HomeMy WebLinkAbout2020-10-19 Communication to CA Requesting CUP Recording Julie Hultman
From: Julie Hultman
Sent: Monday, October 19, 2020 4:28 PM
To: Kevin Sandstrom
Cc: Eric Johnson
Subject: Minnehaha Properties LLC - CUP
Attachments: SKM BT_C55420101914510.pdf
Hi Kevin,
Kindly record the attached document at your convenience.
Thank you,
Julie
From: bizhubC554@cityofoakparkheights.com <bizhubC554@cityofoakparkheights.com>
Sent: Monday, October 19, 2020 3:53 PM
To:Julie Hultman<jhultman@cityofoakparkheights.com>
Subject: Message from KMBT_C554
1
NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS }
1, the undersigned being duly qualified and acting as City Administrator for the City of
Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached
document:
Conditional Use Permit
Allowing Outside School Bus Storage
At
5280-5288 Stagecoach Trail, N.
Minnehaha Properties LLC
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same
is a full, true and complete copy of said document within the files of the City -of Oak Park
Heights.
WITNESS my hand and the seal of the City of Oak Py)(HOW, this 19th day of
October, 2020.
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
FOR A BUS FLEET STORAGE AND MAINTENANCE OPERATION WITH
OUTDOOR BUS STORAGE FOR MINNEHAHA PROPERTIES, LLC AT 5280/5288
STAGECOACH TRAIL N.
Planner's File No.: 236.02-20.07 Date Issued: August 25, 2020
Legal Description: (Property Identification Nos. 03.029.20.31.0004, 03.029.20.31.0003)
SEE ATTACHED EXHIBIT A
Owner: Minnehaha Properties, LLC
2507 Walnut Street
Roseville, MN 55113
Applicant: Idiris Mohamud
Minnehaha Properties, LLC
2507 Walnut Street
Roseville, MN 55113
Site Address: 5280/5288 Stagecoach Trail N., Oak Park Heights, MN 55082
Present Zoning District: I, Industrial District
Permitted Uses set forth in Ordinance 401, Section 401.32.B.
I. CUP PERMIT: The property is located in the I, Industrial District. Applicant
proposes to use the Site for a school bus fleet management, maintenance, and storage
business with up to 100 school buses. Applicant has leased the property to the
Stillwater Area Public Schools, ISD#834 for such purposes. General vehicle
maintenance and storage is a permitted use in the I, Industrial District, but the outdoor
storage of vehicles on the subject property requires a Conditional Use Permit. No
exterior building or site changes are proposed by the Applicant. The proposed use
satisfies all required conditions of the zoning code and is in general conformance with
the neighborhood. The Planning Commission held a public hearing for the
Conditional Use Permit at its August 13, 2020 meeting, took continents from the
applicants and public, and recommended the application with conditions
The City Council considered the matter at its August 25, 2020 meeting. All permits
and uses applied for a school bus fleet management, maintenance, and storage facility
with up to 100 school buses are granted, but shall be subject to the conditions and/or
restrictions imposed by the August 25, 2020 Resolution of the City Council of the
City of Oak Park Heights, which are as follows:
1. The number of buses allowed on site shall not exceed 100. No trucks or semi-
trailers shall be parked on site.
2. All employees dispensing fuel shall receive training for and comply with proper
fueling techniques including emergency spill response procedures.
3. The Owner and/or its tenant(s) shall submit, obtain, and comply with a
Stormwater Pollution Prevention Plan and Notification for Above Ground Storage
Tanks to the MPCA.
4. The Owner and/or its tenant(s) shall submit, obtain, and comply with a Spill
Prevention and Control Countermeasure Plan to the EPA.
5. The Owner and/or its tenant(s) shall submit, obtain and comply with a Hazardous
Waste Generators License from Washington County for the maintenance
operation.
6. The Owner and/or its tenant(s) shall comply with all Building Code requirements
for the fuel tanks and installation of a paint booth. A Building Permit shall be
required from the City for the fuel tank and paint booth installation.
7. Block heaters and heater plugs shall be installed and utilized on all buses operated
out of the facility at 5280 and 5288 Stagecoach Trail to reduce winter idling and
resulting noise.
8. An operations plan shall be developed and enforced, subject to the review and
approval of City Staff, including requiring all buses to be backed into their
respective parking spaces at the end of the day's operation to minimize reverse
beeping backup alarms during early mornings.
9. A rapid entry lock box shall be installed at the entrance gate to provide police, fire
and emergency services access.
10. Any changes to the grading, drainage and utilities shall be subject to the review
and approval of the City Engineer.
11. All lighting fixtures shall be full cut off and provided with shields in compliance
with the lighting standards of the City's Zoning Ordinance.
12. Outdoor lighting shall be turned off one hour after closing, except for approved
security lighting.
13. The Owner and/or its tenant(s) shall maintain appropriate trees and shrubs or
other screening methods on the periphery of the site to shield the site from
adjacent properties in compliance with the Zoning Ordinance, subject to review
and approval of the City Arborist.
14. Signage shall be subject review and approval of City Staff for conformance with
Zoning Ordinance standards.
15. All noise generated from the business shall be compliant with Section
401.15.B. I I of the Zoning Ordinance. No vehicle repair shall be conducted
outside. The service bay doors to the building shall be closed at all times except
when vehicles are moved in and out of the service bays.
16. Mechanical equipment that is located on the roof or visible from street level or
from neighboring properties shall be screened with materials that blend
harmoniously with the building fagade materials and in accordance with Section
401.15.E.10.e of the Zoning Ordinance.
17. There shall be no outside storage, including trash, recycling, tires and vehicle
parts unless enclosed with a screen.
18. Hours of operation shall be limited to 5:30 AM to 7:00 PM Monday through
Friday and from 7:00 AM to 6:00 PM Saturday and Sunday.
19. No vehicle parking shall be allowed on Stagecoach Trail.
20. Emergency vehicle access and business operations related to fuel dispensing shall
be subject to review of the Police Chief and the Fire Marshal.
21. All Conditional Use Permits previously issued by the City of Oak Park Heights
for 5280 and 5288 Stagecoach Trail North are revoked and canceled as part of and
in consideration of the grant of this new Conditional Use Permit.
II. Reference Attachment: The City Planner report dated August 6, 2020 and all
exhibits therein are annexed hereto by reference as "Exhibit B."
III. Abandonment: This Conditional Use Permit requires continuous use in order to
preserve the Conditional Use granted by the City under the terms hereof Any
discontinuation or abandonment of the uses permitted hereunder upon the site for a
period of twelve (12) continuous months shall constitute abandonment and void the
Conditional Use Permit.
IV. Annual Review: Annual compliance review is imposed as a condition of this
Conditional Use Permit. This permit shall be reviewed on or about October 1 of each
year and in the event of noncompliance, may be amended or altered at the discretion
of the City Council through an amended Conditional Use Permit, or terminated.
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
Date: j f q -Z.OZO
Date: $ 0
CITY OF OAK -PARK HEIGHTS
By: 4�-
LM
City Administrator
MINNEHAHA PROPERTIES, LLC
I
Date:— 16-12-2-02-0 B y: �
�r r/ s 1,.�
Idiris Mohamud, Chief Executive Officer
EXHIBIT A
LEGAL DESCRIPTIONS
Parcel 1: 5280 Stagecoach Trail, PID No. 03.029.20.31.0004, legally described as follows:
All that part of the NE '/ of the SW �/ of Section 3, Township 29, Range 20,
contained within the following bounds, to -wit:
Beginning at a point 30 feet West of a stake which is 80 rods South of the center of
said Section 3, and running thence West 24 rods and 3 feet; thence South 21 rods
and 9.9 feet to the place of beginning, excepting therefrom the South 150 feet
thereof.
Parcel 2: 5288 Stagecoach Trail, PID No. 03.029.20.31.0003, legally described as follows:
The North 963.6 feet of the East 429 feet of the NE 4 of the SW Y4 of Section 3,
Township 29 North, Range 20 West, excepting the following two tracts: 1. The
North 232 feet of the East 165 feet thereof; and 2. The South 262 feet of the North
494 feet of the East 233 feet thereof.
EXHIBIT B
CITY PLANNER REPORT DATED AUGUST 59 2020 AND ALL ATTACHMENTS
TPC3501 Thurawn Avenue IV, Suite 100
Anoka, MN 86303
Phone: 783.231.fi84o
Facsimile: 763.427.0520
TPC§F4ann1n90o.00m
PLANNING REPORT
TO: Eric Johnson
FROM: Scoff Richards
DATE: August 0, 2020
RE: Oak Park Heights — Minnehaha Properties, LLC — Conditional
Use Permit for School Bus and Vehide Storage — 5280 and 5288
Stagecoach Trail North
TPC FILE: 236.02-20.07
13ACKGROUND
Idles Mohamud of Minnehaha Properties, LLC has made application for use of the site
at 5280 and 5288 Stagecoach Trail North for bus fleet management offices, school bus
maintenance, and for the storage of up to 100 school buses. This application consists of
a request for a Conditional Use Permit similar to the request that was made and
approved by the City Council in May 2008 when the property was used as a bus garage
with outdoor storage of school buses. No exterior changes to the site or building are
proposed with this request. A Conditional Use Permit was Issued in September 2019 to
allow a truck repair operation.
The site is zoned I Industrial District. General vehicle repair is a permitted use, but the
outdoor storage of vehicles is a listed Conditional Use. The Conditional Use Permit
granted by the City Council in 2008 allowed for the outdoor storage of school buses and
for a landscape contractor to operate on the site. The site was allowed to store up to
100 school buses.
EXHIBITS
The review Is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Site Plan (C100)
Exhibit 3: Planning Report — April 30, 2008
Exhibit 4: Conditional Use Permit - Landscape Business and Outdoor Storage of
Buses, Date Issued —June 9, 2008
Exhibit 5: Site Pictures
PROJECT DESCRIPTION
The Applicant has provided a project narrative that is found as Exhibit 1 of this report.
ffAppikentllOwner Minnehaha Properties LLC rApplicant's has entered into a lease with
Independent School District No. 8341Sflllwater Area Public Schools (the `District") for
the property located at 5288 Stagecoach Trail North, Oak Park Heights, MN 55082 and
at 5280 Stagecoach Trail North, Oak Park Heights, MN 55082 (the "Property"). All of
the land at this location, and the improvements located thereon, have been leased to
the District for a period of one year, with three renewal periods of one year each
exercisable by the District. The space will be used for bus fleet management offices,
school bus maintenance, and for the storage of up to 100 school buses. The use will be
consistent with that allowed under the Condiflonal Use Permit dated June 9, 2008, file
no. 798.02-08.04, pursuant to which the property was used for busses serving the
District unfll October 2019. In fact, at this time, time District is actually leasing more of
the Property to serve the same number of buses — to., 100.
Fuel will be dispensed to the vehicles on site by a fleet fueling delhrery service, which
will use a fuel truck to serve the bussu Currendy, 90 parking spaces arae equipped
with plug -ins to Mow busses to be warmed with a minimum of bus idling on site; that is
sufficient for all diesel buses which will be kept at this location. The hours of operation
at the facility shall be weekdays during the school year from 5:30 a.m. through 7.•00
p.m., and as needed occasionally on weekend days from TIDO a.m, to 6:00 p.m. The
District is subletting the space to its bussing services provider, Metropolitan
Transportation Network, Inc.
We look forward to working with the City of Oak Park Heights to provide a vital service
to the school age children of the Stillwater Area School Dialft, t, while also being good
neighbors to those who live and work now the Property.
ISSUES ANALYSIS
Commprehensive Plan. The property Is designated as Business/Residential Transitional
on the Proposed Land Use Map. This land use has been designated for this area to
accommodate a potential future land use change.
Zoning. The property is zoned I Industrial District. General vehicle repair (repair
garage) and body work and painting are permitted uses in that district. Open and
outdoor storage is a Conditional Use. Review of the criteria for the Conditional Use
Permit is found later in this report.
Surrounding Uses. The adjoining uses to this site are:
• North — Vacant Lot/Single Family Residential
• South — Single Family Residential
2
• East — Minnesota Correctional Facliity Stillwater
West — Perro Pond
Setbacks. There are no changes planned onsite to the parking areas and buildings.
The parking areas are setback from the property lines, with berms and planted with an
evergreen bander.
Traffic C.1mulationlCurb CutsfSecurity Gate. The existing curb cut will remain for
access to Stagecoach Trail North. A security gate has been installed at the entrance to
the site. A rapid entry lock box will need to be Installed to provide police, fire, and other
emergency services access.
Hours of Operation. The Applicant has proposed that the facility be open from 5:30
a.m. to 7:00 p.m. Monday through Friday during the school year, and as needed
occasionally on weekend days from 7:00 a.m. to 8:00 p.m.
Building Occupancy. The site plan indicates the following building occupancies.
1. Maintenance Shop — 2 to 8 mechanics providing routine maintenance for
school bus fleet.
2. wash Bay — 4 to 8 employees when washing buses.
3. Main Office — B full time offloe staff and 120 bus drivers and aides checking In
and out through the day.
4. Bus Inspections — 2 to 8 mechanics inspecting busses and diagnosing
mechanical and eltecbftl issues.
Parking. Parking requirements for outdoor bus facilities are not outlined in the Zoning
Ordinance. The submitted site plan indicates a total of 100 bus, 127 employee, 15 van,
6 visitor, and 6 disability accessible spaces. With a maximum of 100 buses parked at a
time, there will be adequate parking. The bus facility was previously permitted to a
maximum of 100 buses, with no major parking issues noted in recent years. Adequate
circulation for fuel deliveries and bus traffic is provided on site. No parking of visitors or
employees is allowed on Stagecoach Trail.
Trash Enclosure/Tire Storage. All trash, recycling and tire storage shall be required to
be fully screened.
Fueling Plan. The site plan indicates the following. It is anticipated to ham a truck with
a 2,500 -gallon diesel tank kept on site. This truck will be digin onsite to fuel buses
between routes. In addition to the fueling truth a 2,000 -gallon gesoNne tank and 1000 -
gallon diesel tank will be placed inside of the fuel storage area for additional fueling.
Fueling of fleet vehicles and delhrerres of fuel will take place during normal business
hours. Two employees will be dedicated to fuel all vehicles.
Environmental. The previous Conditional Use Permit required the submittal and
approval of a Stonnwater Pollution Prevention Pian by the Minnesota Pollution Control
Agency (MPGA). The Applicant should verify that that permit Is in place with the
M
MPGA. A Spill Prevention Control and Countermeasures Plan (SPCC) is required for
any facility with above ground site storage facilities for petroleum exceeding 1,320
gallons. In addition, the MPCA will also require submittal of a Notification for Above
Ground Storage Tank once a new tank is installed. The City will require the Applicant to
receive a building permit and provide verification that all permitting is completed when
the tanks are placed.
Paint Booth. A paint booth had previously been installed but is not operational. A new
self-contained paint booth will be installed. Any ventilation or other requirements fcr
the paint booth will need to be addressed and permitted by the City.
Grading/DrainageRJUlitles. With previous addition of curb, gutter, and adequate
stormwater drainage facilities, there are no issues with the bus and vehicle storage
areas. The City Engineer shall approve any changes, if proposed, to the stormwater for
the site.
Landscaping. As part of the previous bus garage Conditional Use Permit, the
perimeter of the site was landscaped, and a berm installed to address screening issues.
The City Arborist should review the trees and the screening and determine if any
additions or maintenance should be done.
Mechanical Screening. Any new exterior mechanical equipment, either on the roof or
ground mounted will need to be screened in accordance with Section 401.15.E.10.e. of
the Zoning Ordinance.
Signage.
Freestanding Sions. The existing freestanding sign on Stagecoach Trail will be used
for the business.
Wall Sl ange. No wall signage is proposed at this time.
Sion Illumination. All existing and new signs, if proposed, will be requined to comply
with the Zoning Ordinance sign and lighting requirements. Staff will approve the lighting
specifications for the signs at the time of permitting.
Lighting. The existing light fixtures will be required to be replaced or provided with
shields so that they are full cut off. Any changes to the lighting will require City review
and installed in compliance with the lighting standards of the Zoning Ordinance.
Outdoor lighting for parking lots shall be turned off one hour after dosing, except for
approved security lighting.
Noise. In 1999, when the bus garage was first approved, there was considerable
concern related to adding of buses and back up warning systems. As a result,
conditions related to all buses being backed into their respective spots at the end of the
day and requiring block heaters and heater plugs will again be required.
F1
Design Guidelines. There are no changes to the building proposed at this time. Any
exterior changes that require Design Standards review will need to be addressed by the
Clay.
Conditional Use Permit Review Criteria.
401.32.E. Conditional Uses
1. Open and outdoor storage as an accessory use prai ded that
a. The area is fenced and screened from view of neighboring residential
uses or if abutting a residential district in compliance with Section
409.15.E of this Ordinance.
Comment: The area is screened from view with a berm and existing
landscaping.
b. Storage Is screened from view from the public right-of-way in compliance
*1th Section 401.15.E. of this Ordinance.
Comment: The area is screened from view with a berm and existing
landscaping. The City Arborist should comment if there are any tree
maintenance issues or if additional trees should be added.
C. Storage area is grassed or surfaced to control dust.
Comment The lot is parsed and surrounded with curb and gutter.
Adequate storm water facilities are in place.
d. All fighting shall be crooded and so directed that the light source shall not
be visible from Me public right-of-way or from neighboring rieaadencaes and
shall be in compliance with Section 401.1 &B.7 of this Ordinance.
Comment The existing light fixtures will be required to be replaced or
provided with shields so that they are full cut off.
G. The provisions of SecOon 401.03.A. 7 of this Ordinance are considered
and soUsfactnn7y met.
Comment: The criteria for Conditional Use Permit is reviewed as follows
In this report.
Section 401.03.A.7 The conditional use permit criteria, found in Section 401.03.A.7 of
the Zoning Ordinance, are found as fellows:
5
1. Relationship to the specific policies and provisions of the municipal comprehensive plan.
2. The conformity with present and frdure land uses in the area.
3. The environmental issues and geographic area Involved.
4. Whether the use wAl tend to or actually depreciate the area in which it is proposed.
5. The Impact on character of the surrounding area.
6 The demonstrated need for such use.
7. Traffic generation by the use in relation to capabliities of streets serving the property.
8 The impact upon existing public services and Iodides including parks, schools, drreets,
and unites, and the Cii;v's servke capacity.
8. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, ,etc.).
Comment: The Planning Commission should comment If any of these criteria will be at
odds with the Conditional Use Permit proposed for the site. City Staff does not see any
issues in that the bus maintenance and storage has been a previous use of the site with
few neighborhood Issues.
CONCLUSION i RECOMMENDATION
Subject to the preceding review, City Staff recommends approval of a Conditional Use
Permit for use of the site at 5280 and 5288 Stagecoach Trail North for outdoor storage
of school buses and vehicles subject to the following conditions:
1. The number of buses allowed on site shall not exceed 100.
2. All employees dispensing fuel shall receive training for proper fueling
techniques including emergency spill response procedures.
3. The Applicant shall submit a Stormwater Pollution Prevention Plan and
Notification for Above Ground Storage Tanks to the MPCA.
4. The Applicant shall submit a Spill Prevention and Control Countermeasure
Plan to the EPA and to the City If required.
5. The Applicant shall receive and retain a Hazardous Waste Generators
License from Washington County for the maintenance operation.
6. The Applicant shall comply with all Building Code requirements for the fuel
tanks and Installation of a paint booth. A Building Permit shall be required
from the City for the fuel tank and paint booth installation.
7. Block heaters and heater plugs shall be installed on all buses operated out
of the facility at 5260 and 5288 Stagecoach Trail before commencement
of operations.
6
B. An operations plan shall be developed and enforced, subject to the review
and approval of City Staff, requiring all buses shall be backed into their
respective parking spaces at the end of the day's operation.
9. A rapid entry lock box shall be installed at the entrance gate to provide
police, fire and emergency services access.
10. Any changes to the grading, drainage and utilities shall be subject to the
review and approval of the City Engineer.
11. All lighting n"xi'jres shall be fuii cut ori and provided with shields in
compliance with the lighting standards of the Zoning Ordinance.
12. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
13. The City Arborist should comment if there are any tree maintenance
Issues or if additional trees should be added for screening and the
Applicant shall take appropriate corrective measures.
14. Signage shall be subject review and approval of City Staff for
conformance with Zoning Ordinance standards.
15. All nolse generated from the business shall be compliant with Section
401.15.8.11 of the Zoning Ordinance. No vehicle repair shall be
conducted outside. The service doors to the building shall be closed at all
times except when vehicles are moved in and out of the service bays.
16. Mechanical equipment that is located on the roof or visible from street
level or from neighboring properties shall be screened with materials that
blend harmoniously with the building fagade materials and in accordance
with Section 401.15.E.10.e of the Zoning Ordinance.
17. There shall be no outside storage, including trash, recycling, tires and
vehicle parts unless enclosed with a screen.
18. Hours of operation shall be limited to 5:30 AM to 7:00 PM Monday through
Friday and from 7:00 AM to 6:00 PM Saturday and Sunday.
19. No vehicle parking shall be allowed on Stagecoach Trail.
20. Emergency vehicle access and business operations related to fuel
dispensing shall be subject to review of the Police Chief and the Fire
Marshal.
7
21 All Conditional Use Permits previously issued by the City of Oak Park
Heights for 5280 and 5288 Stagecoach Trail North shall be deemed
revoked and canceled as part of and in consideration of the grant of this
new Conditional Use Permit.
PC: Julie Hultman
8
CONDITIONAL USE PERMITAPPLICATION
NffNNEHAHA PROPERTIES LLC
PROJECT NARRATIVE
JUNE 15, 2020
Applicant/Owner Alinnehaha Properties LLC ("Applicant') has entered into a lease with
Independent School District No. 8341 Stillwater Area Public Schools (the "District") for the
property located at 5288 Stagecoach Trail North, Oak Park Heights, MN 55082 and at 5280
Stagecoach Trail North, Oak Pack Heights, MN 55082 (the "PropwW). All of the land at this
location, and the improvements located thereon, have been leased to the District for a period of
one year, with three renewal periods of one year each exercisable by the District. The space will
be used for bus fleet management offices, school bus maintenance, and for the storage of up to
100 school buses. The use will be consistent with that allowed underthe Conditional Use Permit
dated June 9, 2008, file no. 798.02-08.04, pursuant to which the property was used for busses
serving the District until October, 2019. In fact, at this time, the District is actually leasing more
of the Property to serve the same number of busses — i.e., 100.
Fuel will be dispensed to the vehicles on site by a fleet fueling delivery service, which will use a
fuel truck to serve the busses. Currently, 90 parking spots are equipped with plug -ins to allow
busses to be warmed with a minimum of bus idling on site; that is sufficient for all diesel busses
which will be kept at this location. The hours of operation at the facility shall be weekdays
during the school year from 5:30 a.m. through 7:00 p.m., and as needed occasionally on weekend
days from 7:00 a.m. to 6:00 p.m. The District is subletting the space to its bussing services
provider, Metropolitan Transportation Network, Inc.
We look forward to working with the City of Oak Park Heights to provid e a vital service to the
school age children of the Stillwater School District, while also being good neighbors to those
who live and work near the Property.
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
4600 Oloon Memorial Highway, Suite 202, Golden Valley, MN 55422
r Telephone. 783.231.2555 Facsimile: 763.231.2581 plannera@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 30, 2008
RE: Oak Park Heights — Stephan Stagecoach Property LLC --
Open and Outdoor Storage Conditional Use Permit for
Horticultural Services and School Bus Storage
FILE NO: 798.02 — 08.04
BACKGROUND
Barbara Stephan of Stephan Stagecoach Property LLC at 5280-5302 Stagecoach Trail
North has made an application for a conditional use permit to allow open and outdoor
storage of equipment and materials at their operation located at 5302 and 5298
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
offlcelrepair operations that are Internal to the existing buildings are permitted uses in
this district.
Attached filar reference:
Exhibit 1: Site Plan (namwwer exhibit c)
Exhibit 2: Fuel Tank Details (nenuffm exhibits F, G! a G2.)
Exhibit 3: Project Narrative (narmUw exhibit Ars pail of exhibit 8 8 Planning Report &hlblt 8)
Exhibit 4: Trash Enclosure Picture (nanatiwe exhibit p
ExNbk 5: Access Permit — Washington County
Exhibit 6: 1999 Conditions[ Use Permit for Bus Storage (narmvve exhPih a)
Exhibit 7: Site Photos(namwweexhiwtD)
Exhibit 8: Memo From City Arborist
PROJECT DESCRIPTION
Commercial Landscape Business. Horticulture Services LLC is a company
headquartered out of Scandla, 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 fertlllzer. The applicant will need to clarify the proposed location
of this shed. The building plans and details of this shed would meed 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 That and four 14 foot landscape trailers,
A maximum of six trucks (IY4 to 2% ton size).
• A maximum of four skid steer loaders or landscape tractors.
A maximum of six landscape implements such as roto -tillers, turf aerators, and brush
chippers to be stored to the west of the 5302 building.
A maximum of three 9% foot snow plows (pickup truck size) to be stored to the west
of the 5302 building.
A maximum of 12 pallets of bagged lawn fertilizer or ice melt to be stored directly
behind (west) of the 5302 building. Bags will be palletized, unopened, and shrink
wrapped.
School Bus Operatifons18torage. 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 dim) 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 aides with a fence, to be
approved by the City, or bury the tank underground.
2
ISSUES ANALYSIS
Conditional Use Permit Criteria. The outside storage of landscape materials and
equipment, buses and fuel storage Is a conditional use subject to conditions outlined In
Section 401.32.E.1 of the Zoning Ordinance;
a. The area is fenced and screened from view of neighboring residential uses or if
abutting a residential district in compliance with Section 401.15.E of the Zoning
Ordinance.
As part of the approvals in 1999, the applicant was required to provide additional
Imes, especially on the south end of the siva adjacent to Stagecoach Trail North.
Additionally, frees were required south of the Bell property. Staff observation of
the siva indicates that there are gaps in the screening trees along Stagecoach
Trail, especially on the south and of the site. Additionally, some of the evergmen
frees on the north and of the site along Stagecoach Trees 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.
Wei replacement and the addition of additional trees in the berm along
Stagecoach Trail North, the site will be adequately screened from the public
right-ot 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 small be In
compliance with Section 401.15.9.7 of the Zoning Ordinance.
Previously, lighting was installed on site in compliance with requirements of the
Zoning Orodinance. If any additional Ighting 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 arrteda and, based upon the fact that the bus operation
had previously occupied the site without major incident, the oDndNonal use
permit should be considered for approval.
K
Envlronmental. The existing conditional use permit required the submittal and
approval of a Stormwater Pollution Prevention Plan by the Minnesota Pollution Control
Agency (MPGA). 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 encicsures 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 heads 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 9 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 11D0 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 panting 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
CONCLUSIONSIRECOMMEN DATI ON
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. Arry plans for a covered shed to the near 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
MPGA 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
Clty, or be completely placed underground.
8. The tree removal and replacement plan shall be subject to review by the
Planning Commission and approval by the City Arborist and City Council.
9. All signage and lighting existing and proposed for the site shall be compliant with
the Zoning Ordinance.
10. Any changes to the grading and drainage patterns of the site shall be subject to
the review and approval of the City Engineer.
11. Block heaters and heater plugs shall be installed on all buses operated out of the
facility at 5280 and 5288 Stagecoach Trail before commencement of operations.
12. An operations pian shall be developed and enforced, subject to the review and
approval of City staff, requiring that all buses shall be backed into their respective
parking spaces at the end of the days operation.
5
13. The pian 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.
V-
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Tested by 8M to Comply with NFM 30s .MD
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Tasted by Southwest Research Instituto to SwRl 97.04
requirements for tire-resiatant lank performance
Compiles with HFPA 3M -?{t00, Code fire-resistant tank
requirements
Iiorixonlal, vertical and rectangular dosigns available
(louble•wall design offers integral sccondary
oontainmont which can Ue testod for tightness on site
throughout tank fife
Diked design also available
r Interstitial space chin be monitarod for leak dutecfion
i;tippcwt d0igns Mailable for all eek zones
Prltrlery storage tank and secondary containment
compatible with a wide range of fuels and chemicals
a Bunt to nationeAy-recogniaed STI standards with strict
third•pary quality control Inspection program
Customized compartments can be provided for cost
otbethe muBH=Iuct storage
Crq*,city ranges up to 50,000 gowns
AvalliMe from a large network of M1 licensed
manufacturers
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Fiameshieldr Fire -Resistant Double -Wall Aboveground Storage Wanks
apnolwu. MaNnVMG
MAMMY PIPE
• STI Flameehleld' and SwAl 97-04 labels • Capacity ranges up to 50.000 gallons
* 300° or 960° outer wall for secondary containment • Easily relocated
Variety of approved supports available
Mameshit: do Guideline Specification
A) Genera!
I. Provide Fla neshleld' fimmsNantr dPublr Ymll
;tWvegnarard amp tanks.
B) Labding
1, Tanks shall bear the Steel Tank Ir sdit ro
Fiaineshield' fire-rosisma, doubles -v"
idantifxcatlon IsbeL
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Research Iostitute label for ftre-result tank-
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1. Tanks alrali be manufactured in accordance
with Steel Tank institute FlameshieW Star lard
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2. AbovWcund took: teary acrd mxuttdary
contaituttaut (inner emd oumr %veils) aro
munowbrred in accordance with Underarntem
Laboratories UL 142. Standard for SMW
Abovepow W Tanks ibr Fkmrnsble and
Cornbusale Liquids. IntWd secondary
containment provides testability sad aaoees fbr
intm,s ind leak detection moniwdngr Approved
supports rue usod for all hatizooW doub wall
tanks.
3 (If needed) Supports are designed to mod eha=
of mimic zone 1.4.
D) Maaallhcture r
F Manufactm shall be a licensed member company
of the Steel Tattle InsdbM and sidled to Steel
Tank Institute's Quality Assuratm peogram.
Use the STI Technology Guide online for your niton FlameahieW SpeoifittetionI
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EXHIBIT 3
Conditional Use Permit Narrative
Submitted With the CUP Application by Stephen Stagecoach Property LLC
For 5280 — 5302 Stagecoach Trail N.
TO
City of Oak Park Heights, MN
April 9, 2x08
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 6) was approved for school buses at this
same property on, May 25, 1999. As part of the approval process for the 9999
CUP extensive site work was completed as per approved plans dated 9/21199.
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).
LandscapLe Maintenance E ui ment and Materialq
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
m A maximum of six (6) small to medium size tricks (314 to 2 % ton size)
o A maximum of four (4) skid steer loaders or landscape tractors
• A maximum of six (6) landscape implements such as roto -tillers, turf
aerators, and brush chippers to be stored to the west of the 5302 building
o A maximum of three (3) 9 % 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 malt to be
stored directly behind (west) of the 5302 building. Sags will be palletized,
unopened, and shrink wrapped. Once a pallet of bags is opened, the entire pallet
will be moved indoors. No single bags or opened bags will be stored outdoors.
Stephan Stagecoach LRC
CUP Narrative
Page 2
April 9, 2008
Revised April 25, 2008
Sal
Finding Se of the aforementioned CUP from 1999 states,
"'The existing and proposed vegetation on the site will serve to
mitigele any negative Impacts to exWng development'
The trees present in 1999 are stili 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 1899 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.
Ming and Signage
Parking lot lighting approved at the time of the 1888 CLIP 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.
josh and Recycling
Locations of two trash and recycling enclosures are shown on Exhibit C. These
shall be constructed of cedar typical of that shown on Exhibit E. Enclosures shall
have doors.
Fueling Island, Above Ground Fuel Storage. &. SPCC
The proposed locations of a fueling Island (Photo Exhibit F) and above ground
fuel tank are shown on Exhibit C.
One above ground fuel tank is proposed to service both tenants. The proposed
tank has a total capacity of 14,000 gallons and it shall be divided internally to
accommodate both gasoline and diesel fuels. Exhibits G1 and G2 comprise fact
sheets of the proposed tank. A steel reinforced concrete pad shall
Stephan Stagecoach LLC
CUP Narrative
Page 3
April 9, 2008
Revised April 25, 2008
be constructed as a tank base. For collision protection, eight inch diameter, 36
inch tall concrete bollards shall be Installed 36 inches on center around the tank.
Owner will apply for all necessary City permits for the construction of the tank
base and fueling island.
The locations of the tank and fueling station were chosen:
1. To be as far as possible from the property lines
2. To be on level ground
3. To be separate from each other for increased operational safety
4. To allow fueling Island to be accessible cram 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://energyfaciiities.p=state.mn.us/documents/19133/Appandlx%20C%20Sp1I
K2013revention.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, 40-51), 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
8:30 AM with limited (8-15) In and out traffic throughout the day for midday routes
and field trips. Employee vehicles leaving the location (30-40) would be between
9:15 AM and 10:00 AM.
Afternoon traffic will begin at 1:00 PM with employees arriving at the terminal and
then the majority of school buses leaving the location at 2:00 PM.
Vehicles will be returning beginning at 4:00 PM and ending just after the 5:00 PM
hour, with the bulk of returns at 4:30 PM. Employee traffic would coincide with
these times through 5:45 PM when all staff members have left.
Stephan Stagecoach LLC
CUP Narrative
Page 4
April 9, 2006
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 (B) dispatched
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Apr. 8. 2008 2:OOPM JC TSLEY INVESTMENTS INC. -UN -1-y
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Mich 17, 2000
John Thomas
Ryder Student Transportation
808 N. Mein Slisat
S1111hustar, UN 66082
i 8048 ; P. 14'
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ACCESS PERMIT NO 2000-02 FOR IMPROVEMENTS TO 8288 STAGECOACH TRAIL
NORTH ACCESS TO WASH14MN COUNTY STATE AID HI6HWAY21 (CSAR 21;
STAGECOACH TRAIL NORTH
Ow Mr. Thomas:
Enclosed Is the approved permit for to change in use and associated roadway
Improvements at the Ryder Student TransportatW faculty at 5288 Stagu Mch TMII In Oak
Park Heights. The following SpecIaI Provisions appy to the permit
♦ Our snaysis of tho #rip generaft figures for lire facility Indk*ted that tum and bypass
Janes need tD be axw1ruded for safe operation of this access. I mat with David Putnam
of Midwest land Surveyors and WI yrs and dined the design of the tarn and
bypass how wHh him. It appears %M a pnrdksl method of providing the necessary
roadway width would be 10 widen the road only an the,eaa aide. This Is acceptable to
Washington County. We must approve the construction plans bifem any wo* may
begin. We will consider aibemative designs if widening ch one side only proves to be
knprwlwl.
a The tum lane oor>atruction may be delayed until the end of the 1 9M000 schad year so
Mal the work may be dans at a time that Is lea busy and d1mvpl'nre to Ryders
operations. Use of the access may beton itary lkw. All paving, strfpIng arid
landscaping +twat be done by October a1, 2000.
o Removal of treft markings and reetriping In the we disturbed by const ucdon are the
m#ponsIbtlitles of the permit holder. If the *&q of the Moping can be caordlnated with
the Counts regular strlping schedule, we wilt paint the strfpes at no Cost to the permit
holder. Please noft us of the schedule of oonstruftn as soon as AI Is determined.
o AN traftic control must conform to the standards of the Minnesota Manuel on uniform
Trains Cantrol Devices, Including the Temporary Tmft Control Zane Leyeu is Field
Manual.
a We understand that the City of Oak park Heights will require ari escrow of fundi as a
performance bond. We request that the Cky not reuse funds escrowed for this work
until the woik is dorsa to the Counlys satisfaction.
Please call me at 051430.4312 If you have any questions or comments.
Mncm*,
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C: David Putnam, P. E., MlGwest land Surveyors and CMI Engineers, Inc.
Chris Danlelson, City of Oak Park Helgbb
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EXHIBIT d
Stephan Stagecoach Property LLC
CUP Application
Exhibit 8
Ryder Transportation CUP, May 1999
Apr. 8 2008 1:88PM JC 'ESLEY INVESTMENTS INC. � � No.8040 f�. 9
CITY OF OAK PARK 8RIMTS
MMITIMML USE PnMXT
FOR
RYDB BTWWM TRMFORTATION SERVICES, =C.
NAC
File No. t -7-98-02-98.Q7
Date 18euedi Mao 25, 1999
Legal Deaaription: (Washington County Geo. Cade )
See Rxhibit "A" attached hereto.
Owners gv&r student TransrnrtatigUServices, Inc.
Address.,
Site A&Iraxsa 5302 Stag coggh Trail N=hr._._.
Oak Park .Heights, .MN 55Qi3..
Present Zoning Districts "r*
Pezzi.tted uses set forth 3n Ordivamas 491 Beation ._LU. 32.R.1.
I. CONDITIONAL USB PXX=T MRs
AIL uses shall be subject to the following conditions azid/or
restrictions imposed by the City Council of the City of Oak Park
Heights.
General Descriptions
A. Site to be used for bus maintenance, repair and storage (includes
wash bay). Outside use or storage of buees in subject to this conditional
use permit.
B. conditional use permit has been granted by the city Council ori May
25, 1999, subject to the following conditions:
1. Not more than 120 buses will be stored on the site.
2. Additional plantings shall be provided in the southeast corner of
the property along the south property line, subject to the review and
approval of the -City Staff and Arborist.
3. The existing vegetation along the southwest property line is fo be
removed, ais indicated on the site plan, to provide traffic visibility for the
A
Apr B. 2008 :69PM Jt 'ESLEY INVESTMENTS INC. No 8048 P 10
abutting property.
4. MPCA approval of the Stormater Pollution Prevention Plan.
S. Modification: of existing stormwater catch basins to minimize
sedimentation loading shall be subject to the review and approval of the DNR.
.•,
6. All parking and storage areas shall be surfaced with bituminous
material and concrete curbing with stormwater retention systema being
installed by the applicant prior to coumencement 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.
S. MPCA requirements regarding liquid bulk storage and waste handling
shall be complied with.
9. The applicant receive ERA approval of a hazardous waste generator
permit prior to commencing operations on the site with a copy being provided
to the City.
10. All grading and drainage issues shall be subject to the review and
approval of the City Engineer.
11. Applicant shall resolve all issues relating to any access permits
as may be required by Washington County Department of Public Works.
12. Additional plantings shall be provided along the north pr4arty
line, adjacent to the bus parking area, subject to the approval of the.City
Staff and Arborist. 1.
13. Block heaters and heater plugs shall be installed on all buses
operated out of the facility at 5302 Stagecoach Trail before commeneememt of
operations.
14. An operations plan shall be developed and enforced, subject to the
review and approval of City staff, requiring that all buses shall be backed
into their respective parking spaces at the end of the days operation."
15. A plan for the hours of operation shall be developed by the
applicant, subject to the review and approval of City Staff.
3.6. Annual review is hereby imposed as a condition of this parmit.
This permit shall be reviewed on or about JVne 1, of each year and MEW be
amended or altered in the disareLlon of the City Council.
17. All additional fill that has been added to the property t&.. the
south in the form of a beim dnd to the west towards the pond shall be removed
by the Applicant as follows:
-2- .
Aor 8 20D8 1:59PM JC 'ESLEY 1HVESTRE#TS INC
0a, 8040 P. r1
a. To the south, if desired by that property msmer, with a reta4ning
wall installed at applicant's expense in lieu of the berml r;
b. To the west by removal of the fill back to the original*mst
property line plus an additional 10 feet to act as a buffer.
i
IN WITNESS SOF, the parties have set forth their hands and sejls.
nate: %Z .-e/f-7
Date., &1&4
Date:./%
Date
CITY OF OAR PARC SEI 8
�O 1. 1 14pl
.y
Davi, eye a
Mayor
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T�amas Melena
CitypAdministrator
By
Applicant Permit Voider
Byr•
Appl
icat.Pe t Holdek
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Apr 8. 2006 2:OOPM JC 'ESLEY INVESTYEOTS INC. 00.8048 P. 12
IXHIBIT "A'
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41
Parcel i
All that pact of the tib 2,14 pf the SW 1l4 of Section 3,
Tovaahip 39, Range 20. Contained Within the following
bounda. to-vlt:
Beginning at a point 30p&4t Nett of a stair* Mhic:h is
so rods South of the 06"Or of said Wt:ian 3, mad
runniay th6 tce West 24 rods and 3 !oats bhenco South
21 hods and 9.9 fast to thM Place of beginning,
exeez,hinb tharalram the South 350 toot thereo#.
Parcel 2s
The North 953.5 feat of the East 439 feet o= the RX 1l4
of the 5W 1/4 of Section 3, TawnshLp 29 North: sange 20
west, excepting the 90210VLng tvc tracts
1. The North 232 feet of the Sas% LOS feet thersaft
and
Z. The South 262 feet of the North 494 feet of the
gas_ 233 feet thereof
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EXHIBIT 8
Julie Hultman
per; K.O. Widin [lcdwidinCcomcestnet)
May 01, ?.008 7:35 AM
To;
To; JJohnson; Mark Vierling (E-mail); Dennis Postler (E- mall); Sett Richards; Jimmy Butler,
Judy Hoist Julie Hultman; Tom Ozzello
Subjeet: Stephan Stagecoach Property landscaping
OPH Staff -
I have reviewed the landscape plan, elated 41MA38, fear the Stephan Stagecoach C.U.P., They have depicted
replacement spruce (7) along the Stagecoach Trail frontage and 27 along the H edge of the property (after removal of
existing poor quality spruce and Slberlan elm).
The replacement tress should be "Black Hills' white spruce or Norway spruce, not Colorado spruce, due to disease
problems wtih the latter.
Trees should receive supplemental water (hose at ground line) every week during 1 st two growing seasons, unless
more than 11'2 inch of rain falls during the week.
The Planting Detail is acceptable, though up to an inch of soli 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 p you have any questions regarding this review.
Kathy Widin
Arborist
City of Oak Park Heights
Conditional Use Permit
Oj
du"rila 40
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RWOW 72507
USE woo
carwM FQed sltdlor recandsd on.
0200M 10-00 AM
3697477
Cubs of ON cou* RewWor
xoom ex
Propsell/Rwwft R TuMyw $wWM
ECOMLAAWMMGM vMU:'Fi
7E�9 �AVL•iY11�
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su1tEiio
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Conditional Use Permit
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NOTICE OF CEIMPICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON
CITY OF OAK PARK HEIGHTS )
I, the undersigned being duly qualified and acting as City Administrator for the
City of Oak Park Heights, Minnesota ®O HEREBY CERTIFY that I have compared the
attached document:
CandJ►` nal U80 Per nit
For
Stephan Stagecoach Properly. LLC
with the original thereof on File at the offices of the City of Oak Park Heights, and Thai
the same is a full, true and complete copy of said document within the files of the City
of Oak Park Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this i 1 th day of
June, 2008.
jihnson s� _
`•-
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
ne Na: M.02-08.04
Legal Descrlptlmr: (Washington County Ciao. Cade 03420-20-31-0003 and 00O.)
SceAtt RKhlW "A"
09mar. Sw= s*rwa& ftiadY;1W
Address: 22200 Meadowbrock Ave No.
soak a, Mim► 55073
Site Address: 5280-5302 Stagecoach Trait North
Pre Wt Zoabig Dkbft
Peso aNed ossa ad forth in lftl- Sadlon 40132JU
Dxte bored: Im
Council Ate: May 27, 7008
L CO1 WMONAL UM PTCI+IIT: Oubdaar pwift of 100 sabaol bores and s0owiag auWoor stamp of
lame and mnoe ecprip�t sad oasts:rials
All turas AM be subject to the following conditions uW r r+eatdad ns imposed by Rwabdn N& MffM of the
C ky Cau & of the City of Oak Park Hd bbs as fv5m:
1. the umber of bines allowed on site at Mone time shall mt eweed 100.
2. Any pians fw it covered shed to the rear of 5302 SUVecoach Trail Nw& shall, be approved by City staff.
3. All empkra$ dispens4 fuW aW rea be training for Proper fueling tednkpwo inchding emmvmq
4. The applicant shall suimh a Nadfic align fbr Above Owund Storage Tanks to the MPCA once the tmr k
has urea installed.
3. The applicant shall submit a Spill Prevention and Control Countermeasure Pian to the BPA and to the
City.
6. The applivant shah receive and retain a Hazardous Waste Generators Liceuuse from Washington County
far the landscape business and bus opeaation.
7. The fuel tank shall be worsened with a fence an the west, north and south sides with a ten (10) foot cedar
%nue, as approved by the City.
8. The tree re movsl and replaoemamt plan was favorable to the Planning Commission and City Counoil and
in soabjeet to approval by the City Arborist.
9. All signage and lighting existing and proposed for the site shall be compliant vA& 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 Bugiaoer.
11. block heaters and head plugs shall be installed and utilized on all buses opmawd out of the fax ft at
5280 and 5288 Such IIr4 and an aleaftical oudet shall be provided for each bus bee
e4mmenc t of operations. There shall be na cmeadve id�g of buses on the site as deter mi>rad by
ft CRY.
12. An aperefim
aabum ghaMU beeI be �baoW intoAnd ��e P�6 at and of the days
13. The plan ibr the hours of operation as developed by the applicant, in con+estpondmuce dated Apol 25,
2008, was favorable to the Planning Commission and City Council and is subject to a*ro►al of City
Ewe
14. Armual review is hereby imposed as a mon of this p mnk This permit shall be reviewed on or
about June 1 of each year and may be amended or altered in ulna distxetwton of the City Couuncil.
1II. Ral%ce Attatalmmemt:
The report of the City Plan= dated April 30, 2008 and site pian approved by the City Council We MWMd
hero by mFeronae.
1V. Abound omnent: This permit requires condomas use in order to preserve the Conditional Use granted by dye
City under the tams hea+evf. Any disc tion or abaft of the uses pew tied haamder upon the
site for it period of 12 continuous months shall constitute abandonmmaimt and void tho p zmk
V.- Annual review. Anaud review is imposed as a condition of this permit, (See #14 above)
Date:
IN VATMSS VA=wF, the patiea have setfiofth thea hands and eft.
low
pate; A�
Wul
By,
Eric J
(fty A&*&*Btor
STAGECOACH PROPERTY, LLC
EXIuBIT "A"
LEGAL DESCRIPTION
Stephan Stagecoach Property LLC
Physical Address: 5280 — 5302 Stagecoach Trail N.
GEO Code and Legal Description:
03-029-20-51-0003
The North 963.6 feet of the Fast 429 feet of the NE V4 of the SW 1/4 of Section 3, Township
29 North, Range 20 West, mcepting the following two tracts:
1. The North 232 feet of the East 165 feet thereof; and
2. The South 262 feet of the North 494 feet of the East 233 feetthereof.
03-029-20-31-0004
All thet part of the NE Y. of the SW % of Section 3, Township 20, Range 20, contained
within the following bounds, to -wit:
Beginning at a point 30 feet West of a stake which is 80 rods South of the censer of said
Sw ion 3, and running thence West 24 rods and 3 feet; du=e South 21 rods and 9.9 feet to
the piste ofbeennin& excepting therefrom the South 150 feet thereof.
F33IT'B„
APRIL 309 2008 PIAN WRS REFOXT AND SITE PLANS
NORTHWEST ASSOCIATED 4CONSULTANTS, INC.�
4800 Olson Memor.231.2 el Hrgh i Sprite 2a2, Gallon Valhi+. MN 8154
rsrOrlOnO: .23'i.26G6 F,,,i 7aa.g37.2689 Plan n6M@nacpl+enning.ogrri
PLANNING REPORT
TO:
Edc Johnson
FROM:
Scott Richards
DATE:
April 30, 2008
RE:
Oak Perk Heights W Stephan Stagecoach P
Open and Outdoor Storage Conditional Use Permit�fiorC
Horticultural Services and School Bus
Storage
FILE NO:
7.98-02— 08.04
BACKGROUND
Barbara Stephen of Stephen Stagecoach Properly LLC at 5280-5302 Stagecoach Trek
North has made an application for a conditional use permit to allow open and outdoor
storage of equipment and materials of their operation Incl at 5302 and 5208
Stagecoach Trait North. This Is the sibs formerly occupy by First Student Inc, for
school bus starage'and repair operations. The conditlonal use
also Included the allowance for SUIMmter Area �°� '� lease a Majority of tiPermit arity of ta has
and the build ts alba
Ings at 5280 and 5?88 to allow fix exterior storage of buses. The pm*us
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 nCW
expired.
The property is zoned 1, Industrial Disbfot. Open and outdoor storage is a Ilsfied
conditional use permit wfthfn that district. The landscape business and school bus
0110 �repelr operations that ere Iht 1 to f}le
this district.g buildings are permitted uses in
Attached for reference:
Exhibit is Site Plan (narr+as eixh c)
Exhibit 2: Fuel Tank Details (name W axh&aF, GI & r2J
Exhibit 3: Project NarMVVD (naMWW SAW A /a part &,pxW B a RM
kV t 4: Trash Enclosure Picture (narmhW exh" q �9 Repot Fkhll6h ey
Exhibit 5: Access Permit . Washfngton County
Exhibit 6: 1999 Conditional Useer lit for Bus Storage (narrative exhibit 8)
Exhibit 7: Site Photos fnarmh orlib )
Exhibit 8: Memo From City
PROJECT DESCRIPTION
Cornrnsrciai Landscape Business. Horticulture landscape se
headquartered out of Scandla, Minnesota Provides oaas seasonal color mmerc
Including landscaping and irrigation maintenance, as
of the buildings at plantings.
The landscape business seeks #o continue p storagee outdoor of equipment and
6296 Stagecoach Trail North
�xhibitt1 indicates the area of the slip to be occupied
materials. The site plan, is are to be stoned. The applicant has
by the landscape business and where the materia provide
indicated a desire to add a covered s ppl cbae t wi l n302,
ed rifyithproposed location
and pallets of bagged ��• The applicant by
of this shed. The building plans and details of this shed would need be approved
City staff.
the condklonal use
s permit to store the following landscape
The applic:a#ion requests
maintenance equipment and materials ovklDor
. A maxlmum of nine 2S foot and 214 four
1 suet landscape trallsm-
. A maximum of six trucks e14 to
. A maximum of four skid steer loaders or lance turf8 rOtO-tillers, aerators, and brush
• A maximum of six landscape implements building.
chippers to be stored to the Westm of three Sia foot snow lows {pickup tuck Ste) � be stored to the vied
A maxim
_
of the 5302 building. baggedof lawn fertilizer or ice mek to be stored directly
A maximum the 302 2 allets build ng.. Bags will be palletfxed, unopened, and shrink
behind (wast)of
wroppW.
cate that 5288 and
School Bus ppsratlonalStorags. The alba the site would be n and narrative ioccupied by a bus
5280 Stagecoach Trali North and a Majorhy ofspace from the School District. The
transportadon company that would 8ubaeape a would have Offices and
bus company has not been identified at We time. The comm requests permission to
condudt repair actdvkies in the buildings. The current app
ark a maximum of 400 school buses outdoors. The previous conditionalmit
us'par
allowed for a maximum of 420 buses.
AbpYe Q!"O r1LilQkltdDth WIMP
of Fuel. The applicant proposes to Puce an above
n, Them would be
ground storage. tank with a fueling island as indicated
eollne �nthe site All Federal, WO, Sia a County, and
one iA,000 gallon tank containing diesel and g foals. would be complied with. The
City reguiTements for storage and dispensing motor
City shelf require the appiloant to screen the tank an an sides with a fence, to be
approved by the City, or bury the tank underground.
2
ISSUES ANALYSIS
Conditional Use Permit Criteria. The outside storage of landscape materials and
equipment, buses and fuel storage is a conditional use subject to conditions outlined in
Section 401.32.E.1 of the Zoning Ordinance:
a. The area is fenced and screened from view of neighboring residential uses or N
abutting a residential district in compliance with Section 401.15.E of the Zoning
Ordinance.
As part of the approvals In 1999, the applicenf was required to provide addiftonal
trees, especially on the south end of the sit® adjacent to Stagecoach Trail North.
Additionally, trees wom required south of the Bell property, Staff obseniftn of
the site indicates that More are gaps in the screening trees abng Stageraoech
Trail, espedeBy on the south and of the site. Additionally, some of the evergreen
trees on the north and of the elle along Stagecoach Tra# have died and wtll be
required io be removed and replaced. The appliraant hes pmvkbd a landscape
pian indkeft the removal of bees and the frees to be r+eplaceal Aff changes to
the landscaping shall be subject lo review and approval of the Cly Arborist.
b. Storage is screened from the public right-of-way in compliance with Section
401.15.E of the Zoning Ordinance.
ilY►fh replacement and the addition of additional frees In the bent; along
S[agevoach Trail Nath, the site wfll be adequately screened horn the puhllc
right -of --way.
o. Storage area is grassed or surfaced to control dust.
The aile was provkusly required to be paved and provided WO curb and gufLer
to address sur:Iaoe runoff.
d.• All lighting shall be hooded anO so directed that the sight source shall not be
visible from the public right-of-ymy or• from neighboring residences and shall bd In
compliance wltfr Section 401.15.8.7 of the Zoning Ordinance.
Praeviously, lighting was lnstaled on slte In compllance with regrrnaaments of Me
Zoning Ordinance. If any additlaral lighting is added to the bindings or silk N
will need to be In compliance W1h the Zoning Ordinance.
e. The provisions of Section 401.03.A.0 of the Zoning Ordinance are considered
and satisfactorily met.
Staff hes reviewed fin crfteda and, based upon the that that Om bus operaation
had prrevioudy o=4*d the slue without major Incident; the Gond tlanal use
permit should.be considemd for approval.
3
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2:0OPM JON WESU.t INVESTMENTS INC..UN-1-Y
DEppi+lT pf TRANSPORTATION
& PHYSICAL. DEWLOPMW
„NQ Un% ,, jW wuea Arrau ffA Hamm
ens bbftn4+r42WO
-do-8048'4 P• 14'
A"
Now
March 17, 2000
John Thomas
Ry& *dent Tmneportmdan
840 N. Mahn Street
fir, MN 85082
aa>b.tTICW 1 i
ACCESS PERMrr No. 200042 FOR IMPROWMENT8 10 32419 GOAC14 TRAIL
NORTH ACCESS TO WANiINGTON cC>UW RATE A p H199W Y24 =CSAR 211;
STACNCOACH TRAIL 111OMW
Dear Mr. Thomas!
Erwloaed Is the eopmyed p wA for to ahmnQe In use and assoolsidd roadway
perk at to jqder Tha�l�ollowing 8pectel Proa�oapp� lhe� at
� eoaacl� Trail in Oak
+ our orrmWs of the trip genordlen figares &ohs fadfy Indio that tum and byps"
ideas need ffi bo eorehured farads operetianaf ihb aXWL I net*% David Pur =
of Midwest tend Sanreyom and CMI Eftogoft end 4leausd the deetgn of the tart and
bypses lenes wtdt trim. I<aMmireilrala pmokal method of prrwldrrrp the neo0010
ncWWW width would be to W*n ft r on theoldL Mo b OMB as a work bb I*
Waeh4lon County. We MWt.aW*w
1bgM. We VAI consider alternative wWaning ail ons sld@ any proves a be
kw". The �e 0oRabUW0n may be de*W audit tris and of the I W4Ao school yur so
ftt tie work nay be dons st sr< time to to leas busy and dbrapga to Rydees
oparatbna. Un dit accuse may kb& at'anyfkne. All paWng. iWing and
landscaping must be dere by Oar 31, ?,=
* Removal of tuft rmrklnpe and MMft in the are® diMrl>dd by OWSWCUM we the
psaparletWllties bfthe perrC4t hatdat if thm ilrrrhg of tie srtso"",
a#R be W ortArtstsd w�h
the Gwave negutsr *g sodtily
lw, tee VAN P411M the etrBCCI n9 �etr at no cm to 1ne parrot
hDl*. plus@ rrodly, us al that mbib 4e of oonsau IM as Soon as R b dO mined.
+ AN traft 7�itc.Car ft DwAcas, holed no ftTempolaty�Tra Control kane Lsg UMMUW anUFieldU&Orm
Menial.
• We understand that ft elly of Oak Park Helghts will regUb* 26 83NOW of %mos as a
parfor lame bond. We requset that tris DW not release leads d for thte work
unto the work Is done to the Caffitye U11*4M
Please call me at 651430412 tt you issue Any gtte rdm or commerce.
show*.
yeoh Lux
G: DaMd Puttnam, P. E., hodwest tend Surveyors and Civil Englnem, I= /
We Dbnielson, Oita of Oak:Parkltat9hts
5
y
'Apr. 8. 2008' 2:O1PI JON WEE ' INVESTMENTS INC.
WASaM',j U14 ;LOkJ q JL JAW 91%0.
11660 Myeron Rid North �� •� ...�..
A"UCATZON TOIL
gTR ' OR DRTnWAY ACCM PUMT
i3-1,
'10.804Fr •p.
qrijR
s,>A= fm dmR! of ldoav m haps
mrtfflubm_ 2nn 1411
pct �oaldla otpirsrmeddremy
Carior a
. pp mdral�ald, bleAnddi � Pte' a m mmtj'aeowo lift abrin foadom ou 0=010 MUNOW 0 =hmm 0
�u�dom of lV Copes aAd rr aq >1�� 61dpd1d i� Aw p1a•� � �e� 4m p8 wml� �l to �o�els 4s oiM �►•
� it +!► rstlode l� emmlelfemr� ddA da!
IN d�A+ fi sod bo wm. i b n+odas bpm
m aellAadml oe ti s► ao>+d im9w*utdde db
dd�p..�ebFmdldoolltipoa sr� ,1rifD1ar1�.
mptA
nme
A&SOOMMOOPML comilWhoL
C3iat Wbr Ggcfww���•�•.�.— L'WlcnpPlom�lnAtq'fq RNs
1f dr ands b poo m9bood by do 40 OMM Ob qOm" *"'f "' -1 wpodm 1' 1 h.m MY W diduodfm 161 .
Ip dN ArAA1 dwe s.p,�doa hA1 wo1 w1n1d 4y � +h1+. � � bmf m11 apt wAd swd � 11a� �i � bA AAd dr oh1111�r .
SP$C!Jl1. P11UN1si0f1i" +S i i� o� '7�%� 3� .1
poodion istallyfarmed fur o! aha d+harA1► at dAlabAd 111 ids ou o waY-1A b. o..m.oWd !n 1s¢oldlpoe 1� 1>+s of
1Va*bw. c...v And WON 10 to a6st a taquhmr�lan lad
Alt wod 10 ba umpbadegdm
[]int Applaved
omaMAPr7�
" s�nlatror A1btllktDApt 1
,ademIWt-ww P^ no Turk P. 63
EXHIBIT 6
Stephan Stagecoach Property LLC
CUP Application
Exhibit B
Ryder Transportation CUP, May 1999
AP 8. 2008 1:i8PM JON WE; INVESTMENTS INC. -� �E Q 9
!Io • 80� B
1441
CITY OF OAR PARK EEZXG TS
CO=3;TXML USX PMWT
FOR
1ty= STUDRW TRMPORrATION SSSVICES, INC.
MAC
Pile No.s 7.98..Q2-98.07 Date Ineuedz kftv 25. x.999
Lagal. Desscri pti.nn: (Washington County G100- Cade _ �?
see sxhibit aAR attached hereto.
Addrema t 1530 =Mtfm MMMM
sr Paul-- MR -55128 _ Site Maass:
g" RMI--peights. NX 55043 ---
Resent; Booing Districts "1"
garaditted uses not forth in Ordinance 401 8eotlon 401.3233.1.
1. CMZTZOUL D8! PID=T NMI
A13, uses shall be subject to the following oanditionss axid.Cor
restrictions imposed by the City Council of the City. of Oak Park
Heights.
Senaral D"QVi~ption:
A. Site to be used for buss maintenance, repair and storage (includes
crash bay) . Outside um or oto3mge of buses to subject to thin couditig nal
use permit.
A. ckwaticeal use perait has been granted by the City Council an May
25, 1999, subject to tide ' following conditions R
1. Not noxe than 12o buoss will be stored on the site.
a. Additional plantings shall be provided in the southeast corner of
the property alcag the south property line, subject to the review and
approval of the City staff and Arborist.
3. The existing vegetation along the southwest property line IsEb be
removed, ass indidste�d on the site plan, to provide traffic visibility for the
4
App. 2008 i:59PM JON WES—, INVESTMENTS INC' io.8048 P 10
abutting property,
4. MpCA approval of the Stoxtex Pollution Prevention Plan.
5. Modifications of existing stormwater catch basions to minimize
sedimentation loading shall be subject to the review and approval of the DM.
6. All parking and storage areas shall be surfaced with bituminous
material and with stormater
retention
being
installed by the applicant Prior tocomz8ncemenL of operations the �.
7. A revised lighting plan small be submitted indicating lighting
intensity to the property line, the same being subject to the review and
approval of City Staff.
s. MPCA requirements regarding liquid bulk storage and waste handling
small be complied with. •
9. The applicant receive EPA pproval of a the site with aadous wasteaopy being prw,ided
enerator
permit prior to commencing operations
to the City.
b.o. All grading and drainage issues shall be subject to the review and
approval of the City Ungineer.
11. Applicant shall resolve ail issues relating to, any access pekrki.te
as may be required by Washington Gbunty Department of public. Works. .
• 1,2. Additional plantings shell be provided along the north PAY
line, adjacent to the bus parking area, subject to the approval of thefcity
Staff and Arboxist.
13. Block heaters and beater plugs shall be installed on all buses
operated out of the facility at 5302 stagecoach 'trail before commencement of
operations. .
14. An oper'etione plali shall be developed and enforced, subject to this
review and approval of Cit Staff, requiring that all buaes'shall be baibked
into their re"dive parking spaces at the and of the days operation.!r
15. A plan for the bours of operaticft shall be developed b y the
applivant, subject to the review and approval of City Staff. ill
16. Annual review is hereby imposed as a condition of this permit.
7hie permit shall be reviewed on or about "no 1, of each year and 24be
amended or altered in the discretion of the City Council. �.
17. All additional fill that has been added to the property t& the
etruth in the form of a berm dnd to the Wrest towards the pond shall be rambved
by the ,applicant as follows:
-2-
k
Apr 8. 2308 1:59P51 JON WE?,
INVESTMENTS INC.
40.8048 F• 11
a, To the south, if desired by that property miner, with a reta4laing
wall installed at applicant's expense in lieu of the berm, rr
b. To the west by removal of the #ill back to the original' .Atest
property line plus an additional 10 feet to act as a buffer.
XX IUTNUS NEMMF, the parties have set forth their hands find eJ7s.
Czd7r or OAR PABX MmXgRTR
Date;8 .
� yDavid Sc aa�
mayor
Data : Ma ena
City0pjWnistrator
Date! By,
App cant Pe t er
h
Date-- _ _ . _ App cant Pe t Iia dek
-3•-
k•` i
Aar 8. 2008 2:08PH JON WES,— INVESTMENTS INC• .io.8048 P 12
MMIBiT " A°
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G� �llp/�
parcel 1: ;
All that pant Of the N3 1/4 of the BW 1/4 of Section 3,
Tovuship 29, 19498 20, contained xitath the tolloNing
bounds, to-vit:
BedinaLng at a point 30IP04t W68t of a ata]ce rbich in
90 rods South of the egnbor of Said BeCtion 3, and
running t.Muce We -it 24 rods and 3 feed badit" 9ouhh
21 rads and 9.9 feet to the plKee of beginning,
exee,+titty therefroa the South 150 fest tharaot.
Parcel 2:
62
The North 963.5 feet of the Unt 429 feat of the RE 1/4
Of the ON 1/4 of Sectioe 3, Tgwnahip 29 North, Range 20
#f4s�. e7ttepeidy the lbllew;ng ta"o tracts:
1. The North 232 leot of tho Bast 155 feet theroofi
and
.t
2. The South 252 loot of %tie Forth 494 feet of tba
East 233 ?tet thereor.
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EXHIBIT B
Julie Hultman
From: KD. Widin [kdwldinQcomcasLrmtj
.t. Thursday, May 01, 20081:35 AM
Eric Johnson; Mark Vieding (E.,=I); Dennis Paster (15-m811); Scoff Richards; Jimmy Butler,
~' Judy Hoist; Julle Hultman; Tom 0=110
Subject: Stephen Stagecoach Properly Landscaping
OPH Stets -
ien, dated 412MB, for the Stephen Ste9ecoach c.V.P.. They have depicted
I have reviewed the landscape P after removal of
replacement spruce (7) aka the eaoah Tran frontage and 27 along Do N edge of the property
existing poor quality spruce and Siberan elm).
The replacement trees ehoulcl be welack Hilts" white spruce or Norway spruce, not Colorado spruce, due to disease
problems with the la#er,es weak during 1st two growing season$, unless
Treshould receive supplemental water (hose at ground One) every
more then 112 inch of rain tells during the weep.
The Planting Detail Is acceptable, though up to an inch of soil should be pieced on the top of each root batt to cover fine
roots, followed by S Inches of shredded bark mulch. ct me If you have any questions regarding this review.
Please forward my comments to the developer.
Kathy Wldin
Arborist
coy of Oak Park Heights
9,
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