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HomeMy WebLinkAbout2008-05-08 PC Recommending ResolutionA RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARIS HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY STEPHAN STAGECOACH PROPERTY LLC FOR A CONDITIONAL USE PERMIT TO ALLOW OPEN AND OUTDOOR STORAGE OF EQUIPMENT AND MATERIALS FOR A LANDSCAPE CONTRACTOR AND TO ALLOW FOR THE OUTDOOR STORAGE OF SCHOOL BUSES SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Stephan Stagecoach Property LLC for a conditional use permit to allow open and outdoor storage of equipment and materials for a landscape contractor and allow for the outdoor storage of school buses; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: and and SEE ATTACHMENT B 3. The subject site is zoned Industrial District in which open and outdoor storage is a listed conditional use; and 4. The conditional use permit for First Student granted on May 25, 1999 to allow the outdoor storage of buses has expired; and 5. City staff prepared a memorandum dated April 30, 2008 reviewing the request for the conditional use permit; and 6. The planning report recommended approval of the conditional use permit for open and outdoor storage of equipment of materials for a landscape contractor and the exterior storage of buses with conditions; and 7. The Planning Commission held a public hearing at their May 8, 2008 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by Stephan Stagecoach Property LLC for a conditional use permit to allow open and outdoor storage of equipment and materials for a landscape contractor and allow for the outdoor storage of school buses and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval 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 License from Washington County for the landscape business and bus operation. 7. The fuel tank shall be screened with a fence on the west, north and south sides with a ten (10) foot cedar fence, as approved by the City. 8. The tree removal and replacement plan was favorable to the Planning Commission and subject to 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. 2 11. Block heaters and heater plugs shall be installed and utilized on all buses operated out of the facility at 5280 and 5288 Stagecoach Trail before commencement of operations. There shall be no excessive idling of buses on the site as determined by the City. 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. 13. The plan for the hours of operation as developed by the applicant was favorable to the Planning Commission and is subject to 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 City Council and City staff. Recommended b y g the Planning Commission of the City of Oak Park Heights this 8th day of May 2008. AT ' ST: '' J . Jo son, City Administrator 3 Michael Lilj eg ' - n, Chai Geo Coded 03.029.20.31.0004 Legal Description: ATTACHMENT A Conditional Use Permit For Outside Storage of Landscape Maintenance Equipment & Materials And Outdoor School Bus Parking Located at 5280 — 5302 Stagecoach Trail, N. Washington County GEO Code& Legal Description: Geo Code: 03.029.20.31.0003 Legal Description: The North 963.6 feet of the East 429 feet of the NE 1/4 of the SW 1 /4 of Section 3, Township 29 North, Range 20 West, excepting the following two tracts" 1. The North 232 feet of the East 165 feet thereof; and 2. The South 262 feet of the North 494 feet of the East 233 feet thereof. All that part of the NE 1 /4 of the SW I/4 of Section 3, Township 29, Range 20, contained within the following bounds, to -wit: Beginning at a point 30 feet West of a stake which is 80 rods South of the center of said Section 3, and running thence West 24 rods and 3 feet; thence South 21 rods and 9.9 feet to the place of beginning, excepting therefrom the South 150 feet thereof. ATTACHMENT B Conditional Use Permit For Outside Storage of Landscape Maintenance Equipment & Materials And Outdoor School Bus Parking Application Materials • Application Form • Fees • Plan Sets (3 Large Scale Sets /20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Conference With City Staff Upon Application Submittal: April 23, 2008 Planning Commission Public Hearing & Recommendation: May 8, 2008 Required Approvals: Located at 5280 — 5302 Stagecoach Trail, N. City Council Majority Vote Conditional Use Permit W Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve (12) months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty (30) days before the expiration of said approval. (401.03.C.4.a and b)