HomeMy WebLinkAbout1999-04-08 NAC Memorandum NORTHWEST ASSOCIATED CONSULTANTS
' INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
Cpo
TO: Tom Melena
FROM: Daniel Licht / Scott Richards
DATE: 8 April 1999
RE: Oak Park Heights - Ryder Transportation CUP
FILE NO.: 798.02 - 98.07
BACKGROUND
Ryder Student Transportation Services is proposing to lease property at 5302 Stagecoach
Trail North for use as a storage and maintenance facility for up to 120 school buses. The
subject site was the former Junker facility and has been developed with four metal
buildings. The applicant is proposing to lease three of these buildings for storage, wash
bay, offices and bus repair and maintenance. Buses are proposed to be stored outside
of the buildings on a Class 5 surface.
^ The 10 acre subject property is located within the Stagecoach Industrial Park and is zoned
I, Industrial District. The general use of the site is allowed within this District, however, the
open and outdoor storage of buses requires consideration of a Conditional Use Permit
(CUP).
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Site Plan
Exhibit C: Traffic Study Information
Exhibit D: Engineer's Drainage Comments
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 6 1 2- 595-9636 FAX 6 1 2- 595 -9837
ISSUES ANALYSIS
Use. The proposed use of the site for storage, office, bus maintenance and repair (include
a wash bay) are all permitted uses in the I, Industrial District. The outside storage of
buses is a conditional use subject to the conditions outlined in Section 401.32. E.1 of the
Zoning Ordinance:
a. The area is fenced and screened from view of neighboring residential uses or if
abutting a residential district in compliance with Section 401.15.E of [the Zoning]
Ordinance.
Comment: The subject property is currently fenced. The elevation of the site is
higher than that of adjacent properties. However, the site plan and photos provided
with the application indicate significant vegetation surrounding the proposed storage
area that will be sufficient to screen the buses from view of adjacent property. The
applicant is proposing to add spruce trees along the south west corner of the
property to supplement existing vegetation. Additional new plantings should be
added to extend the landscape screen further west and north along the south
property line.
b. Storage is screened from the public right -of -way in compliance with Section
401.15.E of [the Zoning] Ordinance.
Comment: The existing and proposed vegetation on site will also screen the
proposed bus storage from view of Stagecoach Trail, based upon the site plan and
photos. The existing trees at the southeast corner of the property do, however,
interfere with visibility for access to the abutting parcel to the south. To correct this
issue, the applicant will remove existing vegetation close to the property line.
C. Storage area is grassed or surfaced to control dust.
Comment.' Section 401.15. F. 4. h.12 of the Zoning Ordinance requires all parking and
driveway areas to be hard surfaced, which has been interpreted as concrete or
bituminous materials. Further, Section 401.15. F. 4. h.17 requires perimeter concrete
curbing around all parking areas. The existing site is currently surfaced with Class
5 material, and is therefore considered non - conforming. As a change in use of the
site, the parking and circulation area should be brought up to standard, especially
since the durability of the existing surface will not likely be adequate over the long
term.
2
The applicant is proposing to maintain the Class 5 surface for the bus storage area,
as well as all parking and circulation areas due to the limited term of their lease for
the site. The City Council must make a policy decision if allowing the Class 5
material is appropriate or if the applicant and or property owner should be required
to meet the existing standards as a condition of redeveloping the site with a new
use.
At a minimum, the applicant and /or property owner should be required to install
bituminous surfacing with curb and gutter if the lease is renewed when it expires in
2002. A condition of approval will be therefore that the applicant surface all exterior
storage and parking /circulation areas with bituminous surface and curb and gutter
within three years, subject to staff review and approval. Further, Section
401.15.F.6 of the Zoning Ordinance requires a minimum 4 -inch base for Class 5
surfaces. The applicant /property owner will be required to maintain the Class 5 as
necessary to comply with this requirement.
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 401.15.13.7 of [the Zoning] Ordinance.
Comment: The applicant has submitted a photometric lighting plan that indicates
wall mounted lighting on each of the buildings, as well as freestanding signs at
locations throughout the storage area. The plan provides insufficient detail regarding
light intensity at the property line to verify compliance with the above referenced
section. The Zoning Ordinance requires that outdoor lighting not exceed an
intensity of 1.0 foot candles at the centerline of the public right -of -way or 0.4 foot
candles at a property line. Further all outdoor lighting must be shielded so as not
to allow illumination above a 90 degree cutoff. The applicant will be required to
provide a revised lighting plan, subject to City Staff review and approval to ensure
care is taken to shield glare from adjacent residential properties.
CUP Criteria. In addition to the above conditions, Section 401.03.7 of the Zoning
Ordinance directs the Planning Commission and City Council to consider the possible
adverse effects of the conditional use, with judgement based upon (but not limited to) the
following factors:
a. Relationship to the specific policies and provisions of the Comprehensive Plan.
Comment. The subject parcel is designated for highway business/warehousing
industrial uses by the Comprehensive Plan. The Comprehensive Plan anticipates
redevelopment of this area with business and light industrial uses.
3
b. The conformity with present and future land uses in the area.
Comment. The subject parcel is surrounded by the following uses:
North: Residential, zoned R -2 District; guided residential
East: Institutional (prison); City of Bayport
South: Residential, zoned I District, guided industrial
West: Institutional (prison); Zoned O District, guided institutional
The existing vegetation on the site will buffer the proposed use to the residential
uses to the north and south. The storage area is at least 58 feet from the property
line of south residence and over 250 feet from any existing residential use to the
north. The proposed use is considered to be compatible with the adjacent
institutional uses.
C. The environmental issues and geographic area involved.
Comment. The application materials include statements regarding environmental
issues, which are summarized as follows:
• A Storm Water Pollution Prevention Plan is required to be approved by the
MPCA upon issuance of a CUP.
• The applicant has discussed stormwater sedimentation issues with the DNR.
Based upon these discussions, the applicant will modify existing storm water
catch basins to minimize sedimentation loading. These improvement will be
subject to review and approval of the DNR.
• The applicant must apply for a Hazardous Waste Generator permit for
handling of motor oils, gasoline, etc, from the EPA, following approval of a
CUP.
• The applicant has provided testing documentation completed by OSHA from
an existing facility that indicates no significant air pollution.
• The applicant has provided a video documenting noise levels at an existing
facility as comparable or less than the noise levels of general traffic.
d. Whether the proposed use will tend to or actually depreciate the area in which it is
proposed.
Comment: As a planned industrial area, the proposed use will not be expected to
depreciate area property values.
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e. The impact to the character of the surrounding area.
Comment: Industrial use of the subject parcel is anticipated by the Comprehensive
Plan. The existing and proposed vegetation on the site will serve to mitigate any
negative impacts to exisitng development. As such, no negative impact to the
surrounding area is anticipated.
f. The demonstrated need for such use.
Comment: The space needed to store the 920 buses necessitates outdoor storage.
g. Traffic generation in relation to the capabilities of streets serving the property.
Comment: The applicant has submitted a traffic analysis regarding the impact of the
proposed bus facility to Stagecoach Trail. The study concludes that Stagecoach will
continue to function at "A" classification levels with the additional traffic of the bus
facility based upon present and projected 2020 traffic volumes. The only other
significant issue is access to Stagecoach Trail from the abutting property to the
south being impeded by existing vegetation. As noted above, the applicant will
remove existing vegetation to alleviate the situation. The traffic study is subject to
review and approval of the City Engineer.
h. The impact upon existing public services and facilities including parks, schools
streets, and utilities and the City's service capacity.
Comment: The proposed use will not negatively impact City service capabilities.
I. The proposed use conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.)
Comment. These factors will be evaluated in subsequent paragraphs.
Setbacks. The parking /storage areas are required to be setback a minimum of 10 feet
from any street or 5 feet from side or rear lot lines pursuant to Section 401.15.F.4.h of the
Zoning Ordinance. The parking /storage areas are setback 11 feet from Stagecoach Trail
and at least 18 feet from a side or rear lot line.
Parking. Parking requirements for bus facilities are not outlined in the Zoning Ordinance.
The submitted site plan indicates a total of 117 parking spaces. There are 113 bus
storage spaces. As such there is one parking stall per bus stall, plus four additional stalls.
Beyond the stalls indicated on the site plan, there is sufficient area on site to accommodate
additional parking, if necessary. A more detailed evaluation of parking will be completed
at such time as the parking /storage areas are surfaced.
5
• •
Adequate circulation is provided for automobile traffic. The drive aisles provided for the
bus storage areas may still be narrow for the applicant's 39 foot buses. However, in that
this area is for use by the applicant, staff does not consider this to be a significant issue.
Grading and Drainage. The site plan submitted by the applicant includes existing spot
elevations for the site. The City Engineer has commented that at such time as the storage
and parking areas are surfaced, on -site ponding will need to be provided as illustrated on
Exhibit D. The applicant is proposing to replace an existing storm drainage pipe. This
improvement and all grading and drainage issues are subject to City Engineer approval.
CONCLUSION AND RECOMMENDATION
The proposed bus facility, with conditional outside storage of buses, generally satisfies the
criteria for such uses. The subject site is planned and zoned for industrial uses. The
existing vegetation surrounding the developed portion of the site will serve as a buffer to
adjacent properties, especially those to the north and south. Further, the information
provided by the applicant demonstrates that the proposed use will have no negative
impacts to traffic, air quality, noise or pollution issues. As such, our office recommends
approval of the following motion:
• Motion to approve a Conditional Use Permit to allow open and outdoor storage of
school buses at 5302 Stagecoach Trail. subject to the following conditions:
1. Not more than one hundred twenty (120) buses shall be stored on -site.
2. Additional plantings should be provided in the southeast corner of the
property along the south property line, subject to City Staff review and
approval.
3. The existing vegetation along the southwest property line is removed, as
indicated on the site plan, to provide traffic visibility for the abutting property.
4. MPCA apprroval of a Storm Water Pollution Prevention Plan.
5. Modification of existing storm water catch basins to minimize sedimentation
loading shall be subject to review and approval of the DNR.
6. The parking and storage areas shall have a minimum Class 5 surface as
required by the Zoning Ordinance.
6
0
7. All parking and storage areas are surfaced with bituminous material and
concrete curb by 31 December 2002. Grading and drainage plans for
surfacing the parking and storage areas shall be submitted no later than 30
August 2002 and shall be subject to review and approval of City Staff.
8. A revised lighting plan shall be submitted indicating light intensity to the
property line, subject to City Staff review and approval.
9. MPCA requirements regarding liquid bulk storage and waste handling be
shall complied with.
10. The applicant receive EPA approval of a Hazardous Waste Generator
permit, a copy of which shall be provided to the City.
11. All grading and drainage issues shall be subject to review and approval of
the City Engineer.
12. Comments of other City Staff, the Planning Commission or the City Council.
pc. Kris Danielson
Bruce Dischinger
7
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PRELIMINARY
PARKING LA YO UT
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FOR: .. Q•� .4 ,.. �/ /,
OAKPARK, LIS -` I
324 SOUTH MAIN STREET C Q
STILLWATER, MINNESOTA 55082
FEE
RYDER STUDENT TRANSPORTATION
1530 BREWSTER STREET
ST. PAUL, MINNESOTA 55108
TENANT
I
NOTE:
1. BASE PLAN IS A BOUNDARY AND TOPOGRAPHIC SURVEY
PREPARED BY JOEL T. ANEZ, DATED 12/2/96
2. AUTOMOBILE PARKING STALLS ARE 9' X 20';
BUS STALLS ARE 11' X 40'
\ I
3. EXISTING STORM SEWER SHOWN WAS ADDED TO THE
TOPOGRAPHIC BASE PLAN BY MIDWEST LAND SURVEYORS / \
AND CIVIL ENGINEERS, INC., FROM FIELD OBSERVATION. /� 1
THE SIZE AND LOCATION ARE APPROXIMATE ONLY.
- 771 - -- -- `
77. _____`
Scale: i = 40, - - - -
LE N
+ ,moo
EXISTING
Cl Denotes Catch Basin
- i - _j Denotes Concrete Surface
C Denotes Fire Hydrant , g A ( I III ♦ y
O Denotes Light Pole J + °° (EXISTING 1.5' - 3'
i
,^ __ TREED BERM
m Denotes Sanitary Monho /e /; � 1
® Denotes Manhole I X50 n ' _____ / �_` �� ,VIc ~
d , _ _
=ms ":g 1, I
wle Denotes Utility Po /e � °
i90
w Denotes Water Valve -------
Denotes Well
e � T
1 I
-- Ise - -- Denotes 1 Foot Contour Interval 1 15
r
0y
760- -- Denotes 10 foot Contour lnte -1 / -- -- -- "
Denotes spot elevation ' _ -�
j 0 1
RCP_Denotes storm sewer � l e },� 'MS +I�
PROPOSED
Parking Stotts
Number of Parking Sto //s - ® B0
vo
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6' -B' Toll Spruce
ti 197 11•TSxi:' Wi \ I •
°p 20' Pole Mounted Light I + ,*' e -"
• catch Basin \ 1, +',` +'• N � b
4
25,000 SF.3, i ,j
� C �'�� ,, ♦'' ' I ���� I } , it w i
METAL +� �,+ .,F ^'r u� m
RE -usE Ensnxc wsnxG, nArw Ensnxc cRAOC \\ y ; �� I(.'.1 BUILDING
sECn' Ca
OUES xo?NEMATE neaucx \ + ° , ' / +. a , ♦� Y ° + • - . W Q
As sT�R uW x /��������� // \ \ \ \ / / /��� ` REMOVE EX. CB f ,� ( + ° T I
rws a wxcs ^ CONS 1. CB OVER EX
A. QXAx
- i
xao - PIPE
W CE55 -1 FRCM \ ,�, g, e , A .° • i +` g 0
soE Or Rxcs rro xr RIM= 779.07
Sx us PENT TTEO INV E & W =773.07 + +(^ ,,y ♦� I + ,O °` -
�' INV SUMP= 769.07►
+' (SEE DETAILS)
it
PRECAST RENFMCES ce sccnoxs METAL s , r m II+ -.
T.M a
(AS , BUILDING
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MNT eEr DI PRECAST WCMMs sxAU _ '� ` y'LC 24"
USE O-RING RUN ER cA—T —104 i 1 + - e• °mi
ro ASTx c- J STORM SEWER OUTLET - - _ �• {}�1.
M (CONFIRM LOCATION +1p
.\ y & ELEVATION) Enstiny ce. \ ��m - gym' e ,�o , 4 _ _ 11 '�
Rrm ]]9.0]
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roR Jf WC PURPOSE
AAO eoTrai .�Po ,�?1 -•._ +• y I 1.
NOTE: CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE STANDARD �\ +. , �F. � �_, 1 ^g I META 2a ' +� in u
SPECIFICATIONS OF THE CITY OF OAK PARK HEIGHTS. BACKFILL SHALL T"p .�,° BUILDIN
BE COMPACTED TO A MINIMUM OF 1005 MAXIMUM DENSITY AS DETERMINED
BY "STANDARD PROCTER" TESTING. >4 +. \ + P� r / °'i.T7. }.,
SUMP CATCH BASIN
NO SCALE
i
a ,
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9
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A „+ 5 5807
--•--- ---- --
I hereby certify that this plan, specificotion or \ e `I p• ° I I
report was prepared by me or under my direct '
supervision and that I am o duly registered } °u
Professional Engineer under the laws of the '` ''• \\ ° , re ' T I
State of Minnesota. I ` ,'a
EXISTING 0.8' - 1' TREED BERM RIM-77 .B8 I + l y o
------------ — _— ---------- ----
David L. Putnam, P.E.
Dote ------- Registration No. _13432_ — _
I 1 /
I --EXCEP TION - -
� I I MIDWEST
Land Surveyors & Civil Engineers, Inc. I I I l
199 Coon II Bbd.
Coon B.pla Ma. 56499
Ph. BIB- ge i -e909 P.n: e18- 78e -9206
-n Job No. 98 -299 Book -Pys Ac.d m. 98 -299A
X ® 1999 -Mid —t I.,nd S—y— k Cl♦tl 9,4in —, Inc. - All RIgh4 Res,md
2
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TRAFFIC FLOW
The greatest number of buses to come and go on this proposed site is the 90 route buses
schedule for the Stillwater Area School District on regular school days. On a normal day
of operation, the first school bus leaves the site at 5:45 A.M. Buses continue to depart for
their morning school runs through 7:15 A.M. The heaviest times of departure are between
6:00 A.M. and 6:30 A.M. The buses begin returning from the morning assignments at
8:20 A.M. and continue until approximately 9 :45 A.M.
Currently, 30 of these buses (35 %) do not return during the midday because of regular
assignments that keep them on the road. In addition, some of the drives have been
authorized to "park out" at their place of residence between routes. This means that a
significant number of the 90 buses that leave the site in the morning do not return until
after their afternoon (P.M.) assignment.
In the afternoon, those vehicles that return to the site between A.M. and P.M. routes begin
to leave the facility at 1:30 P.M. and continue departures through 2:15 P.M. Upon
completing afternoon route assignments, buses begin returning to the site at 3:45 P.M. and
continue through 5:00 P.M.
The Stillwater Area School District encompasses neighborhoods north to and including
Withrow and Marine on the St. Croix, and south to and including Afton and Woodbury.
Because of the vast size of the District and school locations, routes are designed to begin
at the perimeters of the District and flow toward the schools. In the afternoon, this pattern
is reversed, dropping passengers as the bus leaves the school and moves to the perimeter.
As a result, when buses leave the yard in the morning, they are dispersing from the site at
many different times and in many different directions. Conversely, in the afternoon the
variety of last drop sites and times dictates that arrival times back at the bus facility are
spread over a period of time and from all directions. This type of routing eliminates any
potential for heavy traffic congestion.
EXHIBIT C
Mr.'Bruce Dischinges -8- 0 March 3, 1999
CONCLUSIONS
Based on the information presented in this report, we have developed the following
conclusions:
• Though the volume on Stagecoach Trail will increase with the proposed bus
facility, Stagecoach Trail will operate at level of service A both without and
with the proposed development. This high quality level of service is provided
presently and will continue through the year 2020. The proposed Ryder bus
facility will not cause any significant increase in delay for motorists using
Stagecoach Trail.
• The existing sight distances along Stagecoach Trail for the driveways serving
the residence just south of the Ryder site do not meet current State standards.
• These existing sight distances could be improved significantly if vegetation
along Stagecoach Trail is cleared both on the Ryder site just north of the.
property line and on the subject residential property.
• Another implication of the Ryder development from a sight distance
standpoint is that many of the site trips will be buses, which are easier to see
than most other vehicles because they are wider and higher.
On an overall basis, we are confident that the Ryder bus facility will not cause congestion
or safety problems on Stagecoach Trail. The Ryder organization can in fact create a
safety improvement if they are willing to clear vegetation in their southeast corner in
order to improve sight distances along Stagecoach Trail for the residential property owner
just south of the Ryder site.
BONESTR00 ROSENE ANDERLIK 6516361311 04/01/99 09:57 :01/02 NO:34
14 • •
Fax Transmis :
Date:
To: Mr ..G...J
Fax Number: t./ L - 5 5s� - 9 A 3 7 Our File No:
_- SS - 9y- o00
Organizatlon: Pages to Follow: I
Subject 2L der Side D N Original Will Follow in Mail: Yes No •�
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Note to Addressee: If you did not receive all of the pages in good condition, please advise sender at
Your earliest convenience. Thank You.
Bonestroo, Rosene, Anderllk and Associates
2335 West Highway 36 . St. Paul, MN 55113 ■ Phone: 612-636-4600 ■ Fax 612 - 636 -1311
-------------------- ----------- --- - ----- For OftlCe Use Only
Fax then mall: Yes No
Urgent tax Immediately: Yes No
Call to confirm tax was received: Yes Fax and r .
Make copies for: Re Inalsaiehela�rr Yes_ l- (�
. Others C� (Q -- ---�•
Fax copies to (more than one).
Other:
FXHIBIT D
BONESTR00 ROSENE ANDERLIK 6516361311
04/01/99 09:57 rg :02/02 NO:341
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