HomeMy WebLinkAbout2022-03-22 CC Packet Enclosure Y
Oak Park Heights
Request for Council Action
Meeting Date_ March 22nd, 2022
Time Required: 5 Minutes
Agenda Item Title: MINNEHAHA TRANSPORTATION FOR A CONDITIONAL USE
PERMIT TO ALLOW A TRUCK REPAIR OPERATION WITH
OUTDOOR STORAGE OF TRUCKS AT 5280/5288 STAGECOACH
TRAIL
Agenda Placement New Business
Originating Department/Requestor: Eric Johnson, City Administrator
Requester's Signature ‘0."4---
Action Requested Discussion, Possible Action
Background/Justification(Please indicate if any previous action has been taken or if other public
bodies have advised):
Please see the attached from Scott Richards, City Planner
1. Planning Report—Dated March 3rd, 2022
2. Approved Planning Commission Resolution—Unsigned
3. Proposed City Council Resolution.
Page 13 of 58
T c 3641 Thurston Avenue N,Suite 100 `-moi �C.��A.�J
Anoka. MN 55303
Phone: 763.231.5840
Facsimile:763.427.0520
TPC a@PlanningCo.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: March 3, 2022
RE: Oak Park Heights—Minnehaha Transportation Inc. — Conditional
Use Permit for Storage of Trucks— 5280/5288 Stagecoach Trail
North
TPC FILE: 236.02—22.01
BACKGROUND
Indiris Mohamud has made application for use of the site at 5280/5288 Stagecoach Trail
North for outdoor storage of trucks and truck repair. The application consists of a
request for a Conditional Use Permit to allow the outdoor storage of trucks. The
property has been used as a bus garage with outdoor storage of school buses. No
exterior changes to the site or building are proposed with this request.
The site is zoned I Industrial District. General vehicle repair is a permitted use, but the
outdoor storage of trucks is a listed Conditional Use. In September of 2019, the City
Council approved a request for the outdoor storage of trucks at the site. That
Conditional Use Permit was allowed to expire. A Conditional Use Permit for the outdoor
storage of school buses was approved in August of 2020. School buses were stored
there until another location was found for bus storage.
The request for the outdoor storage of trucks is an identical request to what was granted
in 2019.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Letter to Eric Johnson— February 15, 2022
Exhibit 2: Narrative—August 28, 2019
Exhibit 3: Site Plan
Page 14 of 58
Exhibit 4: Resolution to Allow Truck Repair Operation and Outdoor Storage —
September 24, 2019
Exhibit 5: Resolution to Allow Outdoor Storage of School Buses and Related
Vehicles—August 25, 2020
Exhibit 6: Site Pictures
PROJECT DESCRIPTION
The Applicant has provided a letter that is found as Exhibit 1 of this report as follows.
The project narrative is found as Exhibit 2.
"This letter us to assist the City of Oak Park Heights in understanding Minnehaha
Transportation Inc.'s (Minnehaha) application for a conditional use permit (CUP) at
5280/5288 Stagecoach Trail N located in the I Industrial District. Minnehaha proposes
to use with 100% of the same use conditions as the previous CUP. Minnehaha is
seeking approval with similar terms to the previous CUP issued on November 5, 2019
(City Council approved on September 24, 2019).
The uses shall be: Outside storage, truck repair shop, and body shop.
Please see Exhibit 2 for out previous narrative."
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as ResidentiaVBusiness 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
• East— Minnesota Correctional Facility - Stillwater
• West— Perro Pond
Setbacks. There are no changes planned onsite to the parking areas and buildings.
The parking areas are setback from the property lines, with berms and planted with an
evergreen barrier.
Traffic Circulation/Curb Cuts/Security Gate. The existing curb cut will remain for
access to Stagecoach Trail North. A security gate has been installed at the entrance to
the site. A rapid entry lock box has been installed to provide police, fire and other
emergency services access.
2
Page 15 of 58
Hours of Operation. The Applicant has proposed that the facility be open from 6 AM to
9 PM Monday through Friday, and 8 AM to 6 PM on the weekends.
Parking. Parking requirements for truck storage facilities are not outlined in the Zoning
Ordinance. The submitted site plan indicates a total of 112 truck parking spaces and
113 car spaces. With a maximum of 75 to 80 trucks at a time, there will be adequate
parking. The bus facility was permitted to a maximum of 100 buses, with no major
parking issues noted in recent years. Adequate circulation for fuel deliveries and truck
traffic is provided on site.
Trash Enclosure/Tire Storage. All trash, recycling and tire storage shall be fully
screened.
Environmental. The previous Conditional Use Permit required the submittal and
approval of a Stormwater Pollution Prevention Plan by the Minnesota Pollution Control
Agency (MPCA). The Applicant should verify that that permit is in place with the
MPCA. A Spill Prevention Control and Countermeasures Plan (SPCC) is required for
any facility with above ground site storage facilities for petroleum exceeding 1,320
gallons.
Body Shop. The Applicant has indicated that a body shop with a paint booth will be
added as part of the truck repair operations. A paint booth had previously been
installed but is not operational. Any ventilation or other requirements for the body shop
and paint booth will need to be addressed and permitted by the City.
Grading/Drainage/Utilitles. With previous addition of curb, gutter, and adequate
stormwater drainage facilities, there are no issues with the truck 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.
Freestandinc/Wall Skins. The Applicant has indicated that new signage will be added
but has not provided a sign plan. All new signage shall require a permit and comply
with the Zoning Ordinance sign requirements.
Skin Illumination. All existing and new signs will be required to comply with the Zoning
Ordinance sign lighting requirements. Staff will approve the lighting specifications for
the signs at the time of permitting.
3
Page 16 of 58
Lighting. The lighting for the site shall be required to meet all Zoning Ordinance
standards including full cut off fixtures. Any lighting that is not currently compliant shall
be updated. Updates to the lighting will require City review and installed in compliance
with the lighting standards of the Zoning Ordinance.
Outdoor lighting for parking lots shall be turned off one hour after closing, except for
approved security lighting.
Noise. in 1999, when the bus garage was first approved, there was considerable
concern related to adding of buses and back up warning systems. As a result,
conditions related to all buses being backed into their respective spots at the end of the
day and requiring block heaters and heater plugs was required. The Applicant shall
address if the block heaters would be used and address any anticipated noise issues.
Design Guidelines. There are no changes to the building proposed at this time. Any
exterior changes that require Design Standards review will need to be addressed by the
City.
Conditional Use Permit Review Criteria.
401.32.E. Conditional Uses
1. Open and outdoor storage as an accessory use provided that:
a. The area is fenced and screened from view of neighboring residential
uses or if abutting a residential district in compliance with Section
401.15.E. of this Ordinance.
Comment: The area is screened from view with a berm and existing
landscaping.
b. Storage is screened from view from the public right-of-way in compliance
with Section 401.15.E. of this Ordinance.
Comment: The area is screened from view with a berm and existing
landscaping. The City Arborist should comment if there are any tree
maintenance issues or if additional trees should be added.
c. Storage area is grassed or surfaced to control dust.
Comment: The lot is paved and surrounded with curb and gutter.
Adequate storm water facilities are in place.
d. All lighting shall be hooded and so directed that the light source shall not
be visible from the public right-of-way or from neighboring residences and
shall be in compliance with Section 401.15.8.7 of this Ordinance.
4
Page 17 of 58
Comment: The lighting shall be updated to be compliant with the Zoning
Ordinance.
e. The provisions of Section 401.03.A.7 of this Ordinance are considered
and satisfactorily met.
Comment: The criteria for Conditional Use Permit is reviewed as follows
in this report.
Section 401.03.A.7 The conditional use permit criteria, found in Section 401.03.A.7 of
the Zoning Ordinance, are found as follows:
1. Relationship to the specific policies and provisions of the municipal comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which ft is proposed.
5. The impact on character of the surrounding area.
5. The demonstrated need for such use.
7. Traffic generation by the use in relation to capabilities of streets serving the property.
8. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City's service capacity.
9. The proposed use's conformity with all performance standards contained herein (Le.,
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.
CONCLUSION /RECOMMENDATION
Subject to the preceding review, City Staff recommends approval of a Conditional Use
Permit to allow the outdoor storage of trucks at 5280/5288 Stagecoach Trail North
subject to the following conditions:
1. The number of truck vehicles including truck only, tractor only, trailer only,
or combination truck-trailer allowed onsite and stored outdoors shall not
exceed 85.
2. All employees dispensing fuel shall receive training for proper fueling
techniques including emergency spill response procedures.
3. The Applicant shall submit a Spill Prevention and Control Countermeasure
Plan to the EPA and to the City if required.
5
Page 18 of 58
4. The Applicant shall receive and retain a Hazardous Waste Generators
License from Washington County for the repair operation.
5. The Applicant shall comply with all Building Code requirements for the fuel
tank and installation of a paint booth. A Building Permit shall be required
from the City for the fuel tank and paint booth installation.
6. The Applicant shall provide a plan for noise and exhaust mitigation for
review by the City. All air quality standards of the Minnesota Pollution
Control Agency shall be complied with.
7. A rapid entry lock box shall be maintained at the entrance gate to provide
police, fire and emergency services access.
8. Any changes to the grading, drainage and utilities shall be subject to the
review and approval of the City Engineer.
9. All lighting fixtures shall be full cut off and replaced/installed in compliance
with the lighting standards of the Zoning Ordinance.
10. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
11. 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. A tree plan shall be
subject to approval of the City Arborist.
12. Signage shall be subject review and approval of City Staff for
conformance with Zoning Ordinance standards.
13. All noise generated from the business shall be compliant with Section
401.15.6.11 of the Zoning Ordinance. The service doors to the building
shall be closed at all times except when vehicles are moved in and out of
the service bays.
14. 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.
15. There shall be no outside storage, including tires and vehicle parts unless
enclosed with a screen. No storage shall be allowed in trailers that are
parked on the property.
16. Hours of operation shall be limited to 7:00 AM to 9:00 PM Monday through
Friday, and 8:00 AM to 5:00 PM Saturday and Sunday except for
6
Page 19 of 58
emergency truck repair drop offs. The operations shall cease, and the
entrance gate shall be locked no later than 15 minutes after the approved
closing times or emergency truck repair drop off.
17. All employees shall be assigned a designated parking stall. No employee
or vehicle client parking shall be allowed on Stagecoach Trail.
18. There shall be no overnight stays by clients.
19. If truck backing alert systems create a noise issue for surrounding
properties, the City Council shall review the Conditional Use Permit and
conditions of approval.
20. Annual 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 may
be amended or altered at the discretion of the City Council through an
amended Conditional Use Permit.
21. Emergency vehicle access and business operations related to fuel
dispensing shall be subject to review of the Police Chief and Fire Marshal.
22. 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 an in consideration of the grant of this
new Conditional Use Permit.
PC: Julie Hultman
7
Page 20 of 58
To: City of Oak Park
Attn: Eric Johnson
Re: CUP at 5280/5288 Stagecoach Trail,N.
02/15/2022
This letter is to assist the City of Oak Park in understanding Minnehaha Transportation
Inc.'s("Minnehaha")application for a conditional use permit("CUP")at 5280/5288 Stagecoach
Train N. located in the I,Industrial District.Minnehaha proposes to use with 100%of the same
use conditions as the previous CUP.Minnehaha is seeking the approval with similar terms to the
previous CUP issued on November 5,2019.
The uses shall be: Outside storage,truck repair shop,and body shop.
Please see Exhibit I for our previous narrative.
IDIRIS MOHAMUD
PRESIDENT
MINNEHAHA TRANSPORTATION INC
2507 WALNUT STREET
ROSEVILLE,MN 55113
Page 21 of 58
CPX
Conditional Use Permit Narrative
Submitted with CUP Application by Minnehaha Transportation,Inc.for 5280-5302 Stagecoach Trail
N. Oak Park Heights,MN.
To:City of Oak Park Heights,August 28,2019
Property Usage:
The facility will be designed to meet the needs of independent truckers In the Twin Cities metro area.
When trucks are not operating on the road the owner need a place to park and serve them.Our
business will cater to those needs.The facility would park around 75.80 trucks at a time.
Trucks stored and serviced will be semi-trucks;primarily dry goods haulers and car carrier haulers.
The attached diagram shows how we anticipate the layout for the location.There will be parking spaces
for semi-trucks;parking for employees and customers and the existing buildings on site.
The primary working operation will be a mechanics shop to do engine and mechanical repair to the
trucks on site. No other type of business operations are planned.
We would also like to have a body shop In the adjacent building if local permitting permits.
In addition,one of the building would be used as an office for scheduling and administrative needs.
We are not planning to construct any additional buildings or facilities.
Fueling Island.Above Ground KO l 5toragg
We are in the process of negotiating the purchase of the existing above ground fuel tank dispenser
currently being used by the school system. If we are unable to obtain the existing system,we plan to
replace it with a similar type and size system.
Per previously approved CUP application the location of the tank and fueling station have been 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 the above ground fuel tanks.
Hours of Operation
Overall hours of operation:6:00 AM to 913OPM Monday through friday,and 8:00AM to 6::00PM on
Saturday and Sunday.
Because of the nature of the business there will be a minimum of traffic in and out since the facility is
designed to park and repair. We do not anticipate any truck vehicles accessing the site after business
hours.
Page 22 of 58
J.iehting and Sianaae
Parking lot lighting approved at the time of the previous CUP has not changed. Intensities at the
property line at that time and now are within City requirements. No change in lighting is planned.
No additional signage is proposed at this time.
Trash and Recycling
Locations of two trash and recycling enclosures wilt remain as currently installed. The enclosures are
constructed of cedar typical of these types of enclosures and have doors.
Screening and Physical Barrier§
According to finding 5e of the CUP from 1999:'The existing and proposed vegetation on the site will
serve to mitigate any negative impacts to existing deveiopmenr
The trees present at that time and planted subsequent to the 2008 approved CUP are still present and
they have grown in size. They provide sufficient screening as viewed from the adjacent properties on
the north,south,east and west.
Applicant hopes and plans to have a good and respectful relationship with the surrounding neighbors
and as such is willing to put a fence around the property to screen the buildings from public view if that
is seen as desirable.
Employment
We are planning on hiring up to 15 employees to work for us.
Appiicgtlgp for a New Water Service
Applicant has no knowledge of a permit application for a new water service.
Page 23 of 58
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Page 24 of 58
1
444-
RESOLUTION NO. 19-09-40
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY MINNEHAHA TRANSPORTATION FOR A
CONDITIONAL USE PERMIT TO ALLOW A TRUCK REPAIR
OPERATION WITH OUTDOOR STORAGE OF TRUCKS AT
5280/5288 STAGECOACH TRAIL BE APPROVED WIT
CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Minnehaha
Transportation for a Conditional Use Permit to allow a truck repair operation with
outdoor storage of trucks at 5280/5288 Stagecoach Trail;and after having conducted a
public hearing relative thereto,the Planning Commission of Oak Park Heights
recommended that the application be approved with conditions. The City Council of the
City of Oak Park Heights makes the following findings of fact and resolution:
I. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned I, Industrial District. General vehicle repair is a
permitted use,but the outdoor storage of trucks requires the review of a Conditional Use
Permit; and
4. The Applicant proposes a facility to park and service trucks and trailers for
independent truckers in the Twin Cities metro area The facility would park around 75 to
80 trucks at a time; and
Page 25 of 58
5. The primary working operation will be a mechanics shop for engine and
mechanical repair. The Applicant has also indicated that a body shop may be added,and
the existing fuel tank dispenser will be used;and
6. Design Guideline/Site Plan approval is not required in that no exterior
building or site changes are proposed; and
7. City staff prepared a planning report dated September 6, 2019 reviewing
the request; and
8. Said report recommended approval of the Conditional Use Permit subject
to the fulfillment of conditions; and
9. The Planning Commission held a public hearing at their September 12,
2019 meeting, took comments from the applicants and public, closed the public hearing,
and recommended the application with conditions.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES
THE FOLLOWING:
A. The application submitted by Minnehaha Transportation for a Conditional Use
Permit to allow a truck repair operation with outdoor storage of trucks at 5280/5288
Stagecoach Trail and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights
subject to the conditions as follows:
1. The number of truck vehicles including truck only, tractor only, trailer
only, or combination truck-trailer allowed onsite and stored outdoors shall
not exceed 85.
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 Store Tanks to the MPCA if the tank is to
be replaced.
4. The Applicant shall submit a Spill Prevention and Control
Countermeasure PIan 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 repair operation.
2
Page 26 of 58
6. The Applicant shall comply with all Building Code requirements for the
fuel tank and installation of a paint booth. A Building Permit shall be
required from the City for the fuel tank and paint booth installation.
7. The Applicant shall provide a plan for noise and exhaust mitigation for
review by the City. All air quality standards of the Minnesota Pollution
Control Agency shall be complied with.
8. A rapid entry lock box shall be installed at the entrance gate to provide
police,fire and emergency services access.
9. Any changes to the grading, drainage and utilities shall be subject to the
review and approval of the City Engineer.
10. All lighting fixtures shall be full cut off and installed in compliance with
the lighting standards of the Zoning Ordinance.
11. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
12. 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
provide a plan to take appropriate corrective measures. The tree plan shall
be subject to review and approval of the City Arborist.
13. Any additional signage shall be subject review and approval of City Staff
for conformance with Zoning Ordinance standards.
14. All noise generated from the business shall be compliant with Section
401.15.8.11 of the Zoning Ordinance. No vehicle repair shall be
conducted outside. The service doors to the building shall be closed at all
times except when vehicles are moved in and out of the service bays.
15. 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 façade materials and in accordance
with Section 401.15.E.10.e of the Zoning Ordinance.
16 There shall be no outside storage,including tires and vehicle parts unless
enclosed with a screen. No storage shall be allowed in trailers that are
parked on the property.
17. The hours of operation shall be limited to 7:00 AM to 9.00 PM Monday
through Friday and 8 AM to 5 PM Saturday and Sunday except for
emergency truck repair drop offs. The operations shall cease, and the
3
Page 27 of 58
entrance gate shall be locked no later than 15 minutes after the approved
closing times or emergency truck repair drop offs.
18. All employees shall be assigned a designated parking stall. No employee
or vehicle client parking shall be allowed on Stagecoach Trail. The City
shall make a request to Wsschington County that Stagecoach Trail,
adjacent to the subject site in Oak Park Heights be designated for no
parking on either side of the roadway.
19. There shall be no overnight stays by clients.
20. If truck backing alert systems create a noise issue for surrounding
properties,the City Council shall review the Conditional Use Permit and
conditions of approval.
21. Emergency vehicle access and business operations related to fuel
dispensing shall be subject to review of the Police Chief and the Fire
Marshal.
22. Annual 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 may
be amended or altered at the discretion of the City Council through an
amended Conditional Ilse Permit.
Approved by the City Council of the City f Oak P Heights this 24th day of
September 2019.
^ ' 7c,
'/ ())--x-,4"-4---1
Mary MObomber, Mayor
ATTEST:
T
ffir
Eric A. son, City Adm hisarg•r
4
Page 28 of 58
ATTACHMENT A
Conditional Use Permit
To Allow A Truck Repair Operation
With Outside Storage of Trucks
Minnehaha Transportation,Inc.
Washington County Property Identification Number&Legal Description:
5280 Stagecoach Trail N.
WC Property ID: 03.029.20.31.0004
Legal Description:
All that part of the NE 'A of the SW 1 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.
5288 Stagecoach Trail N.
WC Property ID: 03.02920,31.0003
Legal Description:
The North 963.6 feet of the East 429 feet of the NE'&of the SW'A 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.
Page 29 of 58
ATTACHMENT B
Conditional Use Permit
To Allow A Truck Repair Operation
With Outside Storage of Trucks
Mfmnehaha Transportation,Inc.
5280/5288 Stagecoach Trail N.
Application Materials
Application Form
Fees
Plan Sets
Written Narrative and Graphic Materials Explaining Proposal
Proof of Ownership or Authorization to Proceed
Planning Commission Review&Recommendation: September 12,2019
Conditional Use Permit-Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially taken on
the request,the conditional use permit shall become null and void twelve(12)months after the
date of approval,unless the property owner or applicant has substantially started the construction
of any building,structure,addition or alteration,or use requested as part of the conditional use.
An application to extend the approval of a conditional use permit shall be submitted to the
Zoning Administrator not less than thirty(30)days before the expiration of said approval.
(401.03.C.4.a and b)
Page 30 of 58
.-# 5
RESOLUTION NO.20-08 36
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY MINNEHAHA PROPERTIES LLC FOR A CONDITIONAL
USE PERMIT TO ALLOW FOR OUTDOOR STORAGE OF SCHOOL
BUSES AND RELATED VEHICLES AT 5280 AND 5288 STAGECOACH
TRAIL NORTH BE APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request by Minnehaha
Properties LLC(Applicant)for a Conditional Use Permit to allow for the outdoor storage of
school buses and related vehicles at 5280 and 5288 Stagecoach Trail North,and after having
conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights
recommended the application with conditions. The City Council of the City of Oak Park Heights
makes the following findings of fact and resolution:
I. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation to the
Community Develot 1 ent Department consisting of the following items:
SEE ATTACHMENT B
and
3. The Applicant has proposed to use the site for a bus fleet management office,
school bus maintenance and for the storage of up to 100 school buses and;
4. The property is zoned I—Industrial District in which the bus fleet management
office and school bus maintenance is a permitted use and the outdoor storage of school buses and
related vehicles requires a Conditional Use Permit;and
5. The Applicant has requested allowances to park up to 100 school buses,school
vans and trailers,and employee parking at the site;and
6. City staff prepared a planning report dated August 6,2020 reviewing the request;
and
Page 31 of 58
7. Said report recommended approval of the Conditional Use Permit subject to the
fulfillment of conditions;and
8. The Planning Commission held a public hearing for the Conditional Use Permit at
their August 13,2020 meeting took comments from the applicants and public,closed the public
hearing,and recommended the application with conditions.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
TES CITY 07 OAK I1`ARK HIZEGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted by Minnehaha Properties LLC(Applicant)for a Conditional
Use Permit to allow for the outdoor storage of school buses and related vehicles at 5280 and
5288 Stagecoach Trail North,affecting the real property as follows:
SEE ATTACHMENT A
The City Council of the City of Oak Park Heights approves the Conditional Use Permit to allow
for the outdoor storage of school buses and related vehicles at 5280 and 5288 Stagecoach Trail
North subject to the following conditions:
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 Applicant shall submit,obtain,and comply with a Stormwater Pollution
Prevention Plan and Notification fon Above Ground Storage Tanks to the MPCA.
4. The Applicant shall submit,obtain,and comply with a Spill Prevention and
Control Countermeasure Plan to the EPA.
5. The Applicant shall submit,obtain,and comply with 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 : 5280 and 5288 Stagecoach Trail before commencement of operations
and utilized in winter months.
8. An operations plan shall be developed and enforced,subject to the review and
approval of City Staff,requiring all buses shall be backed into their respective
parking spaces at the end of the day's operation.
2
Page 32 of 58
9. A rapid entry lock box shall be installed at the entrance gate to provide police,fire
and emergency services access.
10. Any changes to the grading,drainage and utilities shall be subject to the review
and approval of the City Engineer.
11. All lighting fixtures shall be full cut off and provided with shields in compliance
with the lighting standards of the Zoning Ordinance.
12. The outdoor lighting shall be turned off one hour after closing,except for
approved security lighting.
13. The Applicant 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.1 1 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 facade materials and in accordance with Section
401.1 S.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 shall be deemed revoked and canceled
as part of and in consideration of the grant of this new Conditional Use Permit.
Approved by the City Council of the City of Oak Park Heights this 25th day of August
2020.
3
Page 33 of 58
Mary ,mayor
ATTE:i.1-1eie°/(. / .
.I '; on,City Administrator
4
Page 34 of 58
ATTACHMENT A
J •
Conditional Use Permit
'Ce Allow Outside School Bus Sterne
&
Maintenance
Mlnnehaha Properties LLC
Washington County?royalty Hen m Nnz i &Legal 1 :
5280 Staaecch Trap ly.
WC Property ID: 03.029.20.31.0004
rD
All that part of the N3 14 of the SW 14 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 tire 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 ISO feet thereof.
5288 StaaccoFb Trail N.
WC Property ID: 33.029.20.31.0003
Legal Description:
The North 963.6 feet of the East 429 feet of the NE 14 of the SW 14 of Section 3,Township 29
North,Range 20 West,excepting the following two tracts: 1.The North 232 fact of the East 165
feet thereof;and 2.The South 262 feet of the North 494 fat of the Bast 233 feet thereof.
ATTACHMENT B
•r R ' '
J
Conditional Use Permit
TT Allow Outside School Bus Storage
Maintenance
Minanehaha Properties LLC
5288//5288 Stagecoach Trail N.
Application Materials
O Application Form
• Pease
•
Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Plan.arg Commhsion Review&Recommendation: August 13,2020
Cpr9ditionnl Use Permit-Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially taken on
the request,the conditional use permit shall become null and void twelve(12)months atter the
date of approval,unless the property owner or applicant has substantially started the construction
of any building,structure,addition or alteration,or use requested as part of the conditional use.
An application to extend the approval of a conditional use permit shall be submitted to the
Zoning Administrator not less than thirty(30)days before the expiration of said approval.
(401.03.C.4.a and b)
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fi,..........at- A
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY MINNEHAHA TRANSPORTATION FOR A
CONDITIONAL USE PERMIT TO ALLOW A TRUCK REPAIR
OPERATION WITH OUTDOOR STORAGE OF TRUCKS AT
5280/5288 STAGECOACH TRAIL SHOULD BE APPROVED WITH
CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Minnehaha
Transportation for a Conditional Use Permit to allow a truck repair operation with
outdoor storage of trucks at 5280/5288 Stagecoach Trail; and after having conducted a
public hearing relative thereto,the Planning Commission of Oak Park Heights makes the
following findings of fact:
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned I, Industrial District. General vehicle repair is a
permitted use,but the outdoor storage of trucks requires the review of a Conditional Use
Permit; and
4. The Applicant proposes a facility to park and service trucks and trailers for
independent truckers in the Twin Cities metro area. The facility would park no more than
85 trucks at a time; and
5. The primary working operation will be a mechanics shop for engine and
mechanical repair. The Applicant has also indicated that a body shop may be added, and
the existing fuel tank dispenser will be used; and
Page 42 of 58
6. Design Guideline/Site Plan approval is not required in that no exterior
building or site changes are proposed; and
7. City staff prepared a planning report dated March 3, 2022, reviewing the
request; and
8. Said report recommended approval of the Conditional Use Pennit subject
to the fulfillment of conditions; and
9. The Planning Commission held a public hearing at their March 10, 2022,
meeting, took comments from the applicants and public,closed the public hearing, and
made the following recommendation:
NOW, THEREFORE,BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE
PLANNING COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Minnehaha Transportation for a Conditional Use
Permit to allow a truck repair operation with outdoor storage of trucks at 5280/5288
Stagecoach Trail and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park
Heights, subject to the conditions as follows:
1. The number of truck vehicles including truck only, tractor only, trailer
only, or combination truck-trailer allowed onsite and stored outdoors shall
not exceed 85.
2. All employees dispensing fuel shall receive training for proper fueling
techniques including emergency spill response procedures.
3. The Applicant shall submit a Spill Prevention and Control
Countermeasure Plan to the EPA and to the City if required.
4. The Applicant shall receive and retain a Hazardous Waste Generators
License from Washington County for the repair operation.
5. The Applicant shall comply with all Building Code requirements for the
fuel tank and installation of a paint booth. A Building Permit shall be
required from the City for the fuel tank and paint booth installation.
2
Page 43 of 58
6. The Applicant shall provide a plan for noise and exhaust mitigation for
review by the City. All air quality standards of the Minnesota Pollution
Control Agency shall be complied with.
7. A rapid entry lock box shall be maintained at the entrance gate to provide
police, fire and emergency services access.
8. Any changes to the grading, drainage and utilities shall be subject to the
review and approval of the City Engineer.
9. All lighting fixtures shall be full cut off and replaced/installed in
compliance with the lighting standards of the Zoning Ordinance.
10. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
1 1. 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. A tree plan shall be subject to
approval of the City Arborist.
12. Signage shall be subject review and approval of City Staff for
conformance with Zoning Ordinance standards.
13. All noise generated from the business shall be compliant with Section
401.15.B.11 of the Zoning Ordinance. The service doors to the building
shall be closed at all times except when vehicles are moved in and out of
the service bays.
14. 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 facade materials and in accordance
with Section 401.15.E.10.e of the Zoning Ordinance.
15. There shall be no outside storage, including tires and vehicle parts unless
enclosed with a screen. No storage shall be allowed in trailers that are
parked on the property.
16. Hours of operation shall be limited to 7:00 AM to 9:00 PM Monday
through Friday, and 8:00 AM to 5:00 PM Saturday and Sunday except for
emergency truck repair drop offs. The operations shall cease, and the
entrance gate shall be locked no later than 15 minutes after the approved
closing times or emergency truck repair drop off.
17. All employees shall be assigned a designated parking stall. No employee
or vehicle client parking shall be allowed on Stagecoach Trail.
3
Page 44 of 58
18. There shall be no overnight stays by clients.
19. If truck backing alert systems create a noise issue for surrounding
properties, the City Council shall review the Conditional Use Permit and
conditions of approval.
20. Annual 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 may
be amended or altered at the discretion of the City Council through an
amended Conditional Use Permit.
21. Emergency vehicle access and business operations related to fuel
dispensing shall be subject to review of the Police Chief and Fire Marshal.
22. 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 an in consideration of the rant of this
new Conditional Use Permit.
Recommended by the Planning Commission of the City of Oak Park Heights this
10`h day of March 2022.
Timothy Freeman,Chair
ATTEST:
Eric A. Johnson, City Administrator
4
Page 45 of 58
ATTACHMENT A
Conditional Use Permit
To Allow A Truck Repair Operation
With Outside Storage of Trucks
Minnehaha Transportation, Inc.
Washington County Property Identification Number & Legal Description:
5280 Stagecoach Trail N.
WC Property ID: 03.029.20.31.0004
Legal Description:
All that part of the NE '/ of the SW '/4 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.
5288 Stagecoach Trail N.
WC Property ID: 03.029.20.31.0003
Legal Description:
The North 963.6 feet of the East 429 feet of the NE '/4 of the SW % 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.
1
Page 46 of 58
ATTACHMENT B
-
Conditional Use Permit
To Allow A Truck Repair Operation
With Outside Storage of Trucks
Minnehaha Transportation, Inc.
5280/5288 Stagecoach Trail N.
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Planning Commission Review & Recommendation: March 10,2022
Conditional Use Permit- Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially taken on
the request, the conditional use permit shall become null and void twelve(12)months after the
date of approval, unless the property owner or applicant has substantially started the construction
of any building, structure, addition or alteration, or use requested as part of the conditional use.
An application to extend the approval of a conditional use permit shall be submitted to the
Zoning Administrator not less than thirty(30)days before the expiration of said approval.
(401.03.C.4.a and b)
Page 47 of 58
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY MINNEHAHA TRANSPORTATION FOR A
CONDITIONAL USE PERMIT TO ALLOW A TRUCK REPAIR
OPERATION WITH OUTDOOR STORAGE OF TRUCKS AT
5280/5288 STAGECOACH TRAIL BE APPROVED WITH
CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Minnehaha
Transportation for a Conditional Use Permit to allow a truck repair operation with
outdoor storage of trucks at 5280/5288 Stagecoach Trail; and after having conducted a
public hearing relative thereto,the Planning Commission of Oak Park Heights
recommended the application with conditions. The City Council of the City of Oak Park
Heights makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned I, Industrial District. General vehicle repair is a
permitted use,but the outdoor storage of trucks requires the review of a Conditional Use
Permit; and
4. The Applicant proposes a facility to park and service trucks and trailers for
independent truckers in the Twin Cities metro area. The facility would park no more than
85 trucks at a time; and
Page 48 of 58
5. The primary working operation will be a mechanics shop for engine and
mechanical repair. The Applicant has also indicated that a body shop may be added, and
the existing fuel tank dispenser will be used; and
6. Design Guideline/Site Plan approval is not required in that no exterior
building or site changes are proposed; and
7. City staff prepared a planning report dated March 3, 2022,reviewing the
request; and
8. Said report recommended approval of the Conditional Use Permit subject
to the fulfillment of conditions; and
9. The Planning Commission held a public hearing at their March 10,2022,
meeting, took comments from the applicants and public, closed the public hearing, and
recommended the application with conditions.
NOW,THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES
THE FOLLOWING:
A. The application submitted by Minnehaha Transportation for a Conditional Use
Permit to allow a truck repair operation with outdoor storage of trucks at 5280/5288
Stagecoach Trail and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights,
subject to the conditions as follows:
1. The number of truck vehicles including truck only,tractor only,trailer
only, or combination truck-trailer allowed onsite and stored outdoors shall
not exceed 85.
2. All employees dispensing fuel shall receive training for proper fueling
techniques including emergency spill response procedures.
3. The Applicant shall submit a Spill Prevention and Control
Countermeasure Plan to the EPA and to the City if required.
4. The Applicant shall receive and retain a Hazardous Waste Generators
License from Washington County for the repair operation.
5. The Applicant shall comply with all Building Code requirements for the
fuel tank and installation of a paint booth. A Building Permit shall be
required from the City for the fuel tank and paint booth installation.
2
Page 49 of 58
6. The Applicant shall provide a plan for noise and exhaust mitigation for
review by the City. All air quality standards of the Minnesota Pollution
Control Agency shall be complied with.
7. A rapid entry lock box shall be maintained at the entrance gate to provide
police, fire and emergency services access.
8. Any changes to the grading, drainage and utilities shall be subject to the
review and approval of the City Engineer.
9. All lighting fixtures shall be full cut off and replaced/installed in
compliance with the lighting standards of the Zoning Ordinance.
10. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
11. 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. A tree plan shall be subject to
approval of the City Arborist.
12. Signage shall be subject review and approval of City Staff for
conformance with Zoning Ordinance standards.
13. All noise generated from the business shall be compliant with Section
401.15.13.11 of the Zoning Ordinance. The service doors to the building
shall be closed at all times except when vehicles are moved in and out of
the service bays.
14. Mechanical equipment that is located on the roof or visible from street
level or from neighboring properties shall be screened with materials that
blend hannoniously with the building facade materials and in accordance
with Section 401.15.E.10.e of the Zoning Ordinance.
15. There shall be no outside storage, including tires and vehicle parts unless
enclosed with a screen. No storage shall be allowed in trailers that are
parked on the property.
16. Hours of operation shall be limited to 7:00 AM to 9:00 PM Monday
through Friday, and 8:00 AM to 5:00 PM Saturday and Sunday except for
emergency truck repair drop offs. The operations shall cease, and the
entrance gate shall be locked no later than 15 minutes after the approved
closing times or emergency truck repair drop off.
3
Page 50 of 58
17. All employees shall be assigned a designated parking stall. No employee
or vehicle client parking shall be allowed on Stagecoach Trail.
18. There shall be no overnight stays by clients.
19. If truck backing alert systems create a noise issue for surrounding
properties, the City Council shall review the Conditional Use Permit and
conditions of approval.
20. Annual 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 may
be amended or altered at the discretion of the City Council through an
amended Conditional Use Permit.
21. Emergency vehicle access and business operations related to fuel
dispensing shall be subject to review of the Police Chief and Fire Marshal.
22. 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 an in consideration of the grant of this
new Conditional Use Permit.
Approved by the City Council of the City of Oak Park Heights this 22nd day of
March 2022.
Mary McComber, Mayor
ATTEST:
Eric A. Johnson, City Administrator
4
Page 51 of 58
ATTACHMENT A
6
Conditional Use Permit
To Allow A Truck Repair Operation
With Outside Storage of Trucks
Minnehaha Transportation, Inc.
Washington County Property Identification Number& Legal Description:
5280 Stagecoach Trail N.
WC Property ID: 03.029.20.31.0004
Legal Description:
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.
5288 Stagecoach Trail N.
WC Property ID: 03.029.20.31.0003
Legal Description:
The North 963.6 feet of the East 429 feet of the NE '/ of the SW '/ 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.
Page 52 of 58
ATTACHMENT B
Conditional Use Permit
To Allow A Truck Repair Operation
With Outside Storage of Trucks
Minnehaha Transportation, Inc.
5280/5288 Stagecoach Trail N.
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Planning Commission Review& Recommendation: March 10, 2022
Conditional Use Permit-Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially taken on
the request,the conditional use permit shall become null and void twelve(12)months after the
date of approval, unless the property owner or applicant has substantially started the construction
of any building, structure, addition or alteration, or use requested as part of the conditional use.
An application to extend the approval of a conditional use permit shall be submitted to the
Zoning Administrator not less than thirty(30)days before the expiration of said approval.
(401.03.C.4.a and b)
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