HomeMy WebLinkAbout2022-05-26 CUP to CA for Recording Julie Hultman
From: Julie Hultman
Sent: Thursday, May 26, 2022 8:30 AM
To: Kevin Sandstrom; 'Heather Blesener'
Cc: Eric Johnson
Subject: Minnehaha Transportation - For Recording
Attachments: SKMBT_C55422052607200.pdf
Tracking: Recipient Delivery
Kevin Sandstrom
'Heather Blesener'
Eric Johnson Delivered:5/26/2022 8:30 AM
Good-morning,
Attached please find the Minnehaha Transportation CUP & Notice of Certification for recording with Washington
County.
Please let me know if you have any trouble with the attachment.
Have a great day!
Julie Hultman Building Official
Planning&Code Enforcement
Office: 651.351.1661
From: bizhubC554@cityofoakparkheights.com <bizhubC554@cityofoakparkheights.com>
Sent:Thursday, May 26, 2022 8:22 AM
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 )
I, the undersigned being duly qualified and acting as City Administrator for the City of
Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached
document:
Conditional Use Permit
For
Truck Repair Operation With Outdoor Truck Storage
For Minnehaha Transportation Inc
At
5280/5288 Stagecoach Trail N.
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same
is a full, true and complete copy of said document within the files of the City of Oak Park
Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this 26th day of
May, 2022.
c Johnson
f ity Administrator .
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
CONDITIONAL USE PERMIT
FOR A TRUCK REPAIR OPERATION WITH OUTDOOR TRUCK STORAGE FOR
MINNEHAHA TRANSPORTATION,INC. AT 5280/5288 STAGECOACH TRAIL N.
Planner's File No.: 236.02-19.08 Date Issued: March 22°d,2022
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 Transportation, Inc.
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 truck repair and storage business. General vehicle repair
is a permitted use in the I, Industrial District, but the outdoor storage of trucks 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.
Applicant applied for and was granted a similar truck repair and storage Conditional
Use Permit dated September 24, 2019. Thereafter, Applicant sought cancellation of
that prior truck repair CUP in favor of a CUP for use of the site as a school bus
garage facility, which CUP was issued on August 25, 2020. In the current application,
Applicant again requests to return to truck repair and storage activities and to
abandon the prior school bus garage CUP dated 8/25/2020.
All permits and uses applied for a truck repair and storage facility are granted, but
shall be subject to the following conditions and/or restrictions imposed by the March
1 of 34 March 2022-CUP
22, 2022 Resolution of the City Council of the City of Oak Park Heights, which are 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.
6. The Applicant shall provide a plan for noise and exhaust mitigation for review by
the City. The Applicant shall comply with all air quality standards of the
Minnesota Pollution Control Agency.
7. A rapid entry lock box shall be installed 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 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 provide a
plan to take appropriate corrective measures. The tree plan shall be subject to
review and 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. No vehicle repair shall be conducted outside. The service
2 of 34 March 2022-CUP
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 façade 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. The 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 offs.
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. 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 an in consideration of the grant of this new Conditional Use Permit.
II. Reference Attachment: The City Planner report dated March 3, 2022 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 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.
3 of 34 March 2022-CUP
IN WITNESS WHEREOF,the parties have set forth their hands and seals.
CITY O. O K PA' ' HEIGH
Date: — "l _ 2 Z
By. .ii Aill Aff
ry 'IcCo '-yr, Mayor
Date: (Vt By: / /
rf`fF. nson, City Administrator
MINNEHAH . TRANSPORTATION, INC.
c( .11 --)..---
Date:
—Date: B dMehe Gh"
Idiris Mohamud, Chief Executive Officer
4 of 34 March 2022-CUP
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 1/4 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.
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 'A of the SW '/4 of Section 3,
Township 29 North, Range 20 West, excepting the following two tracts: 1. The
North 232 feet of the East 165 feet thereof; and 2. The South 262 feet of the North
494 feet of the East 233 feet thereof.
5 of 34 March 2022-CUP
,
EXHIBIT B
CITY PLANNER REPORT DATED MARCH 3,2022
6 of 34 March 2022-CUP
3001 Thurston Avenue N,Suite 100
A , N 6303 !.:n
Phone:noka763M .5231.5840
Facsimile:763.427.0520
TPCQPlan n i ngCo.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
7 of 34 March 2022-CUP
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 1 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
8 of 34 March 2022-CUP
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/Utilities. 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.
Freestanding/Wail Signs. 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.
Sign 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
9 of 34 March 2022-CUP
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
10 of 34 March 2022-CUP
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 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 capabilities of streets serving the property.
8. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City's service capacity.
9. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
Comment: The Planning Commission should comment if any of these criteria will be at
odds with the Conditional Use Permit proposed for the site. City Staff does not see any
issues.
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
11 of 34 March 2022-CUP
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 façade 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
12 of 34 March 2022-CUP
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
13 of 34 March 2022-CUP
e
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 1 for our previous narrative.
LOIRIS MOHAMUD
PRESIDENT
MINNEHAHA TRANSPORTATION INC
2507 WALNUT STREET
ROSEVILLE,MN 55113
14 of 34 March 2022-CUP
Conditional Use Permit Narrative
Submitted with CUP Application by Minnehaha Transportation,Inc.for S280-5302 Stagecoach Trail
N. Oak Park Heights,MN.
To:City of Oak Park Heights,August 26,2019
Property Usal,::
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 Fuel Storage
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.
MPGA rules will be followed regarding the registration of the above ground fuel tanks.
Hours of Operation
Overall hours of operation:6:00 AM to 9110PM 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.
15 of 34 March 2022-CUP
Lighting and Siana8e
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 will remain as currently installed. The enclosures are
constructed of cedar typical of these types of enclosures and have doors.
Screening and Physical Barriers
According to finding Se of the CUP from 1999:'The existing and proposed vegetation on the site will
serve to mitigate any negative impacts to existing development"
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.
Appli cgtion for a New Water Sentra
Applicant has no knowledge of a permit application for a new water service.
16 of 34 March 2022-CUP
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OAK PARKIIEIGHTS -
LESEE OUTDOOR. STORAGE KID ,
PARKING DESIGNATION r ittriro,
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17 of 34 March 2022-CUP
RESOLUTION NO. 19-09-40
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RES4LUTION OF THE CITY COUNCIL THAT THE
REQUEST BY MINNEJIAHA TRANSPORTATION FOR A
CONDITIONAL USE PERMIT TO ALLOW A TRUCK REPAIR
OPERATION WITH OUTDOOR STORAGE OF TRUCKS AT
5280/5288 STAGECOACH TRAIL I3E 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 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
18 of 34 March 2022-CUP
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 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 repair operation.
2
19 of 34 March 2022-CUP
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 of 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.B.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
20 of 34 March 2022-CUP
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 Washington 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 Use Permit.
Approved by the City Council of the Cit f Oak P Heights this 24th day of
September 2019.
Mary M6Comber, Mayor
ATTEST:
Eric A. son, City Adm is ell •r
4
21 of 34 March 2022-CUP
ATTACHMENT A
•
rf
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 14 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,exerting therefrom the South 150 feet thereof.
5288 Stagecoach Trait 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%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.
22 of 34 March 2022-CUP
ATTACHMENT 13
(„,,,_---„..,.it.2.,:
lyg
4v? r
Conditional Use Peet
To Allow A Truck Repair Operation
With Outside Storage of Trucks
Minnehaha Transportation,Inc.
52$G/5288 Stagecoach Trail N.
Application Materials
Application Fonu
t Fees
t Plan Sets
c Written Narrative and Graphic Materials Explaining Proposal
t 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)
23 of 34 March 2022-CUP
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 Development 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.office and schoohe l bus property is zoned I—Industrial District in which the bus fleet management
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
and 6. City staff prepared a planning report dated August 6,2020 reviewing the request;
24 of 34 March 2022-CUP
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 ded the application with conditions.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
TELS CIT" 'ON OAK MRK UJZIGHTS 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 for 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 Comity 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 beater plugs shall be installed on all buses operated out of the
facility at 5280 and 5288 Stagecoach Trail before commencement of operations
and utilized in winter months.
8. An operations plan shall be developed and enfurced,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
25 of 34 March 2022-CUP
9. A rapid entry lock box shall be installed at the entrance gate to provide police,fire
and emergency services access.
I0. 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
401.15.8.11 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 façade materials and in accordance with Section
401.1 5. .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 528S Stagecoach Trail North shall be domed 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
26 of 34 March 2022-CUP
•
4414..4.""/
M Mayor
Mary
ATTES•
'
"
Eu .1. i City Administrator
4
27 of 34 March 2022-CUP
ATTACHMENT A
1
Conditional Use Permit
To Allow Outside School Bus Stomp
Maintenance
Minnehaha Properties[.LC
Washington CociatylPreFertyif Mamba.&Legal IID; :
5280 Stagecoach Tagil N.
WC Property ID: 03.02920.31.0004
� �. 1ptaa
All that part of the NE'A of the SW%of Section 3,Township 29,Ramp 20,contained within the
following bounds,to-wit:
Beginning at a point 30 feet W of a sake which ie 80 rods South elm otter of said Section
3,and running thence West 24 rods and 3 feet;thence South 21 rods and 9.9 feet to the ply of
beginning,excepting therefrom the South 150 feet th reof.
5288 Stagecoach 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 Si of the SW 56 of Section 3,Township 29
North,Range 20 Wast,excepting the following two tracts: 1.The North 232 fret of the East 165
feet tag rad 2.The South 262 feet of the North 494 fent of the East 233 feet the cof.
__.:_
-28-Erg .t - ._-_ - - - - -• - - -
ATTACHMENT B
Conditional Use Permit
Te Allow Outside School Bus Storage
Maintenance
Mianebaba Properties LLC
5280/5285 Stagecoach Trail N.
Application Materials
D Application Form
a Fess
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Planning Commission Review Reconimendatiom: August 13,2020
Cyadlitional Use Pernik-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 pert of the conditional use.
An application to extend the approval of a conditional use penult 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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