HomeMy WebLinkAbout2008-06-20 WC Recorded Document #3697477Receipt #: 72507
Conditional Use Permit
USE $46.00
II
3697477
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11
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Certified Filed and/or recorded on:
6/20/2008 10 :06 AM
3697477
Office of the County Recorder
Return to: Property Records & Taxpayer Services
ECKBERG LAMMERS BRIGGS WOLFF & Washington County, MN
1809 NORTHWESTERN AVENUE
SUITE 110 Devi'? J Corhic County /Recorder
STILLWATER MN 55082
NAM
it'L„ - 0
52 80 3 U2 ada,9,cci9 c h
\j- CLA,1 7 0
STATE OF MINNESOTA
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
NOTICE OF CERTIFICATION
1, the undersigned being duly qualified and acting as City Administrator for the
City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the
attached document:
Conditional Use Permit
For
Stephan Stagecoach Property, LLC
with the original thereof on file at the offices of the City of Oak Park Heights, and that
the same is a full, true and complete copy of said document within the files of the City
of Oak Park Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this 1 1 th day of
June, 2008.
Errc Johnson
dit Administrator
• ,
File No.: 798.02.08.04
Address: 22200 Meadowbrook Ave No.
Scandia, Minn 55073
Site Address: 5280 -5302 Stagecoach Trail North
Present Zoning District:
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
Legal Description: (Washington County Geo. Code 03 029.20 - 31 --0003 and 0004.)
See Attached Exhibit "A"
Owner: Stephan Stagecoach Property TLC
Permitted uses set forth in Ordinance 401 Section 401.32.E.1
Date Issued: June 7,2008
Council Action: May 27, 2008
I. CONDITIONAL USE PERMIT: Outdoor parking of 100 school buses and allowing outdoor storage of
landscape and maintenance equipment and materials
All uses shall be subject to the following conditions and/or restrictions imposed by Resolution No. 08-05-22 of the
City Council of the City of Oak Park Heights as follows:
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 City Council and
is subject to approval by the City Arborist.
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 and utilized on all buses operated out of the facility at
5280 and 5288 Stagecoach Trail, and an electrical outlet shall be provided for each bus 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, in correspondence dated April 25,
2008, was favorable to the Planning Commission and City Council and is subject to approval of City
staff.
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 Cornell.
Ill. Reference Attachment:
The report of the City Planner dated April 30, 2008 and site plan approved by the City Council are annexed
hereto by reference.
Iv. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the
City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the
site for a period of 12 continuous months shall constitute abandonment and void the permit.
v. Annual review: Annual review is imposed as a condition of this permit. (See #14 above)
Date:
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
Date:
By
EP
Eric Johnson
City Administrator
STAGECOACH PROPERTY, LLC
EXHIBIT "A"
LEGAL DESCRIPTION
Stephan Stagecoach Property LLC
Physical Address: 5280 — 5302 Stagecoach Trail N.
GEO Code and Legal Description:
03-029-20-31-0003
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.
03-029-20-31-0004
All that part of the NE 1 /4 of the SW 1 /4 of Section 3, Township 20, 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
g .
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.
EXIBI3IT "B"
APRIL 30, 2008 PLANNERS REPORT AND SITE PLANS
PLANNING REPORT
RE:
BACKGROUND
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
NORTHWEST A .; 1ATED ON . U LT NT: , IN: C.
4B00 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763231 .2655 Facsimile: 763.231 .2561 planners@nacplanning.com
TO: Eric Johnson
FROM: Scott Richards
DATE: April 30, 2008
FILE NO: 798.02 — 08.04
Oak Park Heights -- Stephan Stagecoach Property LLC
Open and Outdoor Storage Conditional Use Permit for
Horticultural Services and School Bus Storage
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 Trait 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
ortation
g y p
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.
Site Plan (narrative exhibit G)
Fuel Tank Details (narrative exhibits F, G & 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
1 999 Conditional Use Permit for Bus Storage (narrative exhibit 6)
Site Photos (narrative exhibit D)
Memo From City Arborist
Commercial Landscape Business. Horticulture Services LLC is a company
headquartered uartered out of Scandia, Minnesota that provides commercial landscape services
includin g landscaping landsca in and irrigation maintenance, as well as seasonal color plantings.
p
The
landscape business seeks to continue operations out of the buildings at 5302 and
5296 g
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 s!te to be occupied
mater p .
by the landscape business and where the materials are to be stored. The applicant has
y �
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
plans this shed. The lans 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
pp re q
maintenance equipment and materials outdoors:
• A maximum of nine 26 foot and four 14 foot landscape trailers.
® A maximum of six trucks (3,4 to 2 ton size).
® A maximum of four skid steer loaders or landscape tractors.
• A maximum landscape implements of six landsca e im lements 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.
• maximum of 12 pallets of bagged fawn fertilizer or ice melt to be stored directly
A p
beh ind (west) of the 5302 building. Bags will be palletized, unopened, and shrink
wrapped.
School p 9
aol Bus o erations /Store e. The site plan and narrative indicate that 5288 and.
Stagecoach Trail North and a majority of the site would be occupied by a bus
5280 g District. The
transportation company that would sub -lease the space from the School Distri
transp p y
bus comp an y 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 /O.utdoor Storage poses to place an above a of Fuel. The applicant pro
Ab 9
ground storage tank with a fueling island as indicated on the site plan. There would be
g
14,000 gallon tank containing diesel and gasoline. All Federal, State, County, and
one ��,D g g .
for storage and dispensing motor fuels would be complied with. The
City requirements g �
City sh all re applicant to screen the tank on all sides with a fence, to be
require the pp
a pp roved by the City, or bury the tank underground.
2
ISSUES ANALYSIS
Conditional Use Permit criteria. The outside storage of landscape materials and
�t�onal U
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.
pp
As part of the approvals in 1999, the applicant was required to provide additional
y
trees, especially on the south end of the site adjacent to Stagecoach Trail North.
p
trees were required south of the Bell property. Staff observation of
Additionally, q g
fhe site
indicates that there are gaps in the screening trees along Stagecoach
Trail, y
es eciall on the south end of the site. Additionally, some of the evergreen
especially
frees
on the north end of the site along Stagecoach Trail have died and will be
req uired to be removed and replaced. The applicant has provided a landscape
required re p
plan indicating ndicati"n the removal of trees and the trees to be replaced. All changes to
the landscaping e landsca in shall be subject to review and approval of the City Arborist.
b. Storage is screened from the public right -of --ray in compliance with Section
401.15.E of the Zoning Ordinance.
With the addition of additional trees in the berm along
jff� replacernerrt and f�i
Stageco
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.
required The site was uired to be paved and provided with curb and gutter
q
to address surface runoff
d. All lighting in 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
� p g wa Y
compliance with Section 401.15.B.7 of the Zoning Ordinance.
Previously, lighting li htin was installed on site in compliance with requirements of the
Zoning Or any If additional lighting is added to the buildings or site, it
y
will need to be in compliance with the Zoning Ordinance.
e. The provisions of Section 401.03.A.8 of the Zoning Ordinance are considered
and satisfactorily met.
Staff has
reviewed the criteria and, based upon the fact that the bus operation
had pr y occupied y ied the site without major incident; the conditional use
p
p
permit should be considered for approval.
3
Apr, 8. 2000 2:00PM
March 17, 2000
John Thomas
Ryder Student Transportation
60B N. Main Street
Stillwater, MN 55082
JON WESLLI INV STMESTS lNC<<. ,ilo.8048 . P. 14 —
DEPARTMENT O F TMI S P O RTATI O N pot w. Fisrnir. P.R.
Dvp.t ► Cl1rxia►, 7iwr mal'ion DI hifsian
& PHYSICAL DEVELOPMENT J,►n',+4AIU004L
11 660 MYGRON ROAD NORTH • STILLWATER, MINNESOTA 55082.0673 PAN nxo
E61-430-48a0 csimll Mad-lino 051.430-4350 uury pg DopoY Viradar,1.. '�4 U ivp* mtoW
land $vh+ +y aMbfl
C
ACCESS PERMIT NO 2000.02 FOR IMPROVEMENTS TO 528B STAGECOACH TRAIL
NORTH ACCESS TO WASHINGTON COUNTY STATE AID HIGHWAY HWAY 21 (CSAH 21;
STAGECOACH TRAIL NORTH)
Dear Mr, Thomas:
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. 1 met with David Putnam
of Midwest land Surveyors and Civil Engineers and disoUssed 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 &de. This is acceptable to
Washington County, We must.approve.the construption plans before any work may
begin. We will consider alternative designs if widening oin _one side only proves to be
impractical.
The #urn lane construction may be delayed until the end of the 1 999 -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 time. All paving, striping and
landscaping must be done by Goober 31, 2000.
t Removal of traffic markings and restriping in the area disturbed by construction are the
responsibilities of the permit holder. If the timing of tho striping can. be coordinated with
the Counts 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 an Uniform
Traffic. Control Devices, including the Temporary Traffic Control Zone Layouts Field
Manual.
We understand that the Cityof 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 MB at 651430-4312 if you have any questions or comments.
Sincerely,
AL"
L)sephLux
C: David Putnam, P. E., Midwest and Surveyors and Civil Engineers, inc,
Chris Danielsen City of Oak Park. Heights
XH1BiT 5
'Ain', 8. 2808' 2:O I Pvl JON WE' lIGHTEHTS
WAS tN & I UIN Lk)UPI
11660 Myeron Road North
Stillwater, Minnesota 5.5082
430 -4300
attach a drawing the resenf and proposed access and r lation to the count road and any adjacent streets.
tn,� f h property, p� p
Will the OTemporarY or
Building bc: DPerm nent
No. of present
driveways to property
Date Needed
Estirnued Completion paw 7
Copi4: DApplicant
CiCounty Engineer
Cl micipality
APPLICATION FOR •
STREET OR DRIVEWAY ACCESS PERMIT
to 6
__
Popov
is in
and Sucet Address 1 5,Q8S
Purpote of C, Strcct ODrivVway E/FieA ntr nee
Access onunerciaI (3Pecify
oin
M work to bc complottd by /' • ' r
CIPludd or
CrUnplatid area
Exact location of proposed driveway to property
Approved
Signature of APPlhC3nt
NOT MITE BEL O THIS LIRE
�_��� '! C� 8 -�- ` •p . 5'.
• . • :.l.Fr._ic :. tJ5E ON Y
. • P ern }t Niai .. •
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.1vunncpaI lly ......
•
7
DiStlriCe from grater of highway to front
of building. 0 0 feet
Exact location of present driveway to pr ptirty 4./..
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{(1) Ove), the undersigned, , hGre with make application for permission m construct the aCCosx at the above location, amid access to be con.saucted to conform w ith the
rezu Eatia ns of Washington C vu my
and to 2ny special provisions included in the permit. It -is agreed that all work will be dont to the satisfaction of Washington County■
fu�era�gr�e�ith
ts
.. at no work in connection with this application will be surer until the application Is approved and the permit issued. It it expressly understood that
h
this permit i �candjnata up op
' on r lint or restoration of the highway to its original or to * satzsfheto y cordon. It is further understood that t1113 permit is iced
� �x
whiter to the ap • royal of local city, village, or township swthonties having joint sup 3 over aids : or highway.
ACCESS DRIVEWAY PERMIT AMEORIZAVON
Performance Requirement
• 'hex ONo Ei term Serer Culvert Sipe , x Cuivci aprons required. °Yes O) To
As a oond}ncn of the permit, culvert is r��utred. �
If the work is not com
• p]cted by the tier a iieaun, a the cost 'of complcdnc unfinished construction by County forces may be deducted from the &eposit,
given r on this pP
1 4 the event that construction has not started by this date, eh permit btcornel null and void and the perms fee shall bc forfeir.d and the deposit shill be refund ,
SPEC, PROVISIONS: f
Permission is hereby grand for the cons Y
auction of the dnvcws .s descr in this a pplication, said driveway to be eonstxueted in accordance with aU regulations of
Washington County and subject to the atiOvC rzquiremcnt-t and spacial provisions.
Authorized S'oature Washington County Public Works rcpt Date
TOTAL P.03
Stephan Stagecoach Property LLC
CUP Application
Exhibit B
Ryder Transportation CUP, May 1999
EXHIBIT 6
A r. 8. 2O[8 1 :58PM JO
NAC
File No.: 798,02
VE; IHVESTIVE TS INC
CITY OF OAK PARU HEIGHTS
CONDITIONAL USE PERMIT
FOR
RYDER STUDENT TRANSPORTATION SERVICES, INC.
Legal Description: (Washington County Geo. Code
Owner: cyder Stec r Transportation Services, Inc
Address: ).530 Brewster A venue
St. Paul MN 55108
General Description
Oak Park Hei
See Exhibit A" attached hereto.
Site Address: 5302 Sta• eooaoh Trail North
hts MN
Present Zoning District: o 1 "
Permitted uses set forth in Ordinance
I. CONDITIONAL USE PERMIT FOR:
55043
401
1. Not more than 120 buses will be stored on the site.
X0.8048 ip 9
1W\
Date Issued: May 25, 4.999
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:
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 - City Staff and Arborist.
3. The existing vegetation along the southwest property line is th be
removed, as indicated on the site plan, to provide traffic visibility for the
•
1
8. 2008 1:59PM JO
WESLL, INVEST
BENTS INC. Ao.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 storage s e areas shall be surfaced with b.i tuninous
g
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 ma y required re red by Washington County Department of Public works.
12. Additional plantings shall be provided along the north pro3.erty
line adjacent to the bus parking area, subject to the approval of the, City
Staff and Arborist4
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. ti. ~ .
14. A 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 Trt be
amended or altered in the discretion of the City Council.
17. All additional, fill that has been added to the property td the
south in the form of a berm and to the west towards the pond shall be rernbved
b y the applicant as follows:
2
A n 8. 2000 1:59P
JON WP ' INVESTMENTS INC, wo 8040 Pi 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 se is
Date: 9 ,7g-1
Date: ,Z2 7
CITY OF OAX PARK. HEIGHTS
David Schwa OF
Mayor
S - � \
Thomas Melena
City Rdm±nistrator
By 4 144 ' 40
Applicant Permit older
Date: By
Applicant Permit HolC er
AP r . 8 2008 2:0011 JON WEST,_ � INVESTMENTS ] NC . , o . 8O48 P. 12
EXHIBIT "A"
Parcel 1:
- /-1212)/ 7
.W
All that part of the Nt 1/4 of the SW 1/4 of Section 3,
Township 29, Range 20, contained within the following
hounds, to-wit:
B4? ifl my at a point 30,1‘fit West of a state 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 atin therefrom the South 150 feet thereof.
Parcel 2:
b
The North 962.6 feet at the East 429 feet of the NE 1/4
of the Ski 1/4 of sect iop 3, Township 29 North, Etane 20
west, excepting the fn31ow jng 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
e
3
n, J
r, i
Pio
Julie Hultman
From:
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Subject:
Kathy Widin
Arborist
City of Oak Park Heights
1
EXHIBIT 8
K.D. Widin [kdwidin a@comcast. net]
Thursday, May 01, 2008 7:35 AM
Eric Johnson; Mark Vierling (E- mail); Dennis Pastier (E- mail); Scott Richards; Jimmy Butler;
Judy Hoist; Julie Hultman; Tom Ozzello
Stephan Stagecoach Property Landscaping
OPH Staff -
1 have re viewed the landscape plan, dated 4/25/08, for the Stephan Stagecoach C.U.P.. They have depicted
reviewed p
replacement spruce (7) along Stagecoach the Sta ecoach Trail frontage and 27 along the N edge of the property (after removal of
existing poor quality spruce and Siberian elm). Colorado spruce, due to disease
The replacement trees should be "Black Hills" white spruce or Norway spruce, not Cof p
ruce
problems with the latter.
Trees should supplemental su lemental water (hose at ground line) every week during lst two growing seasons, unless
more than 1/2 inch of rain falls during the week. of each root ball to cover fine
The Planting Detail is acceptable, though up to an inch of soil should be placed on the top
roots, followed by 3 inches of shredded bark mulch.
Please ase forward my comments to the developer. Contact me if you have any questions regarding this review,