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HomeMy WebLinkAbout2008-06-02 OPH Ltr to Applicant Forwarding Document For SignatureCity of Oak Park Heights 14168 Oak Park Blvd. N • Box 2007 • Oak Park Heights, MN 55082 • Phone (651) 439-4439 • Fax (651) 439-0574 June 2, 2008 Mr. Syd Stephan Stephan Stagecoach Property LLC 22200 Meadowbrook Ave. N. Scandia, MN 55703 RE: Conditional Use Permit Enclosed you will find three copies of the Conditional Use Permit. Please have executed each of the three copies and mail all copies back to my attention at the above address. Do not remove any pages or remove any staples as this will void the document and will cause delay. Once these are returned, the City similarly sign and will submit one original copy for recording with Washington County, one will be placed on file at City Hall and one will be returned to you. Once this is completed, you will then have permission to begin the process to secure a various building permits, although you may have had some communicct ion on this matter to date, and use the property as requested. Ple e know if you have ny questions nson ministrator Mark Vierling, City Attorney - no enclosure Scott Richards, NAC - no enclosure Julie Hultman, Planning Dept.y 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 and 0004.) See Attached Exhibit "A" Owner: Stephan Stagecoach Property, LLC Permitted uses set forth in Ordinance 401 Section 401.32.E.1 Date Issued: June .2008 Council Action: May 27, 2008 1. 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 .tune 1 of each year and may be amended or altered in the discretion of the City Council. III. 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. Iva 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) ir NAisti , the Tyistties have set lord), their 11,aids and seals. Beaut„et, Tv -Nor T ri , 4,i1Jasian (1) t(]nhui stitI ,S11111.1 A„N et"sll piRopy fzr EXHIBIT "A" LEGAL DESCRIPTION EXHIBIT "13" APRIL 30, 2008 PLANNERS REPORT AND SITE PLANS NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.221 .2555 Facsimile: 763.231 .2561 plannersE )nacpla nning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 30, 2008 RE: FILE NO: 798.02 — 08.04 BACKGROUND Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: 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 Trail North. This is the site formerly occupied by First Student Inc. for p y school bus storage and repair operations. The conditional use pp ermit application has P also included the allowance for Stillwater Area Schools to lease a majority of the site � y 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 p buildings are permitted uses in this district. Site Plan (narrative exhibit C) Fuel Tank Details (narrative exhibits F, G1 & 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 B) 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: • A maximum of nine 26 foot and four 14 foot landscape trailers. • A maximum of six trucks ( to 2 ton size). • A maximum of four skid steer loaders or landscape tractors. • A maximum of six 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 9 foot snow plows (pickup truck size) to be stored to the west of the 5302 building. • A maximum of 12 pallets of bagged lawn fertilizer or ice melt to be stored directly behind (west) of the 5302 building. Bags wilt 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 40'1.32. 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 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.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 40'.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 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 wilt 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 ail 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 light 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 S ( J 4 ; P 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. Alt 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. 0 � 6perated o 1 1 . Block heaters and heater plugs shall be installed on all buses 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. 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. d I '7 • .7' h - , • :za Tested by SwRI to Comply with NFPA 30A -2000 Fire- Resistant Tank Requirements gif, re.' date e Tested by Southwest Research Institute to SwRI 97-04 requirements for fire- resistant tank performance e Complies with NFFA 30A -2000, Code fire -- resistant tank requirements e Horizontal, vertical and rectangular designs available e Double -wall design offers integral secondary containment which can be tested for tightness on site throughout tank life e Diked design also available ▪ Interstitial space can be monitored for leak detection • 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 STI fabricators who participate in the Steel Tank Institute's Quality Assurance Program. Under the program, independent quality control inspectors make unannounced visits to STI • hers, ensuring fabrication to the highest possible standards. Fameshied® Fire-Resistant Double-Wall Aboveground StorageTanks SECONDARY TANK PRIMARY TANK INIERSTICE STI Flarneshield° and SwRI 97-04 labels 300 or 360' outer wall for secondary containment Variety of approved supports available Flameshie1d Guideline Specification A) General 1. Provide Flarnesfile fire-resistant, aboveground storage tanks. B) Labeling 1. Tanks shall bear t Flarne.shiele fire-resistan identification label. 2. Aboveground, tanks shal Research Institute 1be1 , C Product Deeription 1. Tanks shall be rnanufacturediiia with Steel Tank Institute Flarnesl for Abo Ffre-Resisiant 2. Abovegroun t containment r a Steel 111 T In a s n t k itute , SIDE VIEW 7 - na tlfl or a deld!; Si CO utc i !T OPTIONAL - MONITORING MANWAY PIPE • Capacity ranges u to -Easily relocated- e All you need in tanks! 4 lanufacturer 44.01.0.04iter_7s • ■ 1 inemb e s e su ''''et' staute s Quality Assurance pro Use the STI Technology Guide online for your next Flameshielcr Specification! A division of STI 1 SPFA 570 Oakwood Road Lake Zurich, IL 60047 Ph 847.438.8265 Fx 847,438.8766 Web www.steeltank.com 0,000 gallons ufactured in acco rdance e tilers oratories: U L 142, Standard . forStee ' weg round Taiik fo • .01 osti. le f s econda ntai ninent :' ‘t t$, it141 lea d etti on ilOtti 171 rts are used f Oti • e LF; r cornpan 1 2,114-r-2:5Ak ite tr #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 1 999 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 0). 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'/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'/2 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 1 999 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 Tight 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 C I 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 htpp :// energyfacilities .puc.state.mn.us /documents /19133 /Appendix %200 %2OSpil I %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 at 4:00 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 9, 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 0• eration -- Landsca•e 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 ( arriving and trucks (6) dispatched amummilaimmuse 3 • Lo EXHIBIT 4 4- 0 LE Lu E /' t { n Frr / ( 0 4- APB. 8. 2E18 2:00P M A SLEY IIIVESTMENTS HQ'u i 1 , + 1 ■F L March 17, 2000 John Thomas Ryder Student Transportation 608 N. Main Street Stillwater, MN 55082 Dear Mr. Thomas: Manua 1. Sincerely, Ufph Lux DEPARTMENT OF TRANSPORTATION & PHYSICAL DEVELOPMENT 11 660 MYGRON ROAD NORTH STILLWATER, MINNESOTA 56082,9573 651- 430450 Facsimile Machine a51-430-4,360 acn/:r 11 ACCESS PERMIT NO 2000.02 FOR IMPROVEMENTS TO 5288 STAGECOACH TRAIL NORTH ACCESS TO WASHINGTON COUNTY STATE AID HIGHWAY 21 (CSAH 21; STAGECOACH TRAIL NORTH) Enclosed is the approved permit for the change in use and associated roadway improvements at the Ryder Student Transportatidri 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. l 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. All 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 rnust conform to the standards of the Minnesota Manual on Uniform Traffic. Control Devices, including the Temporary Traffic Control Zone Layouts Field + We understand that the City of 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- 43OE.4312 if you have any questions or comments. C: David Putnam, P. E., Mldwest land surveyors and Civil Engineers, Inc, Chris Danielson, City of Oak Park Heights 8ri48P.E. P , 14 1 W. P.E, Dboviy Cllfoc#ar, Tr4t4W13tion 1/Wilti J +M D. Lir004 F A PAN Dfrocta Lelly s, Nyt}c�k PLI-C.cAly -Sib 0 u b r r rc ior. 1,-,1 Mmormulf## land $u oy D visIan EXHIBIT 5 FA) r 1 01 1201181 2 : O PM JON - SLEY 1 HVESTMENTS 1 NC' 'A )i.N 1 1 uni Arch a drawing of the property, present and proposed access and relation to the county road and any adjacent streets. �1. 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Al r � r , . ; � � ~ ' •. r . h nld e �z�: nti#' th Copies: 0Applicant D County Engineer Municipality r,ilform4dri ►Ay•per Acv. iIlItS6 11650 Myron Road North Stillwater, Minnesota 55082 430 -4300 a. r rc v late 1 necessaiy 00 All work to be cornplcted by M • 31 " CO Address , L5 — cg13 Address 1.V AI rC � S Approved r� SPECIAL PROVISIONS: 71:4 . '” Szgna•t of .Applicant Zed • 0 .i :. : U85E4 : 0- 11.1 ..: County •Roa4: '-:',/ • •,,.�_._.. ...:1,, ! dt P�• •• • • 7, r .T •• ti t * . • • Perm 1t ti, 11 ?65i dienskio Pf?, PAktaz, tx Building to No be constructed? °Yes, (Type) Distance from center of highway to front of building. 06 feet 351- 79q5 Exact location of present driveway to property 41. )3041 eM eoYr) o prop 7 /CO del, the undersigned, herewith male applieadon for permission to eons ct the access at the above location, said access to be cons ructed to conform with the regulations of Washington County and to any special provisions included in the permit It is agreed that all work will be done to the satisfaction of Washington County. It is'fur her agreed that no work in connection with this application will be stand until the application is approved and the peanut issued■ It h expressly understood that this permit is conditioned upon replacertnentor restoration of the highway to its original or to a satisfactory condition. It is further undcrtoad that this permit is issued subject to the ap rov l of Inca! city, visage, or township authorities having joint supo i over aid s or b]ghwaye err ■� ►���r..t .... --.. . NOT WRITE BELOW MIS LINE ACCESS DRIVEWAY PERMIT AUTHORIZATION Pedormance Requirement As cord on ■ ► o n of thus p ermzt, culvert is required: ClYes OONo orm &cwcr Culvert Size ., x Culvert aprons required: °Yes ONo a If the work is not completed by the date given on this application, the cost of completing unfinished construction by County forces may be deducted from the deposit, lrt the event that construction has not staked by this date, this permit becomes null and void and the permit fee shall be forfeited and the deposit shall be refunded, Pe fission is hereby granted for the Construction of the driveway as described in this application, said driveway to be coruaucttd in accordance with all regulerions of Washington Ccurity and subject to the 3liovc requirements and special provisions. Authorized Signawrc Washington Cotm Public Work Dept Date TOTAL P.03 Stephan Stagecoach Property LLC CUP Application Exhibit B Ryder Transportation CUP, May 1999 EXHIBIT 6 Air. Bi 2998 1 :53PM JOI\' - SLEY IHVESTMENTS 11<O, NAC File No.: 798.02 -98.07 Legal. Description: (Washington County Geo. Code Owner: Ryder Student Transportation , e ryi ce s , Inc. _® Address: 1530 Brewster. Avenue CONDITIONAL USE PERMIT FOR RYDER STUDENT TRANSPORTATION SERVICES, INC. St. Pau l MN Site Address: 53 02 - Stagecoach North Oak Park. . Heights, MN 55O43 Present Zoning District General Description: CITY OF OAK PARI( HEIGHTS See Exhibit "A" attached hereto. 55108 11II1 d Ho 8048 IP, 9 Date Issued: m y 2 1999 Permitted use set forth in Ordinance 401 Section 401.32.E.1. 1. CONDITIONAL USE PERMIT FOR: 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 foflowing 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 Apr. 8. 2008 1 : 59PP JON "LE' INVESTMENTS 1 abutting property. 4. MPCA approval of the Stormwater Pol.l.ut ion Prevention Plan. 5. Modification of existing stormwater catch basins to minimize sedimentation loading shall be subject to the review and approval of the DNS. 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 C i t y . 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 per mits as may be required by Washington County Department of Public Works. 12. Additional plantings shall be provided along the north proiderty line, adjacent to the bus parking area, subject to the approval of the City Staff and Arbor±st . _. 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 b 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 m4 r 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 No 8 48 P. 10 • • t. AP. 8. 2008 1 :59PM JOB' - SLEY INVESTMENTS 1NC U.8048 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 property line plus an additional 10 feet to act as a buffer, IN WITNESS WHEREOF, the parties have set forth their hands and sells Date: Date: Date: 3 By CITY OF OAK PARK HEIGHTS David Schaa Mayor By ..., \PVN. Thomas nee l ena City * dmin±strator 0,4 By Applicant /Permit % older Date: By Applicant/Permit Holder A r . 8, 2008 2:OOPM JON HEY 1 I OEBTI E ITS EXHIBIT "A" C, No 8048 P. 12 Parcel 1: 7 # Gam-/ Det-e r',P71,fl--- V ES All that part of the NE 1/4 of the SW 1/4 of Sect i 'township 2 9 29, Range 20 20, contained within , bounds ► to-wit: the following Se finning at a point 30 ,le t West of a sta} a 'which is 80 rods South of the center of s d running thence West 24 said Section � , ��,� rods and 3 feet; thence South 21 rods and 9.9 feet to the exce�ti.n� therefrom the of beginning, South 150 feet thereof. Parcel 2: b The North 963.6 feet et the East 429 feet of the NE of the SW 1/4 of Section 3, Township 29 Mort 20 west, except in the following h. : � t � tracts: I. The North 232 feet of the East 165 feet thereof: ► P. 2 • The .South 262 feet of the North 494 feet of E a s t 233 feet thereof. the r J r, i n apv • EXHIBIT 7 r EXHIBIT 7 _3 CC LLJ 1 A • W. uIie hultman From: t: Subject: OPH Staff 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 I have reviewed the landscape plan, dated 4/25/08, for the Stephan Stagecoach C.U.P.. They have depicted replacement spruce (7) along the Stagecoach Trail 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 Hills" white spruce or Norway spruce, 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 roots, 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.