HomeMy WebLinkAbout2025-11-21 Return of Hash Brown LLC CUP Request Materials TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.com
November 21, 2025
Miguel Fiandor
Hash Brown LLC Sent via Email and US Mail
6609 Cherokee Ln N
Brooklyn Park, Minnesota 55428
RE: Oak Park Heights — Conditional Use Permit for a Cannabis Retail Dispensary —
5950 Osgood Avenue North
TPC FILE: 236.02
Dear Mr. Fiandor:
The City received your application materials submitted on November 11, 2025, for a
Conditional Use Permit to allow a cannabis retail dispensary at 5950 Osgood Avenue
North. With this letter we are notifying you that the application has been rejected.
The City has been in contact Tom Noble of Stillwater Crossings whose signature was
placed on the application for the cannabis retail dispensary as the building owner. We
have been advised by Mr. Noble that he has not spoken or agreed to any additional
cannabis retail use at the Stillwater Crossings outside of the one that the City has
already approved. The owner has also stated that they will not allow a second cannabis
use in the retail center.
We are returning the application materials and fees via US Mail today. The application
arrived via email from Adam Dalton. The fee came via US Mail and has been returned
to the address form which it was received, with a copy of this letter.
Please do not hesitate to contact me at scott@planningco.com or 952.221.0547 with
any questions.
Sin rely, ��AA
CO'
CN,
/4-C'/
Scott D. Richar s (Planning Consultant to the City of Oak Park Heights)
c: Jacob Rife, Julie Hultman, Adam Dalton, Tom Noble
111
City of Oak Park Heights
14168 Oak Park Blvd N. • Oak Park Heights, MN 55082 • Phone(651)439-4439• Fax(651)439-0574
Development Application
Type of Request(s):
❑ Zoning District Amendment ❑ Home Occupation
® Conditional Use Permit 0 Site Plan/Design Guidelines Review
❑ Variance:Single Family Residential 0 PUD Amendment
❑ Variance: Other Residential/Commercial 0 PUD Concept Plan Approval
/Industrial ❑ PUD General Plan Approval
❑ Subdivision: Major 0 Street Vacation
❑ Subdivision: Minor 0 City Financial Assistance
❑ Comprehensive Plan Amendment
Base Fee: $400 Escrow Amount: $1,000
Street Location (Address)of Property: 5950 N Osgood Ave,Suite 5956,Oak Park Heights,MN 55082
Legal Description of Property: ST CROIX MALL P.U.D.2ND ADD Lot 8 Block 2
SubdivisionCd 61402
This Property Is ® Abstract ❑ Torrens(Certificate U)
Property Identification Number(PIN, PID): 0402920120024
OWNER INFORMATION
Name: Stillwater Crossing,LLC
Address: Street: 5402 Parkdale Dr,#105
City: St Louis Park State: MN Zip: 55416
Email: tnoble@westreinc.com
Telephone: Home: 952-224-2500 Business:952-224-2500 Fax: N/A Other: N/A
APPLICANT INFORMATION
Name: Hash Brown LLC(Representative:Miguel Fiandor)
Address: Street: 6609 Cherokee Ln N
City: Brooklyn Park State: MN Zip: 55428
Email: Miguel@myappmgmt.com
Telephone: Home: 763-237-6098 Business:763-237-6098 Fax: N/A Other: N/A
Owner/Applicant Initials MF
City of Oak Park Heights
14168 Oak Park Blvd N. • Oak Park Heights, MN 55082 • Phone(651)439-4439 • Fax(651)439-0574
Development Application Page 2
Description of Request(s): Request for Cannabis Retail dispensary at 5950 N Osgood Ave,Suite 5956,
Oak Park Heights,MN 55082.See attached narrative for project description.
If a request for planning/zoning action on the subject site or any part thereof has been previously
approved, please describe below:
N/A
GENERAL CONDITIONS
Application Review:
The undersigned acknowledges that before this request can be considered and/or approved, all required
information and fees, including any deposits shall be paid to the City. An incomplete application will be
returned to the applicant. The application approval process commences and an application is considered
complete when all required information and fees have been submitted appropriately to the City.
Professional Fee Responsibility:
It is the understanding of the undersigned that all City incurred professional fees and expenses associated
with the processing of this request(s)will be promptly paid upon receipt. If payment is not received from
the applicant,the property owner acknowledges and agrees to be responsible for the unpaid fee balance
either by direct payment or a special assessment against the property.
Applicants will be billed on a monthly basis for Planning, Engineering, Legal and Community Development
fees as they are accrued. It is understood that interest will be charged on the account at the maximum
rate allowed by the Fair Credit Act if it becomes thirty (30) days past due. Failure to pay administrative
and processing fees in a timely manner may result in denial of the application. All fees must be paid at
the time of the application and shall be paid prior to the issuance of a building permit.
The undersigned applicant further acknowledges and consents that all unpaid fees owing the City of Oak
Park Heights shall be treated as unpaid utility fees and may be certified for collection as with delinquent
utility billings and may be assesses against the subject real property if unpaid by October 31st of each year.
Property Address: 5950 N Osgood Ave,Suite
'5956,Oak►. Park Heights,MN 55082
Date: 11/11/2025 Owner Signature: 1 44 'w�"�
Owner Printed Name: Thomas Noble
Date: 11/11/2025 Applicant Signature: n:11"f�,,.v-e----
Applicant Printed Name: Miguel Fiandor
C� Cn co Z
v A -0 A x
O O CD 771 r
I X X v = n
CD -0 -0 .--r
CD co
CD
- Q CD D
as
criZ 0- (0
01 �' 0
o 0)
OD
N
CERTIFIED MAIL®
-• V�, ii! ! II II, I �`
1AVAdAYAWAVAVAVAdAVAYAVAdAdAd4 - RECEIVED
WAVAVAVAVAVAVAVAVAVAVAVAVAVA
fAVAVAVAVAVAVAVAVAVAVAVAVAVA'UU
!kV'►UAVAVAVAdAVAVAVAVAVAVAVAVA 9589 071 D 5270 2657 2331 D 4 7
1AVAVAVAVAVAVAVAVAVAVAVAVAVAbt
WAVAVAVAVAVAdAVAVAVAVAVAVAVA
City of Oak Paris Heights
AM pM
WAVAVAVAVAVAVAVAVAVAVAVAVAVAVAVA CPU ." % U.S. POSTAGE I M
{�AVAVAVAVAVAb►AVAVAVAYAVAVA�/AVAVAtll/ +. r.t_t._ I
►VAVAVAVAVAVAVAVAVAVAVAVAVAVAVAVA *;: i. k 0 FCML ROC 99
IAVAVAVAVAO/AYAVAVAVAdAVAVAVAVAVAV/ *� ••:' w, § 0 rig: 99206
WAVAVAVAVAVAVAVAAAVAVAVAVAVAVAVA = y • g Lest 55082 co
1AVAVAVAVAVAVAVAVAVAVAVAVAVAVAVAVi Az. •..-a ' 'Tx R 11/12/25
WAV ►VAVAVAVAVAVAVAVAVAVAVAVAVAVA • co 2000052579 0
s__>_ �z,_ wwslraviry
-..... ia;.:!.__E::: --::i.: E: :: iiiiiiiiiiiit,7ii,iilrrtirfilliiiiliilirri,fiiiillliltiiiii„iiii
Bankers Trust 1549 ;
Des Moines,Iowa 50309 ,
www 33-64/730.bankerstrust.com
: MY APP MANAGEMENT, LLC
216 I,°y
9415 E.TRENT AVE. iitcHE4 ItIff I
SPOKANE VALLEY,WA 99206
11/12/2025
.I ..
%
.) m
PAY TO THE Cityof Oak Park Heights
04
ORDER OF 9 #"1,400.00"'
0
***One Thousand Four Hundred Dollars*** ,
DOLLARS 8
v
e
City of Oak Park Heights
14168 Oak Park Blvd.N. 13
Oak Park Heights.MN 55082
MEMO United States LL
AUTHORIZED SIGNATUR_ 0 U
. N
III 00 L5490 1:073000E14 21: 234 L 5 5 L3090
i
1549
V00174--City of Oak Park Heights 14168 Oak Park Blvd.N.
Oak Park Heights,MN 55082 Bankers Trust
Print As:City of Oak Park Heights
BT MN-3000 1309
Date: 11/12/2025
11/12/2025 5690 N Osgood Ave,Ste 5956-Conditional Use
62000--Business licenses Hash Brown LLC-Conditional Use Permit Fee MN-3000 $1,400.00 $0.00 $1,400.00
PAnP.1 of 1
Hash Brown LLC
Application: Conditional Use Permit(CUP) for Cannabis Retail Dispensary
Location: 5950 N Osgood Ave,Suite 5956,Oak Park Heights,MN 55082
PID 0402920120024
Site Size: 0.5 acres
Applicant: Hash Brown LLC(Representative:Miguel Fiandor)
Owner: Stillwater Crossing,LLC
Project Description:
Miguel Fiandor on behalf of Hash Brown LLC(Applicant)is requesting a Conditional Use Permit for the
property located at 5950 N Osgood Ave,Suite 5956,Oak Park Heights,MN 55082 to operate a cannabis
retail dispensary.The Applicant has received preapproval from the Minnesota Office of Cannabis
Management(MnOCM)for a Microbusiness License which includes a retail endorsement.The Applicant
is proposing to use an existing Suite in the multi-tenant building located at 5950 N Osgood Ave,Suite
5956,Oak Park Heights,MN 55082 for the cannabis retail dispensary,and no other cannabis uses are
proposed at this location.The suite is an interior unit facing east towards the Osgood Ave.right-of-way.
The Applicant intends to remodel the existing—1,600 square foot suite to meet their operational needs
and to comply with the MnOCM standards and all City building and fire codes.
Site Plan and Exterior Improvements
The existing site is developed with an L-shaped multi-tenant building on three separate parcels with a total of
—68,020 square feet of retail space.The proposed cannabis retail store is located in the eastern wing of the
building towards the middle.Surface parking surrounds the building east side.Customers are anticipated to
park in the existing east parking lot area since the primary public entrance is on the east side of the suite.
There is an existing access door on the west side of the suite(rear)that will not be used for regular
operations and will remain locked at all times,but will provide emergency access to the unit.
No significant exterior improvements or modifications are planned. A new sign will be placed on the
elevation and the design, size, lighting and location will comply with MnOCM rules as well as all applicable
City ordinances.
Customer Experience and Floor Plan
The floor plan shows the internal operational layout of the cannabis retail dispensary.The east half of the
suite will be used for public-facing retail sales and the western half will be used for back of house,employee
and storage uses.The public retail area will be remodeled to be light,open,bright and welcoming. Customers
will enter the suite from the east and will queue and wait for the next available budtender(sales person)that
will assist with transactions from behind the Budbar. Customers will not be permitted behind the Budbar or
to
1
Application for CUP toOperate a Cannabis Retail Dispensary at 5950 N Osgood Ave,Suite 5956
City of Oak Park Heigits, MN
Hash Brown LLC
access the back of house area noted on the floor plan.No retail product will be stored or available in the retail
sales area except for the wall display units that will be locked and secured at all times and accessible only to
employees.All products will be stocked and stored in secure safes located in the back of house and will only
be accessible through employee key card access.The back of house area will always be secured and monitored
in compliance with MnOCM rules and regulations.No customers will be permitted in this area,and the
restroom will serve the employees only and will not be available for public use.
Operations:
The Applicant, Pine Cabin Creations LLC,is proposing to operate a Cannabis Retail Dispensary from the
subject property.
Hours of 8am-9pm,7 days/week
Operation
Employees Full-Time: 10
Part-Time:0
The number of employees on site during normal retail operations will generally be 6
or fewer.
Parldng ! There are 51 spaces on the parcel PID and a total of 120 parking stalls that serve
the subject multi-tenant building and the detached commercial building south of
the subject property(See Site Plan)
Customer ~Management of customer transactions,inventory tracking and cash management
Transactions and are an integral part of successful operations.All purchases,inventory and cash must
Cash Management be managed in compliance with MnOCM rules and regulations which requires final
plan documentation.The following overview of the customer tracking and cash
management process is provided:
Customer Transactions and Tracking
All customer transactions and foot traffic are monitored through the point-of-sale
(POS) system and surveillance cameras.As described in subsequent sections,
surveillance cameras must be installed to comply with all coverage standards and
surveillance footage must be backed up and to a specific resolution standard to
ensure that still photos can be taken from the footage.In addition,the POS system
must be in a format that is compatible with the MnOCM reporting and tracking
requirements.Any discrepancies or questions regarding customer transactions can
be investigated by reviewing POS data and surveillance footage.
Internal Cash Management Process
The cannabis retail store will be a cash-only operation.As such,it is essential to
manage the cash on-site to ensure the safety of customers and employees.On-site
cash is counted each morning and evening and reconciled to ensure accuracy. In the
event of a discrepancy that cannot be easily resolved,the POS and surveillance
cameras will be used to aid in any necessary investigation to reconcile and
determine the cause of the discrepancy.The registers will be prepared each morning
and verified cash count slips prepared to provide the accounting at the beginning of
each business day. Cash counts will be broken down each evening,with the funds
returned to the reserve cash in the designated cash safe.
2
Application for CUP toOperate a Cannabis Retail Dispensary at 5950 N Osgood Ave,Suite 5956
City of Oak Park Neighs, MN
Hash Brown LLC
1 All cash is securely locked and stored during business hours and overnight in the 1
designated cash safe.The cash collected through transactions throughout the day
will be deposited by the designated retail employees into the Cash Wizard Smart
Safes (CWSS).The CWSS are a type of safe that essentially operates as a reverse
ATM.The designated employee deposits money into the CWSS and then receives
an automated cash slip detailing the deposit amount.The CWSS deposit can be
reconciled remotely by managers and by corporate officers.The cash inside the
CWSS can only be accessed and picked up by an armored courier service and the
frequency of pick-up will be carefully managed. Initially,we anticipate that the
armored courier service will handle pick-ups twice a week with the ability to
{ increase frequency as needed based on the volume of cash onsite.The intent is to
limit the amount of cash onsite and the transaction volume will be monitored
carefully.Additionally,armored couriers service each location weekly to collect
deposited cash and to deliver change orders. Change orders can be requested by
retail managers and exchanged 1:1 with on-site cash to maintain consistent cash
reserve levels.This will also limit the amount of cash at the location.
Security Plan Cameras will be installed at all exterior and interior access points/doors. Cameras
will monitor interior retail areas and secure storage areas.All cameras and security
will be installed in compliance with Minnesota Statute Chapter 342 as administered
by the Minnesota Office of Cannabis Management(MnOCM).Lexan
polycarbonate sheets will be installed on all exterior windows to prevent breakage.
The covering will provide additional security but will be fully transparent and will
not alter the appearance of the windows from the parking lot or right-of-way.
The public entrance door on the north will be open and accessible during business
hours,and will be accessible by key card to designated employees during non-
business hours.The internal doors between the public retail space and the
employee/storage back of house area will be secured by key card access.This will
allow for tracking employee activities and employee access to storage areas.The
exterior doors on the south side of the unit will be locked at all times and will only
be used to provide emergency access,not to be used as part of regular operations.
Exterior Lighting Exterior lighting will be installed at all exterior access points/doors.Lights will be
Plan turned off during non-operational hours but will be activated by motion sensor to
ensure 24-hour surveillance at access points as required by MnOCM.All lighting
will be placed and planned for in compliance with Minnesota Statute Chapter 342
as administered by the MnOCM.Per the City's Ordinance section 401.18.F.,all
lighting will be hooded and downcast.To achieve MnOCM standards while
complying with the City's ordinances placement it will be essential to appropriately
place fixtures.We will work with the City Staff through the building permit process
to ensure both standards are met. •
3
Application for CUP toOperate a Cannabis Retail Dispensary at 5950 N Osgood Ave,Suite 5956
City of Oak Park Neighs, MN
Hash Brown LLC
Oak Park Heights CUP Findings Analysis (City Code Section 401.03.C):
The following findings and analysis regarding CUP information requirements is provided for Planning
Commission and City Council consideration.
A. Site Development Plan
Applicant Response:The Project Site is proposed to be in a suite of an existing multi-tenant retail
building.The suite will be updated in compliance with commercial building standards to suit the
proposed use.A site development plan which includes the following information is attached:
1) Location of all buildings on lots including both existing and proposed structures. See attached site plans.
No new structures are proposed.
2) Location of all adjacent buildings located within three hundred fifty(350)feet of the exterior boundaries of
the property in question. See attached site plans.
3) Location and number of existing and proposed parking spaces. See attached site plans.No changes to
existing parking are proposed.
4) Vehicular circulation.See attached site plans for layout of existing parking lot.No changes to
vehicular circulation are proposed.
5) Architectural elevations(type and materials used in all external surfaces). See attached existing building
elevations. No changes to external surfaces are proposed.Business signage will comply with
City code.
6) Location and type of all proposed lighting. See attached site plans. Exterior motion sensor lights for
security will be shielded and angled as required by City ordinance 401.18.F.
7) Curb cuts,driveways,number ofparking spaces.See attached site plans for existing parking lot.No
changes to the existing parking lot are proposed.
8) Site plan details such as trash receptacles. See attached site plan.No changes to existing site plan
details are proposed.
B. Dimension Plan
Applicant Response:As the Project Site is proposed to be in a suite of an existing multi-tenant retail
building,there are no proposed changes to the existing exterior site beyond lighting,signage and
security measures shown on the site plans.Existing exterior dimensions are depicted on the attached
site plans,and a typical floor plan is provided.
1) Lot dimensions and area. See attached site plans.
2) Dimensions of proposed and existing structures. See attached site plans.No new structures are
proposed.
3) Location and number of existing and proposed parking.spaces. See attached site plans.No changes to
existing parking spaces are proposed.
4) Setbacks of all buildings located on property in question.See attached site plans.Existing building
complies with setbacks required by City.No changes to the existing building location are
proposed.
5) Proposed setbacks. No changes to the existing building location are proposed.
4
Application for CUP to Operate a Cannabis Retail Dispensary at 5950 N Osgood Ave,Suite 5956
City of Oak Park Heights, MN
Hash Brown LLC
6) Sanitary sewer and water plans with estimated use per day.The existing building is serviced by
sanitary sewer and water.No changes to existing sanitary sewer and water service are
proposed. Estimated daily flows/use will be in alignment with rates estimated in the City's
comprehensive plan for commercial land uses.
C. Grading Plan
Applicant Response:The existing site is assumed to conform with City grading plan requirements,
and no changes to the exterior grading are proposed as part of the Project. No construction will take
place outside of the existing building suite.
D. Landscape Plan
Applicant Response: No trees or other landscape material are proposed to be removed or added as
part of the Project.
Oak Park Heights Cannabis Business and Hemp Business Operations Findings Analysis
(City Code Section 401.18):
A. Minimum buffer requirements.See attached buffer map.Project location is outside of 1,000 feet of a
school property line,500 feet of a daycare principal building,500 feet of a residential treatment
facility,and 500 feet of an attraction within a public park regularly used by minors.
B. Noise.The applicant does not foresee any noise carrying beyond the Project location except for
typical vehicle and pedestrian activity.
C. Odor.The cannabis retail dispensary will not create an odors beyond similar retail operations.No
special equipment,exhaust or ventilation is required since no proposed activities will generate
odors.
D. Hours of operation.Per City ordinance,retail sales will be limited to between the hours of 8 am and
9 pm,7 days per week.
E. Signs. Exterior signage will include one wall-mounted sign that will comply with City ordinance
401.18.E.
F. Lighting. Lighting for building security will be shielded and angled to prevent light from extending
beyond the boundaries of the premises.
G. Security.No security bars,gates or grills are proposed.A Lexas Polycarbonate covering on
exterior windows will be installed for security purposes,but the covering will not be visible and
will maintain visual transparency.
H. Outdoor use.All uses,activity,and storage will be conducted indoors. No onsite or outdoor
consumption is proposed.
5
Application for CUP to Operate a Cannabis Retail Dispensary at 5950 N Osgood Ave,Suite 5956
City of Oak Park Heights, MN
Contact Information
Development Application-5950 N Osgood Ave,Suite 5956,Oak Park Heights,MN
For development application questions, please contact:
Pedro Piquer
General Counsel
My App Management LLC
787-242-8798
Owner
Owner: Stillwater Crossing LLC, a MN limited liability company
Owner's address: Stillwater Crossing LLC
c/o Tom Noble
5402 Parkdale Dr,#105
St Louis Park, MN 55416
Owner's email: tnoble@westreinc.com
Applicant
Hash Brown LLC(Representative:Miguel Fiandor)
6609 Cherokee Ln N
Brooklyn Park, MN 55428
Miguel@myappmgmt.com
763-237-6098
From: "ocm_noreply@accela.com" <ocm_noreply@accela.com>
To: "miguelfiandor@bellsouth.net" <miguelfiandor@bellsouth.net>
Sent: Monday, May 5, 2025 at 09:37:52 AM EDT
Subject: Congratulations on receiving a preliminary license approval for MICRO-A25-000874
Dear Miguel Fiandor,
We are pleased to inform you that you have received preliminary license approval. Please note
that you have 18 months to obtain a cannabis business license upon receiving this notification.
Please be aware this notice does not convey license approval. Your application is moving
forward, but you are not yet authorized to conduct any of the activities for any license type. To
continue the process and receive your license, you must first complete the following steps:
1. Engage with local governments. Begin discussions with your local government early
to understand and meet all local requirements, including zoning, any necessary
conditional use permits, and retail registration (if applicable). You must secure a
physical location that complies with local zoning ordinances and update your
application documents showing you are compliant with all local requirements. You are
strongly encouraged to do this at the earliest stage possible before you invest in any
location.
2. Submit final documents. Preliminarily approved applicants will submit final
application materials to OCM when they can demonstrate compliance with all
applicable rules. The materials include details about the site location, final operational
documentation, and documentation of any ownership changes, and are referred to as
final plans of record. Links to complete online fillable forms that will make up your final
plans of record are at:
https://mn.gov/ocm/businesses/licensinq/final-plan-of-record.isp.
3. Once you have completed and submitted the online forms, you will receive PDFs of
your final plans of record via email that must be uploaded to the Office of Cannabis
Management (OCM) through Accela. OCM will forward your application to the local
government indicated on your application.
4. Local government zoning compliance certification. Local governments have 30
days to certify that your application complies with zoning and land use ordinances.
Important: be sure to engage early with your local government so that you understand
their timelines and process for local zoning compliance certification. OCM
recommends that preliminarily approved applicants wait until all the required items for
local approval have been met with their local government before they submit their site
registration. Additionally, be sure to remain in close communication with the local
government to ensure that they are prepared to review the application. Please review
the guidance for local governments regarding zoning compliance certification located
here: https://mn.gov/ocm/local-governments/localgovs.jsp for awareness on what local
governments will be required to complete for this stage.
5. Site inspection. After receiving local zoning compliance certification, OCM will
schedule a pre-opening site inspection to verify that your physical location complies
with all applicable laws and rules.
6. Pay license fee. Upon a successful site inspection, you will be able to pay the
required license fee through Accela. Once payment is received, OCM will issue your
cannabis business license with the appropriate endorsements.
7. Retail registration (only for license types engaging in retail direct to
consumers). If your license involves retail sales, you must obtain a local retail
registration from your local government after you have received your cannabis
business license. The approval process for this is determined by the local government.
The licensing guidebook detailing the above steps is available on the OCM licensing webpag@;
please review the information carefully. The guidebook contains important information about
how to successfully complete the licensing process and also includes several suggestions about
working on securing local approvals for zoning compliance and local retail registration. You
should also review Minnesota Statutes Chapter 342 for more information about statutory
requirements.
OCM does not provide legal or business advice. To the extent that you feel you may need such
services, you are encouraged to seek those out independently. Starting any business, including
a cannabis business, carries risk, and you should never invest more than you are willing to lose.
Visit mn.gov/ocm for more information and resources. If you have questions related to your
application, please contact the Licensing Division at ocm.licensing@state.mn.us_When
contacting the licensing email, please include your application number at the beginning of the
email subject line followed by the topic (example: Application Number— Background Check).
Again, congratulations on reaching this milestone in your ongoing efforts to secure a cannabis
business license.
MN Office of Cannabis Management
Cannabis.info@state.mn.us
SITE PLAN I, I„,,,,„ 11<
APPUCAT C _. 'ERATE CANNABIS RETAIL STORE II II I.20251
r : rT1 Ave, SU;Ic 5956
LO T:0.5 ACRES _ f— \
BUILDING:—23.000 SF "'
LLS
SUITE: 1.600 Sr I 1 �� -
1 z
PARKING: 31 STALLS (120 TOTAL STALLS FOR FULL S'R.P MAL„ I 1 apry 3 \ a
\ 8
SITE PLAN ICR CONCEPTUAL PURPOSES ONI" NO'A SURVFV WASH'+G-ON I $ \ w
COUNTY GI$PARCEL DATA AND AERIAL USED TOP SOURCE AND SCAIF I 51 ST� 0
.e°.. . ���1 �_ n STALLS
l �� Subed Suds L _I\
• i I EXISTING \
• t ,.' } 763 FT 6STALLS I
t. \
... z ' , az BUILDING
*y`1 I I raAsry 14000 SF I \
_
\
L-''' C7
I I t -t I ... I
L o ` I \
•
? I z I I \
• OIL AAR
�. � w I ^J1
ki,
4 f I o 1 1RSTruS I L
4 E
I 110 STALLS 1 I A
I, 1"=50'
L
J PREPARED BY
ANDERSON WY N J L
—I IT
MPLY
TH CITY
DINANCE
AN V Ii,o o n I I t SIGN TO CO PERMITS OBTAINED CITY
R AND PROPER
FLOOR r L A
CANNAB S RETA''l STORE II I.11.2025j
SUITE & SITE SUMMARY ,
a. ,
I
ADDRESS:
i9i0 E ().,good Ave,Suitt. A956 Jiii— -
011
OAK PARK -EIGH-S. MN 55082
li PID: 04022920120024 `,;
SUITE SIZE: -',600 Sr
T.i
PA RKING: 51 STALLS I'20 TOTA. STALLS POR FULL STRIP MALL) .-A ,: < +..,741111- g'"
li 'COOP P:Ai:FOP COtLC'.P'UA'.PURPOSES Cr:.' 'AO'FOP BUTD'It+G PERM',' IA"
OUT PPOV''DED PP API ICA'e'
J
IWALL o iemkr CASE I IATMI ATM
6 2 __ s � I' WALL a rCABE
C .1 44 - e
(I i :_
QUEUE
L -a._:a5
FR
m _- §g w
• _ a na >., A
3 ,„=5,
l il
�- 4 A�ndsiuTmnrira PREPARED PARED BY
�. 13i1/S 13jVS I Au
Sr -1 I
BUFFER MAP Hash Brown LLC
APPLICATION FOR CUP TO OPERATE CANNABIS RETAIL STORE [11 . 11.2025]
I ` tie
t
:, ; , . i , L : '
{ L
W ,yyMYW .iflRil i AND., v ..5. : v A #...
SMART STAr: CHILDCAF • j 4 AND LEARNING CENTER .e
,a . \ i
,,,,
�
�
CARE CROSSINGS
(OUT-PATIENT)
500 FT
r I `' ' 1,000 FT
i. :'.l1 a
i `
, `.;' •>,-' , yam,„
�► ,�' �F
e _ .` .0".
l9t
f
A0 250 500 LEGEND
Source:Washington County GIS * 5950 N Osgood Ave, Suite 5956
Per GIS records, 5950 N Osgood
Ave,Suite 5956 is in compliance 500 FT BUFFER
with the City of Oak Park Height's .m. 1,000 FT BUFFER
cannabis setback and buffer
standards.
PREPARED BY:
5.1L
1r
HOLIDAY STATIONSTORES INC STILLWATER CROSSING LLC LEONARD INVESTMENTS LLC
4567 AMERICAN BLVD W#706-1 5402 PARKDALE DR#105 1000 CONCORD ST S
BLOOMINGTON MN 55437 SAINT LOUIS PARK MN 55416 SOUTH ST PAUL MN 55075
STILLWATER AUTO HOLDINGS LLC STILLWATER CROSSING LLC
14819 59TH ST 5402 PARKDALE DR#105
STILLWATER MN 55082 SAINT LOUIS PARK MN 55416
STILLWATER CROSSING LLC STILLWATER CROSSING LLC
5402 PARKDALE DR# 105 5402 PARKDALE DR#105
SAINT LOUIS PARK MN 55416 SAINT LOUIS PARK MN 55416
BW PROPERTY MANAGEMENT LLC SC MALL LLC
7900 W 78TH ST#450 100 4TH AVE N
EDINA MN 55439 BAYPORT MN 55003
LODGE ELECTRIC WASHINGTON COUNTY
PO BOX 2188 11660 MYERON RD N
STILLWATER MN 55082-3188 STILLWATER MN 55082
RUYUE TAN SC MALL LLC
11656 35TH ST N 100 4TH AVE N
LAKE ELMO MN 55042 BAYPORT MN 55003
OREN PROPERTIES LLC WASHINGTON COUNTY
5995 OREN AVE N 11660 MYERON RD N
STILLWATER MN 55082 STILLWATER MN 55082
SC MALL LLC STATE OF MN-DOT
100 4TH AVE N 1500 COUNTY ROAD B2 W
BAYPORT MN 55003 ROSEVILLE MN 55113
SC MALL LLC LEONARD INVESTMENTS LLC
100 4TH AVE N 1000 CONCORD ST S
BAYPORT MN 55003 SOUTH ST PAUL MN 55075
STILLWATER CROSSING LLC STATE OF MN-DOT
5402 PARKDALE DR# 105 1500 COUNTY ROAD B2 W
SAINT LOUIS PARK MN 55416 ROSEVILLE MN 55113
WaS�_!__ tt Proper14949 62ty nd RecordStN-s&PO TaxpaBox 20ye0r Services TAX STATEMENT 2025
on o 2024 Values for Taxes Payable in
~-County Stillwater,MN 55082 0200
(651)430-6175 VALUES AND CLASSIFICATION
www.washingtoncountymn.gov Taxes Payable Year: 2024 2025
Estimated Market Value: 273,900 273,900
Homestead Exclusion:
Taxable Market Value: 273,900 273,900
(Property ID: 04.029.20.12.0024 Bill#:3144415 ) Step New Improvements:
Taxpayer: 1 Property Classification: Command Comm/Ind
98974`342"G50"1.39"3110 AUTOALL FOR AADC 553
STILLWATER CROSSING LLC
ATTN RMA REAL ESTATE SERVICES
5402 PARKDALE DR STE 105
SAINT LOUIS PARK MN 55416-1609 Sent in March 2024
Step PROPOSED TAX
Did not include special assessments or referenda $8,028.00
2 approved by the voters at the November election
Sent in November 2024
PROPERTY TAX STATEMENT
SteP First half taxes due May 15 $4,055.00
3 Second half taxes due October 15 $4,055.00
w. Total Taxes Due in 2025: $8,110.00
$$W$ Tax Detail for Your Property:
Taxes Payable Year: 2024 2025
REFUNDS? 1.Use this amount on Form M1PR to see if you are eligible for a property tax refund.
You may be eligible for one or
File by August 15.If this box is checked,you owe delinquent taxes and are not eligible. $0.00
even two refunds to reduce your 2.Use these amounts on Form M1PR to see if you are eligible for a special refund. ❑ $0.00
property tax.Read the back of this .a. 3.Property taxes before credits $7,756.00 $8,110.00
statement t0 find out how to apply. 4.Credits that reduce property taxes A.Agricultural and rural land credits $0.00 $0.00
l:l B.Other Credits $0.00 $0.00
Property Address: I-- 5.Property taxes after credits $7,756.00 $8,110.00
ss50 osGOOD AVE N 6.WASHINGTON COUNTY A.County General $810.56 $855.90
STILLWATER MN 55082 B.County Regional Rail Authority $4.03 $4.01
7.CITY OF OAK PARK HEIGHTS $1,823.17 $1,960.76
Property Description: 8.State General Tax $1,604.73 $1,580.79
sT CROIX MALL P U.o.2ND ADD La a Beak 2 0 9.ISO 834 STILLWATER A.Voter approved levies $752.72 $789.83
I B.Other Local Levies $445.71 $468.13
$ 10.Special Taxing Districts A.Metropolitan Council $21.74 $20.55
g B.Metropolitan Council Transit S29.81 $34.90
4 C.Metropolitan Mosquito Control $11.08 $11.91
D.County CDA $37.70 $40.23
iE.Fiscal Disparities $2,208.32 $2,336.53
0
I i.Non-school voter approved referenda levies $6.43 $6.46
12.Total property tax before special assessments $7.756.00 $8,110.00
13.Special assessments $0.00 $0.00
14.TOTAL PROPERTY TAX AND SPECIAL ASSESSMENTS $7,756.00 $8,110.00
Please fold on perforation BEFORE tearing
PAYABLE 2025 2nd HALF PAYMENT STUB the Detach atdenvelope
perforation&mail this stub with your 2.haft payment in
the enclosed envel
ComMlrid
TO AVOID PENALTY PAY ON OR BEFORE:October 15 SECOND HALF TAXAMT
(Property ID: 04.029.20.12.0024 Bill#:3144415 ) $4,055.00
1111111111111111111111111111111113111111111111111111111111 paymentNo Receipt sent Your canceled check is proof of
Do not send postdated checks
Taxpayer: MAKE CHECKS PAYABLE TO: ❑ CHECK ❑ CASH
STILLWATER CROSSING LLC
ATTN RMA REAL ESTATE SERVICES 11lllliiiiiilrlrlrlll111rl1111l111r111rllllul ..lI1I"11110
5402 PARKDALE DR#105
SAINT LOUIS PARK MN 55416 WASHINGTON COUNTY
P.O.BOX 200
STILLWATER MN 55082-0200
0402920120024 2 00000000405500 9
Please fold on perforation BEFORE tearing
PAYABLE 2025 1 st HALF PAYMENT STUB tthhea enclos d eat perfn elope ation&mail this stub with your 1 half payment in
eComm/Ind
TO AVOID PENALTY PAY ON OR BEFORE:May 15 FIRST HALF TAX AMT
(Property ID: 04.029.20.12.0024 Bill#:3144415 ) $4,055.00
II IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I III pNo ayment.e proof of
Do not endpost postdated checks.
Taxpayer: MAKE CHECKS PAYABLE TO: ❑ CHECK E CASH
STILLWATER CROSSING LLC
ATTN RMA REAL ESTATE SERVICES llllllIllrllIrI.I'IIIlll.I1111I111r111.111iilrruIIliimilIlllll.
5402 PARKDALE DR#105
SAINT LOUIS PARK MN 55416 WASHINGTON COUNTY
P.O.BOX 200
STILLWATER MN 55082-0200
0402920120024 1 00000000405500 1 rrw,
98974 2/5
y • K. r ;..w If you owned and occupied this property as your homestead on January 2,2025.you may qualify for one or both
•� I of the following homestead credit refunds
$$$ REFUNDS I Property Tax Refund-If your taxes exceed certain income-based thresholds.and your total household
income is less than$139,320.
You may qualify 2. Special Property Tax Refund-If you also owned and occupied this property as your homestead on
for one or both January 2.2024 and both of the following are true
refunds from the • The net property tax on your homestead increased by more than 12%from 2024 to 2025.
• The increase was at least$100 not due to improvements on the property.
State of Minnesota "rir Form M1PR and instructions
based on your 2025 Minnesota Tax Forms
Property Taxes. w`n'w revenue.state,mn us )651)296-3781 = ! Mail Statwn 1421
Ql St.Paul.MN 55146-1421
Make sure to provide your Property ID Number on your VIPP to ensure prompt processing.
2025 2026
May June July Aug Sep Sep Oct Oct Nov Nov Dec Jan Penalty for Late Payment of Property Tax:
Property Type: 16 1 1 1 1 3 1 16 1 18 1 2 If you pay your first half or second half property tax
Homesteads and Cabins - after the due dates,a penalty will be added to your
•.st Half 2% 4% 5% 6% 7% • 8% 8% 8% 8% 10% tax.The later you pay.the greater the penalty you
2nd Half . . . . . . . 2% 4% 5% 7% must pay.The table shows the penalty amounts
hod,.Unpaid . . . . . . . .. .. . .... .... added to your tax if your property taxes are not paid
Agncuttural Homesteads before;he date shown.
'st Half 2% 4% 5% 6% 7'0 8% 8% 8% 8% 8% 10% Personal Property Located on Leased
2nd.Half . . . . . - - • 2% 4% 6% Government-owned Land:Taxes may be paid
Both Unpaid . . . . . . . . . .. ..A 8% in two installments due at the same time as real
Nonhomesteads property taxes.These taxes are subject to the same
1st Half 4% 8% 9% 10% 11% • 12% 12% 12% • 12% 14% penalty schedule and penalty rates as real property
2nd Half . . . . . 4% 8% . 9% 11% taxes.All other personal property taxes are due in full
Both Unpaid . . . - • 8% 10% • 10.5% 12.5% on or before May 15.2025.
Agricultural Nonhomesteads Note to manufactured homeowners:
1st Half 4% 8% 9% 10% 11% - 12% 12% 12% 12% 12% 14% The title to your manufactured home cannot be
2nd Half . . . . . . . . . ..-I 8% 10% transferred unless all current year and delinquent
3c;r... . . . . . • - - 8% 10% 12% personal property taxes are paid at the time
Personal Property 3 . 8% 8% 8% 8% - 8% 8% 8% 8% 8% 8% o`'ransier
Manufactured Homes
- 8% 8% 8% 8°'° 8% 8% 8%
l . . . - . 8% 8% 8%
The Senior Citizen Deferral Program crondes a ow-nterest:oar to senior citizens having difficulty paying property
axes This:s not a tax forg veness orogram no,vever the orogram
• Limits the maximum amount of property tax paid to 3%of total household income.and
SENIOR CITIZEN • Ensures the amount of tax paid remains the same as long as you participate in this program
To be eligible you must file an application by November 1,2025 as sell as
PROPERTY TAX 1. Be at least 6.5 years old,
2. Have a household income of$96.000 or less and
DEFERRAL 3. Have lived in your home for at least 5 years.
To learn more and find an application for this program or to file an on-line application.go to www,revenue.state.mn.us
and type"deferral into the search box.You may also call the Senior Deferral Administrator at 661)556-4803 to have the
information mailed to you.
Available online,all the time!Access our Washington County website at www.washinotoncountvmn.gov
Select the Property Taxes tab to pay your property taxes online or to access your property tax information.You may pay your property taxes by
e:•n_ „_da card ectroroc creek
2 Select the NOTIFY ME tab to subscribe to receive an email payment reminder each May and October.
Please fold on perforation BEFORE tearing
THIS STUB MUST ACCOMPANY SECOND HALF PAYMENT
Pay on or before the due date to avoid penalty
Please note:
1. Be certain this statement covers your property.Washington County is not responsible when taxes are paid on the wrong property.
2. Do not send post dated checks.Checks cannot be held for any reason.They will be processed when received.
3. Mailed payments must be postmarked on or before the due date.
4. Visa.MasterCard,Discover and eChecks are available as payment methods online at www.washingtoncountymn.gov
This is the only statement mailed to you.If you refinance or discontinue paying your taxes with your mortgage payments,
it is your responsibility to contact our office to determine any taxes remaining due.
Please fold on perforation BEFORE tearing
THIS STUB MUST ACCOMPANY FIRST HALF PAYMENT
Pay on or before the due date to avoid penalty
Please note:
1. Be certain this statement covers your property.Washington County is not responsible when taxes are paid on the wrong property.
2. Do not send post dated checks.Checks cannot be held for any reason.They will be processed when received.
3. Mailed payments must be postmarked on or before the due date.
4. Visa.MasterCard,Discover and eChecks are available as payment methods online at www.washingtoncountymn.gov
This is the only statement mailed to you.If you refinance or discontinue paying your taxes with your mortgage payments.
it is your responsibility to contact our office to determine any taxes remaining due.
0807.1 2/5
— Payment History (Select to Expand)
Select the "Tax Year"link to View Tax Assessment Values for the entire tax year.
Bifl Receipt Amount
Tax Year Number Date Paid Paid By Number Paid
3144415 10/17/25 STILLWATER U25.25133 $4,055.00
CROSSING
LLC
3144415 5/16/25 STILLWATER U25.10167 $4,055.00
CROSSING
LLC
Julie Hultman
From: Adam Dalton <adam@collateralbase.com>
Sent: Tuesday, November 11, 2025 4:14 PM
To: Julie Hultman; Jennifer Pinski
Subject: Oak Park Heights, MN - CUP Application - Hash Brown LLC
Attachments: Hash Brown LLC - Oak Park Heights CUP - FINAL.pdf
Ms. Hultman and Ms. Pinski,
Please see attached, the completed CUP application pertaining to cannabis retail use for the
applicant, Hash Brown LLC at 5950 N Osgood Ave, Suite 5956, Oak Park Heights, MN 55082. I am
noting that this application was submitted on Nov. 11, 2025, which would make it eligible for review at
the Dec. 2025 Planning Commission Public Hearing.
Do not hesitate to let me know if you need any additional items or corrections. To note, the required
$400 payment and the $1,000 to be put into escrow have been sent and should be received by the
City shortly. I hope you had a great and reflective Veterans Day.
Best,
Adam M. Dalton
Collateral Base - Operational Manager and Analyst
520-561-1198 I I I I ZJ 25 n i
520 W. Crawford St, C
Nogales, AZ 85621
Julie Hultman
From: Julie Hultman
Sent: Friday, November 14, 2025 9:47 AM
To: Adam Dalton
Cc: eric@midwestretailventures.com;tnoble@westreinc.com
Subject: Hash Brown LLC CUP Request - 5956 Osgood Ave. Nm.
Importance: High
Good-morning Adam-
I have spoken with both Tom Noble,whose signature is placed on the application as the Owner for the
above request. He advised me that he has not spoken or agreed to any additional cannabis retail use at
the Stillwater Crossings retail center outside of the one that the City has already approved.
The owner has also stated that they will not allow a second cannabis use in the retail center.
I am not sure where the signatures on the applications you provided derived; however, in light of the
communication from the ownership and their agent, I am unable to accept the application and its
submittal is rejected.
You pulled the application on behalf of your client for another space at this retail Center(14727 60th). I
will follow with a formal letter to you on both rejecting and acknowledging the cancellation of the
request. If any checks arrive from you, since you said they were mailed, these will also be returned.
I have copied the owner and agent both on this email.
Thank you,
Julie Hultman I Building Official
Planning & Code Enforcement
Office: 651.351.1661
1