectural detail and possible tot -lot information, subject to the conditions outlined in the planning report. Carried 5 -0. Planning Commission Minutes April 10, 2008 Page 3of6 C. Little Pony Pre - School & Child Care Conditional User Permit for daycare /group nursery use as part of Little Pony pre - school and child care operations at 5850 Omaha Ave. N. City Planner Richards reviewed the April 2, 2008 planning report regarding the request of Little Pony Pre - school and Child Care for a Conditional Use Permit, allowing the daycare /group nursery operation within the B -2, General Business zoning district. Richards provided an issue analysis, and recommended several conditions should the Commission vote to recommend City Council approval of the request. Richards noted that a letter was received from Hope Adoption with respect to sound transmission, wherein they indicated that they did not feel that sound- proofing was necessary as they experienced no sound problem with the equipment from the former laundry /dry cleaning business that was in the space. Chair Liljegren opened the public hearing and invited comment. Connie Carlson, Mya Bohan and Cory Mohwinkel co- owners of Little Pony Pre - school and Child Care introduced themselves to the Commission. Connie address the question of screening to the playground, noting that the former daycare from a number of years ago had an approximately eight -foot privacy fence that extend three - quarters of the way around the play area space that was in good condition and that they were working with Hope Adoption to complete the space enclosure to meet their license requirements and to avoid blocking off the ramp area for handicap access to the Hope Adoption offices. Connie clarified that the sign background at they pylon sign is white but that it will not be illuminated, adding that Hope Adoption does not illuminate the pylon sign. Vice -Chair Wasescha noted the intended hours of operation and pointed out that it can be dark at both 6:00 o'clock a.m. and 6:00 o'clock p.m., and encouraged them to take this into consideration when they are designing their signs. Commissioner Runk, seconded by Commissioner LeRoux, moved to close the public hearing. Carried 5 — 0. Commissioner Runk, seconded by Commissioner LeRoux, moved to recommend City Council approval of the request for Conditional Use Permit, subject to the following conditions: 1. A site plan for the outdoor play area, as well as details on fencing, shall be provided by the applicant and be subject to City staff review and approval. 2. One disability accessible parking stall, which is van accessible, shall be added to the front entrance of the building. 3. A sign permit shall be approved by City staff prior to erection of any signs on the subject site. All signage shall be lit in conformance with the sign requirements of the Zoning Ordinance. • Planning Commission Minutes April 10, 2008 Page 4 of 6 4. All remodeling plans and building permits shall be subject to review and approval of the Building Official. 5. All required State licenses shall be obtained by the applicant and provided to the City prior to issuance of the Certificate of Occupancy. Carried 5 — 0. D. Friends of St. Croix Preparatory Academy Interim Use and B -2 Zoning District Amendment to allow school use as an interim use at 1478159 St. N. City Planner Richards noted that the request includes a zoning district amendment identifying school uses as an interim use in the B -2, General Business zoning district and an interim use request for St. Croix Preparatory to occupy the lower level of the former Herberger's space at the Andersen Corporation office facility while they are in the process of construction their new school building in Baytown Township. Richards reviewed the April 2, 2008 planning reports regarding the requests, provided an issue analysis, and recommended several conditions to the interim use permit should the Commission vote to recommend City Council approval of the requests. Chair Liljegren opened the public hearing and invited comment. Carroll Davis - Johnson of St. Croix Preparatory Academy responded to questions related to parking area spaces reconfiguration with the placement of the temporary play area placement at the rear lower level parking area, along side the retaining wall. John Gutierrez, Executive Director of Friends of St. Croix Preparatory Academy, explained that the difference between St. Croix Preparatory Academy and Friends of St. Croix Preparatory Academy noting that the Academy is a charter school and that Friends of St. Croix Preparatory act as the owner of the Academy. Mr. Gutierrez noted that the request is to use the space for the duration of time during which their new school building is constructed in Baytown Township and advised the Commission that approvals and agreements were now in place for the facility construction and financing. Ground is expected to be broken and construction commenced in August of this year. John and Carroll addressed inquires as to signage, bus traffic, drop off and collection locations, times and process, noting that traffic plans have been discussed with Andersen Corporation as well. Chair Liljegren, seconded by Vice -Chair Wasescha moved to close the public hearing. Carried 5 —0. Planning Commission Minutes April 10, 2008 Page 5 of 6 Commissioner Runk, seconded by Commissioner Runk moved recommend City Council approve an amendment to the B -2, General Business zoning district, listing school uses as an interim use within the zoning district. Carried 4 — 0 —1, Commissioner LeRoux abstaining. Commissioner Runk, seconded by Chair Liljegren moved to recommend City Council approval of the request for Interim Use as requested by the applicant, subject to the following conditions: 1. The City Council approves a Zoning Ordinance amendment for Section 401.30.0 to allow private and public elementary, junior or senior high schools for a time not to exceed two years as an interim use in the B -2, General Business District. 2. The interim use shall expire two years from the date of City Council approval. 3. The applicant shall apply for and receive a sign permit for the proposed wall sign. 4. The applicant shall provide an example of temporary playground fencing materials that will be used, subject to review and approval of City staff. 5. All Building and Fire Code requirements for schools shall be addressed and approved by the Building Official and Fire Marshall for the City of Oak Park Heights. 6. The City Engineer shall review and approve the traffic flow plan. Carried 4 -0 -1, Commissioner LeRoux abstaining. New Business: None. Old Business: None. Informational: A. Commission Annual Meeting Information Information received. No action required. B. Upcoming Meetings May 8, 2008 7:00 p.m. - Regular Planning Commission Meeting (Council Chambers) Commissioner Runk informed the Commission that he would not be in attendance at the May meeting. C. Council Representative April — Commissioner LeRoux May — Commissioner Powell r c Planning Commission Minutes April 10, 2008 Page 6 of 6 Adjournment: Commissioner Powell, seconded by Vice -chair Wasescha, moved to adjourn the meeting at 8:24 p.m. Carried 4 — 0. Respectfully submitted, Julie A. Hultman Planning & Code Enforcement Officer Approved by the Planning Commission: f a" ENCLOSURE ' NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, . Golden Valley, MN 55422 Telephone: 7 3.231.2 5 Facsimile. 76 .231.2561 planners nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 30, 2008 RE: Oak Park Heights — Oakgreen Village, Phase I, PUD Amendment And Phase 2 Concept and Final Plan Approval, Preliminary and Final Plat FILE NO: 798.02 — 07.10 The Planning Commission, at their April 10, 2008 meeting, continued the discussion of the request for the PUD amendment and Concept and General Plan approvals for Oakgreen Village. The discussion was continued to the May 8, 2008 meeting to allow the applicant to refine the design and building materials for the three unit buildings within the development. Staff has met with Tim Nolde and his architect to clarify what was needed in terms of building changes and plans. A revised elevation plan has been submitted (see attached). Overall, staff is pleased with the design changes to the building. There are significantly more detail items, additional brick and a design that breaks the long expanse of roof. The only comment of staff is that the dormers proposed are too small to be in proportion to the roof and eves. The plans should be revised to include larger dormers. Additionally, the applicant should provide details on the building materials planned for the rear and sides of the structure. The applicant should also clarify the final details of what is to be included in the private park area. The Planning Commission wanted to see a small tot lot with equipment as part of the park plan. A copy of the April 3, 2008 Planning Report has been attached. A recommended list of conditions for approval is included in that report. + •� l a ' ���' • +� �' .+ l �. A! Afr::s q i ` '•Tr+ � 1 �l� Fi 11'• i Jv- oil y le q rr 411 h w t ' f w a. � � 1,• � 1,tY� ' ! gg .M�... Y � . + • .., :,.,,,a . . ��. i � � . � �I •. r > 1. 1 ' tait'�F w � . i * , • ,�( " � •.� •}' • ' iii""""' .. # r r A ; i il• � At ,• ' 3 e »• � ~ ` er r ° a . - L r .� r " r'M" w t � 1 , •�•1 � it y !! �:� .�... -. 1 pqy► f r � f-4 E •• 1 .�_ .. ;,1 1 J �, •;' + j NA i �..� fRffl� . , � 1 , ,� � 4 - a ��. �.� A I - t ��.� vR of 1 16 • r. Is is off A� 1 a �: •. • A `r j �' °. . • i F I a r i t r ,• a . Sol. W a .f :._ a• r s e m F1 . 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" '•'« a If • t •' r t q • " - ,,�, i t'll« iAi fl it ii f " 41 l ' e K � ► f, • A l I a !r e• ie is to it L s � •[t � k i it _._.. � + ,+ ` • � . !.y A / • : / Y t �`'.� �• �• •r a �: t �!�• 4 - IF ;,4., ., •�- 4.^ Ire x 1E1 17 Ab low ME MM zz we • _ . 1 l U1 "_ is � '•1 � , � � ;.:i.�..J�',iJ�Itd =� NO IN {�� � I I I � '` x �� P, -A �, � 1 tai ;� ,rte � ��� . l� ' via n 0 Nis not all � �' it � -- �' ,��r'� '� m m M won -q 47 MR m 0 W MIMIN 111 I ����.� ��� ■� 115 .: NJ nil i � I . �j ion iiA r �� AL HIM EN U RE NORTHWEST ASSOCIATED CONSULTANTS# INC* 4800 Olson Memorial Hi Suite 202, Golden Valle MN 55422 Telephone: 763.231-2555 Facsimile: 763.231.2561 planners @nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 3, 2008 RE: Oak Park Hei — Oak Villa Phase 1, PUD Amendment And Phase 2 Concept and General Plan Approval, Preliminar And Final Plat FILE NO: 798.02 — 07.10 BACKGROUND In December 2007, Tim Nolde, representin Anchoba Inc., made an application for a PUD amendment for Phase 1 and a concept and g eneral plan approval for Phase 2 of the Oak Villa development west of Oak Avenue and north of 58th Street. The area under application consists of Phase 1 that has been previousl approved for PUD g eneral plan and Phase 2, and area that previousl was j ust approved for PUD concept. The Cit Council approved a PUD g eneral plan and preliminar plat for Phase 1 in Ma 2006. The propert in q uestion is completel under the control of Anchoba Inc. The plan was reviewed in December and a public hearin was opened at the Januar 17, 2008 Plannin Commission meetin The applicant re the public hearin be continued in that he had alternative plans for the Phase 2 area. Mr. Nolde has now developed a revised plan, as attached, and is lookin for approval of the Phase 1, PUD amendment, Phase 2 concept and g eneral plan approvals, and preliminar plat. The plannin report dated Januar 10, 2008 that was included in the packet for the Januar 17, 2008 meetin is included for y our review. Attached for reference ( revised since Januar Exhibit 1: Cover Pa Exhibit 2: La Traffic, Si and Li Plan Exhibit 3: Existin Conditions, Gradin Draina and Removal Plan Exhibit 4: Utilit Plan r Exhibit 5: Landscape and Park Plan Concept Exhibit 6: Lighting Plan Exhibit 7: Oakgreen Village 2 " Addition Exhibit 8: Oakgreen Village 3 ,d Addition Exhibit 9: Four Flex Elevations and Three Dimensional Views Exhibit 10: January 10, 2008 planning Report ISSUES ANALYSIS Proposed Revised Project. The request for the Phase 1 amendment is to allow for the conversion of four -unit buildings to three -unit buildings. There are two buildings in Phase I that would be converted. For the Phase 2 area, the original approved concept plan indicates one five -unit and one seven -unit townhome building. The plan, as proposed in December, was to construct two townhome buildings in this area. The most recent proposal is to construct one three -unit building. The building would be on the east side of the wetland area and adjacent to 58 Street North. The private street would be extended to provide access. The concept plan approved in 2006 indicated 57 townhomes in the first phase and 46 additional townhomes in the second for a total of 113 units. with the proposed overall layout, there is a maximum of 90 units with 65 in the first phase and 25 in the second. Comprehensive Plan. A Comprehensive Plan amendment was approved in July 2005, removing the Central Business District (CBD) designation and replacing it with a commercial land use designation. The proposed project complies with the Comprehensive Plan. Zoning. This property has been designated as B-4, Limited Business which accommodates residential development as a conditional use. As such, the underlying base zoning district will be B -4, Limited Business with a PUD overlay. The B -4, Limited Business District lists two family, townhomes and multiple family dwellings as a conditional use. Subdivision. The applicant has provided an Oakgreen Village 2 " Addition preliminary /final plat that includes allowance for the three --unit building adjacent to the wetland and 58 Street North. The plat establishes one block and three lots surrounded by Outlot A. The outlot will eventually be replatted to accommodate another two -unit building to the east. Oakgreen Village 3 rd Addition is also under consideration to replat Blocks 9 and 12 from four lots /units to three lots /units. All access is via private roadways so additional right - of -way is not necessary. Park Dedication. Park dedication has been satisfied for this area. A cash park dedication has been received by the applicant. 2 Project Density. Section 401.15.0.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Townhome projects require 4,000 square feet of land area per unit excluding right -of -way and wetlands, The Phase 1 development consists of a total area of 315,700 square feet, which excludes the wetland and right -of -way area. The 67 units planned for that area originally would result in an area per unit of 4,712 square feet. The second phase originally had a density per unit of 5,485 square feet. Lowering the overall density from 113 to 90 units would make the development more in conformance. Proposed Street/Access. The applicant has proposed a roadway extension to accommodate access for the three -unit building. The roadway location matches the location within the original concept plan approvals. A five stall guest parking area will be constructed adjacent to the extended roadway. A turnaround will be provided at the end of the roadway to accommodate vehicle access until such time as the complete private roadway system is constructed. The 28 foot street would be privately developed and maintained as are the other roadways in the Oakgreen Village development. Trails /Sidewalks. As part of the twinhome development, the proposed sidewalk will need to be constructed between the twinhomes and the wetland area. The sidewalk will be done this Summer extending from Nova Scotia Avenue to Oakgreen Avenue. At the intersection of Oakgreen and 58 Street, the trail and .crosswalk should cross 58th Street to the south and not access Oakgreen as shown on the plans. Private Park. As part of the previous plan review, staff had requested the applicants provide preliminary plans for the private park area. New residents will be living in the area this Summer and the private park will be a needed amenity. The most recent submittal includes a preliminary park plan with a gazebo, benches, picnic tables, and landscaping. The Planning Commission should discuss whether a small play area with equipment should be added. Setbacks. within a PUD, the base district setback requirements (B-4) are applied only to the perimeter of the project. The 8- District specifies setback requirements as follows: 40 feet front yard, 20 feet rear yard, and 10 feet side yard. If the lot is in a corner not less than 20 fleet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one -half the sum of the building heights of the two buildings. The previous plan indicated that one of the townhomes was set back only 20 feet from the right -of -way for 58 Street. Staff had recommended at least a 30 foot setback. The new plan shows a 54 foot setback for the three -unit building and a 30 foot setback for the other two -unit building. Tree Preservation /Landscaping. The applicant has provided information on existing tree coverage and what will be preserved and removed as part of the overall landscape 3 plan. Plans were also submitted for general landscaping in the area around the twinhomes and the new plans indicate foundation plantings. The plans shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the general plan of development submittals. The City Engineer shall review and approve all of the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer and Public works Director. All of the utilities within the development shall be private but built to City specifications. Lighting. A lighting plan has been provided that includes street light fixture specifications and locations within the private street network. The light fixture is identical to what has been used in McKean Square. It is a full cutoff fixture with a flat lens. The street lights will be maintained and all electricity costs will be paid for by the developer /homeowners association. No light fixtures are shown on the proposed buildings. If lights are proposed, they shall be illustrated on the building plans subject to approval of City staff. Signage. No additional signage has been proposed other than the monument signs on each of the two entrances from Nova Scotia Avenue. Home Removal. Staff recommends that the dwelling at 5752 Oakgreen Avenue be removed as part of these development approvals. The structure is currently vacant and would impact plans for grading and development of the private park. Architectural Appearance. The application materials indicate preliminary drawings of what appears to be a four -unit structure. The previous submittals, found in the January 10, 2008 planning report, include drawings of the twinhomes and triplex units. The structures are base townhome row units with small porches and brick /lap siding exteriors. The units lack architectural detail, feature extensive horizontally and minor variety in building material. Staff had suggested that the applicant provide building plans with more character, detailing and variety in building materials. The only change made to the new elevations are the addition of limited shakes on some of the gable ends of the buildings. The examples from a development in Lakeville, and found as Exhibit 15 to the January 10, 2008 planning report, have been provided to the applicant as an idea for preferred building designs. Staff recommends that alternative building plans and materials be provided for Planning Commission review. This is significant in that these units will be highly visible from 58 Street and Oakgreen Avenue. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. At this time, City staff does not recommend approval of the application until a more acceptable building design is presented. The Planning 4 Commission and City Council will comment further on the building appearance and materials as part of the review. Development Contract. The applicant will be required to enter into an amended development contract with the City should approval of the general plan of development be granted. As part of the contract, the provisions for street and utility construction, as well as payment for area changes, would be included. RECOMMENDATION 1 CONCLUSION As indicated, staff is not recommending this project move forward until more acceptable building plans are brought forward for review and approval. If revised building plans and materials are brought forward and are acceptable to the Planning Commission, we would recommend the request with the following conditions: 1. The preliminary /final plat for Oakgreen Village 2 d Addition and Oakgreen Village 3r Addition is subject to review and approval by the City Engineer and City Attorney. 2. All easements, as required by the City Engineer and City Attorney, shall be dedicated to the City as part of the subdivision approvals. 3. Sidewalks /trails and timing for construction are subject to review and approval by the Parks Commission, City Council, and City Engineer. The sidewalk adjacent to the wetland shall be constructed simultaneously with the street extension and the three -unit structure. The trail and crosswalk at 58 Street and Oakgreen Avenue shall cross 58 street to the south. 4. The plans for the private park are subject to Planning Commission and City Council review and approval. Consideration for a small play area with equipment should be discussed. 5. The tree preservation and landscape plans are subject to review and approval of the City Arborist. 6. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storrnwater issues are also subject to review and approval by the applicable watershed authority. 7. The dwelling at 5762 Oakgreen Avenue shall be removed no later than September 1, 2008. 8. Prior to the issuance of any grading permit, all existing wells and septic systems must be identified and abandoned in conformance with Minnesota Rules. 5 9. The site plan does not include light fixtures on buildings. If lights are proposed on the buildings, they must be illustrated on the building plans, details submitted, and the photometric plan must be revised to include them subject to City staff review and approval. 10. The Planning Commission and City Council should review and approve the final design and materials for the townhome structures. 11. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 12. The applicant shall supply the homeowners association documents as required by the City Attorney for review and approval. 13. The applicant shall provide all association duties and maintenance until the completion of Phase 2. The homeowners association shall be organized with a funded reserve provided by the developer. The details of the reserve amount shall be outlined in the development agreement. Only one homeowners association for both Phase 1 and Phase 2 will be allowed. 14. The applicant shall be required to disclose the entire development plans to include Phase 2 for all Phase 1 buyers. Disclosure is also required for modification of all buyers within the development that the roadway and wetlands are to be private and will not be accepted as public in the future by the City. 15. The applicant is required to enter into an amended development agreement with the City in a form acceptable to the City, and subject to review and approval of the City Attorney. 6 t )' o P f Ckb ca P ` WAV- u' } y A y f + At + E $ ' u j P tlIWC4 MAW 3 r n o L �Z OF ► t 4 ,, f t1 r P J. P rr� .jtr a r S F t O tttt u 6 r w T ' kz3' • r r i ' ` •. • `p�iYf van ,M . "� JYfM #i1R • Y C u y S� ��t:• is is .. \?:.J � J.�+F - } a� 1 1 I i' i y «f' e "s f 4 1, i � dn lL!f Iii Y 1a^T� 4 .j .. - • .. c R r I b a . 1 l' R o , r � v r t N �s _ + i y S � w X n � ~ it •• WMOSURE IN ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Malley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 30, 2008 RE: Oak Park Heights — Valley Senior Services Alliance (VSSA)/ Presbyterian Homes — PUD General Plan Review, Preliminary and Final Plat, and Design Standards Review — McKean Square Historic Village and 58 Street Tunnel and Parking FILE NO: 798.02 — 08.05 BACKGROUND Allen Black, representing VSSA and Presbyterian Homes, has made application for PUD general plan review, preliminary and final plat, and Design Standards review for the McKean Square Historic Village site and the Boutwells Landing 58 Street tunnel and arkin . The proposed general Ian is consistent with the concept plan approvals p g p p g p p p i granted by the City Council at their November 22, 2005 meeting, with the condition that allowed for approval to extend through December 31, 2008. The concept approvals in 2005 included the following: • 106 Unit Care Center • Historic Village site including school, band shell, and chapel • Memory Care Center, 28 unit • Conservatory connection to existing Town Center • Tunnel under 58 Street to business district General plan approvals for the 106 bed skilled care addition was approved on April 24, 2007. That building is currently under construction. The memory care center and conservatory connection will remain in concept approvals at this time. VSSA and Presbyterian Homes also plans to bring forward concept plans for the development north of 58 Street at a later date. On December 13, 2005, the City Council approved a conditional use permit to move the historic school house onto the Boutwells Landing campus. The general plan for this a building will be reviewed as part of the current application for the McKean Square Historic Village. Attached for reference: McKean Square Historic Site Exhibit 1: Cover Sheet Exhibit 2: Existing Conditions and Demo Plan Exhibit 3: Layout Plan Exhibit 4: Grading Plan Exhibit 5: Utility Plan Exhibit 6: Lighting Plan Exhibit 7: Architectural Plans Exhibit 8: McKean Square Revised Plan Exhibit 9: Project Narrative Boutwells Landing 58 Street Tunnel and Parking Exhibit 10: Cover Sheet Exhibit 11: Existing Conditions and Removal Plan Exhibit 12: Layout Plan Exhibit 13: Grading and Utility Plan Exhibit 14: Tunnel Plan and Profile Exhibit 15: Traffic Control Plan Exhibit 16: Traffic Control Details I Exhibit 17: Detail Sheet Exhibit 18: Detail Sheet Exhibit 19: Lighting Plan Exhibit 20: Landscape Plan Exhibit 21: Tunnel /Elevator Building Elevation Exhibit 22: Boutwells Landing 2 " Addition Exhibit 23: Project Narrative Exhibit 24: Memo from City Arborist Exhibit 25: Memo from City Engineer ISSUES ANALYSIS Project History /Existing Campus. Ten years ago, Lakeview Hospital recognized a need in the St. Croix Valley for additional older adult housing and services. Three organizations, Presbyterian Homes and Services; Lakeview Hospital; and Croixdale Residence, joined together to form Valley Senior Services Alliance (VSSA), a non - profit organization to meet the needs of older adults in the Valley. The organization envisioned a community that would provide a continuum of care that would meet the needs of older adults as they age in the community where they lived and worked. That vision became Boutwells Landing which now includes: 2 • Fifty -six village homes (side -by -side townhomes), completed in 2000. • Ninety -four assisted living apartments in the Commons building, completed in October 2001 (since July 2004, 29 of these units are dedicated to memory care). • The Gathering at Boutwells Landing, a residential hospice service in the Commons, founded in 2004 in partnership between Lakeview Hospital and Boutwells Landing. • One hundred one units of independent living apartments in the Terrace, completed in February 2002. • A Town Center that links the Commons and the Terrace, and provides convenient services and opportunities for community, both for residents and members of the larger St. Croix Valley community. Features include a town hall /chapel, a general market, cafe, museum, bank, barber /beauty shop, educational classrooms, theater, library, fitness center, two pools, and locker rooms. • A Boutwells bus to transport residents within Boutwells and into town for shopping, medical appointments, and other activities. The bus provides more than 350 rides each month. • Seventy -eight brownstone units (one level independent living homes) six coach homes (detached single family homes), and 75 additional village homes (side -by- side homes). • A skilled memory care facility, that is now in construction, is located at the north side of the existing Town Center and is to be a total of 106 units. • A 28 unit memory care center, located at the east side of the Town Center, will be reviewed for general plan at a later date. Proposed Project. McKean Square Historic Village. The historic village includes a local historic school house which is already in place at the site adjacent to Norwich Parkway, a chapel replicating the Second Presbyterian Church of Stillwater, a gazebo, and assorted site improvements. The school house will be refurbished and is planned to be utilized as a demonstration site for area school children. The exterior renovation includes replacement of siding, trim, doors, windows, shutters, roofing, foundation strengthening, front stoop and steps, and the addition of a replica of the original bell tower. The interior I will also be restored. The chapel and gazebo will be new construction. a The chapel will be a wood frame structure with lap siding and asphalt shingles. The building is designed as a chapel and gathering space for special events and will be designed for year round use. The building will contain restrooms that are accessible from the interior and exterior. The gazebo will be utilized as a shaded sitting area as well as band shell for special events. The school house renovation will begin in the Spring of 2008. Construction of the chapel and gazebo is anticipated to occur within the next two years. Boutwells Landing 58 Street Tunnel and Parking. The general plan submittal is for consideration of a new tunnel below 58 th Street that will connect the new care center to the undeveloped land north of 58 Street. A new parking lot, with 113 stalls at this time, will be constructed on the undeveloped land north of 58 Street. 3 s The proposed tunnel has been designed with a secured access building which will be for the Boutwells' campus use only. The tunnel will provide access for staff who will park in the proposed parking lot, and residents to cross 58 Street to access the retail shops on the north. There will be both a stairway and an elevator in the access building. The building will be connected to a proposed office /residential building in the future, providing access for residents to professional services, as well as the new business district. Construction on the tunnel would begin after Stillwater High School begins Summer break so not to cause an issue with the traffic associated with the school. The traffic is proposed to be re- routed during construction of the tunnel to provide increased safety and to speed the construction. A stop sign would be placed on 58 Street at both ends of Norwich Parkway, directing traffic onto the detour of Norwich. In addition, advanced warning signs would be placed on 58 Street, describing the temporary traffic change. Comprehensive Plan /Zoning. The area south of 58 Street has been designated for high density use which is consistent with the senior housing campus. The area to the north of 58 Street is designated for business /residential transitional uses. The area will eventually be developed with office space and residential units. The area south of 58 Street has been zoned PUD District. When zoning property as PUD, the City designates an underlying district as the basis for compliance with the ordinance. In that the principal use is a mixture of residential and business use, the appropriate underlying .zoning has been designated as R -B, Residential Business Transitional District. Within that district, multiple family dwellings are allowed as a permitted use and nursing homes and similar group housing is allowed as conditional. The area north of 58 Street is zoned B -4, Limited Business District. Although on a separate property, the parking lot, elevator building and tunnel are considered to be accessory to the Boutwells Landing campus. The City anticipates that the area north of 58 Street to be constructed with office space and residential units in the future. This portion of the project will be considered under the PUD general plan of development approvals that tie it to the remainder of the Boutwells Landing project. pp g p 1 1 Subdivision. The applicant has provided a plat of Boutwells Landing 2 " Addition for preliminary and final plat review and approval. The plat creates Lots 1 -and 2 of Block One of Boutwells Landing 2" Addition from the area that had previously been platted as outlots. The subdivision shall be subject to review and approval by the City Engineer and City Attorney and all requirements easements shall be dedicated. Setbacks. The Zoning Ordinance under the R -B District requires 30 foot front and rear yards and 10 foot side yard setbacks. The school, chapel and gazebo are all set back at least 30 feet from the Norwich Parkway right -of -way and the chapel is 10 feet from the east property line. The B -4 District requires a 40 foot front yard setback, 20 foot rear yard setback, and 10 foot side yard setback. The elevator building for the tunnel is proposed to be set back - 4 40 feet from the 58 Street right -of -way. The parking lot is well beyond the 10 foot parking setback requirements. Parking. The parking requirements for each aspect of the Boutwells Landing campus is as follows: Existin Units (Phase 1) Independent Living Elderly Housing — one stall required per unit 91 X 1 = 91 Existing Units (Phase 1) Assisted Living / Alzheimer Five spaces plus one for each three beds 101 _ 3 + 5 = 39 Existing Units (Phase 1) Town Center Three spaces plus one space for each 200 square feet 27,923 —10% = 25,131 _ 3 = 129 Existing Units (Phase II Constructed ) Independent Living Elderly Housing — one stall required per unit 78 X 1 = 78 Approved Units (Phase III In Construction) Care Center - five spaces plus one for each three beds 106 =3 +5 = 40 Total Requirement for All Main Campus 377 The plans, as currently approved, include a total of 334 standard stalls, 22 accessible stalls, and 14 proof -of- parking stalls for a total of 370 stalls. The previous parking deficit was approved under the PUD in that it was anticipated that additional parking would be constructed with subsequent phases. r The tunnel addition would not add any requirements for new parking.. North of 58 Street, a 113 stall parking lot would be utilized primarily for staff of Boutwells Landing. By moving staff parking to the new lot, additional parking for residents and visitors in the lot adjacent to the main campus buildings is realized. The school building could accommodate approximately 25 persons, and the chapel 60 persons. At three persons per parking stall, the school would require eight stalls and the chapel 20 stalls. There are 17 stalls, two of which are accessible, in the lot adjacent to the proposed historic village. Additionally, there is significant on- street parking in front of the historic village and parking within the lots at the main campus. Access. Access for the parking lot will be constructed directly across from the new entrance to the main campus on 58 Street. A crosswalk would be placed at this location to access the parking lot and, with a new trail connection, to the shopping area at Wal Mart and Lowes. For the historic village, a drop -off would be constructed on Norwich Parkway. Access from the sidewalks in the historic village should be made to the parking lot to the east. 5 Traffic Control Plan. As part of the submittals, the applicant has provided a Traffic Control Plan to address the closing of 58 Street while the tunnel would be constructed. Traffic would be routed on Norwich Parkway while 58 Street is closed. Construction would not begin until Stillwater High School is in Summer break. The Traffic Control Plan is subject to review and approval of the City Engineer. Landscaping. A landscape plan has been submitted for the area north of 58 Street. There are no existing trees that would be impacted by the tunnel construction or the parking lot. The applicant has proposed landscaping the berm along the north side of 58 Street. In that the area will be developed in the future, and the parking lot expanded, this level of landscaping for the area is adequate. As part of the historic village, a significant number of red pine trees would need to be removed. The remaining pines would provide the back drop for the village. The applicant has proposed minimal landscaping for the area in keeping with the historic look that is desired for the area. Staff is in agreement with this concept. The tree removal, tree replacement, and landscape plans are subject to review and approval of the City Arborist. Grading and Drainage. Grading and drainage plans have been submitted for both the historic village and tunnel /parking lot projects. The grading and drainage plans shall be subject to review and approval of the City Engineer and the Browns Creek Watershed District. Utility Plans. The utility plans shall be subject to review and approval of the City Engineer. Sidewalks /Trails. The plans for the area north of 58 p Street include a crosswalk from the main campus to the driveway extending to the parking lot and then north to the existin g trail between Wal Mart and Lowes. Sidewalk/trail connections for the historic village should be made to the parking lot to the east. Lighting. A lighting plan has been submitted with the location of fixtures for both the tunnel /parking lot and the historic village. The parking lot light fixtures will be utilized that includes a lens that complies with City standards. The photometric plans meet all City requirements. Signage. The plans indicate one new site sign to be located at the existing drive on the north side of 58 Street. The sign is in conformance with Zoning Ordinance requirements. The sign would direct employees to the parking lot. Trash Handling. Trash generated from the school house and chapel would be stored within the chapel in a separate room designed as such. 6 Building Design. The elevator building for the tunnel would be constructed as a one story building with face brick and accent bands to match the existing buildings of the main campus. The structure will be constructed with significant glass area for visibility and security. The door to the building and tunnel would be secure with access only by residents and staff. The building would be consistent with Design Standards. The school and chapel structures, as part of the historic village, would be constructed /reconstructed with a historic appearance dating to the time they were first constructed. The buildings would have lap siding and architectural detailing to match the appearance of the original structures. Both structures would have asphalt shingles. The gazebo would be a wood frame structure. Building Height. The building heights of both the chapel and school would be under the 35 foot building height limitation. The tower of the chapel would be 53 feet, four inches in total height. The school house tower would be 34 feet, four inches The Zoning Ordinance allows for building height exceptions, but limits tower elements to 45 feet or no more than five feet of the maximum height of the building, unless granted by conditional use permit. The building height of the chapel tower can be allowed as part of the PUD approvals. CONCLUSION /RECOMMENDATION Based upon the submittals and review herein, City staff recommends approval of the PUD general plan of development, preliminary and final plat and design standards review for the McKean Square Historic Village at 58 Street Tunnel and Parking. The applications are recommended with the following conditions: 1. The PUD general plan of development approvals shall be extended to June 1, 2010. 2. The preliminary /final plat shall be subject to review and approval of the City Engineer and City Attorney. All easements as required by the City Engineer shall be dedicated. 3. The City Engineer shall approval all driveway and crosswalk locations on 58 Street. 4. The City Engineer shall approve the drop off location proposed on Norwich Parkway. 5. Access from the sidewalks in the Historic Village shall be made to the parking lot to the east subject to approval of the City Engineer. 6. The traffic control plan is subject to review and approval of the City Engineer. 7 7. The tree removal, tree replacement and landscape plans are subject to review and approval of the City Arborist. 8. The grading and drainage plans shall be subject to review and approval of the City Engineer, Middle St. Croix Watershed District and Browns Creek Watershed District. 9. The utility plans shall be subject to review and approval of the City Engineer. 10. All newly installed freestanding light fixtures shall include a conforming full cut off lens. A detailed lighting plan for the building light fixtures shall be submitted for City staff approval prior to installation. All new light fixtures shall comply with the requirements of the Zoning Ordinance. 11. All signage installed on site shall comply with the requirements of the Zoning Ordinance. 12. The Planning Commission and City Council shall comment on the proposed building materials and architecture of the Historic Village and elevator building for the tunnel. 13. As part of the PUD approvals, the Planning Commission recommends and the City Council approves a conditional use permit allowance for tower elements to not exceed 55 feet in height. 14. The Police Chief and Fire Chief should comment on any safety vehicle access issues of the access points, driveways, or of the general site plans. 15. A development contract amendment, if required, shall be subject to review and approval of the City Attorney. 16. A tunnel easement, to allow placement of a private access under the City right - of -way, shall be executed with the applicant subject to review and approval of the City Engineer and City Attorney. 4 a E i E 8 C C _ O 0.3 Lai E� Q. 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Co. 89.00AV K I / I rl \,j v \-j c ;tX /1-N nn \ j r-\ \—/ - -I �1- \-i \l.-j v v I or zr 0, �ti 3 .� • � � � If ,��` Pia � N_.�.. -- �� � � � � � Nip s Form \0 (IF, aj Y" -ki v 40 EXHIBIT April 23, 2008 Amendment to April 10, 2008, Submittal for Presbyterian Homes / VSSA McKean Square Historic Village General Plan Submittal Discription Presbyterian Homes is pleased to submit the enclosed application for the Boutwell's McKean Square Historic Village. The general plan being submitted is consistent with the concept plan previously approved by the city. The Historic Village includes a local historic school house which is already in place at the site, a chapel replicating the 2 nd Presbyterian Church of Stillwater, a gazebo, and associated site improvements. The school house currently on site will be refurbished and is planned to be utilized as a demonstration site for area school children. The exterior renovation of the building includes repair and replacement of existing lap siding, exterior trim, doors, windows and shutters; replacement of roof sheathing and asphalt shingles; cultured stone foundation to resemble original stone foundation; addition of front stoop and steps; and the addition of the bell tower to replicate the original building bell tower. Interior renovation includes repair and/or replacement of existing plaster walls and ceiling; repair and refinishing of existing floor; new floor, wall and ceiling insulation; reinforcement of existing roof structure where deteriorated; and a new furnace with heating nd air conditioning located in the crawl space or attic. g g P The proposed chapel and gazebo will be new construction. The chapel is modeled after the original 2nd Presbyterian Church of Stillwater built in the mid 1800's. It will be a wood frame structure with lap siding and asphalt shingles. The building is designed as a chapel and gathering space for special events, and is designed for year around use (HVAC equipment located within the building). This building will contain rest rooms that are accessible from the interior and exterior so they will be available for use by visitors to the school and site .even when the chapel is not in use. The gazebo. will be utilized as a shaded sitting area for Boutwell and area residents, as well as a `bandstand' for special events. Renovation of the school house is beginning this spring with the help of AN construction and resident volunteers. Site work preparation and improvements will also begin this spring. Construction is anticipated to occur within the next two years for the chapel and gazebo C) TOO- O co w m C .,� CL Q_ C) C a CL 2 s 0 Co i e i' t � �-•• .. In-i - ?I IU [)f if V — 'ul 'urxjau- urua�aa.� — ro„ ! OAZ 11 4 41l 31 ",3 1 1-. :z < L L99 NA '-lnva '-Ls NA 'SIH913H MVd NVO 1A. 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LY X LL C6 < CL LIJ u _j C 0 < _ 0 0 : of cc < Z U C') LL Uj L" 1D\ %M U) LU Lr I q I � • I !, II a LU CD uj 0 CO co � co in co 0 6 .6 .6 .16 m co In cc m L I— MOIL N ao N N �o 60 + .�' a K nm__ a .� I N I 4L I I _ rt- f _ fT w z Z EU CL = < - Z _j LL u Lu :D w 0 �L LL L U < cr T < x a- LJ W W W < 2 u u U < T 2 U i T LIJ CL U.1 0- W ui < co < < < C� 2 0 z LU Q _ Lij Li IL cn N z w < 0 Lu ( , o < EL - c) 7R C� _j -j Lu LL c" - w 0 LLJ CL < w w U _ LL < cl I I h � r` _ � a Y Z w A u uj CL w lip I N L J)OAJ.);a)j 51tj3Qj { P x 'umu.).1,1 "Zrc WOL, EX HIBIT 2 1 ASPHALT H RAKE DETAI TO MATCH EXISTING BUILDING N INSULATING FACE BRICK � GLASS IN TO MATCH ANODIZED MAIN ALUMINLI 1 BUILDING a FRAME :.:....._ __...._ _..: ACCENT BAND 0 EAST ELEVATION NORTH B"ATM .sti j op FTM Q VNW ELEVATION S(XM ELEVATION , TUNNEL ACCESS BLDG " 0 J� 0 4 ® , t iA ep Q-13 T _ 4 0 0 STAIR D 9 STAIR D D1 I ® , ECUIYElLS LANpItYi Er1PLOTEE F PY 41 D11 ic N N PARKING SIGN ePAXW LEVEL PLAN TUNNEL LEVEL PLAN 12 A6.3 TUNNEL ACCESS HOUSE PLAN 1/4' =1 -0 } i IN- : C\-1 a c %AJ k v I I C4 L5 0 w Ai %1 11 N \ z 0 0 C 0 A In 0 Q V cc I uj. 11 ------ as O = cys V) L WON u =) 00 m Ad rp z n on SIR V?A� WAV w Ln 14 z LL) 0 47 - v a+nN E V. � IAVI 2 > rn M uj • N 23 uj w Q) cr b; N a F= > Zzu z a Li f 3 �h 3 " _ I ti� i cn 4 CL 2: N O X g 0 Z' s 00 o x z V) r 3t L4 O A 40 uj —z -j rn A2 C4 O IV C l..J , A I V ALAWAW aW f ,.00" v lit A2 � � 2� � iJ� f.— I I \� I� 4i CN A2 4 s .�I �I � � y � I C � Its L C 34 A ce 96 1 �Q g d 04 1 1 -4 .- 40 C, 0 4 t IS t a u 9 0 IL ;D .9 w I I ba T Cp 0 L It Ul m ul IS, 700 ray AlArrdw xw �� W _ c old 2 > r c > r 2.x L; Z < z 43 a zi 0 V, CL . 72 0 t4 0 z NJ CL E -7 LU L:6 72 7. LT. C; 2 w z z zn o o CE w g it I k w 2 a CL. w A .1- N z 0 - 4! Cc . lz w L; 0 Z7 , E IL P. -2 � lk A 0 c k C) 0 9:3.4 0 V� IS 0 o CC (44l cn ,z- • rK L oft4 �ft4 )Wft .4 1 X4 J EXHIBIT April 23, 2008 Amendment to April 10, 2008, Submittal for Presbyterian Homes / VSSA Boutwell's Landing 58 Street Tunnel and Parking General Plan Submittal Description Presbyterian Homes is pleased to present the enclosed application for the Boutwell's Campus. This general plan submittal is for the construction of a new tunnel below 5 8th street that will connect from the new Boutwells Landing Care Center to the undeveloped land north of 58 Street, and a new parking lot north of 58 Street for Boutwells Landing and Presbyterian Homes staff. The new parking lot is for 80 -100 cars, and will be expanded as the north property develops in the future. The proposed tunnel has been designed with a secured access building which will be for the Boutwell's campus use only. The tunnel will provide access for staff who will park in the proposed parking lot, and residents to cross 58 Street to access the retail shops on the north. There will be both a stairway and an p y elevator in the access building. The building will be connected to a proposed office /residential building in the future, providing access for residents to professional services as well as the new business district. Construction on the tunnel would begin after Stillwater High School begins summer break so not to cause an issue with the traffic associated with the school. The traffic is proposed to be re- routed during construction of the tunnel to provide increased safety and to speed the construction. A stop sign would be placed at on 58 Street at both ends of Norwich Parkway, directing traffic onto the detour of Norwich. In addition, advanced warning signs would be placed on 5 8 th Street describing the temporary traffic change. 20 l EXHIBIT 2 4 Julie Hultman From: K.D. Widin [kdwidin@comcast.net] Sent: Wednesday, April 30, 2008 3:17 PM To: Eric Johnson; Mark Vierling (E- mail); Dennis Postler (E- mail); Scott Richards; Jimmy Butler; Judy Holst; Julie Hultman; Tom Ozzello Subject: Boutwell's Landing Historic Site Tree Removal /Replacement OPH Staff - I have reviewed the revised tree removal plan for the Boutwell's Landing and McKean Square Historic Site. The pines have been tagged and a list generated of trees which will be removed and those which will remain. Twenty -two trees, mostly Scots pine, will be removed. The diameter inches removed approximately equal the surplus diameter inches planted for the previous projects (280), so no tree replacement will be required. No landscape plan for this area has been submitted. Indications are that landscaping will be kept to a minimum, as would befit a replica historic site. At the site review meeting, there was some discussion by the developer of possibly putting in "boulevard" trees which may come from the Kiefer property in Baytown Township. Any trees planted along the street should be planted on private property. These trees should also be "landscape" grade trees of good form and structure. I would like to inspect any trees to be moved to be sure that the trees are healthy and of good form (many of the trees previously moved from that property to Boutwell's Landing and McKean Square are "park" grade trees of poor form and and structure. Trees with poor form will be more prone to storm damage and failure in the future. 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 1 Julie Hultman From: K.D. Widin [kdwidin @comcast.net] Sent: Thursday, May 01, 2008 7:44 AM To: Eric Johnson; Mark Vierling (E- mail); Dennis Postler (E- mail); Scott Richards; Jimmy Butler; Judy Hoist; Julie Hultman; Tom Ozzello Subject: Boutwell's Tunnel Landscape Plan OPH Staff - have reviewed the landscape plan for the proposed " Boutwell's Tunnel" from Boutwell's Landing, under 58th St., to a parking lot proposed for the N side of 58th St.. 1. The landscape plan is acceptable and appropriate for the type of project. 2. The tree species proposed are acceptable, except for Colorado blue spruce (Picea pungens). Due to the disease problems experienced with this species, Norway spruce or Fraser fir should be substituted. 3. Tree sizes are appropriate. 4. No tree replacement, beyond the landscape plan, is required. 5. A "Planting Detail ", which shows how trees are to be planted, should accompany the landscape plan. Please contact me if you have any questions regarding this review. Kathy Widin Arborist City of Oak Park Heights i 1 Page 1 of 1 EXHIBIT 2 5 Julie Hultman From: Eric Johnson Sent: Thursday, May 01, 2008 2:15 PM To: Julie Hultman Subject: FW: Tunnel Easement Description and Exhibit Attachments: Tunnel Easement Exhibit.pdf; Tunnel Easement Description.pdf From: Postler, Dennis M [ mailto :Dennis.Postler @bonestroo.com] Sent: Thursday, May 01, 2008 11:43 AM To: Mark Vierling; Eric Johnson Cc: Erickson, Karen S Subject: FW: Tunnel Easement Description and Exhibit Mark & Eric: Comments specific to the Easement exhibit and description: • In the first sentence of the description, add "for private pedestrian tunnel purposes" (or words to that effect) between "width" and "over" [i.e. A strip of land 52.00 feet in width for private pedestrian tunnel purposes over, ............] • The City may want to give consideration to including a vertical element for the easement description to limit the easement to a certain distance above and below the tunnel limits also. Preliminary comments related to the Tunnel design: • Due to the tunnel length, it will (obviously) require lighting. Should also have security cameras. • Mechanical System with air exchangers will be necessary due to being a closed system. • At only 8' high in the center (and 6 1 /2' - 7' high along the edges) the tunnel may feel confining to users. • A code compliance review for Life Safety should be completed by the designer. • The system must be designed to be water tight. • We will need to see design drawings, structural calculations and a geotechnical report addressing the items noted above. We will reiterate these comments in our formal plan review (of the recently submitted plans) that will be sent out this week. Preliminary comments related to a Development Agreement or Letter of Credit: • We can /will determine a dollar value for the tunnel improvements within the public right -of -way, as well as the street, utility & boulevard restoration items required, once we get a preliminary estimate numbers from FFE. If they are needed in a more expeditious time frame, we can estimate costs ourselves. Thanks much. Dennis M. Postler, PE Principal Tel 651- 604 -4815 dennis.postler @bonestroo.com Bonestroo 5/1/2008 Foh Freeman Erickson, Inc. 1 ' LAND PLANNING • SURVEYING • ENGINEERING April 21, 2008 PROPOSED EASEMENT DESCRIPTION A strip of land 52.00 feet in width over, under, and across a part of 58 Street North, as shown and dedicated on the plat of BOUTWELLS LANDING, according to the plat thereof on file and of record in the Office of the Registrar of Titles, Washington County, Minnesota. The centerline of said strip of land being described as follows: Commencing at the northeast corner of Tract A, REGISTERED LAND SURVEY No. 125, according to the survey thereof on file and of record in the Office of the Registrar of Titles, Washington County, Minnesota; thence North 89 degrees 26 minutes 54 seconds West, bearings oriented to said REGISTERED LAND SURVEY, along the north line of said Tract A, a distance of 344.75 feet; thence northwesterly, continuing along said north line, .a distance of 26.45 feet along a tangential curve concave to the northeast having a radius of 550.00 feet and a central angle of 02 degrees 45 minutes 20 seconds to the point of beginning of the centerline to be described; thence North 00 degrees 00 minutes 00 seconds East, along said centerline, a distance of 80.16 feet to the south line of Outlot C, OAK PARK COMMONS, according to the plat thereof on file and of record in the Office of the Registrar of Titles, Washington County, Minnesota, and said centerline there terminating. I hereby certify that this legal description was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the Iaws of the State of Minnesota. 04 -21 -2008 E Timothy a an Date Minnesota Iticense N . 16989 i f I r s E 1244555th Sttcet North, Lake Elmo, MN 55042 ♦ Phone: (651) 439 -8833 # Fax. (651) 430.9331 ♦ Wcbdw. www.& -inc com &uu A. && LS Tfio �1 �-F7 an , L5 T=H A &J PB 1939 - 20101 A. U O 04 w z H Q N ° Q N C7 DO ? w � Q p Z z w 04� �, V) � cr) ww 30 V) C � z C") .v o u Z Iwo a C14 w LLI ( O ►� c0 �, • z � V) L U J U- W /N,. Bt�,ZS.lO/V Y 7,d/ ,L" I Q L J ( o 00 0 �z Z V) o Z I �.o� O O � N Q w < LO bob LLJ a� w ry I -F•+ O cz Q) Q oo�� C Z co as U ) Q ° 4-, . r. 7B Cd cn �1 -a I 1 Z "C7 ^ 00 �p O cd Q o w 4•. � U ,C I I 0-1 4� C7 U o :~ cd a� c4 m �I� ° o o O + .. r 1 NO 0 co U . 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O �U t�9 ►.as oo 14 �„a) vi W ZM� ;? 3 �.. a ,? �►., 'v ti Qk o4 ) ��"a o w C7 d s o m 0 CO b4 OI 0 J� C-:4 a �.b $.:� x �1 b ,o °���o o �_� cn O C co r t= 0 O CO C O V ^I 0 0 c,3 O .a + ►J v / L I I W �o caj� � 0. cb r\ IQ ° t Y N (• I i �v loov \ W i i > 1� rl A l Li •— ��oc tC3 4 ENGLOSURE � � NORTHWEST ASSOCIATED CONSULTANTS, INC* 480(} Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.cam 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, G1 & G2) Exhibit 3: Project Narrative (narrative exhibit A 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 e) 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 9Y2 foot snow plows (pickup truck size) to be stored to the west of the 5302 building. • A maximum of 12 pallets of bagged lawn fertilizer or ice melt to be stored directly behind (west) of the 5302 building. Bags will be palletized, unopened, and shrink wrapped. School Bus 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 ' J I 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 L Environmental. The existing conditional use permit required the submittal and approval of a Stormwater Pollution Prevention Plan by the Minnesota Pollution Control Agency (MPCA). That permit is in place and on file with the MPCA. A Spill Prevention Control and Countermeasures Plan (SPCC) is required for any facility with above ground site storage facilities for petroleum exceeding 1,320 gallons. Once installed (if approved by the City), the plan is submitted to the Environmental Protection Agency (EPA). The plan is reviewed and kept on file by the EPA. The MPCA will also require submittal of a Notification for Above Ground Storage Tanks once the tank is installed. The City will require the applicant to receive a building permit for the tank installation. Trash Storage. The site plan indicates trash and recycling enclosures adjacent to Buildings 5302 and 5280. The enclosures shall be constructed of cedar fencing with doors. The proposed enclosures shall be adequate for this site. Noise. In 1999, when the bus storage proposed was first discussed, there was considerable concern related to adding of buses and the back up warning systems on the buses. As a result, conditions related to requiring all buses to be backed into their respective parking spaces at the end of the day and requiring block heaters and heater plugs on all buses will again be required. Hours of Operation. The project narrative, found in Exhibit C provides a detailed summary of the hours of operation for the landscape maintenance contractor and the bus contractor. The Planning Commission and City Council should review the proposed hours and comment if any additional conditions shall be added to this approval. Parking. Parking requirements for bus facilities and landscaping service businesses are not outlined in the Zoning Ordinance. The submitted site plan indicates a total of 112 bus parking spaces and 113 car spaces. With a maximum of 1 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 i r 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. e 9. All signage and lighting existing and proposed for the site shall be compliant with the Zoning Ordinance. . 10. Any changes to the grading and drainage patterns of the site shall be subject to the review and approval of the City Engineer. 11. Block heaters and heater plugs shall be installed on all buses operated out of the facility at 5280 and 5288 Stagecoach Trail before commencement of operations. 12. An operations plan shall be developed and enforced, subject to the review and approval of City staff, requiring that all buses shall be backed into their respective parking spaces at the end of the days operation. 5 s w 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 x- rrr,..r w�rw� �i W ' SS Z s+- ca r.fog. rt. WN - _ �► 'f , .- - .a ►ie i -` "�,. _` .._.'+r.- --- --�. � . ors µ �� , „ t� 0 �. � LU ^ ,' ' co W W uj �r $f . V co LLJ LU N W .__I co LU C9 co co �Jy���^• d .r..� iii, i • 1 Vl 9 LZ T %0 Z Z s w rY CL LO LT F W- +- `rC N Q n u— V � _ 1 F — U— U— Lu w= w w ! v a O Q OC � LU w > OC w _j U� Q V U� w uj LU n DL C1G 1 3 „ CL co �— � LU , 0 0 O Z w I�V w t� IwQ w Lu LU � s _, - cv • � 1 � u ` 1 1 O O , r. 41 0 LU 0 00 r7 - jL dd �y i +. /< c� UJ W - =i U� .'^ lam! N Li = r Lii t UJ Lij f� � CL f < LLI Y L - L� ! 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"th rOLIghOLIt an k life Diked design also available -- Interstitial spice can be monitored for leaf detection " s r � 2 Tested by SwRI to comply with NFPA 30A -2000 Fire- Resistant Tank Requirements Suet - sil l t t 1r 1 . 1 t ; N . _ { rrrfStf tr; °YrSi t ail 1 t tit � I ' E r`t_1� �'r�`�t1rr :rS� - �rrs�tyr a nd 1 3 tF r, VP iSlSS� irk S�0 � 1r "r�,ff� a 'Support designs available far all seismic zones a Primary storage tank and secondary containment compatible with a wide range of fuels and chemicals Built to nationally- recognized STl stai�� lards with strict third - party quality control inspection program • Customized compartments can be provided for cost effective multi- product storage Capacity ranges up to 50,000 gallons Available from a large network of STI licensed manufacturers The Fl is ava a n e xt e nsiv e • • • o f fabricators who participate in the Steel Tank Institute's Qualit Assurance Pro Under the pro independent q ualit y control inspectors make unannounced visits to STI members, ensurin fabrication to the hi possible standards. TA. /.:4 r wws C A, c. H Flameshi d Fire-Resistant Double-Wall Above Stora Tanks S S OPTIONAL MONITORING MANWAY P!PE SECONDARY eMN TANK PRIMARY TANK i", E- V I E `1 END VIEW INTERSTICE WW7 and SwRl 97-04 labels I .STI FlameshieldO Capacit ran up to 50,000 g allons 3001 or 360"' outer wall for secondar containment Easily relocated *Variet of approved supports available Flameshieldri, Guideline Specification i,k) General 1. Provide Flarneshield' fire-resistant, double-wall manufactured in accordance with Underwriters above(YrOUnd stora tanks. Laboratories UL 142, Standard for Steel B) Labelincy Above rotmd Tanks for Flammable and Combustible Li Inte secondar 1. Tanks shall bear the Steel "rank Institute containment provides testabilit and access for Flameshield® fire-resistant, double-wall interstitial leak detection monitorin Approved identification label. supports are used for all horizontal double-w.-all 2. Above tanks shall bear Southwest tanks. Research Institute label for fire-resistant tank- 3. (If needed) Supports are desi to meet choice Q Product Description of seismic zone 1-4. 1. Tanks shall be rnanufactured in accordance D) Manufacturer with Steel Tank Institute Flameshield', Standard 1. Manufacturer shall be a licensed member compan for Above Fire-Resistant Tanks. of the Steel Tank Institute and subject to Steel 2. Above tank primar and secondar Tank Institute's Qualit Assurance pro containment (inner and outer walls) are Use the STI Technolo Guide online for y our next Flameshield' Specification! V All y ou need in tanks! Steel Tank 9 5FFn Institute A division of S 1 SPFA 570 Oakwood Road Lake Zurich, IL 60047 Ph 847.438,8265 Fx 847,438.876,6 Web www.steeltank.cori I Z'0-2.5Wterr. #150-5-0-000 .r �t f R c_ -tu=x' \YT- �' ^•�1�L 4 tl�R..... �� 3� ��` 415 �f . -.0 ' K�11 '�3' 9 i ��� �,g �� � • r ^0' * i�� �`�'r � �. r T i aw � i LL i i 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 2'/Z ton size) • A maximum of four (4) skid steer loaders or landscape tractors • A maximum of six (6) landscape implements such as roto- tillers, turf aerators, and brush chippers to be stored to the west of the 5302 building • A maximum of three (3) 9' /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 Rec c�_q_ 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 St_ o age & 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:Henergyfacilities .puc.state.mn.us / documents /19133 /Appendix %20C %2OSpil 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 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. I 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 r '± f CIA ,z ♦ 4 d R .,;a v i�•lAltpp" d'xp f r iE.r '•� Ks•, i -. A r Yid l - � . -. � r i�>., :.M�. , `1a ... . . r ♦ f r fit` 0 _ * �[ .A� � d'�!k- . J� �-" • z . AI I . �' , of w' i + .tS � � �_. , f'F' f \a <�'�` yl:��wi s Y ep ` ±� �, ' • ♦• � �� � •�" `���- �' �: � :.A .a • v: ,.� ,..i`�►; ' roar � - - . � I - !+ � • ♦ ,y s•. � � -��� '�: *'�a �. ,� ♦ sT; '„A _ ♦ 1 . I - -' �� '� fi r; • _ ±a q • . WA �A ' - ;_.� t ► ` i t �! s i s �I' 1. f I A oft s i 44' e � � `. `•�,^ `�r .4 � f. , to } �� �•� •. � • 1 ` Az .. ♦♦ry � .si� x � � r e , r '. ate. ♦ � � �� x•;� { F 'mow, '�•p� ri �. f �t d ;•a ♦ yam • �a , 5�� ~ s, d _.,f t. �• ♦• a ',w ...- ,+ a ir Ap r . B. 2008 2 : OOPM JAN WESLEY INVESTMENTS I NC -,U • 8048Px P 14"`' DEPARTMENT OF TRANSPORTATIO p��1 r Oiroctar. Yr �on�iwn pru-w+ +& PHYSICAL DEVELOPMENT .,f.o�,t� 9X80 MYGRON ROAD W ORTS - STILLWATER, MNNESOTA 55052,9573 � 551 - 430-4300 Fat ##e kfiching 851.430435 u�r�y s, �YaccK �»s• �s�+►•�r Adler b�jtr Dlraeor. I,rO M�n�pw++irl�it � .t $W ey OWWR off 9HIBIT 5 March 17, 2000 t John Thomas Ryder student Transportation 606 N. Main Street Stillwater, Mil 55082 ACCESS PERMIT NO, 2000 -42 FOR IMPROVEMENTS Tv 528 STAGECOACH TRAIL. N ORTH ACCESS TO WASH 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 construoton 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 1 g99 -2000 school year so that the work may be done at a time that is less busy and disruptive to Ryder's operations. Use of the access may begin at'any time. All paving, striping and landscaping must be done by October 31, 2040. Removal of traffic markings and restriping in the area di sturbed 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. All traffic control must conform to the standards of the Minnesota Manual on Uniform Traffic. Control Devices,- including the Ternpora ' Traffic Control Zone LayaLts 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 wofk is done to the County's satisfaction. ! i Please call me at 651 - 430 -4312 if Yu have an questions or comments. � Y Sincerely, ' LM seP h Lux Q David Putnam, P. E., Midwest land Surrey. ors and Civil Engineers, Inc, Chas Danielson, City of Oak Park Heights i r 'Ap r . 8. 2008 : 01 Phi LJ A JAN WESLEY IN I N C • °1 G=No .8048 --•` •P . 15'. r 1' A+71.� 1.L�1 l7r .l Ulr �•. V 1 1 ?LL %.., * T W ANAM 6V av .r.." A " A ... A • — — ... ' F I. , -FF pus : :O N:LY 11660 Myero�n Road North .; no i • Sti�xwater, MinnesCta 55082 ... y • � . • . • •• C� �n� • Rod: . r ' 430 - 434 • :.... ....., , . Mu-njdO! 00 0 C. AHLICATION FOR R DRIVEWAY ACCESS PERMIT' : � e�rr ii ��e`� -' • - STREET � +• Attach a drawing of the property, present and proposed access and relation to the county roan and any adjacent ,streets. Applicant Addres5 Cis, 70F6 54vs -Toe- I/ "O'k 6wewk eau�' I F - - N"Ma Address Prop cny wners . , f�r f 430 r C tg e o roperty a rov late t necessary I ` 4A, S Vy orr 3, r10 4M5, cID and Street Address Qi�`�.• k Pur p ose of ASazcc L7Driv�+sy l7Fie ace . is a Building to l�ia � � be �nstxueted? C1Ycx ( Ty p e ) Access I. 6mercial (Specify typo i4ww � t !+P 3 Will the ❑'Tetppotary or Propctry O P%tted or Dism= from center of highway to front Building be: ©Permanent is in O a Unp wd uft of building. 0 0 feat No. of p resent Exact location of proposed driveway to property Exact locadoa of pre= driveny w propercy ` P O PM drivcwa s to rope �'��11°�7 �aY � �� rTt Datc N ewed 47 it Q Estitmed Cornpledon Da►tt - 7 1 1 00 .. % .♦ .•� w rr•..� , •• • ♦•.. • • •Y• /•A••M. ♦ ►AAV Y�NM•N •►••t'Mt.•. �..,r• yr Y.... r •bI• • . • t }si ♦ ..• �• *0 10 ti••V• •yy.. •�• ►dr•t`t •�•'• +.•• . ~. =0•' }•0•►:�+.•.+r.•it M!✓ • "♦. OV••+.v.+••• '•'• •. Y 1• ...i ... • f. •.•�• • .} 1• 4 V'►Y• •/I�d• Y •• ••••. ••�• ►M•db t A••. Aa • • • r ♦ • •••. 1 • V►•�: � •• . � �1. �/��; +h�� � •� i Y r ..•• .ti. ar t Fh • Y1�• • V• •h.v.: •ti„a, ♦YY1Y•I• • ✓A ."r.. .... . q •.• fir••.. •. .. y �C, •�/� diii�ii�Y.�{� • J Y�+.� . •tr•V• 1•'• S♦ V•.MN•••sA•.. ♦ ! 1 . M••f ♦ • . . q .� ,� •Y L • ♦ ....• • .1.•. •. •...•�• y qJ..•.��• • 1tid ••• •••♦•I•y •�• •v.� • ♦. y►•;11 • •q r ••�►1,'�•y` V • \• � ' •. Ihnumft • 'J�1 ' � V•7N•rli��•. . .. ... I •ni• ± ����r��.•n'S•1i++1�+ ii .4 4 �•b N1•.♦ , . Y►}..•►. •vii+ .. ..�,.. • il� • A �i �C�' �`• -0•..w• t••• ♦' !r!r• (•r�►jv.M.1.1••F�avf . N !�•.a v �� i1��� ..• . y . 3 MV •.S+ .� • ti v � �•. .• r • w • O� • W���rMy��•M6►•�InO�i 1 •�= .• { f `.: �•I -I• • . • •.� �, th�ldt30A .Ad.•W1�1.Zet'IcdC .tT •• ..T� • � MY•.WY4•••• •..♦ • �'I}• • 1 • .• •• holdcT• abttl�y �1tts• e,0 rty vv IL ap.t3tc'vr+ s' CO�p1 •..' - A S• -1-6 S. n It �•��/.. . ��. • • �• ' ' (Ij (We), the undecxigoed, bmwith make sppliCatiost for permission to coastnsct the aeccn as the above location. %W less to be consaucrcd m conform with she regutations of Washington County and to any special provisions atcluded in tht permit. It is agreed that all work will be done to the sa6stactton of WashhTton County. It is*funMr agmW that no work in ©otmection wkh this application wdl be sssctcd until the application is approved a g the permit issued. It is expressly undetswd d at this pent is conditioned upon r;pIw4nttcm or restoration of the highway to its 060121 or m a satisfactory eondidon. It is f rftr undcrmad that 1W perms is issued subject w the ap royal of weal city, village, or to;vnsb' uuthorities having joint supc i a over acid s Or bighway. Date Sign== of Applkant NOT W)UTR Ba9z THIS � ACCESS DRIMAY PMT• AUTHoRI ATION P rfomnce Requircnmt • iTed: OYes ONo m onn Scwcr Culvert Size , x _ Culvctt aprons required: i]Yes L�hto As a cood�tion of this pernut, culvert i requ If she work is not completed by the data given on this application, the cost of completing unfinished construction by County fords may be deducwd from the deposit, In the event that consaucdon has not scatted by this data, chic ponce becoeaes null end void and the permit fee shall be forfeiu•,�i and the deposit shall ba irrdccl. SPECIAL PROVISIONS: �• .r i'rr�" dovo� 461 4070 � � / l4 S IAI. P Puvd ss l�n y � ' is heTcb ranm d for the comumcdon of the dTivcway as descn"oed in dis application, said driveway to be const=ueW in accordance with 411 Tczulsdom of Washington County and subject to the above Trquimmettts and special provlsions. All work to be complacd by • 3/" C Copies: OApplicant Approved 0 ounty Eniam • Ci ali ! � �� . Cll�u� p ry • ,�%rwwaA vcw y.per Rev. 34766 ( .. . . .. /Autho r ized 5 ignawrc Washington County Public Works Dept Date, TOTAL, P.03 EXHIBIT b Stephan Stagecoach Property LLC CUP Application Exhibit B Ryder Transportation CUP, May 1999 i Apr. 8. 2005 1 :58PM JON WESLEY INVESTMENTS INC. .0 d No.8048 UP 9 _ r CITY of OAK PARIS HEIGHTS CONDITIONAL USE PERMIT FOR RYDER STUDENT TRANSPORTATION SERVICES, INC. NAC File No.: 798.82 -98.07 Date Issued: May 25, 1999 Legal. Description: (Washington County Geo. Code See Exhibit , All attached hereto. Owner: Ryder Student Transportation Services, Inc. ,Address: 1530 Brewster Avenue St. Paul , MN 55108 Site Address: 5302 Staaecoa,ch Trail North Oak Park Ne3_ghts, MN 55043 Present Zoning District: "I" Pe=itted uses set 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 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. Cond use permit has been granted by the City Council. on May 25, 19 9 9 , subject to the following condi t ions : 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 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 E Apr. 8. 2008 1:59PM JON WESLEY INVESTMENTS INC. No-8048 P. 10 abutting property. 4. MPCA approval of the Stormwater Po 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 sh 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.v 15 A plan for the hours of operation shall be developed by the applicant, subj ect to the review and approval of City Staff. IN 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 may be amended or altered in the discretion of the City Council. a 17. All additional fill that has been added to the ro ert t& the � p P Y south in the form of a berm and to the west towards the pond shall be regkbved by the applicant as follows: -2- Apr. 8, 2008 1.59PM JON WESLEY INVESTMENTS 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; s. b. To the west by removal of the fill back to the original Vest 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 OF OAK PARIS HEIGHTS Date: ..� B Y qP 0 , V, David Schaa V Mayor Date: Thomas Melena City dministrator ..t Date: '� B Applicant/Permit Wolder 1. i' Date. By Applicant /Permit Holdek -3- Apr. 8. 2008 2 :OOPM JON WESLEY INVESTMENTS INC. No,8048 P. 12 EXHIBIT "All a { • c • ?1 . J4 � �� ���� .mod •��� Parcel i. Al that Part Of the NE 1/4 of the SW 1/4 of Sect io 'township 29, Range 20 , conta ined within , n � bou nds, to - vit thin the fo�3.ot��ng Ee4 inning• at a point 30 D #e4t West of a stake Vhi 84 rods South of the center Of said h i9 f d section 3, and . running thence West 24 rods and 3 feet; thence Sout 2? rods and X3.9 feet to the lace of h h e�xce,►t m therefrom the P be ginning, h South 150 feet thereof Par 2: :'he North 463.6 feet � of the East 429 feet of the ttE 1/4 of the SW 1/4 of Section 3p 'Townshi-p 29 North, Mario e 2 west, excQp�iny the f0110ving two tracts: a I • The N 232 feet of the East 165 feet thereof; �trd r 2. The South 262 feet of the North 494 feet a East 233 = ee t thereof. f the f c h Y 3� 3e EX HIB IT C- h� r � 1 i` ,l V '9 r� i x"+ r d �a LU lz UJ 4 rr E XH IBIT 7 h F .'fib Y s s i k i P F S " E>` y • 'Y m >! k .�- L wawa. 55 r r% SL r x> � x � � .k t y : b. « 4 �f s 9 ?t 9R �' 1 _ �t c x . I j Lu T cc LIJ yaw y • � C 4 � •� r r »/ e el $f . h �. qy e r Y S d r P ' 3 a k�... t t LIJ L k 4 L CL. F ui f l I r Y r Lli u A CL ' �w. Ll e� e. z q z: s * Vl �p )'YRk'�' AL IL Am { I M g >w gyp. �• s t l i F , t r r� l e� 3 S.rs� • w • f �'Sw. e . 1P1�f h Al ! _ , l r s � a' � c ,g" �•$ r z �. � , .� S 4� r '�'" •. � "r ��� � � �z' _ t _F dw GA Art LU LL cr e G �.3tP «da► ,f �� � � F � x yt�m '�' r>- Wrott'WM� •��✓N�tKYUMI1ltsA:ilsMwti'wt1F� - - �MYK • J +u4 ' }f ry Veit �. � t 4 N r Lu r ii 3 tit t9s .a�i1. ; 3 a' h f � k C iJ r � L. i own t#i uj fik N .�. e �,�t L.. O r v .4 Vi r .. ..•- uruYnsaa �Y e CL AW N, f m ui Y k 4 uj . e . ems ea t 1:. ,�br11rMY�diflP.� J' Ary ky 9L f k f f_I f e�i .v.gRJYI/gps. .. em.!F ugp'�i: i EXHIBIT 8 ,lie 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 Hoist; Julie Hultman; Tom Ozzello Subject: Stephan Stagecoach Property Landscaping O P H Staff - I have reviewed the landscape plan, dated 4/25/08, 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 1/2 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