HomeMy WebLinkAbout2008-04-30 NAC Planning ReportPLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 30, 2008
RE:
pr 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners(c_Pnacplanning.com
FILE NO: 798.02 — 08.04
BACKGROUND
Barbara Stephan of Stephan Stagecoach Property LLC at 5280-5302 Stagecoach Trail
North has made an application for a conditional use permit to allow open and outdoor
storage of equipment and materials at their operation located at 5302 and 5296
Stagecoach Trail North. This is the site formerly occupied by First Student Inc. for
school bus storage and repair operations. The conditional use permit application has
also included the allowance for Stillwater Area Schools to lease a majority of the site
and the buildings at 5280 and 5288 to allow for exterior storage of buses. The previous
conditional use permit for outdoor bus storage for Ryder Student Transportation
Services that was approved in 1999 and amended in 2001 for First Student has now
expired.
The property is zoned 1, Industrial District. Open and outdoor storage is a listed
conditional use permit within that district. The landscape business and school bus
office/repair operations that are internal to the existing buildings are permitted uses in
this district.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
ENCLOSURE 4
NORTHWEST ASSOCIATED CONSULTANTS, INC.
Oak Park Heights — Stephan Stagecoach Property LLC —
Open and Outdoor Storage Conditional Use Permit for
Horticultural Services and School Bus Storage
Site Plan (narrative exhibit C)
Fuel Tank Details (narrative exhibits F, GI & G2)
Project Narrative (narrative exhibit A is part of exhibit B & Planning Report Exhibit 6)
Trash Enclosure Picture (narrative exhibit E)
Access Permit — Washington County
Exhibit 6:
Exhibit 7:
Exhibit 8:
PROJECT DESCRIPTION
1999 Conditional Use Permit for Bus Storage (narrative exhibit 8)
Site Photos (narrative exhibit D)
Memo From City Arborist
Commercial Landscape Business. Horticulture Services LLC is a company
headquartered out of Scandia, Minnesota that provides commercial landscape services
including landscaping and irrigation maintenance, as well as seasonal color plantings.
The landscape business seeks to continue operations out of the buildings at 5302 and
5296 Stagecoach Trail North and to allow for the outdoor storage of equipment and
materials. The site plan, found as Exhibit 1, indicates the area of the site to be occupied
by the landscape business and where the materials are to be stored. The applicant has
indicated a desire to add a covered shed, behind 5302, that would provide salt storage
and pallets of bagged fertilizer. The applicant will need to clarify the proposed location
of this shed. The building plans and details of this shed would need to be approved by
City staff.
The application requests the conditional use permit to store the following landscape
maintenance equipment and materials outdoors:
O A maximum of nine 26 foot and four 14 foot landscape trailers.
• A maximum of six trucks ( to 2 ton size).
O A maximum of four skid steer loaders or landscape tractors.
O A maximum of six landscape implements such as rota - tillers, turf aerators, and brush
chippers to be stored to the west of the 5302 building.
O A maximum of three 9% foot snow plows (pickup truck size) to be stored to the west
of the 5302 building.
O A maximum of 12 pallets of bagged lawn fertilizer or ice melt to be stored directly
behind (west) of the 5302 building. Bags will be palletized, unopened, and shrink
wrapped.
School Bus Operations /Storage. The site plan and narrative indicate that 5288 and
5280 Stagecoach Trail North and a majority of the site would be occupied by a bus
transportation company that would sub -lease the space from the School District. The
bus company has not been identified at this time. The company would have offices and
conduct repair activities in the buildings. The current application requests permission to
park a maximum of 100 school buses outdoors. The previous conditional use permit
allowed for a maximum of 120 buses.
Above Ground /Outdoor Storage of Fuel. The applicant proposes to place an above
ground storage tank with a fueling island as indicated on the site plan. There would be
one 14,000 gallon tank containing diesel and gasoline. All Federal, State, County, and
City requirements for storage and dispensing motor fuels would be complied with. The
City shall require the applicant to screen the tank on all sides with a fence, to be
approved by the City, or bury the tank underground.
2
ISSUES ANALYSIS
Conditional Use Permit Criteria. The outside storage of Landscape materials and
equipment, buses and fuel storage is a conditional use subject to conditions outlined in
Section 401.32.E.1 of the Zoning Ordinance:
a. The area is fenced and screened from view of neighboring residential uses or if
abutting a residential district in compliance with Section 401.15.E of the Zoning
Ordinance.
As part of the approvals in 1999, the applicant was required to provide additional
trees, especially on the south end of the site adjacent to Stagecoach Trail North.
Additionally, trees were required south of the Bell property. Staff observation of
the site indicates that there are gaps in the screening trees along Stagecoach
Trail, especially on the south end of the site. Additionally, some of the evergreen
trees on the north end of the site along Stagecoach Trail have died and will be
required to be removed and replaced. The applicant has provided a landscape
plan indicating the removal of trees and the trees to be replaced. All changes to
the landscaping shall be subject to review and approval of the City Arborist.
b. Storage is screened from the public right -of -way in compliance with Section
401.15.E of the Zoning Ordinance.
With replacement and the addition of additional trees in the berm along
Stagecoach Trail North, the site will be adequately screened from the public
right-of-way.
c. Storage area is grassed or surfaced to control dust.
The site was previously required to be paved and provided with curb and gutter
to address surface runoff.
d. All lighting shall be hooded and so directed that the Tight source shall not be
visible from the public right -of -way or from neighboring residences and shall be in
compliance with Section 401.15.B.7 of the Zoning Ordinance.
Previously, lighting was installed on site in compliance with requirements of the
Zoning Ordinance. If any additional lighting is added to the buildings or site, it
will need to be in compliance with the Zoning Ordinance.
e. The provisions of Section 401.03.A.3 of the Zoning Ordinance are considered
and satisfactorily met.
Staff has reviewed the criteria and, based upon the fact that the bus operation
had previously occupied the site without major incident; the conditional use
permit should be considered for approval.
3
Environmental. The existing conditional use permit required the submittal and
approval of a Stormwater Pollution Prevention Plan by the Minnesota Pollution Control
Agency (MPCA). That permit is in place and on file with the MPCA. A Spill Prevention
Control and Countermeasures Plan (SPCC) is required for any facility with above
ground site storage facilities for petroleum exceeding 1,320 gallons. Once installed (if
approved by the City), the plan is submitted to the Environmental Protection Agency
(EPA). The plan is reviewed and kept on file by the EPA. The MPCA will also require
submittal of a Notification for Above Ground Storage Tanks once the tank is installed.
The City will require the applicant to receive a building permit for the tank installation.
Trash Storage. The site plan indicates trash and recycling enclosures adjacent to
Buildings 5302 and 5280. The enclosures shall be constructed of cedar fencing with
doors. The proposed enclosures shall be adequate for this site.
Noise. In 1999, when the bus storage proposed was first discussed, there was
considerable concern related to adding of buses and the back up warning systems on
the buses. As a result, conditions related to requiring all buses to be backed into their
respective parking spaces at the end of the day and requiring block heaters and heater
plugs on all buses will again be required.
Hours of Operation. The project narrative, found in Exhibit C provides a detailed
summary of the hours of operation for the landscape maintenance contractor and the
bus contractor. The Planning Commission and City Council should review the proposed
hours and comment if any additional conditions shall be added to this approval.
Parking. Parking requirements for bus facilities and landscaping service businesses
are not outlined in the Zoning Ordinance. The submitted site plan indicates a total of
112 bus parking spaces and 113 car spaces. With a maximum of 100 buses proposed,
there is more than adequate space for both the landscape business and for bus storage
and bus driver parking. Adequate circulation for fuel deliveries and bus traffic is
provided on site. The plan indicates a common area that will be kept open for vehicle
circulation.
Grading and Drainage. With the previous addition of curb, gutter and adequate
stormwater drainage facilities, there are no issues with the landscape business or bus
operations. The City Engineer shall approve any changes, if proposed, to the
stormwater drainage for the site.
Landscaping and Signage. The parking lot lighting approved in 1999 has not
changed. One additional Tight is proposed at the outdoor fueling station. All existing
and proposed light shall be in conformance with the lighting standards as specified in
the Zoning Ordinance.
4
CONCLUSIONS /RECOMMENDATION
The outside storage of landscape equipment and materials and the outdoor storage of
buses proposed for this site generally satisfies the Zoning Ordinance criteria for such
uses. The subject site is planned and zoned for industrial uses. With addition of the
additional screening as proposed, the site is well buffered to adjacent properties. With
the conditions of approval, the proposed use should have a minimal impact to traffic,
noise, air quality, or other pollution issues. The conditional use permit for open and
outdoor storage is recommended with the following conditions:
1. The number of buses allowed on site at any one time shall not exceed 100.
2. Any plans for a covered shed to the rear of 5302 Stagecoach Trail North shall be
approved by City staff.
3. All employees dispensing fuel shall receive training for proper fueling techniques
including emergency spill response procedures.
4. The applicant shall submit a Notification for Above Ground Storage Tanks to the
MPCA once the tank has been installed.
5 The applicant shall submit a Spill Prevention and Control Countermeasure Plan
to the EPA and to the City.
6. The applicant shall receive and retain a Hazardous Waste Generators Service
from Washington County for the landscape business and bus operation.
7. The fuel tank shall be screened with a fence on all sides, as approved by the
City, or be completely placed underground.
8. The tree removal and replacement plan shall be subject to review by the
Planning Commission and approval by the City Arborist and City Council.
9. All signage and lighting existing and proposed for the site shall be compliant with
the Zoning Ordinance.
10. Any changes to the grading and drainage patterns of the site shall be subject to
the review and approval of the City Engineer.
11. Block heaters and heater plugs shall be installed on all buses operated out of the
facility at 5280 and 5288 Stagecoach Trail before commencement of operations.
12. An operations plan shall be developed and enforced, subject to the review and
approval of City staff, requiring that all buses shall be backed into their respective
parking spaces at the end of the days operation.
5
13. The plan for the hours of operation as developed by the applicant shall be
subject to the review of the Planning Commission and approval of City staff and
the City Council,
14. Annual review is hereby imposed as a condition of this permit. This permit shall
be reviewed on or about June 1 of each year and may be amended or altered in
the discretion of the City Council.
15. Any other conditions of the Planning Commission, City Council and City staff.
6
le antes
fire-resistant
aboveground storage
tank is manufactured
with a tight-wrap
double-wall design.
Standard features
include tested
1 -hour tire resistance,
built-in secondary
containment and
interstitial monitorine.
capability.
SIIPHAN STAGiff—OAC‘Pi L JP
l!i'LAIVIES111611.
Tested by SwRI to Comply with NFPA 30A-2000
Fire-Resistant Tank Requirements girl', te
_Am Institute
1
• Tested by Southwest Research Institute to SwRI 97-04
requirements for fire-resistant tank performance
• Complies with NFPA 30A-2000, Code fire-resistant tank
requirements
• Horizontal, vertical and rectangular designs available
• Double-wall design offers integral secondary
containment which can be tested for tightness on site
throughout tank life
• Diked design also available
• Interstitial space can be monitored for leak detection
PIEPA 30A-2GGO,
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for a period of not less
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sing a fire exposti j . _
'Mtilates a high i
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teniiity
• Support designs available for all seismic zones
• Primary storage tank and secondary containment
compatible with a wide range of fuels and chemicals
• Built to nationally-recognized STI standards with strict
third-party quality control inspection program
• Customized compartments can be provided for cost
effective multi-product storage
• Capacity ranges up to 50,000 gallons
• Available from a large network of STI licensed
manufacturers
The Flameshield° is available from an extensive group of ST1
fabricators who participate in the Steel Tank Institute's Quality
Assurance Program. Under the program, independent
quality control inspectors make unannounced visits to STI
members, ensuring fabrication to the highest possible standards.
' 441 1.11111111111.'
EXHIBIT 2
ST t--1 STA &)g..coptc.14 CUP i IT 6ii.
Flameshield® Fire-Resistant Double-Wall Aboveground Storage Tanks
SECONDARY
TANK
PRIMARY
TANK
INTERSTICE
SIDE VIEW
• STI Flameshiele and SwRI 97-04 labels
• 300 or 360° outer wall for secondary containment
• Variety of approved supports available
Hameshield Guideline Specification
A) General
I . Provide Flameshield® fire-resistant, double-wall
aboveground storage tanks.
B) Labeling
1. Tanks shall bear the Steel Tank Institute
Flameshiele fire-resistant, double-wall
identification label.
2. Aboveground tanks shall bear Southwest
Research Institute label for fire-resistant tank.
OPTIONAL
MANWAY
All you need in tanks!
MONITORING
PIPE
Steel
c511T1
Tank
A division of STI 1 SPFA
570 Oakwood Road Lake Zurich, IL 60047 Ph 847.438.8265 Fx 847.438.8766 Web vvww.steettank.com
• Capacity ranges up to 50,000 gallons
• Easily relocated
C) Product Description
I. Tanks shall be manufactured in accordance
with Steel Tank Institute Flameshield®, Standard
for Aboveground Fire-Resistant Tanks.
Aboveground tank primary and secondary
containment (inner and outer walls) are
Use the STI Technology Guide online for your next Flameshield® Specification!
manufactured in accordance with Underwriters
Laboratories UL 142, Standard for Steel
Aboveground Tanks for Flammable and
Combustible Liquids. Integral secondary
containment provides testability and access for
interstitial leak detection monitoring. Approved
supports are used for all horizontal double-wall
tanks.
3. (If needed) Supports are designed to meet choice
of seismic zone 1-4.
D) Manufacturer
1. Manufacturer shall be a licensed member company
of the Steel Tank Institute and subject to Steel
Tank Institute's Quality Assurance program.
1 2iO4-2.5M-I tem 4'150-50-0001
Conditional Use Permit Narrative
Submitted With the CUP Application by Stephan Stagecoach Property LLC
For 5280 — 5302 Stagecoach Trail N.
To
City of Oak Park Heights, MN
April 9, 2008
Revised April 25, 2008
In accordance with Ordinance 401.32.E.1, the attached application seeks a
conditional use permit at the above referenced property (Exhibit A) for the
outdoor parking of school buses and the outdoor storage of landscape
maintenance equipment and materials. The school bus contractor and the
landscape maintenance contractor are the only two tenants proposed to occupy
this site.
School Buses
A CUP, File # 798.02-98.07 (Exhibit B) was approved for school buses at this
same property on May 25, 1999. As part of the approval process for the 1999
CUP extensive site work was completed as per approved plans dated 9/21/99.
Such improvements included, but were not limited to, paving, curbing,
stormwater retention, grading, lighting, planting for screening and the addition
turn and bypass lanes on Stagecoach Trail N. The entire site, both paved and
green space, drains into two retention ponds located on the north side of the
property. The aforementioned CUP from 1999 allowed a maximum of 120 buses
to be parked outdoors. School buses were present on this site as recently as
2005.
The current application seeks permission to park a maximum of 100 school
buses outdoors (Exhibit C).
Landscape Maintenance Equipment and Materials
The current application also seeks permission to store outdoors (Exhibit 0):
• A maximum of nine (9) 26 ft. and four (4) 14 ft. landscape trailers
• A maximum of six (6) small to medium size trucks (3/4 to 2 1 /2 ton size)
• A maximum of four (4) skid steer loaders or landscape tractors
• A maximum of six (6) landscape implements such as roto-tillers, turf
aerators, and brush chippers to be stored to the west of the 5302 building
• A maximum of three (3) 9 % ft. snow plows (pickup truck size) to be stored
to the west of the 5302 building
A maximum of twelve (12) pallets of bagged lawn fertilizer or ice melt to be
stored directly behind (west) of the 5302 building. Bags will be palletized,
unopened, and shrink wrapped. Once a pallet of bags is opened, the entire pallet
will be moved indoors. No single bags or opened bags will be stored outdoors.
EXHIBIT 3
Stephan Stagecoach LLC
CUP Narrative
Page 2
April 9, 2008
Revised April 25, 2008
Screening
Finding 5e of the aforementioned CUP from 1999 states,
"The existing and proposed vegetation on the site will serve to
mitigate any negative impacts to existing development"
The trees present in 1999 are still present and they have grown in size. The
proposed vegetation cited in the earlier CUP consisted of new tree plantings
on the north and southeast of the property perimeter. These plantings were
installed in 1999 and the trees have subsequently increased in size.
Some of the screening trees present or planted in 1999 have died, are missing or
are degraded by disease. Exhibit C shows proposed planting of 33 replacement
spruce trees.
Included herein as Exhibit D are current photos of the existing screening as
viewed from the adjacent properties on the north, south, east and west.
Lighting and Signage
Parking lot lighting approved at the time of the 1999 CUP has not changed.
Intensities at the property line at that time were within City requirements. One
additional outdoor light is proposed at the fueling island. This proposed light is on
the far west center of the site and will not affect any neighbors.
No additional signage is proposed at this time.
Trash and Recycling
Locations of two trash and recycling enclosures are shown on Exhibit C. These
shall be constructed of cedar typical of that shown on Exhibit E. Enclosures shall
have doors.
Fueling Island, Above Ground Fuel Storage & SPCC
The proposed locations of a fueling island (Photo Exhibit F) and above ground
fuel tank are shown on Exhibit C.
One above ground fuel tank is proposed to service both tenants. The proposed
tank has a total capacity of 14,000 gallons and it shall be divided internally to
accommodate both gasoline and diesel fuels. Exhibits G and G2 comprise fact
sheets of the proposed tank. A steel reinforced concrete pad shall
Stephan Stagecoach LLC
CUP Narrative
Page 3
April 9, 2008
Revised April 25, 2008
be constructed as a tank base. For collision protection, eight inch diameter, 36
inch tall concrete bollards shall be installed 36 inches on center around the tank.
Owner will apply for all necessary City permits for the construction of the tank
base and fueling island.
The locations of the tank and fueling station were chosen:
1. To be as far as possible from the property lines
2. To be on level ground
3. To be separate from each other for increased operational safety
4. To allow fueling island to be accessible from both sides reducing or
eliminating idling or waiting times
MPCA rules will be followed regarding the registration of above ground fuel
tanks.
A Spill Prevention, Control and Countermeasure plan (SPCC) shall be developed
and implemented per City approval. A sample of a SPCC plan such as will be
submitted for this site can be viewed at
htp p: //e ne rgyfaci l ities . p uc. state. m n . usld ocu m e nts1191331Appe n d ix %200 %20S p i l
1 %20Prevention.pdf.
Hours of operation - Bus Contractor
Overall Hours of Operation: 5:30 AM — 6:00 PM Monday through Friday
Morning traffic consists of staff and drivers beginning to arrive at the terminal at
5:30 AM with 5 to 10 school buses leaving the premises at approximately 5:45
AM. The majority of the buses, 40 -50, will be leaving the terminal at
approximately 6:30 AM and the last of them leaving just after 7:00 AM.
School buses will return to the terminal after morning routes at approximately
9:30 AM with limited (8 -15) in and out traffic throughout the day for midday routes
and field trips. Employee vehicles leaving the location (30 -40) would be between
9:15 AM and 10:00 AM.
Afternoon traffic will begin at 1:00 PM with employees arriving at the terminal and
then the majority of school buses leaving the location at 2:00 PM.
Vehicles will be returning beginning at4:00 PM and ending just after the 5:00 PM
hour, with the bulk of returns at 4:30 PM. Employee traffic would coincide with
these times through 5:45 PM when all staff members have left.
Stephan Stagecoach LLC
CUP Narrative
Page 4
April 0, 2008
Revised April 25, 2008
Extracurricular activity vehicles operate in varying times from 2:30 PM until
approximately 10:00 PM, with the busiest days being Tuesday and Thursday
during the winter and spring sports seasons. Additionally, there are occasional
activity trips that run on the weekends at varying times.
Hours of Operation — Landscape Maintenance Contractor
Overall Hours of Operation:
April 1 — Nov. 31:
7:00 AM — 6:00 PM Monday through Friday
8:00 AM — 5:00 PM Saturday (average of only 5 Saturdays each
summer)
6:00 PM — 10:00 PM Monday through Friday — Mechanic's crew,
3 people
December 1 — March 31:
7:00 AM — 4:00 PM Monday through Friday — Mechanic's crew,
3 people
Snow or ice events: Plowing /salting parking lot, Monday —
Sunday - any time day or night, employees cars (10)
arriving and trucks (6) dispatched
;
March 17, 2000
John Thomas
Ryder Student Transportation
6O N. Main Street
Stillwater, MN 55082
ACCESS PERMIT NO 2000.02 FOR IMPROVEMENTS TO 5283 STAGECOACH TRAIL
NORTH ACCESS TO WASHINGTON COUNTY STATE AID HIGHWAY 21 (CSAH 21;
STAGECOACH TEL NORTH)
Dear Mr. Thomas:
2:00PM JC. iESLEY INVESTYEHTS hiCitiNay
DEPARTMENT OF TRANSPORTATION
& PHYSICAL DEVELOPMENT
116O MYGRON ROAD NORTH STILLWATER, MINNESOTA 55082-9573
651430.4300 Facsimile klachine 051.4304350
Enclosed is the approved permit for the change in use and associated roadway
improvements at the Ryder Student Transportation facility at 5288 Stagecoach Trail in Oak
Park Heights. The following Special Provisions apply to the permit:
• Our analysis of the trip generation figures for the facility indicated that turn and bypass
lanes need to be constructed for safe operation of this access. I met with David Putnam
of Midwest land Surveyors and Civil Engineers and discussed the design of the turn and
bypass lanes with him. It appears that a practical method of providing the necessary
roadway width would be to widen the road only on the east side. This is acceptable to
Washington County. We must approve the construction plans before any work may
begin. We will consider alternative designs if widening on one side only proves to be
Impractical.
• The turn lane construction may be delayed until the end of the 1999-2000 school year so
that the work may be done at a time that is less busy and disruptive to Ryder's
operations. Use of the access may begin at any time. AU paving, striping and
landscaping must be done by October 31, 2000.
• Removal of traffic markings and restriping in the area disturbed by construction are the
responsibilities of the permit holder. if the timing of the striping can be coordinated with
the County's regular striping schedule, we will paint the stripes at no cost to the permit
holder. Please notify us of the schedule of construction as soon as it is determined.
• All traffic control must conform to the standards of the Minnesota Manual on Uniform
Traffic Control Devices, including the Temporary Traffic Control Zone Layouts Field
Manual.
• We understand that the Citypf Oak Park Heights will require an escrow of funds as a
performance bond. We request that the City not release funds escrowed for this work
until the work is done to the County's satisfaction.
Please call me at 651-430-4312 if you have any questions or comments.
Sincerely,
Lk6
seph Lux
David Putnam, P. E., Midwest land Surveyors and Civil Engineers, Inc.
Chris Danielson, City of Oak Park Heights
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(I) (We), the undersigned, herewith maker application for permission to corts ct the access at the above 1Q ticn, said �rccess to be constructed to conform with the
FP
regulations of Washington County and to any special provisions included in the permit It is agreed that all work will be done to the satisfaotion of Washington County.
It is•fvrther agreed that no work in connection with this application will be stag until the application 4 approved and the permit issued. It is expressly understood that
this permit is conditioned upon replacement or restoration of the highway to its original or to a satisfactory condition_ It is further understood that this permit is issued
subject to the ap• ravel of incur city, village, or township authorities having joint supe i over aid s'• or highway.
10 r ,
Date
NOT 'WRITE BELOW THIS LINE
ACCESS DRIVEWAY PERMIT AUTHORIZATION
Performance Recoi inept
As a condition cf the permit, culvert is r q a uir d: [Yes ONo Ei toxin Sower Culvert Size x Culvert aprons required; OYe5 C3N'o
if the work is not completed by the date given on this application, the cost of complering unfinished construction by County forces may be deducted from the deposit,
In the event that construction has not started by this date, this permit becomes null and void and the persr h fee shall be forfeited and the deposit shall be rein dcd.
SPECS PROVISIONS: x ' eio' , •c ,"'."'""7 . / de :1
All work in be cvmgletetl i?y
Copies: OApplicant
D County Engi neat
Municipality
„ilforrro.drhvy.y•pe r Atv. 3/11196
Approved
+x'04 5'.
, • `•O•F F I • :USE • O N
County Road'
.....
... •'1. '1 ... . _.. ... r• :�rwrty� do
•' •
r• :' irimit • e ;• s• ffjl
rs a Building to r No
be constructed? OYcs (Type)
Distance from center of highway to front
of f`l uildin . 3O c _ feet
Exact location of present driveway to property
)%3Cn'th e0-64 C.01 el r Orc PAr Q
Signature of Applicant
Permission is hereby granted for the commotion of the driveway Is described in this application, said driveway to be constructed in accordance with all regulations of
Washington County and subject to the above requirements and special provisions.
1P r Authorized Signature Washington County public work Dept
r te/
TOTAL P.03
Date
Stephan Stagecoach Property LLC
CUP Application
Exhibit B
Ryder Transportation CUP, May 1999
EXHIBIT 6
AP r , Br 200s 1 :58PM „IC 'ESLEY IHVESTMEHTS I1\10
NAC 1
File No.: I 8aO2 -98.OI 7
Legal Description: (Washington County Geo. Code
Owner: Ryder Student Trans wortat on Services Inc
Address: 1530 Brewster Avenue
St. Paul MN 55108
Site Address: 5302 Sta
General Description
CITY OF OAK PARX HEIGHTS
CONDITIONAL USE PERMIT
�}
FOR
RYDER STUDENT TRANSPORTATION SERVICES, INC.
See Exhibit "A" attached hereto.
ecoach Trail North
oaf - IIe hts N1 55043
Present Zoning District: "I"
Permitted uses set forth in Ordinance
I. CONDITIONAL USE PERMIT FOR
401
Up.
Date Issued: May 25_, 1999
Section 401.32.E.1.
All uses shall be subject to the following conditions and /or
restrictions imposed by the City Council of the City of Oak Park
Heights.
A. Site to be used for bus maintenance, repair and storage (includes
wash bay) . Outside use or storage of buses is subject to this conditional
use permit.
B. Conditional use permit has been granted by the City Council. on May
25, 1999, subject to the following conditions
1. Not more than 120 buses will be stored on the site.
2. Additional plantings shall be provided in the southeast corner of
the property along the south property line, subject to the review and
approval of the Staff and Arborist.
3. The existing vegetation along the southwest property line is to be
removed, as indicated on the site plan, to provide traffic visibility for the
A: r, 8. 2008 1: 59P JC E SEEY I HVESTMEHT S I ANC . N0.8048 P. 10
abutting property.
4. MPCA approval of the Stormwater Pollution Prevention Plan.
5. Modification of existing stormwater catch basins to minimize
sedimentation loading shall be subject to the review and approval of the DNR.
6. All parking and storage areas shall be surfaced with bituminous
material and concrete curbing with stormwater retention systems being
installed by the applicant prior to commencement of operations on the site.
7. A revised lighting plan shall be submitted indicating lighting
intensity to the property line, the same being subject to the review and
approval of City Staff.
8. MPCA requirements regarding liquid bulk storage and waste handling
shall be complied with.
9. The applicant receive EPA approval of a hazardous waste generator
permit prior to commencing operations on the site with a copy being provided
to the City.
10. All grading and drainage issues shall be subject to the review and
approval of the City Engineer.
11. Applicant shall resolve all issues relating to any access permits
as may be required by Washington County Department of Public Works.
12. Additional plantings shall be provided along the north property
line, adjacent to the bus parking area, subject to the approval of the City
Staff and Arborist.
13. Block heaters and heater plugs shall be installed on all buses
operated out of the facility at 5302 Stagecoach Trail before commencement of
operations .
14. An operations plan shall be developed and enforced, subject to the
review and approval of City Staff, requiring that all buses shall be backed
into their respective parking spaces at the end of the days operation.''
15. A plan for the hours of operation shall be developed by the
applicant, subject to the review and approval of City Staff.
16. Annual review is hereby imposed as a condition of this permit.
This permit shall be reviewed on or about June 1, of each year and md9 be
amended or altered in the discretion of the City Council.
17. All additional fill that has been added to the property t 'the
south in the form of a berm and to the west towards the pond shall be removed
by the applicant as follows:
-2-
Or, 8 , 2008 1 : r, 9PM JC ISLE ' I PSIVESTMEICITS I NC N o . 2 48 P. 11
a. To the south, if desired by that property owner, with a retaining
wall installed at applicant's expense in lieu of the berm;
b. To the west by removal of the fill back to the original West
property line plus an additional 10 feet to act as a buffer.
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
Date : / /.7.2/9 7
Date: 9/.
CITY OF OAK PARK HEIGHTS
By
David Schaa
Mayor
Fes
Thomas Me l ena
City ' dmin±strator
By
Applicant /Permit f older
Date: By
Applicant /Permit Holder-
A r , 8. 2009 2:00PM JC 'ESLEY I HVESTMEHTS BC. C . No . 9 49 P. 12
EXHIBIT "Aj"
,,eSiMMEniesensammammezist
"
Parcel 1:
Parcel 2
a
i2,
ciz
41:7) 7
7
All that part of the NE 1/4 of the $W 1/4 of Section 3,
Township 29, Range 20, contained within the following
bounds, to-wit:
Beqinning at a point 30 et 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,
exce„Adin, therefrom the South 150 feet thereof.
6
The North 963.6 feet of the East 42 feet of the NE 1/4
of the SW 114 of section 3, Townshi..0 29 North, Rane 20
west, exceptin the following two tracts:
1 The North 232 feat of the East 165 feet thereof;
and
2. The South 262 feet of the North 494 feet of the
East 233 feet thereof.
r. 1
EXHIBIT 7
Julie Hultman
Fnzmn. K.D.VVidin[kdwidin@oomoamLnet]
Sent: Thursday, May O1.2OO87:35AM
To: Eric Johnson; Mark Vier ling (E-mail); Dennis Post ler (E-mail); Scott Richards; Jimmy Butler;
Judy Holst; Julie Hultman; Tom Ozzello
Subject: Stephan Stagecoach Property Landscaping
OPH Staff
|have reviewed the landscape plan, dated 4/25/08, for the Stephan Stagecoach CU.P.. They have depicted
replacement spruce (7) along the Stagecoach TraiI frontage and 27 along the N edge of the property (after removal of
existing poor quality spruce and Siberian elm).
The replacement trees should be "Black HiUs^whiba spruce or Norway opruma, not Colorado spruce, due to disease
problems with the latter.
Trees should receive supplemental water (hose at ground line) every week during lst two growing seasons, unless
more than 1/2 inch of rain falls during the week.
The Planting Detail is acceptable, though up to an inch of soil should be placed on the top of each root ball to cover fine
rootm, followed by 3 inches of shredded bark mulch.
Please forward my comments to the developer. Contact me if you have any questions regarding this review.
Kathy Widin
Arborist
City of Oak Park Heights
1
EXHIB 8