HomeMy WebLinkAbout#17 - Stillwater School District Bus Terminal STAFF REPORT
DATE: 01/19/2021
TO: City Council FROM: Ken Roberts, Planning Director AGENDA ITEM: Stillwater Area Public Schools - Conditional Use Permit Request (11530
Hudson Boulevard North) REVIEWED BY: Kristina Handt, City Administrator Jared Shepherd, Hoff Barry, P.A.
INTRODUCTION: Independent School District 834 (Stillwater Area Public Schools), has made an application to the City of Lake Elmo for approval of a conditional use permit (CUP) for the property located at 11530 Hudson
Boulevard North. They are requesting City-approval of a CUP for the property so they may operate a
school district transportation center (School Bus terminal) on the subject property. Please see the attached maps, project plans and applicant’s project narrative for more information about this request. On December 14, 2020 the Planning Commission held a public hearing about this request. The
Planning Commission received the City staff report, asked questions of City staff and the applicant’s
representative and made a recommendation of approval to the City Council for the requested CUP. BACKGROUND:
On July 17, 2018, the City Council made several approvals at the request of the Stillwater Public School
(IDS #834) for the property located at 11530 Hudson Boulevard North in advance of their potential purchase of the Property. These approvals included:
• A zoning map amendment to rezone a portion of the property from RT (rural transitional) to BP
(business park);
• Preliminary and Final plats to subdivide the property located at 11530 Hudson Boulevard North.
The plat expanded the site of the proposed school bus terminal from 5 acres to 11 acres to
accommodate the School District’s buses and employees. The site is one parcel in a larger development known as Four Corners.
• A zoning text amendment to allow “bus terminal” as a conditionally permitted use within the
Business Park zoning district;
• A Conditional Use Permit (CUP) for the property with adoption of Resolution 2018-077. (Attached). The Resolution allowed the Stillwater School District to operate a “School District
Transportation Center,” a school bus terminal from the property at 11530 Hudson Boulevard
subject to 13 conditions. Those conditions included the following: 2) No construction or use of the bus terminal (unless in accordance with the Interim Use Permit approved by the City by Resolution 2014-095) may commence until all
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items as outlined in the City Engineer review memo regarding the Four Corners Preliminary & Final Plat (Stillwater Transportation Center) dated May 30, 2018 and all other subsequent construction plans memos regarding the Stillwater Transportation Center have been addressed; the Four Corners 1st Addition Final Plat has been recorded.
3) The applicant must obtain all necessary City, State, and other governing body permits prior to the commencement of the construction activity on the parcel including but not limited to an approved stormwater management plan, utility plans, grading plan, street construction plans (if required) parking lot permit, building permits, etc.
… 9) The property shall be connected to sewer and water prior to operation of the bus terminal.
As noted above, at the time of the CUP approval in 2018, the City Council approved the Preliminary and Final Plat to allow the Four Corners development, which included the bus terminal Property. The Developer of the Four Corners Addition was required to enter into a Developer’s Agreement with
the City. The Developer and the City negotiated that Agreement, dated October 22, 2018, which
required the Developer to build the water and sanitary sewer infrastructure and bring those public utilities to the Property. On October 23, 2018, Stillwater Area Public Schools (“School District”) purchased the property at 11530
Hudson Boulevard (“Property”) in Lake Elmo for use as a school bus terminal from the developer, EN
Properties, LLC (“Developer”). In 2019, pursuant to the Site Improvement Agreement with the City, dated July 11, 2019, the School District made several improvements to the property including the installation of watermain throughout
the site, storm water ponding improvements and expanding and paving the parking area north of the
existing building to accommodate additional buses and vehicles on the Property. The School District used the Property as a school bus terminal from October 2019 until June 2020.
On May 5, 2020, the City Council adopted Resolution 2020-42 denying a proposed amendment to the
conditional use permit for the property at 11530 Hudson Boulevard North that would have allowed it to use the facility without public utility connection. At this same meeting the City Council also adopted Resolution 2020-043 revoking the conditional use permit that allowed the use of the property at 11530 Hudson Boulevard as a School District Transportation Center.
The School District stopped using the property as a School Bus Terminal in June 2020. Recently, on October 6, 2020, the Developer and the City entered into an amendment to the Developer’s Agreement that provided revised dates for completion of the project. With the exception
of the amendments, the initial Developer’s Agreement remains in full force and effect (hereinafter the
Developer’s Agreement and Amendment are referred to as “the Development Agreements”). Consistent with the Amended Agreement, the developer started the construction and installation of the public utilities along Hudson Boulevard in October 2020 that will serve this property. The contractor
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connected the building to the public sanitary sewer on December 23, 2020. To date, the Property remains unconnected to public water. The Amended Agreement also allows the City, at its discretion, to complete the required public
improvements if the Developer defaults under the agreement. If that occurred and the City exercised
this option, the City would not be able to complete all the required improvements until 2022. ISSUE BEFORE THE CITY COUNCIL: The City Council is being asked to review and consider the CUP request of the Stillwater Area Public
Schools that would allow for the establishment and operation of a school bus terminal at the property located 11530 Hudson Boulevard North. PROPOSAL DETAILS/ANALYSIS:
Applicants: Stillwater Area Public Schools
Property Owners: Stillwater Area School District Location: 11530 Hudson Boulevard North (PID# 36.029.21.43.0004) Request: Conditional Use Permit
Existing Land
Use:
Vacant Building and parking lot (former School Bus Terminal)
Existing Zoning: BP – Business Park Surrounding Land Use /
Zoning:
South – Hudson Boulevard, I-94 and Woodbury; West – Outdoor Storage (RT – Rural Development Transitional); East – Vacant land (RT
– Rural Development Transitional); North – Vacant land (RT – Rural Development Transitional) Comprehensive Plan Guidance: BP – Business Park
Applicable
Regulations:
City Code Title III, Chapter 10, City Code Title XV, Chapter 154 CONDITIONAL USE PERMIT:
2018 CUP Application and Previous CUP Approval: The City Council granted the School District a CUP to operate a School District Transportation Center on July 17, 2018 after rezoning the property to Business Park. This approval was subject to 13 conditions.
2020 CUP Request and Site Analysis This current CUP request is nearly identical to the request approved by the City for the property in 2018. The School District is not proposing to make any changes or improvements to the site with this current
application other than to connect the property to public sanitary sewer and water. They do note in their project narrative the following: “The Planning Commission and City Council can be assured that the School District will not move any operations to the Property until the City grants approvals and gives permission to do so.”
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Current Building. The current building was constructed in the 1990’s and was used for office space by E&H Earthmovers and also provided bus storage for Stillwater Schools. It was then used by Kenworth Diesel Trucks for sales, repairs and service of diesel trucks and most recently the Stillwater School
District purchased the property in 2018 for use as a School Bus Terminal.
Current Conditions: The School District completed many of the on-site improvements required by the original CUP but the Property is not yet connected to municipal water as was expressly required by the original CUP, but is
now connected to sanitary sewer.
The City does not have any responsibility for public utility development to serve the Property. The issue of utility connection is the responsibility of the Developer under the Development Agreements and, as the potential occupant, a responsibility of the School District prior to occupation of the Property.
In his review comments dated November 24, 2020, the City Engineer provides the status of the sanitary sewer and watermain installation in this area. The Developer’s contractor started the installation of sanitary sewer and public water for the Four Corners First Addition on October 1, 2020. The contractor installing those public utilities is extending them from west to east along the north side of Hudson
Boulevard toward the property at 11530 Hudson Boulevard North. They connected the building to the
new sanitary sewer in December 2020, but have not yet connected the Property to City water. To connect the Property, the new watermain must be installed across the front of the property along Hudson Boulevard to at least the drive entrance of the site to serve this property. This construction will
require disturbing part of the driving surface of Hudson Boulevard that will require restoration and reconstruction of the road (new sub-surface, curb and gutter, pavement, trail) during warm weather. The City does not want the contractor disturbing Hudson Boulevard during cold weather months when proper restoration and reconstruction cannot occur until several months later. Consequently, City staff does not expect the contractor to complete the all the necessary watermain installation and the improvements to
Hudson Boulevard (storm sewer, curb and gutter, turn lane, new pavement, trail) until sometime later in 2021. The completion date for all required Subdivision Improvements is for the Four Corners First Addition is July 31, 2021. This deadline is critical. The City should not allow the School District to start using this property for a School Bus Terminal until all the required improvements are completed, inspected, tested and accepted by the City.
Current Bus Terminal Operation. The School District’s current bus terminal operates in Oak Park Heights in the Old Junker Landfill under a lease. That lease runs through June 30, 2021, but the School District must notify their landlord about an extension by the end of February 2021.
Proposed Operation and Jobs Created. School buses serving the Stillwater School District will be
parked at this facility when not in use, and routine maintenance will be performed at this facility,
including washing and fueling. The existing building will be used for approximately seven office workers (dispatch, payroll, safety manager, etc.); a home base for drivers to check in and out, training, assignments, and mechanical work (repair and maintenance on buses). Approximately 200 people would work at the facility, with morning and afternoon shifts of drivers and attendants. Hours of operation
would be from about 6:00 a.m. to 6:00 p.m. during the weekdays with occasional Saturday use for limited
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special school district transportation needs. The site has parking for school buses (140 spaces), transportation vans (approximately 20), and employees’ personal vehicles (approximately 200).
Why this Location? The location is adjacent to major traffic corridors and routes within this area of the City of Lake Elmo. The School District has proposed this location as opposed to a site located adjacent
to lower volume roads so as to create less impact. Peak bus traffic times will be limited to morning hours
(7:00 a.m. to 9:00 a.m.) and afternoon (2:00 p.m. to 4:00 p.m.).
Setback and Impervious Surface Requirements. The following table outlines how the proposed use adheres to the setback and impervious surface requirements of the Business Park Zoning District. All of the applicable zoning district requirements have been met. The property to the north is guided for
Business Park in the 2040 Comprehensive Plan Land Use Plan so the required setback from residential
zones does not apply.
Setback Requirements, Business Park District
Standard Required Proposed
Maximum Height 50 feet Less than 50 feet
Maximum Impervious Coverage 75% 57%
Front Yard Setback – Building 50 feet 120 feet from existing right-of-way
line
Interior Side Yard Setback – Building 30 feet 120 feet from west side and 470
feet from east side
Corner Side Yard Setback – Building 30 feet N/A
Rear Yard Setback - Building 30 feet Approximately 445 feet
Residential Zones – Building 150 feet Approximately 445 feet
Front Yard – Parking 30 feet Approximately 60 feet from
existing right-of-way line
Interior Side Yard – Parking 15 feet Approximately 45 feet from west
side and approximately 130 feet
from east side
Corner Side Yard – Parking 30 feet N/A
Rear Yard - Parking 15 feet Approximately 32 feet
Minimum Building Floor Size 5,000 square feet 15,498 square feet
General Site Design Considerations, Commercial Districts. The following outlines how the proposed development adheres to the City’s General Site Design considerations for the Business Park zoning district.
Circulation.
o Internal connections when feasible. The parcel to the west has an existing access owned by the
parcel to the northwest, so it does not make sense to require a connection between the properties. Additionally, the proposed bus facility does not need or want to access an adjacent property.
o Curb cuts minimized. The proposed use will use an existing curb cut.
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Fencing and Screening. There is a chain link fence enclosing much of the site including the eastern portion of the parking lot. The applicant planted 129 trees on the site in 2019 to create screening around the parking lot.
Lighting Design. The applicant has provided the City with a photometric plan of the property that
shows the exterior lighting meets the requirements of Sections 150.035-150.038 of the City Code.
Exterior Storage. The City Code requires the applicant to provide sufficient berming and screening of the parking lot and that they provide sufficient screening for the fueling area and above ground storage tank from adjacent properties and from the public right-of-way. The Applicant installed berming with trees around the new parking area in 2019 to help screen these areas from adjacent
properties. The City should require the property owner to keep the trees and screening in place.
Parking Lot Requirements
Surface and Drainage. The City requires all areas intended to be used for parking spaces for five or more vehicles in commercial zoning districts be paved with a durable surface including, but not limited to, hot asphalt, bituminous, or concrete. Additionally, the City requires parking and storage areas in industrial districts to be surfaced with materials suitable to control dust and drainage. The
applicant expanded and paved the parking areas for buses and other vehicles in 2019.
Marking of Parking Spaces. Parking areas containing five or more spaces are required to be marked with painted lines at least four inches wide. The School District completed the marking of the parking spaces in 2020.
Curbing. Open off-street parking areas designed to have head-in parking along the property line
shall provide a bumper curb or barrier of normal height. The owner installed curbing around the
parking areas when they improved the parking lots in 2019.
Accessible Parking. The proposed number of parking spaces is 365, of these, 199 are proposed to be car stalls. The Americans with Disabilities Act (ADA) requires six accessible stalls with one van accessible stall with six accessible stalls. The proposed number of ADA stalls is six, though there
does not appear to be a van accessible stall provided.
Landscape Plans. The applicant submitted landscape plans to the City in 2018 that showed the proposed planting of 64 Norway Spruce trees and 65 Colorado Blue Spruce trees on three sides of the new parking area north of the existing building. These plans also showed the existing berms on the site would remain. The applicant updated the proposed landscape and tree planting plans in May 2019 which appears to be
the plans they followed when planting trees on the site in 2019. The City did not review the updated
plans in 2019 so I recently had the Landscape Design team at Wenck review them. Their review memo dated December 1, 2020 of the May 2019 landscape and tree planting plan shows that:
1. The applicant planted enough trees (129) to meet the minimum code requirements. They did not plant a variety of tree types (coniferous and deciduous trees) to meet code requirements for the
composition of trees since they only planted coniferous trees.
2. The landscape plan did not include the standard City form of notes and details. 3. The landscape plan did not include any interior parking lot landscaping to minimize the expansive appearance of parking lots and to provide shaded parking areas.
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In summary, the landscape architect ultimately found the landscape and tree planting plan acceptable given the nature of the site and the fact that remedying the number of deciduous trees would impact the appropriate screening required by the Code, and the plan included some notes and details on the (although the notes were not in conformity with City standards). This certification of acceptability is
consistent with City Code § 154.258(B) (6), which allows for alternatives to the minimum landscape
standards that meet the intent of the City Code.
Parking Lot Screening Standards
Perimeter Parking Lot Landscaping.
o Frontage Strip. There is a strip of landscaping and berming that is well-over 8-feet wide between parking areas and the public street (Hudson Boulevard). The City requires owners and
developers to provide such landscape strips and buffers for parking lots with over 100 spaces.
There is an existing berm located along Hudson Boulevard that screens the parking lot.
Screening. The City requires screening between properties to provide visual and noise separation of intensive uses from less intensive uses. The property to the west is used as exterior storage, and it is unknown what the use of the property to the east will be. The owner installed Norway Spruce
trees and Colorado Spruce trees on a berm around the new parking lot north of the existing building
to provide screening from the property to the west and the east to meet this requirement.
Lake Elmo Design Guidelines and Standards. The property is located within the I-94 district, and therefore must adhere to the Lake Elmo Design Guidelines and Standards. As previously indicated, the applicant has proposed to use the existing building for the school bus facility. The building generally
adheres to Lake Elmo Design Guidelines and standards in that the building does not have a blank façade,
the window and door styles reflect the prevailing architecture style of the structure, there is variety in building façade through a change in materials, high quality and durable materials are used in street facing facades, and the building is constructed of pre-cast concrete. The Applicant is not proposing any changes to the exterior of the existing building.
Storage Tank. There is a provision in the Zoning Code that requires that the City Council permit uses
associated with the bulk storage of over 2,000 gallons of gasoline after finding that fire, explosion, or water or soil contamination hazards are not present that would be detrimental to the public health, safety, and general welfare. The City Code requires the Zoning Administrator to require the installation of diking around the tanks, suitably sealed to hold a leakage capacity equal to 115% of the tank capacity.
The School District installed the new above ground fuel tank that stores 10,000 gallons of fuel on the
north side of their building in 2019 with a leak containment area that has 135 percent of the tank capacity, thus meeting City Code requirements.
The Minnesota Pollution Control Agency (MPCA) has a requirement for their Above ground Storage Tank (AST) Program that the applicant fill out an AST Notification of Installation or Change in Status
Form informing the MPCA of when the tank has been “closed” from a former location and when it has
been moved to a new location. It is a recommended condition of approval that the applicant provide the City with documentation that they completed and submitted the necessary forms as required by the MPCA for the fuel tank.
Bus Washing. The applicant has indicated that the property use will include washing buses. The
applicant has indicated that the buses will be washed at the facility’s wash bay and that waste water from the wash bay will run in to an oil separator with all of the shop drains, which will go in to a holding tank,
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which is then disposed of by a sewer transport service. The oil separator is then emptied and maintained by a licensed transporter. The applicant indicates that once the septic system is converted to the municipal sewer system that the wastewater will go directly to the treatment plant after passing through the oil separator, and the oil separator will be emptied and maintained by a licensed transporter.
City Engineer Review. The attached Focus Engineering Memorandum, dated November 24, 2020,
discusses the School District’s compliance with the previous CUP conditions and the status of the public and private improvements serving this site. As the City Engineer notes in his November 24, 2020 review memo, the public improvements to serve
the property (sanitary sewer and watermain) are not yet complete and not ready for use. As noted above,
since his Memorandum, the Developer has made the sanitary sewer connection to the building. The City Engineer also notes there are some outstanding completion and acceptance details per the Site Improvement Agreement dated July 11, 2019 that the City should require the owner to complete on the property along with the Hudson Boulevard improvements.
Fire Chief and Building Official Review. The Fire Chief and Building Official note that the building has a sprinkler system but the property is yet not hooked up to City water. The State Fire Marshal’s Office conducted a follow-up fire protection inspection of the building on January 12, 2021. The State Inspector noted that most of the previously noted violations had been corrected and that the sprinkler
system remains out of service as the automatic water supply is not connected. It is a recommended
condition of approval that the property be serviced by City sanitary sewer and water prior to the School District using or operating the bus terminal at the Property, in order for the sprinkler system to be operational
CUP Findings. For the City to approve a CUP, the City is to make a series of findings for approval.
The applicant included their project narrative a review and analysis of the City findings for a CUP and how this proposed land use would be consistent with the findings as required in the City Code for a CUP. In summary, the applicant believes this request meets all the findings required by the City Code for approval of the CUP.
The following is staff’s review of the City’s findings of approval for a CUP and how this request meets or does not meet these findings:
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The School District is
proposing to use the building for office space, meeting space and a vehicle maintenance
garage. Bus traffic is not expected to be detrimental or dangerous, as trips and traffic will be
limited to certain times of the day. It is a recommended condition of approval that the owner
keep the existing berming and landscaping on the site to provide a sufficient screening of the
parking lot.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The property
is guided in the 2040 Comprehensive Plan for Business Park, in which local transit, with
certain standards, is a conditional use. The Business Park district is a sewered zoning
district. The Property lies in the South Planning Area for the Metropolitan Urban Service
Area (MUSA). Accordingly, connection to municipal sewer and water is a necessary
condition. As a facility in the Business Park, the proposed use also will provide 18 jobs per
acre.
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3. The use or development is compatible with the existing neighborhood. The use is compatible
with the existing neighborhood, as the property formerly was used as a truck terminal, which
is similar in use and design to a bus terminal. The surrounding parcels are mostly vacant and
undeveloped with the exception of an outdoor storage use immediately to the west.
4. The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. The proposal complies with the development standards as listed in the Zoning
Code. The owner installed a new parking lot, screening, and landscaping to meet City
standards, which the City required as a condition of approval in 2018 for the original CUP.
The City’s Landscape Architect certified the landscaping and screening as installed meets the
intent of the City Code.
5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all
the specific standards for such use listed in Chapter 150, §150.250 through 150.257 (Shoreland
Regulations) and Chapter 152 (Flood Plain Management). The property is located outside the
0.2% annual chance floodplain.
6. The proposed use will be designed, constructed, operated and maintained so as to be compatible
in appearance with the existing or intended character of the general vicinity and will not change
the essential character of that area. The proposed project is a redevelopment/repurposing of an
existing site but will not change the existing character of the area. There are no proposed
improvements to the exterior of the building.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The property is fenced and landscaped to help screen
the use from neighboring properties. However, the proposed use will create a significant
amount of traffic, at least at some times of the day. The Applicant must provide the City all
relevant permits, relating to public safety (i.e. MPCA, Fire Inspections, Building Inspections)
prior to occupation and use of the Property.
8. The proposed use will be served adequately by essential public facilities and services, including
streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems
and schools or will be served adequately by such facilities and services provided by the persons
or agencies responsible for the establishment of the proposed use. The property is within the
Metropolitan Urban Service Area (MUSA) and therefore the City should require that it be
provided with City sanitary sewer and water. Currently, the property is not provided with City
water, and there are plans to connect the property to these public utilities. The connection to
water is especially necessary due to the sprinkler system installed on the Property. It is a
recommended condition of approval that the property be connected to City sanitary sewer and
water before the applicant uses or occupies the building or property.
9. The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
While the proposal will pay sewer and water service charges, benefiting the community, the
property owner (Stillwater Area Public Schools) will not pay property taxes.
10. The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare
because of excessive production of traffic, noise, smoke, fumes, glare or odors. The proposed
use will generate a significant number of vehicle trips per day, though this will be limited to
certain times of the day (early morning and mid-afternoon). Minimal noise is expected to
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come from the site, except during times of heavy levels of vehicle traffic at specific times
within the morning or afternoon.
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion could be created
from the significant number of vehicle trips to and from the site. A traffic study completed
for the area in 2018 showed that an east bound left turn lane was not warranted at the
Stillwater Bus facility driveway. The same study did not review the timing and extent of
improvements required for the expected CSAH 15 (Manning Avenue) and Hudson Boulevard
intersection realignment and traffic signal improvements. An updated traffic study would be
required to determine the exact impact of the traffic from this project on that intersection.
Staff is not recommending an additional traffic study, but the City should monitor the
impacts as the area develops.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic feature
of major importance. N/A
Recommended Conditions of Approval. If the City Council wishes to approve this CUP, City staff
recommends the following conditions of approval:
1) No construction or use of the property as a bus terminal may commence until all items as outlined
in the City Engineer review memo regarding the ISD 834 School Bus Terminal (Stillwater
Transportation Center) dated November 24, 2020 have been addressed to the satisfaction of the
City. This includes the completion, inspection and acceptance by the City of all details per the
Site Improvement Agreement dated July 11, 2019 for the site improvements on the property
including but not necessarily limited to provision of any and all public utility easements and a
stormwater maintenance agreement, and the completion, inspection and acceptance by the City
of all public improvements adjacent to the property including public utilities, the reconstruction
of Hudson Boulevard and the required off-street trail.
2) The applicant must obtain all other necessary City, State, and other governing body permits and
approvals before starting any additional construction activity on the parcel and before using or
occupying the property as a school bus terminal including but not limited to an approved utility
plan, utility connection permits from the City, street construction plans (if required), building
permits, MPCA documentation, fire protection or sprinkler permits, etc.
3) All exterior lighting must meet requirements of Sections 150.035-150.038 of the City Code.
4) The above ground storage tank shall have and the owner shall maintain a diking around the
tank, suitably sealed to hold a leakage capacity equal to at least 115% of the tank capacity. The
applicant shall demonstrate that fire, explosion, or water or soil contamination hazards are not
present that would be detrimental to the public health, safety, and general welfare. The
applicant also shall submit to the City a copy of an Aboveground Storage Tank Notification of
Installation or Change in Status Form as required by the Minnesota Pollution Control Agency
(MPCA).
5) The City’s Landscape Architect certified the plantings and screening as installed meet the
intent and purpose of the City Code. As such, the City’s Landscape Architect shall begin the
required landscape and tree inspections in the spring of 2021 to ensure all required plantings
and trees have been provided and to ensure those plantings are in a healthy and acceptable
condition before City approval at the end of the 2-year landscape warranty.
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6) Parking areas shall be paved with a durable surface including, but not limited to, hot asphalt,
bituminous or concrete; spaces shall be marked with painted lines at least four inches wide;
required interior and exterior parking lot screening is required; a bumper curb or barrier of
normal bumper height shall be provided; and must provide an adequate number of Americans
with Disabilities Act (ADA) accessible stalls.
7) A sign permit shall be obtained prior to erection of any sign on the property.
8) The property shall be connected to City sanitary sewer and water before the operation or use of
the property as the school bus terminal. Such utility connections require the contractor to get
utility permits for the work and all required inspections and approvals from the City.
9) The applicant shall be required to include a description of the sanitary sewer capacity demands including the number of residential equivalency units (REC) based on the Metropolitan Council
Sewer Availability Charge (SAC) determination policy as well as a description of the water
capacity demands including average day use, peak day use, and fire suppression demands. Demands must account for all planned uses and connections to the sewer system including bus wash wastewater as well as include potable drinking water, bus washing operations, etc. (Completed)
10) Applicant shall be responsible to place hydrants throughout the property at the direction of the
Fire Department. All fire hydrants shall be owned and maintained by the City. (Completed) 11) That the applicant meet all requirements of the Lake Elmo Fire Chief and the Lake Elmo Building Official with respect to site improvements. Any required permits, improvements or corrections shall be secured and the work completed, inspected and approved by the City
before the Applicant or Owner occupies or uses the building or the property.
12) That the School District shall not move any operations to the Property or otherwise use, utilize, or occupy the Property until the City expressly grants all requisite approvals and affirmatively gives permission for use of the Property as a School District Transportation Center.
FISCAL IMPACT:
If the City Council approves the CUP with the recommended conditions of approval, the Developer will be responsible at its sole cost for bringing sanitary sewer and water to the property and eventually extending the public utilities to adjacent properties. The City will collect Sewer Accessibility Charges and Water Accessibility Charges and building permit fees for this property and for other properties in
the area as they develop.
OPTIONS: The City Council may approve the CUP as requested by the Stillwater Area Public Schools for the property located at 11530 Hudson Boulevard North as recommended by City staff and the Planning
Commission with the adoption of the attached Resolution; or
The City Council may approve the CUP with amended conditions of approval; or The City Council may vote to table the issue; or
The City Council may deny the CUP as requested by the Stillwater Area Public Schools for the property located 11530 Hudson Boulevard North.
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RECOMMENDATION: City staff and the Planning Commission recommend approval of the Conditional Use Permit (CUP) for
a school bus terminal for the property at 11530 Hudson Boulevard North with the following motion:
“Move to adopt Resolution 2021 – 011, approving a Conditional Use Permit (CUP) as requested by
the Stillwater Area Public Schools to allow a school district transportation center at the property
located at Lot 1, Block 1, Four Corners Addition (11530 Hudson Boulevard North) subject to the
recommended findings and conditions of approval as listed in this staff report.
ATTACHMENTS:
• Exhibit 1 – Location Map
• Exhibit 2 – Property Line Map
• Exhibit 3 – Aerial Photo (June 2020) (Capture 3)
• Exhibit 4 – City Council Resolution 2018 - 77
• Exhibit 5 – Narrative for CUP dated November 6, 2020
• Exhibit 6 – Project Plans dated May 3, 2019 from Larson Engineering
• Exhibit 7 – 2019 Site Improvement Agreement
• Exhibit 8 – 2020 Amended Development Agreement
• Exhibit 9 - State Fire Marshal notice to proceed dated October 1, 2019
• Exhibit 10 - State Fire Marshal Inspection Report dated March 11, 2020
• Exhibit 11 - Lake Elmo Fire Chief comments dated November 17, 2020
• Exhibit 12 - Wenck and Associates Landscape Plan review comments dated December 1, 2020
• Exhibit 13 - Focus Engineering Memorandum dated November 24, 2020
• Exhibit 14 – State Fire Marshal Inspection report dated January 12, 2021
• Exhibit 15 – City Council Resolution 2021 - 011
1
CITY OF LAKE ELMO
WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION 2021-011
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A SCHOOL
DISTRICT TRANSPORTATION CENTER FOR THE PROPERTY LOCATED AT 11530 HUDSON BOULEVARD NORTH, LAKE ELMO WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and WHEREAS, Stillwater Area Public Schools (Malinda Lansfeldt), 1875 Greeley Street South, Stillwater, MN 55082 (the “Applicant”) has submitted an application to the City of Lake
Elmo (the “City”) for a Conditional Use Permit to establish and operate a school district
transportation center for the property located at 11530 Hudson Blvd North (PID# 36.029.21.43.0004) (the “Property”); and WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on December 14, 2020; and
WHEREAS, notice of said public hearing was published, mailed and posted pursuant to the Lake Elmo Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation to the City Council as part of a Staff Memorandum dated January 19, 2021, and WHEREAS, the City Council considered said matter at its January 19, 2021 meeting; and
NOW, THEREFORE, based on the testimony elicited and information received, the City Council makes the following: FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake Elmo Zoning Ordinance, Section 154.106. 2) That all the submission requirements of said Section 154.106 have been met by the
Applicant.
3) That the proposed Conditional Use Permit is for a school district transportation center for the property located at 11530 Hudson Boulevard North.
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4) That the Conditional Use Permit for a school district transportation center will be for the
Property legally described as follows: Lot 1, Block 1 of Four Corners.
5) The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The School District is
proposing to use the building for office space, meeting space and a vehicle maintenance
garage. Bus traffic is not expected to be detrimental or dangerous, as trips and traffic will be limited to certain times of the day. It is a recommended condition of approval that the owner keep the existing berming and landscaping on the site to provide a sufficient screening of the parking lot.
6) The use or development conforms to the City of Lake Elmo Comprehensive Plan. The property is guided in the 2040 Comprehensive Plan for Business Park, in which local transit, with certain standards, is a conditional use. The proposed use also will provide 18
jobs per acre.
7) The use or development is compatible with the existing neighborhood. The use is compatible with the existing neighborhood, as the property formerly was used as a truck terminal, which is similar in use and design to a bus terminal. The surrounding parcels are mostly
vacant and undeveloped with the exception of an outdoor storage use immediately to the west. 8) The proposed use meets all specific development standards for such use listed in Article 7 of this Chapter. The proposal complies with the development standards as listed in the Zoning
Code. The owner installed a new parking lot, screening, and landscaping to meet City standards, which the City required as a condition of approval in 2018 for the original CUP. 9) If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is located outside the 0.2% annual chance floodplain. 10) The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. While the proposed project is a redevelopment/repurposing of an existing site and will not change the existing character of
the area, there are no proposed improvements to the exterior of the building.
11) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The property is fenced and landscaped to help screen the use from neighboring properties. However, the proposed use will create a
significant amount of traffic, at least at some times of the day. 12) The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use.
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The property is within the Metropolitan Urban Service Area (MUSA) and therefore the City should require that it be provided with City sanitary sewer and water. Currently, the
property is not provided with City sanitary sewer and water, and there are plans to connect the property to these public utilities. It is a recommended condition of approval that the property be connected to City sanitary sewer and water before the applicant uses or occupies the building or property. 13) The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community. While the proposal will pay sewer and water service charges, benefiting the community, the
property owner (Stillwater Area Public Schools) will not pay property taxes.
14) The proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The
proposed use will generate a significant number of vehicle trips per day, though this will be limited to certain times of the day. Minimal noise is expected to come from the site, except during times of heavy levels of vehicle traffic at specific times within the morning or afternoon. 15) Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion could be created from the significant number of vehicle trips to and from the site. A traffic study
completed for the area in 2018 showed that an east bound left turn lane was not warranted
at the Stillwater Bus facility driveway. The same study did not review the timing and extent of improvements required for the expected CSAH 15 (Manning Avenue) and Hudson Boulevard intersection realignment and traffic signal improvements. An updated traffic study would be required to determine the exact impact of the traffic from this project on
that intersection.
16) The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. N/A
17) That, in accordance with City Code §154.106(E), the Applicant’s proposed use of the Property as a School District Transportation Center shall be permissible under the Conditions 1-12 as provided in the decision below, and incorporated herein:
DECISION NOW, THEREFORE, BE IT FURTHER RESOLVED, and based upon the information received and the above Findings, that the City Council of the City of Lake Elmo hereby approves
the request by Stillwater Area Schools for a Conditional Use Permit for a school district
transportation center for the property located 11530 Hudson Boulevard North, and grants the same, subject to the following conditions of approval:
1) No use of the property as a bus terminal may commence until all items as outlined in the
City Engineer review memo regarding the ISD 834 School Bus Terminal (Stillwater
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Transportation Center) dated November 24, 2020 have been addressed to the satisfaction
of the City. This includes the completion, inspection and acceptance by the City of all
details per the Site Improvement Agreement dated July 11, 2019 for the site improvements
on the property including but not necessarily limited to provision of any and all public
utility easements and a stormwater maintenance agreement and the completion, inspection
and acceptance by the City of all public improvements adjacent to the property including
public utilities, the reconstruction of Hudson Boulevard and the required off-street trail.
2) The applicant must obtain all other necessary City, State, and other governing body permits
and approvals before starting any additional construction activity on the parcel and before
using or occupying the property as a school bus terminal including but not limited to an
approved utility plan, utility connection permits from the City, street construction plans (if
required), building permits, MPCA documentation, fire protection or sprinkler permits etc.
3) All exterior lighting must meet requirements of Sections 150.035-150.038 of the City
Code.
4) The above ground storage tank shall have and the owner shall maintain a diking around
the tank, suitably sealed to hold a leakage capacity equal to at least 115% of the tank
capacity. The applicant shall demonstrate that fire, explosion, or water or soil
contamination hazards are not present that would be detrimental to the public health,
safety, and general welfare. The applicant also shall submit to the City a copy of an
Aboveground Storage Tank Notification of Installation or Change in Status Form as
required by the Minnesota Pollution Control Agency (MPCA).
5) The City’s Landscape Architect certified the plantings and screening as installed meet the
intent and purpose of the City Code. As such, the City’s Landscape Architect shall begin
the required landscape and tree inspections in the spring of 2021 to ensure all required
plantings and trees have been provided and to ensure those plantings are in a healthy and
acceptable condition before City approval at the end of the 2-year landscape warranty.
6) Parking areas shall be paved with a durable surface including, but not limited to, hot
asphalt, bituminous or concrete; spaces shall be marked with painted lines at least four
inches wide; required interior and exterior parking lot screening is required; a bumper
curb or barrier of normal bumper height shall be provided; and must provide an adequate
number of Americans with Disabilities Act (ADA) accessible stalls.
7) A sign permit shall be obtained prior to erection of any sign on the property.
8) The property shall be connected to City sanitary sewer and water before the operation or
use of the property as the school bus terminal. Such utility connections require the
contractor to get utility permits for the work and all required inspections and approvals
from the City.
9) The applicant shall be required to include a description of the sanitary sewer capacity demands including the number of residential equivalency units (REC) based on the Metropolitan Council Sewer Availability Charge (SAC) determination policy as well as a
description of the water capacity demands including average day use, peak day use, and
fire suppression demands. Demands must account for all planned uses and connections to the sewer system including bus wash wastewater as well as include potable drinking water, bus washing operations, etc. (Completed)
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10) Applicant shall be responsible to place hydrants throughout the property at the direction
of the Fire Department. All fire hydrants shall be owned and maintained by the City. (Completed) 11) That the applicant meet all requirements of the Lake Elmo Fire Chief and the Lake Elmo Building Official with respect to site improvements. Any required permits, improvements
or corrections shall be secured and the work completed, inspected and approved by the
City before the Applicant or Owner occupies or uses the building or the property. 12) That the School District shall not move any operations to the Property or otherwise use, utilize, or occupy the Property until the City expressly grants all requisite approvals and affirmatively gives permission for use of the Property as a School District Transportation
Center.
Passed and duly adopted this 19th day of January 2021 by the City Council of the City of Lake Elmo, Minnesota.
__________________________________ Charles Cadenhead, Mayor
ATTEST:
________________________________ Julie Johnson, City Clerk
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2018-077
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A SCHOOL DISTRICT
TRANSPORTATION CENTER FOR A PORTION OF THE PROPERTY LOCATED AT 11530
HUDSON BOULEVARD NORTH
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Stillwater Area Schools (Kristen Hoheisel), 1875 Greeley Street South,
Stillwater, MN 55082 (the "Applicant") has submitted an application to the City of Lake Elmo
(the "City'') for a Conditional Use Pennit for a school district transportation center for a portion
of the property located at 11530 Hudson Blvd N (PID# 36.029.21.43.0001) (the "Property"); and
WHEREAS, a request for a Preliminary and Final Plat to subdivide the Property in to
Lot I, Block 1 of Four Corners, with three separate outlots was submitted by Terry Emerson,
2204 Legion Lane Circle North, Lake Elmo, MN 55042; and
WHEREAS, the Applicant also submitted applications to the City for a Zoning Text
Amendment to allow local transit as a conditional use within the Business Park zoning district;
and a Zoning Map Amendment to re-zone Lot 1, Block 1 of Four Corners from Rural
Development Transitional to Business Park; and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Plarming Commission held a public hearing on said matter
on June 4, 2018 and June 18, 2018; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation to the City Council as part of a Staff Memorandum dated July 17, 2018, and
WHEREAS, the City Council considered said matter at its July 17, 2018 meeting; and
NOW, THEREFORE, based on the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake
Elmo Zoning Ordinance, Section 154.106.
Resolution 2018-077
509020vl SJS LA515-l
1
2) That all the submission requirements of said Section 154.106 have been met by the
Applicant.
3) That the proposed Conditional Use Permit includes the following components:
a) A Conditional Use Permit for a school district transportation center for a portion
of the property located at 11530 Hudson Blvd N.
4) That the Conditional Use Permit for a school district transportation center will be for the
Property legally described as follows: Lot 1, Block 1 of Pour Corners.
5) That the Zoning Text Amendment that was proposed by the Applicants allows local transit as
a conditional use within the Business Park zoning district.
6) That the City approved the Applicant's request for a Zoning Text Amendment to allow local
transit as a conditional use within the Business Park zoning district.
7) That the City approved the Applicant's request for a Preliminary and Final Plat to subdivide
the Property in to Lot 1, Block 1 of Pour Corners along with three separate outlots.
8) That the City approved the Applicant's request for a Zoning Map Amendment to re-zone the
Property from Rural Development Transitional to Business Park.
9) The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. Bus traffic is not expected to
be detrimental or dangerous, as trips and traffic will be limited to certain times of the day.
It is a recommended condition of approval that there be significant berming to provide a
sufficient screening of the parking lot.
l 0) The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
property is guided for Business Park, in which local transit, which meets certain standards,
is a conditional use per the Zoning Code. The use also provides a significant number of
jobs per acre, which is a desired trait of the Business Park land use designation per the
Comprehensive Plan.
11) The use or development is compatible with the existing neighborhood. The use is compatible
with the existing neighborhood, as the existing use is a truck terminal, which is similar in
use and design to a bus terminal. The surrounding parcels are mostly vacant and
undeveloped.
12) The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. The proposal complies with the proposed development standards as
recommended in the requested Zoning Text Amendment, although it does not comply with
many parking lot, screening, and landscape standards, which have been required as a
recommended condition of approval
13) If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standru·ds for such use listed in Chapter 150, § 150.250 through 150.257
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509020vl SJS LASIS-1
2
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is located
outside the 0.2% annual chance floodplain.
14) The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. While the proposed project is a
redevelopmentlrepurposing of an existing site and will not change the existing character of
the area, operations are not within a building and so would not meet the intended
character of the neighborhood.
15) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. While the proposed use will create a significant
amount of traffic, it will be limited to certain times of the day.
16) The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
There are plans to connect to City sewer and water at the applicant's cost. The use may
require the prompt need for the CSAH 15/Hudson Blvd traffic signal, for which the City
will be required to share 25% of the cost, and the Hudson Boulevard realignment. It is not
yet known if the applicant's storm water management plan meets all City, State, and Valley
Branch Watershed District requirements.
17) The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
While the use will not pay property taxes, sewer and water service charges will be paid by
the applicant.
18) The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The
proposed use will generate a significant number of trips per day, though this will be limited
to certain times of the day. Minimal noise is expected to come from the site, except during
heavy traffic times at specific times within the morning or afternoon.
19) Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Traffic congestion could be
created from the significant number of trips to the site, though these would be limited to
certain times of the day.
20) The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. NIA
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Lake Elmo City
Council hereby approves the request by Stillwater Area Schools for a Conditional Use Permit for
a school district transportation center with the following conditions of approval:
Resolution 2018-077
509020vl SJS LA515-l
3
1) The Zoning Text Amendment to allow local transit (school district transportation center)
within the Business Park Zoning District must be approved.
2) No construction or use of the bus terminal (unless in accordance with the Interim Use
Permit approved by the City by Resolution 2014-095) may commence until all items as
outlined in the City Engineer review memo regarding the Four Comers Preliminary & Final
Plat (Stillwater Transportation Center) dated May 30, 2018 and all other subsequent
construction plan memos regarding the Stillwater Transportation Center have been
addressed; the Four Comers 1st Addition Final Plat has been recorded.
3) The applicant must obtain all other necessary City, State, and other governing body permits
prior to the commencement of any construction activity on the parcel including but not
limited to an approved stormwater management plan, utility plans, grading plan, street
construction plans (if required), parking lot permit, building permits, etc.
4) The Applicant shall submit a photometric plan, and all lighting must meet requirements
of Sections 150.035-150.038 of the City Code.
5) The above ground storage tank shall require development of diking around the tank,
suitably sealed to hold a leakage capacity equal to 115% of the tank capacity. The
applicant shall demonstrate that fire, explosion, or water or soil contamination hazards
are not present that would be detrimental to the public health, safety, and general welfare.
The applicant shall also fill out an Aboveground Storage Tank Notification oflnstallation
or Change in Status Form as required by the Minnesota Pollution Control Agency
(MPCA).
6) The Applicant shall submit an updated Landscape Plan and Tree Preservation Plan which
includes sufficient berming and screening and addresses the comments in this report to be
reviewed and approved by the City's Landscape Architect.
7) Parking areas shall be paved with a durable surface including, but not limited to, hot
asphalt, bituminous or concrete; spaces shall be marked with painted lines at least four
inches wide; required interior and exterior parking lot screening is required; a bumper
curb or barrier of normal bumper height shall be provided; and must provide an adequate
number of Americans with Disabilities Act (ADA) accessible stalls.
8) A sign permit shall be obtained prior to erection of any sign on the property.
9) The property shall be connected to City sewer and water prior to operation of the bus
terminal.
10) A Traffic Impact Study is required to determine timing and extent of improvements
required for the CSAH 15 and Hudson Boulevard intersection realignment and traffic
signal improvements as well as to detennine if an eastbound left turn lane along Hudson
Boulevard is also needed at the site access.
11) The applicant shall be required to include a description of the sanitary sewer capacity
demands including the number of residential equivalency units (REC) based on the
Metropolitan Council Sewer Availability Charge (SAC) determination policy as well as a
description of the water capacity demands including average day use, peak day use, and
fire suppression demands. Demands must account for all planned uses and connections to
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509020vl SJS LASIS-1
4
the sewer system including bus wash wastewater as well as include potable drinking
water, bus washing operations, etc.
12) Applicant shall be responsible to place hydrants throughout the property at the direction
of the Fire Depaiiment. All fire hydrants shall be owned and maintained by the City.
13) That the applicant contribute a onetime payment of $150,000 in recognition oflost tax
revenue as well as the City's cost share of the future traffic signal at the intersection of
Manning A venue (CSAH 15) and Hudson Boulevard North.
Passed and duly adopted this 17th day of July 2018 by the City Council of the City of Lake Elmo,
Minnesota.
Resolution 2018-077
509020v I SJS LA5 l 5-I
5
Mike Pearson, Mayor
1
City of Lake Elmo
Application for Conditional Use Permit
School District Transportation Center
Stillwater Area Public Schools
November 6, 2020 Property Owner:
Stillwater Area Public Schools 1875 Greeley Street South Stillwater, MN 55082 Contact Information:
Malinda Lansfeldt, Interim Superintendent Phone: 651-351-8301
Email: lansfeldtm@stillwaterschools.org
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Property Information:
Property Address: 11530 Hudson Blvd. N., Lake Elmo PID: 36.029.21.43.0004 Legal Description: Lot 1, Block 1, Four Corners Addition
Parcel Size: 11 acres (479,160 sq. ft.)
Zoning: The Property is zoned BP – Business Park Comprehensive Plan:
The Property is guided BP – Business Park
Use of Surrounding Properties: The Property is bounded on the South by Hudson Boulevard and I-94:
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Immediately to the west is an outdoor storage use:
The areas to the north and east are vacant:
History and Background: The existing building was constructed in the 1990s and was initially used as office space and
vehicle storage for an earth-moving company. The Property was later used for school bus
maintenance and terminal, and then by Kenworth Diesel Trucks for truck repairs, sales and service. The School District acquired the Property in 2018, and following the approval of a CUP in 2018, invested $2 million in improvements to the Property. These improvements included the installation
of a fire suppression system in the building to extend the existing sprinklers from the garage bays
to the office area of the building. The fire suppression system has been inspected and reviewed by the State Fire Marshal and the City’s Fire Inspectors. The School District is completing the changes
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based on the inspection and these items should be completed by the time the CUP application is
considered by the City Council.
In addition, as part of the plumbing for the fire suppression system, the School District obtained the required permits and inspections from DOLI and it resulted in no additional work requests. The School District also installed a heat and smoke detection system, which has been inspected by
the City’s Fire Inspector and Building Inspector. No other improvements have been made to the
interior of the building. There are three functioning bathrooms which can immediately be connected to sewer and water upon its availability. The exterior improvements in 2019 included paving of all parking areas. The final lift was placed
on the parking lots in the spring of 2020. The parking lots are now completed and striped. The
School District is not aware of any outstanding issues with any of the exterior improvements made to the site, including the fencing, berming and landscaping. As the Planning Commission and Council are aware, the prior CUP for a bus terminal was revoked
in May 2020. The School District subsequently vacated the Property in the summer of 2020,
pursuant to direction from the City. The Property is currently unoccupied. Current Status:
The School District is pleased to report that at the time of submission of this CUP application, the
watermain and sanitary sewer are being installed along Hudson Boulevard and are being delivered to the doorstep of the School District Property by EN Properties, LLC, the developer, and it is anticipated that these utilities will be connected to the Property by the end of December 2020. The Property already has the utility stub connections, the City has an easement from the School District
for these utilities, and the developer is required to hook the Property up to sewer and water as part
of its project. In the Spring of 2021, storm sewer utilities, storm water drainage facilities, and improvements to Hudson Boulevard will be constructed/completed by the developer. The developer has entered into
an Amended Development Agreement with the City that requires completion of the public
improvements by July 31, 2021. The City also required an increased letter of credit from the developer so that if the public improvements are not completed, the City has the ability to draw on the developer’s letter of credit and complete these public improvements on its behalf. Whether the developer completes the installation of the public utilities or the installation is completed by the
City, there is significantly more reassurance than in the past that public utilities are on the horizon.
The developer is installing public utilities right now and if the developer fails, the City has enhanced security in the form of an increased letter of credit to complete the work, if it so chooses. The School District is currently operating its bus terminal in the City of Oak Park Heights where
it has a lease through June 30, 2021. It is anticipated that all of the developer’s improvements will
be completed prior to the end of the lease term. However, the School District is making this CUP application now because it must notify the current landlord by the end of February 2021 if a lease extension will be needed. Therefore, there is some degree of urgency to the timing of this CUP application. The Planning Commission and City Council can be assured that the School District
5
will not move any operations to the Property until the City grants approvals and gives permission
to do so.
Requested Use of the Property The CUP application is ripe for consideration by the Planning Commission and the City Council
for a School District Transportation Center to be located at the Property. The use contemplates that
the existing building will be used as office space by approximately seven full time office staff/dispatchers during the week, from the hours of 5:30 a.m. – 6:00 p.m. or on occasion for other required school bus operations. Approximately 180 school bus drivers and bus aides will circulate through the site on any given weekday. They will be able to use the meeting room and break room
areas within the building when they pick up and drop off their buses or are awaiting the next route.
Ten mechanics will occupy the garage area and service bays for bus washing, general maintenance, and minor repairs. 100 long buses and 40 short buses will be stored in the paved parking areas, which can accommodate a total of 140 buses, as well as 20 passenger vehicles.
Findings:
In order to approve a CUP, the City Code requires that a 12-factor test be met: 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or city.
The building will be used as office space, meeting space, and a truck maintenance garage. The site will be used as a School District Transportation Center, which is listed as a conditional use in the BP-Business Park Zoning District. It will generate traffic during
specific times of the day, but improvements to Hudson Boulevard, along with the existing
right turn lane, are expected to minimize the impact to the neighborhood. In addition, there is significant berming along Hudson Boulevard to screen the parking areas. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or city.
View of berm on Hudson Boulevard looking West:
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View of berm on Hudson Boulevard looking East:
View of berm at western edge of property line:
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan.
The land use designation is guided in the Comprehensive Plan as BP-Business Park, which
is the appropriate designation for the School District Transportation Center use. It was expected that local transit would be an appropriate use for the Business Park. In addition, the Comprehensive Plan states that one of its desired traits of the Business Park land use designation is to generate a significant number of jobs per acre. With 180 bus drivers, 10
mechanics and 7 dispatchers, this use will generate 18 jobs per acre.
3. The use or development is compatible with the existing neighborhood. The surrounding properties are mostly vacant, with the exception of an outdoor storage use
immediately to the west. The nearby drive-in movie theater use generates significant
7
amounts of traffic; however, the theater’s peak traffic is not at the same times as the School
District’s traffic movements. The movie theater operates during the summer months, which
is when the School District is not in full operation, and traffic is only congested for the movie theater at dusk and evening hours, which is after the bus terminal hours of operation. 4. The proposed use meets all specific development standards for such use listed in Article 7
of the Zoning Code.
• Fencing: The 2018 site plan required significant screening and berming and has been installed accordingly, as noted in the previous photos.
• Off-street parking: The Property exceeds the parking requirements of one space per 300 square feet of office, plus one space per vehicle kept on premises. There are 140 spaces for buses and 20 spaces for passenger vehicles to accommodate the use.
• Building Construction: The existing building was constructed in the 1990s and no changes to the exterior metal/concrete materials or windows are being requested.
• Pavement: All parking lots and access drives are paved.
5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use.
N/A 6. The proposed use will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area.
The School District Transportation Center use is appropriate for the Business Park zoning district. The Property is located on a frontage road immediately adjacent to an interstate. Access to such significant transportation corridors is why this general area was zoned as a business district with transportation uses—in order to optimize this type of access. The
8
essential character of the area is not only compatible with this proposed use, it is perfectly
suited for, and fits within the existing character of, the general vicinity. The building is
well-maintained, and its construction is aesthetically pleasing as it faces Hudson Boulevard and is functional for the maintenance and service of buses. It is compatible with the general construction materials for a BP-Business Park use.
7. The proposed use will not be hazardous or create a nuisance as defined in the zoning code
to existing or future neighboring structures. The School District Transportation Center does not create any hazards or nuisances to the neighboring open storage use or vacant properties. Future adjacent uses will be similarly
utilized for the permitted or conditional uses within the BP-Business Park zoning
designation. 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water
and sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use. The public utilities of sewer and water are being installed at the time of this submission and are scheduled to be completed by the end of December 2020. The Property is ready to
be connected to sewer and water and upon doing so, will have a fully functioning fire
suppression system. When the developer completes the remaining public utilities in the Spring of 2021, including any improvements to Hudson Boulevard, the Property will be adequately served by all essential public facilities. The School District will not utilize the Property, unless authorized by the City, until such public facilities are completed.
9. The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The City will not incur any additional costs for the School District Transportation Center
operations. 10. The proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
The proposed use will generate additional traffic during specific times of the day, however, there is a dedicated right turn lane on Hudson Boulevard which greatly reduces any traffic impact and congestion along this frontage road. The significant berm along the corridor
will help mitigate noise from buses that may occur. Because the site is immediately
adjacent to the I-94 corridor, which generates significant and constant traffic noise, the minimal bus noises will likely not be noticeable.
9
The Business Park zoning classification is ideal for the proposed Transportation Center use
as it directs surrounding properties toward similar uses that will be mutually compatible.
Being surrounded by major roads and the interstate make this an ideal location for a Transportation Center. 11. Vehicular approaches to the Property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares.
The Business Park Zoning District was intentionally created adjacent to major intersections and thoroughfares in order to provide for this type of Transportation Center use. As stated above, the improvements, and right turn lane on Hudson Boulevard will reduce any
potential congestion or interference with the flow of traffic in this area.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance.
Located in a predominantly vehicular area, there are no natural or scenic features that will
be impacted by the proposed use. The landscaping and berming improvements surrounding the Property enhance the aesthetics of Hudson Boulevard. Conclusion
The previous challenges with the site resulting in the revocation of the prior CUP, are being resolved. The watermain and sanitary sewer are currently being installed and should be completed by the end of the year. The School District’s bus terminal will remain at the current Oak Park Heights location through June 2021, by which time all of the developer’s improvements should be
completed. The School District will not move any operations to the Property unless the City
completes any inspections needed and grants permission to do so. The Property is the ideal location for the Transportation Center. With its close proximity to the I-94 corridor and site improvements designed specifically for a transportation-oriented use, the use
is a great fit. Because the surrounding area is largely undeveloped and due to zoning and
comprehensive plan guiding, will likely develop into similar transportation-oriented uses, the overall impact to the community is positive. The School District respectfully requests the City approve a CUP for the Stillwater School District Transportation Center.
PROJECT:2019 STILLWATER BUS FACILITY IMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082VICINITY MAPINDEX OF DRAWINGSPROJECT CONTACTST-C1C2C3C3.1C4C5C6C7C8M0.0FP1.0FP2.0E0E1E2E3E4Title SheetTopographic SurveyCIVILDemolition PlanPaving and Dimension PlanGrading and Erosion Control PlanLandscape PlanUtility PlanDetailsDetailsDetailsDetailsMECHANICALMechanical Title SheetFirst Floor Plumbing and Fire Protection PlanSecond Floor Fire Protection PlanELECTRICALElectrical Title SheetElectrical Demolition PlanElectrical Lighting Site PlanElectrical Power Site PlanElectrical Power Riser Diagram, Schedules, and DetailsCivil Engineer:Greg A. Buchal, P.E.Larson Engineering, Inc.3524 Labore RoadWhite Bear Lake, MN 55110Tel: 651.481.9120Fax: 651.481.9201DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - T.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.19City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19TITLE SHEETTCALL BEFORE YOU DIG!TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One CallSurveyor:Tim Freeman, P.L.S.FFE Surveying LLC12445 55th Street NorthLake Elmo, MN 55042Tel: 651.439.8833Fax: 651.430.9331Proposed Stillwater Bus Facility11530 Hudson Boulevard NorthLake Elmo, MN 55042Electrical Engineer:Joe VomelaHallberg Engineering, Inc.1750 Commerce CourtWhite Bear Lake, MN 55110Tel: 651.748.1100Email:jvomela@hallbergengineering.comMechanical Engineer:Tom GundersonHallberg Engineering, Inc.1750 Commerce CourtWhite Bear Lake, MN 55110Tel: 651.748.1100Email:tgunderson@hallbergengineering.com
FFE = 904.50EXISTINGSTORMWATERPONDAREABUILDING AREA = 15,498EXISTING GRAVEL PAVEMENTAPPROXIMATESEPTICDRAINFIELD1132224451733665599981010101010101011111111111111111212DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C1.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.190NORTH204080City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19REMOVE AND DISPOSE OF EXISTINGBITUMINOUS PAVEMENT SECTIONREMOVE AND DISPOSE OF EXISTINGCONCRETE PAVEMENT SECTIONREMOVE AND SALVAGE EXISTINGGRAVEL SECTION FOR REUSE. DISPOSEOF ALL EXCESS MATERIALS.SYMBOL LEGENDREMOVE AND DISPOSE OF EXISTING CONCRETE CURB ANDGUTTER.REMOVE AND DISPOSE OF EXISTING CHAIN LINK FENCE FABRIC,POSTS, AND FOOTINGS.REMOVE AND DISPOSE OF EXISTING CONCRETE PAVEMENTSECTION.SAWCUT, REMOVE, AND DISPOSE OF EXISTING BITUMINOUSPAVEMENT SECTION.REMOVE AND DISPOSE OF EXISTING STORM SEWER.REMOVE AND DISPOSE EXISTING CONCRETE BOLLARDS.PROTECT EXISTING ELECTRICAL TRANSFORMER DURINGCONSTRUCTION.PROTECT WELL DURING CONSTRUCTION UNTIL NEW WATERSERVICE CONNECTION IS INSTALLED AND OPERATIONAL. WELLTO BE ABANDONED AFTER WATER SERVICE INSTALLATION.PROTECT EXISTING SEPTIC SYSTEM TANKS AND DRAINFIELDDURING CONSTRUCTION. ABANDON AND DISPOSE OF ALLCOMPONENTS AND ASSOCIATED SOILS PER WASHINGTONCOUNTY REQUIREMENTS, AFTER SANITARY SERVICECONNECTION IS OPERATIONAL.REMOVE AND DISPOSE EXISTING TREES, STUMPS AND ROOTS.TREES TO BE REMOVED BY CONTRACTOR FOR FOUR CORNERSSTREET & UTILITIES IMPROVEMENTS.PROTECT EXISTING BOULDER RETAINING WALL DURINGCONSTRUCTION.12DEMOLITION PLANC1KEY NOTESDEMOLITION NOTES1.Verify all existing utility locations.2.It is the responsibility of the Contractor to perform or coordinate allnecessary utility demolitions and relocations from existing utility locationsto all onsite amenities and buildings. These connections include, but arenot limited to, water, sanitary sewer, cable tv, telephone, gas, electric, sitelighting, etc.3.Prior to beginning work, contact Gopher State Onecall (651-454-0002) tolocate utilities throughout the area under construction. The Contractorshall retain the services of a private utility locator to locate the privateutilities.4.Sawcut along edges of pavements, sidewalks, and curbs to remain.5.All construction shall be performed in accordance with state and localstandard specifications for construction.6.Coordinate with Four Corners Plans for any work outside of the propertywithin the road Right-Of-Way.7.Protect all trees that are to remain during all construction.345LOT SIZETotal Lot Size: 478,997 s.f. = 11.00 AcresBreakdown:Existing Building: 15,498 s.f. = 3.23%Existing Gravel Surfaced Pavement Areas: 91,861 s.f. = 19.18%Existing Concrete and Bituminous Pavement: 9,022 s.f. = 1.88%Existing Open Space: 362,616 s.f. = 75.71%6789101112
FFE = 904.50BUILDING AREA = 15,498EXISTING GRAVEL PAVEMENTCITY WATERMAINEASEMENT10 FT SMALLUTILITY EASEMENTCITY WATERMAINEASEMENT9620NO PARKINGNO PARKINGNO PARKING1517202022222121132020222462410,000 GALLONFUEL TANKAREA WITH LEAKCONTAINMENT (135%)(20'x45'x2' DEEP)FUEL PUMPISLAND LOCATION14' WIDE22TO REMAIN FOR PHASE 1STORMWATERPOND AREAC66C51C54C54C55C61(9 TYP)EXPANDEDSTORMWATERPOND AREA119.7'98.5'20'9'7'24'18.7'9'9'9'24'18'18'24'27'60.7'25'25'49.5'2.7'13.6'10'3'
25'25'25'36.1'2'C51C51C51C52C52C52C52C59C58C58118.7'2C56C56C5634.3'C54C53C66C54CITY WATERMAINEASEMENT10 FT SMALLUTILITY EASEMENTCITY WATERMAINEASEMENTC513333C57C53DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C2.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.190NORTH204080City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19NEW 6" BITUMINOUS PAVEMENT OVERNEW 8" CRUSHED AGGREGATE BASEOVER 24" GRANULAR BACKFILLSEE DETAIL 1/C5NEW 4" BITUMINOUS PAVEMENT OVERNEW 8" CRUSHED AGGREGATE BASEOVER 24" GRANULAR BACKFILLSEE DETAIL 6/C6NEW 6" CONCRETE PAVEMENT OVERNEW 6" CRUSHED AGGREGATE BASESEE DETAIL 3/C5NEW 10" AGGREGATE OVERNEW 24" GRANULAR BACKFILLSEE DETAIL 2/C5NEW CHAIN LINK FENCESEE DETAIL 6/C5SYMBOL LEGENDWHERE APPLICABLE, DIMENSIONS ARE FROMBACK OF CURB TO BACK OF CURB OR BACK OFCURB TO END OF STALL LINE.PAVING ANDDIMENSION PLANC2ADA STALLS REQUIRED = 6ADA STALLS PROVIDED = 6AUTOMOBILE STALLS = 177SCHOOL VAN STALLS = 20SHORT BUS STALLS = 24LARGE BUS STALLS = 123 - INDICATES STALL COUNT IN ROWPARKING STALL COUNTLOT SIZETotal Lot Size: 478,997 s.f. = 11.00 AcresBreakdown:Proposed Building: 15,498 s.f. = 3.24%Proposed Gravel Pavement Areas (Phase 1): 182,980 s.f. = 38.20%Proposed Concrete and Bituminous Pavement(Phase 1): 61,563 s.f. = 12.85%Proposed Open Space: 218,956 s.f. = 45.71%Proposed Total Impervious Space = 54.29%Business Park Max Impervious = 75%Parking Lot Area = 244,993 s.f.5% Landscaped Area Required = 12,249 s.fLandscaped Area Provided = 16,830 s.f.*All gravel pavement surface (existing and proposed) inPhase 1 is going to be paved in Phase 2 of the project.A timeline for Phase 2 has not yet been established butis anticipated in 2 to 3 years.*XXAutomobile parking lot to be constructed after septicdrainfield is abandoned.Entrance drive paving, and curb and gutter to matchnew construction for Hudson Blvd.Coordinate with Four Corners Addition Plans for anywork outside of property within the road Right-of-Way.12PLAN NOTES3
10,000 GALLONFUEL TANKAREA WITH LEAKCONTAINMENT (135%)(20'x45'x2' DEEP)FUEL PUMPISLAND LOCATION14' WIDETO REMAIN FOR PHASE 1897
905905904904906907903902910911909908912910909908908903906907908909909908907906905898899
895894
896
902901900899898897.50903902901900899903903900899898897896.30901902903904905906907907906905904903902901900896.30900899898897901902903904905906900899898901902903904905906893
900
905
STORMWATER MAINTENANCEEASEMENTSTORMWATER MAINTENANCEEASEMENT905903900901902904903CITY WATERMAINEASEMENT10 FT SMALLUTILITY EASEMENTCITY WATERMAINEASEMENTFFE = 904.50EXISTINGSTORMWATERPONDAREABUILDING AREA = 15,498EXISTING GRAVEL PAVEMENTCITY WATERMAINEASEMENT10 FT SMALLUTILITY EASEMENTCITY WATERMAINEASEMENT25' (TYP)25'DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C3.1.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.190NORTH204080City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19LANDSCAPEPLANC3.1LEGENDNORWAY SPRUCE (PICEA ABIES): 6' TALL, 64 TOTAL (49.61%)COLORADO BLUE SPRUCE (PICEA PUNGENS): 6' TALL 65 TOTAL (50.39%)MAX.10'-0''OF TRUNK DIAMETERRADIUS=1 ft PER in(LIMITS OF CRITICAL ROOT ZONE)FENCE LOCATION DRIP-LINE (VARIES)20'' DIA. TREE20'-0'' FORTREE PROTECTION FENCECRITICAL ROOT ZONEDRIP-LINETREE PROTECTION FENCE5'-0''NOT TO SCALETREE PROTECTION2C3.1SOD MATERIALNATIVE PRAIRIE SEED RESTORATIONBWSR MIX 34-241(MESIC PRAIRIE)36.5 LB/AC (PROVIDE EROSION CONTROL BLANKETWHERE SLOPES ARE STEEPER THAN 5:1)INFILTRATION POND SEEDBWSR MIX 34-271 (WET MEADOW)12 LB/ACWET POND SEEDBWSR MIX 34.181 (EMERGENT WETLAND)5 LB/ACEQUALS TWICE BALLDIAMETER12"MIN.18"MIN.OPTIONAL STAKINGMETHOD - 6' METALPOSTS AND RUBBERHOSE STRAPSHOSE LOOPS3 GUYS EACH OF10 GAUGE TWISTEDWIRE 120 DEGREESAPART AROUND TREECOLOREDFLAGS1 PER WIRETURNBUCKLE4" DEEP MULCH, HOLDBACK 2" FROM STEM.SOD24" STAKE TYP.BACKFILL WITHTOPSOIL ANDPEAT MOSS 3:1 RATIOFOLD BACKBURLAP ANDREMOVE ALLTIES &/ORWIRES FROMTOP OF BALLREFER ALSO TOSPECIFICATIONSSCARIFY ALL SIDESAND BOTTOM OFEXCAVATED HOLEPLANTING DETAIL1C3.1CONIFEROUS TREE*TREE PROTECTION FOR ALL EXISTING TREES ADJACENTTO PROPOSED WORK AREAS.* 1 TREE FOR EVERY 15 STALLS345 STALLS = 23 TREES REQUIRED1 TREE FOR EVERY 50' OF ROAD FRONTAGE670' OF ROAD FRONTAGE = 14 TREES REQUIRED1 TREE FOR EVERY 50' OF FRONTAGE STRIP1812' OF FRONTAGE STRIP = 37 TREES REQUIRED5 TREES FOR EVERY ACRE DEVELOPED11 ACRES DEVELOPED = 55 TREES REQUIREDTOTAL TREES REQUIRED = 129TOTAL TREES PROVIDED = 129NOTE: EXISTING TREES ALONG PERIMETERBERMS ARE NOT SHOWN. ONLY NEW TREES.TREE REQUIREMENTS
FFE = 904.50EXISTINGSTORMWATERPONDAREABUILDING AREA = 15,498EXISTING GRAVEL PAVEMENTCITY WATERMAINEASEMENT10 FT SMALLUTILITY EASEMENTCITY WATERMAINEASEMENTTO REMAIN FOR PHASE 1906.80 GV904.95 TC904.45 GL901.99 B901.40 RIM903.70 B907.23 GV906.68 GV902.97 B902.97 B902.95 B(EOF)903.33 EC903.24 GL904.00 TC903.50 GL902.88 TC902.38 GL*903.03 TC902.53 GL*PRETREATMENT PONDNWL: 897.55100-YR HWL: 898.21INFILTRATION PONDBOT: 896.30100-YR HWL: 898.21INFIL. VOL: 28,410 CF1.11
%1.11%
1.5%1.5%1.8%1.62%
1.0%904.30 TC903.80 GL904.00 GV903.00 GV904.00 TC903.50 GL904.00 TC903.50 GL903.00 B902.30 GV902.80 GV902.75 B902.95 GV901.95 B/GV(EOF)902.20 B901.95 B(EOF)903.83 B904.06 TC903.73 GL904.17 TC903.84 GL904.75 TC904.42 GL904.00 B903.75 B906.70 GV904.60 TC904.10 GL904.50 TC904.00 GL903.75 TC903.25 GL904.50 TC904.00 GL901.90 GV901.60 GV*904.70 TC904.20 GL904.50 TC904.00 GL904.50 TC904.00 GL904.12* TC903.62* GL897
905905904904906907903902910911909908912910909908908903906907908909909908907906905898899
895894
896
902901900899898897.50903902901900899903903900899898897896.30901902903904905906907907906905904903902901900896.30900899898897901902903904905906900899898901902903904905906893
900
905
STORMWATER MAINTENANCEEASEMENTSTORMWATER MAINTENANCEEASEMENTWEST ISLANDBOT: 899.00100-YR HWL 902.49EAST ISLANDBOT: 897.50100-YR HWL 901.89905903900901902904903903.00* TC902.50* GL904.00 TC903.50 GL904.25 TC903.75 GL904.50 TC904.00 GL903.00 TC903.00 GLCITY WATERMAINEASEMENT10 FT SMALLUTILITY EASEMENTCITY WATERMAINEASEMENTC81C81C81C81C84C84C84C82(TYP)C63C63C63C81C81C81C81C83C84C84C84C84C84C75C75C75DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C3.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.190NORTH204080City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19GRADING ANDEROSION CONTROLPLANC3PROPOSED CONTOURS -MAJOR INTERVALGRADE BREAK LINEPROPOSED CONTOURS -MINOR INTERVAL949950950EXISTING CONTOURS2.0%950.00 TC949.50 GLGRADE SLOPESPOT ABBREVIATIONS:TC - TOP OF CURBGL - GUTTER LINEB - BITUMUNOUSC - CONCRETEEO - EMERGENCY OVERFLOWTW - TOP OF WALLBW - BOTTOM OF WALL (F/G)BH - BASE OF HYDRANT(*) - EXISTING TO BE VERIFIEDSILT FENCERIP-RAPINLET PROTECTIONCONCRETE WASHOUTSTATIONLEGEND1.Owner and Contractor shall obtain MPCA-NPDES permit. Contractor shall beresponsible for all fees pertaining to this permit. The SWPPP shall be kept onsite atall times.2.Install temporary erosion control measures (inlet protection, silt fence, and rockconstruction entrances) prior to beginning any excavation or demolition work at thesite.3.Erosion control measures shown on the erosion control plan are the absoluteminimum. The contractor shall install temporary earth dikes, sediment traps orbasins, additional siltation fencing, and/or disk the soil parallel to the contours asdeemed necessary to further control erosion. All changes shall be recorded in theSWPPP.4.All construction site entrances shall be surfaced with crushed rock across the entirewidth of the entrance and from the entrance to a point 50' into the construction zone.5.The toe of the silt fence shall be trenched in a minimum of 6”. The trench backfillshall be compacted with a vibratory plate compactor.6.All areas with 4:1 slope or steeper shall have erosion control blankets placed on themwhen grading is complete.7.All grading operations shall be conducted in a manner to minimize the potential forsite erosion. Sediment control practices must be established on all down gradientperimeters before any up gradient land disturbing activities begin.8.All exposed soil areas must be stabilized as soon as possible to limit soil erosion butin no case later than 14 days after the construction activity in that portion of the sitehas temporarily or permanently ceased. Temporary stockpiles without significant silt,clay or organic components (e.g., clean aggregate stockpiles, demolition concretestockpiles, sand stockpiles) and the constructed base components of roads, parkinglots and similar surfaces are exempt from this requirement.9.The normal wetted perimeter of any temporary or permanent drainage ditch or swalethat drains water from any portion of the construction site, or diverts water around thesite, must be stabilized within 200 lineal feet from the property edge, or from the pointof discharge into any surface water. Stabilization of the last 200 lineal feet must becompleted within 24 hours after connecting to a surface water. Stabilization of theremaining portions of any temporary or permanent ditches or swales must becomplete within 14 days after connecting to a surface water and construction in thatportion of the ditch has temporarily or permanently ceased.10.Pipe outlets must be provided with energy dissipation within 24 hours of connection tosurface water.11.All riprap shall be installed with a filter material or soil separation fabric and complywith the Minnesota Department of Transportation Standard Specifications.12.All storm sewers discharging into wetlands or water bodies shall outlet at or below thenormal water level of the respective wetland or water body at an elevation where thedownstream slope is 1 percent or flatter. The normal water level shall be the invertelevation of the outlet of the wetland or water body.13.All storm sewer catch basins not needed for site drainage during construction shall becovered to prevent runoff from entering the storm sewer system. Catch basinsnecessary for site drainage during construction shall be provided with inlet protection.14.In areas where concentrated flows occur (such as swales and areas in front of stormcatch basins and intakes) the erosion control facilities shall be backed by stabilizationstructure to protect those facilities from the concentrated flows.15.Inspect the construction site once every seven days during active construction andwithin 24 hours after a rainfall event greater than 0.5 inches in 24 hours. Allinspections shall be recorded in the SWPPP.16.All silt fences must be repaired, replaced, or supplemented when they becomenonfunctional or the sediment reaches 1/3 of the height of the fence. These repairsmust be made within 24 hours of discovery, or as soon as field conditions allowaccess. All repairs shall be recorded in the SWPPP.17.If sediment escapes the construction site, off-site accumulations of sediment must beremoved in a manner and at a frequency sufficient to minimize off-site impacts.18.All soils tracked onto pavement shall be removed daily.19.All infiltration areas must be inspected to ensure that no sediment from ongoingconstruction activity is reaching the infiltration area and these areas are protectedfrom compaction due to construction equipment driving across the infiltration area.20.Temporary soil stockpiles must have silt fence or other effective sediment controls,and cannot be placed in surface waters, including stormwater conveyances such ascurb and gutter systems, or conduits and ditches unless there is a bypass in place forthe stormwater.21.Collected sediment, asphalt and concrete millings, floating debris, paper, plastic,fabric, construction and demolition debris and other wastes must be disposed ofproperly and must comply with MPCA disposal requirements.22.Oil, gasoline, paint and any hazardous substances must be properly stored, includingsecondary containment, to prevent spills, leaks or other discharge. Restricted accessto storage areas must be provided to prevent vandalism. Storage and disposal ofhazardous waste must be in compliance with MPCA regulations.23.External washing of trucks and other construction vehicles must be limited to adefined area of the site. Runoff must be contained and waste properly disposed of.No engine degreasing is allowed onsite.24.All liquid and solid wastes generated by concrete washout operations must becontained in a leak-proof containment facility or impermeable liner. A compacted clayliner that does not allow washout liquids to enter ground water is considered animpermeable liner. The liquid and solid wastes must not contact the ground, andthere must not be runoff from the concrete washout operations or areas. Liquid andsolid wastes must be disposed of properly and in compliance with MPCA regulations.A sign must be installed adjacent to each washout facility to inform concreteequipment operators to utilize the proper facilities.25.Upon completion of the project and stabilization of all graded areas, all temporaryerosion control facilities (silt fences, hay bales, etc.) shall be removed from the site.26.All permanent sedimentation basins must be restored to their design conditionimmediately following stabilization of the site.27.Contractor shall submit Notice of Termination for MPCA-NPDES permit within 30days after Final Stabilization.EROSION CONTROL NOTESGRADING NOTES1.Tree protection consisting of snow fence orsafety fence installed at the drip line shall be inplace prior to beginning any grading or demolitionwork at the site.2.All elevations with an asterisk (*) shall be fieldverified. If elevations vary significantly, notify theEngineer for further instructions.3.Grades shown in paved areas represent finishelevation.4.Restore all disturbed areas with 6” of good qualitytopsoil and seed or sod.5.All construction shall be performed in accordancewith state and local standard specifications forconstruction.6.To prevent soil compaction, the proposedinfiltration area shall be staked off and markedduring construction to prevent heavy equipmentand traffic from traveling over it. If the infiltrationfacility is in place during construction activities,sediment and runoff shall be kept away from thefacility, using practices such as diversion bermsand vegetation around the facility’s perimeter.The infiltration facility shall not be excavated tofinal grade until the contributing drainage areahas been constructed and fully stabilized. Thefinal phase of excavation shall remove allaccumulated sediment and be done by light,tracked equipment to avoid compaction of thebasin floor. To provide a well-aerated, highlyporous surface, the soils of the basin floor shallbe loosened to a depth of at least 24 inches to amaximum compaction of 85% standard proctordensity prior to planting.7.Raise grade within 3 feet around all hydrants toprovide positive drainage away from eachhydrant.NOTE: INFILTRATION POND BOTTOMSHALL BE OVER-EXCAVATED DOWN TOEXISTING SAND LAYER. EXISTING SANDLAYER SHALL BELOOSENED/DECOMPACTED. FILL WITHSAND BACK TO POND BOTTOMELEVATIONNOTE: GRADING WORK OUTSIDE PROPERTY LINES ISAPART OF FOUR CORNERS STREET AND UTILITYIMPROVEMENTS. IT IS NOT APART OF THE STILLWATER BUSFACILITY IMPROVEMENTS.*
9620NO PARKINGNO PARKINGNO PARKING1517202022222121132020222462410,000 GALLONFUEL TANKAREA WITH LEAKCONTAINMENT (135%)(20'x45'x2' DEEP)FUEL PUMPISLAND LOCATION14' WIDE22TO REMAIN FOR PHASE 1STORMWATER MAINTENANCEEASEMENTSTORMWATER MAINTENANCEEASEMENTFFE = 904.50EXISTINGSTORMWATERPONDAREABUILDING AREA = 15,498EXISTING GRAVEL PAVEMENTNEW 8" DIP WATERMAINFESINV: 900.00MH-1RIM: 904.00INV: 900.4644 LF 18" RCP @1.05%FESINV: 898.80FESINV: 898.5034 LF 21" RCP @0.88%FESINV: 897.505 LF 15" PVC @ 1.0%CB-2RIM: 900.25INV: 897.4530 LF 21" RCP @ 0.43%CB-3RIM: 901.40INV: 897.3278 LF 24" RCP @ 0.41%CB-4RIM: 902.05INV: 898.95FESINV: 897.00CB-5RIM: 902.76INV: 899.7479 LF 12" RCP @ 1.00%71 LF 12" RCP @ 2.29%FESINV: 897.55FESINV: 897.5556 LF 24" RCP @ 0.00%CONNECT TO EXISTING 8" WATERMAIN STUB6" GATE VALVE AND HYDRANT8"x6" TEE8"x8"X6" TEEEXISTING WELL TOBE ABANDONED PERMN HEALTHDEPARTMENT STANDARDSCOORD INV W/ MECH.6" GATE VALVE AND HYDRANT8"x6" TEE117 LF 8" PVC @ 2.0%NEW 8" DIP WATERMAINCONNECT TO EXISTING 8"WATERMAIN STUBCITY WATERMAINEASEMENT10 FT SMALLUTILITY EASEMENT90° BENDNEW 8" DIP WATERMAINNEW 8" DIP WATERMAIN6" GATE VALVE AND HYDRANT8"x8"X6" TEE8"x8"X6" TEE6" GATE VALVE AND HYDRANT6" GATE VALVE AND HYDRANT8"x8"X6" TEECITY WATERMAINEASEMENT6" GATE VALVE AND HYDRANT8"x6" TEESAN MH 1RIM: 905.00INV S: 887.96INV N/E: 888.06SAN MH 2RIM: 903.50INV S: 892.34INV E: 892.44214 LF 6" PVC @ 2.0%50 LF 6" PVC @ 2.0% MINSANITARY CLEANOUTCONNECT TO EXISTING4" PVC SANITARY SEWERCOORD INV W/ MECH.6" PVC SANITARY SEWER@ 2.0% MIN. SLOPE90° BEND6" DOMESTIC WATERSERVICE (PRIVATELY OWNED)350 FT - 15" RCP @ 0.30%29 FT - 18" RCP @ 2.21%STMHCBRIM = 900.84INV = 895.47CBRIM = 902.38INV = 898.4411 FT - 12" RCP @ 1.0%CBRIM = 902.53INV = 898.5333 FT - 12" RCP @ 0.28%CBRIM = 904.09INV = 901.1126 FT - 12" RCP @ 0.80%62 FT - 24" RCP @ 1.28%STMHRIM = 904.72120 FT - 24" RCP @ 1.28%STMHRIM = 903.78INV = 895.42 (W)INV = 895.02 (E)436 FT - 30" RCP @ 0.21%STMHRIM = 905.16INV = 896.9512" RCP, INV = 898.4124" RCP, INV = 895.76NEW 8" DIP WATERMAINFESINV: 900.00MH-1RIM: 904.00INV: 900.4644 LF 18" RCP @1.05%FESINV: 898.80FESINV: 898.5034 LF 21" RCP @0.88%FESINV: 897.505 LF 15" PVC @ 1.0%CB-2RIM: 900.25INV: 897.4530 LF 21" RCP @ 0.43%CB-3RIM: 901.40INV: 897.3278 LF 24" RCP @ 0.41%CB-4RIM: 902.05INV: 898.95FESINV: 897.00CB-5RIM: 902.76INV: 899.7479 LF 12" RCP @ 1.00%71 LF 12" RCP @ 2.29%FESINV: 897.55FESINV: 897.5556 LF 24" RCP @ 0.00%CONNECT TO EXISTING 8" WATERMAIN STUB6" GATE VALVE AND HYDRANT8"x6" TEE8"x8"X6" TEEEXISTING WELL TOBE ABANDONED PERMN HEALTHDEPARTMENT STANDARDSCOORD INV W/ MECH.6" GATE VALVE AND HYDRANT8"x6" TEE117 LF 8" PVC @ 2.0%NEW 8" DIP WATERMAINCONNECT TO EXISTING 8"WATERMAIN STUBCITY WATERMAINEASEMENT10 FT SMALLUTILITY EASEMENT90° BENDNEW 8" DIP WATERMAINNEW 8" DIP WATERMAIN6" GATE VALVE AND HYDRANT8"x8"X6" TEE8"x8"X6" TEE6" GATE VALVE AND HYDRANT6" GATE VALVE AND HYDRANT8"x8"X6" TEECITY WATERMAINEASEMENT6" GATE VALVE AND HYDRANT8"x6" TEESAN MH 1RIM: 905.00INV S: 887.96INV N/E: 888.06SAN MH 2RIM: 903.50INV S: 892.34INV E: 892.44214 LF 6" PVC @ 2.0%50 LF 6" PVC @ 2.0% MINSANITARY CLEANOUTCONNECT TO EXISTING4" PVC SANITARY SEWERCOORD INV W/ MECH.6" PVC SANITARY SEWER@ 2.0% MIN. SLOPE90° BEND6" DOMESTIC WATERSERVICE (PRIVATELY OWNED)350 FT - 15" RCP @ 0.30%29 FT - 18" RCP @ 2.21%STMHCBRIM = 900.84INV = 895.47CBRIM = 902.38INV = 898.4411 FT - 12" RCP @ 1.0%CBRIM = 902.53INV = 898.5333 FT - 12" RCP @ 0.28%CBRIM = 904.09INV = 901.1126 FT - 12" RCP @ 0.80%62 FT - 24" RCP @ 1.28%STMHRIM = 904.72120 FT - 24" RCP @ 1.28%STMHRIM = 903.78INV = 895.42 (W)INV = 895.02 (E)436 FT - 30" RCP @ 0.21%STMHRIM = 905.16INV = 896.9512" RCP, INV = 898.4124" RCP, INV = 895.76C62C62C62C63C62C63C63C63C63C63C63C71MATCH LINE-MAINMATCH LINE-INSETC75C75C75C75C75C75C7548"48"48"48"C6260"C71C71C71C71C85C859NEW 8" DIP WATERMAINCONNECT TO EXISTING 8" WATERMAIN STUB117 LF 8" PVC @ 2.0%CONNECT TO EXISTING 8"WATERMAIN STUBSAN MH 1RIM: 905.00INV S: 887.96INV N/E: 888.0650 LF 6" PVC @ 2.0% MIN29 FT - 18" RCP @ 2.21%CONNECT TO EX. CULVERTWITH HDPE TO RCP ADAPTER,INV = 901.31*STMHRIM = 904.85INV = 900.67 (N)INV = 897.94 (W, S)69 FT - 12" RCP @ 0.28%CBRIM = 902.53INV = 898.5322 FT - 15" RCP @ 0.28%CBRIM = 904.09INV = 901.1199 FT - 24" RCP @ 1.28%26 FT - 12" RCP @ 0.80%FESINV = 900.0062 FT - 24" RCP @ 1.28%STMHRIM = 904.72INV = 900.90 (N)INV = 899.21 (W, E)77 FT - 24" RCP @ 1.28%120 FT - 24" RCP @ 1.28%STMHRIM = 905.16INV = 896.95CONNECT TO SANITARYMAIN WITH WYEINV: 885.60NEW 8" DIP WATERMAINCONNECT TO EXISTING 8" WATERMAIN STUB117 LF 8" PVC @ 2.0%CONNECT TO EXISTING 8"WATERMAIN STUBSAN MH 1RIM: 905.00INV S: 887.96INV N/E: 888.0650 LF 6" PVC @ 2.0% MIN29 FT - 18" RCP @ 2.21%CONNECT TO EX. CULVERTWITH HDPE TO RCP ADAPTER,INV = 901.31*STMHRIM = 904.85INV = 900.67 (N)INV = 897.94 (W, S)69 FT - 12" RCP @ 0.28%CBRIM = 902.53INV = 898.5322 FT - 15" RCP @ 0.28%CBRIM = 904.09INV = 901.1199 FT - 24" RCP @ 1.28%26 FT - 12" RCP @ 0.80%FESINV = 900.0062 FT - 24" RCP @ 1.28%STMHRIM = 904.72INV = 900.90 (N)INV = 899.21 (W, E)77 FT - 24" RCP @ 1.28%120 FT - 24" RCP @ 1.28%STMHRIM = 905.16INV = 896.95CONNECT TO SANITARYMAIN WITH WYEINV: 885.60MATCH LINE-MAINMATCH LINE-INSETC85DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C4.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.190NORTH204080City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19UTILITY PLANC4CABLE UNDERGROUND LINEFIBER OPTIC UNDERGROUND LINEELECTRIC UNDERGROUND LINEELECTRIC OVERHEAD LINETELEPHONE UNDERGROUND LINESTORM SEWER PIPESANITARY SEWER PIPENATURAL GAS UNDERGROUND LINEWATERMAIN PIPELIGHT POLESTORM MANHOLEFLARED ENDCURB INLETCATCH BASINWATER SHUTOFFGATE VALVE & BOXHYDRANTSANITARY MANHOLEDRAINTILE PIPELEGENDUTILITY NOTESFor additional utility notes, see sheet C8.MAININSETNOTE: UTILITY WORK OUTSIDE PROPERTY LINES IS APARTOF FOUR CORNERS STREET AND UTILITY IMPROVEMENTS.IT IS NOT APART OF THE STILLWATER BUS FACILITYIMPROVEMENTS.*NOTE: UTILITY WORK OUTSIDE PROPERTY LINES IS APARTOF FOUR CORNERS STREET AND UTILITY IMPROVEMENTS.IT IS NOT APART OF THE STILLWATER BUS FACILITYIMPROVEMENTS.*
DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C5&C6.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.19City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19DETAILSC5NOT TO SCALEPAVEMENT SECTIONHEAVY-DUTY BITUMINOUS1C5EXISTING SUBGRADE SOILNEW 8" BASEAGGREGATENEW 6" BITUMINOUS PAVEMENTPLACED IN 3 LIFTSNEW 24"GRANULARBACKFILLNOT TO SCALEGRAVEL SECTION2C5EXISTING SUBGRADE SOILNEW 10" AGGREGATENEW 24"GRANULARBACKFILLNOT TO SCALECURB & GUTTER DETAILB612 CONCRETE4C5EXISTING SUBGRADE SOIL6"12"13.5"6"7"6"BACKFILL WITH NEWGOOD QUALITYTOPSOIL AND SOD/SEED (SEE LANDSCAPE PLAN)NEW BITUMINOUSPAVEMENTNEW BASEAGGREGATESLOPE34" PER FT.8"R3"R3"6"NOT TO SCALECONSTRUCTION DETAILCONCRETE SIDEWALK3C5EXISTING SUBGRADE SOILNEW 6" BASEAGGREGATENEW 6" PORTLAND CEMENT CONCRETE< 10'1:201:202% MAX10'9'10'2% MAX2% MAXNOT TO SCALEACCESSIBLE RAMP DETAIL5C56' OR 8' (SEE PLAN)4'-6"5'1"CHAIN LINKFENCE FABRIC3" O.D. TERMINAL POST2.5" O.D. LINE POSTTENSION BANDS SPACEDMAXIMUM OF 15" APARTTENSION BARMIDDLE RAILTOP RAILBOTTOM RAILFENCE DETAIL6C510' MAX6"12" DIA. X 5' CONCRETEFOOTING (TYPICAL)SOIL SEPARATIONFABRICSOIL SEPARATIONFABRIC12" DIA. X 5' CONCRETEFOOTING (TYPICAL)3"10'5'8'ALL JOINTS SHALL BEWELDED TO PROVIDE ARIGID FRAMECHAIN LINK FENCE FABRIC3" O.D. FENCE POST6"PROVIDE CROSS BRACINGFOR GATES AS RECOMMENDEDBY MANUFACTURERNOT TO SCALEDOUBLE SWING GATE DETAIL7C53" MAX.NOT TO SCALE& GUTTER DETAILSURMOUNTABLE CURB8C5EXISTING SUBGRADE SOIL12"12"10.75"6"7"1.125"6"BACKFILL WITH NEWGOOD QUALITYTOPSOIL AND SEEDNEW BITUMINOUSPAVEMENTNEW BASEAGGREGATESLOPE34" PER FT.NOT TO SCALEVALLEY GUTTERCONCRETE9C5SLOPE 34" PER FT.2"7"3"2" MIN. AGGREGATE BASE18"18"SECTION B-B#4 EPOXY COATED REBAR
DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C5&C6.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.19City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19DETAILSC6SIGN2.5 LB./FT. FLANGEDCHANNEL SIGN POST(MNDOT 3401)12"18"5'3' 6"NOT TO SCALESIGN DETAILACCESSIBLE PARKING1C6"O"BOLTS5/8"3/4"1"4"6"12""O"BARS3/4"1"1-1/4"SIZE OF PIPE12" TO 18"21" TO 42"48" TO 72"6"MAX24"MAXTIE LAST 3 JOINTS ON INLET AND OUTLET.IF NO APRON IS USED TIE THE LAST 3 SECTIONSOF PIPE.USE 2 TIE BOLT FASTENERS PER JOINTINSTALLED AT 60 FROM TOP OR BOTTOMOF PIPE.USE 5/8" TIE FOR PIPE SIZES 12" TO 27".USE 3/4" TIE FOR PIPE SIZES 30" TO 66".USE 1" TIE FOR PIPE SIZES OVER 72".NUTS AND WASHERS ARE NOT REQUIRED ONPIPE SIZE LESS THAN 21".TRASH GUARDS WILL BE REQUIRED ON 18" ORLARGER PIPE.PROVIDE 3 CLIPS TO FASTEN TRASH GUARD TO F.E.S.HOT DIP GALVANIZE AFTER FABRICATION.NOT TO SCALESECTION DETAILFLARED END3C6NOTE:1. IF INSTALLED ON WALL, BOTTOM OFSIGN TO BE 5'-0" ABOVE GRADE.VARIABLE1'-4"VARIABLE(SEE PLAN)5" MIN.8" MINIMUM SLAB THICKNESS,6' MINIMUM DIAMETER PRECASTCONCRETE SLAB, REINFORCEDWITH #4 REBAR @ 8" E.W.GROUT BOTTOMPRECAST CONCRETE SECTION8" PRECAST SEGMENTAL CONCRETE BLOCKTO TOP OF THE PIPE SHALL BE USEDWITH SIZE AND DEPTH PROHIBIT THEFABRICATION OF PRECAST UNITS.NOT TO SCALEMANHOLE DETAILSTORM2C6SECTION8"PIPEDIA.ALL JOINTS IN MANHOLE TO HAVE'O' RING RUBBER GASKETS.SEAL WITH 2 BEADS OF RAM-NEK.6" PRECAST REINFORCED CONCRETE SLAB.MANHOLE STEPS, COPOLYMER POLYPROPYLENEPLASTIC, WITH 1/2" GRADE 60 STEELREINFORCEMENT OR EQUAL, 16" O.C.MINIMUM OF 2, MAXIMUM OF 5CONCRETE ADJUSTMENT RINGS WITH FULLBED OF MORTAR BETWEEN EACH ANDA 4" COLLAR ON THE OUTSIDE. NO SHIMSOF ANY MATERIAL ALLOWED.PLACE EXTERNAL CHIMNEY SEAL (INFRA SHIELD).AAPLANSLOPE2"/FT.SLOPE2"/FT.WATERTIGHT CONNECTION(BOOT, TYPICAL)MANHOLE FRAME & COVER:CBMH: NEENAH R-2501, TYPE C GRATECB: NEENAH R-3067, TYPE L GRATE (HIGH FLOW)MH: NEENAH R-1642, TYPE B LIDNOT TO SCALECLEANOUT - TERRACESANITARY SEWER SERVICE4C66" TOPSOIL (MIN.)FINISH GRADESOLVENT JOINTEXISTING SUBGRADEBLK. M.I. PLUG (CAST IRON)SET 2" BELOW FINISH GRADEP.V.C. SOLVENT WELD BYF.I.P. SEWER ADAPTORNOT TO SCALECITY DETAIL5C6NOT TO SCALEPAVEMENT SECTIONLIGHT-DUTY BITUMINOUS6C6EXISTING SUBGRADE SOILNEW 8" BASEAGGREGATENEW 4" BITUMINOUS PAVEMENTPLACED IN 2 LIFTSNEW 24"GRANULARBACKFILLSOIL SEPARATIONFABRICSEE DETAIL 5/C7 FOR RIPRAP REQUIREMENTS
DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C5&C6.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.19City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19DETAILSC7NOT TO SCALECITY DETAIL2C7NOT TO SCALECITY DETAIL1C7NOT TO SCALECITY DETAIL4C7NOT TO SCALECITY DETAIL3C7NOT TO SCALECITY DETAIL6C7NOT TO SCALECITY DETAIL5C7NOT TO SCALECITY DETAIL8C7NOT TO SCALECITY DETAIL7C7
DescriptionRev.Date2019 STILLWATERBUS FACILITYIMPROVEMENTSSTILLWATER AREA PUBLIC SCHOOLSSTILLWATER, MN 55082Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12196005KJAGAB04.30.183524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2017\12176010 - Stillwater Bus Facility Evals\C. Design\Drawing Files\12176010 - C5&C6.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:STILLWATER AREAPUBLIC SCHOOLS1875 SOUTH GREELEY STREETSTILLWATER, MINNESOTA 55082Client:Greg A. Buchal, P.E.Date: Reg. No.:04.30.1823793I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.345City Resubmittal612.07.1803.19.19City Resubmittal10.12.18City Resubmittal11.06.18Addendum #17City Resubmittal04.09.198City Comments05.03.19DETAILSC8Staples/Anchors:The type of anchors used to secure the blanket to theground shall be Steel wire11 Gauge 1” wide x 8” long.NOT TO SCALEEROSION CONTROL BLANKET4C8Category 4 Erosion Control Blanket:North American Green S150 erosion control blanketor approved equal.Top NetPolypropylene1.5 lbs/1,000 ft2(0.73 kg/100 m2) approx. wt.Straw Fiber0.50 LBS/YD2(0.27 KG/M2)SLOPE INSTALLATIONNOTE: WHEN USING CELL-O-SEED DO NOT SEED PREPARED AREA. CELL-O-SEED MUST BE INSTALLED WITH PAPER SIDE DOWN.3" (7.5 CM) OVERLAP. STAPLE THROUGH OVERLAPPED AREA, APPROXIMATELY 12" (30 CM) APART ACROSS ENTIRE*IN LOOSE SOIL CONDITIONS, THE USE OF STAPLE OR STAKE LENGTHS GREATER THAN 6" (15 CM) MAY BE NECESSARY TOBACKFILL AND COMPACT THE TRENCH AFTER STAPLING. APPLY SEED TO COMPACTED SOIL AND FOLD REMAINING 12" (30 CM) IN APPROPRIATE LOCATIONS AS SHOWN IN THE STAPLE PATTERN GUIDE. WHEN USING THE DOT SYSTEM , STAPLES/STAKES SHOULD BE PLACED THROUGH EACH OF THE COLORED DOTS CORRESPONDING TO THE APPROPRIATE STAPLE PATTERN.1. PREPARE SOIL BEFORE INSTALLING ROLLED EROSION CONTROL PRODUCTS (RECP's), INCLUDING ANY NECESSARY APPLICATION 3. ROLL THE RECP's (A.) DOWN OR (B.) HORIZONTALLY ACROSS THE SLOPE. RECP's WILL UNROLL WITH APPROPRIATE SIDE 4. THE EDGES OF PARALLEL RECP's MUST BE STAPLED WITH APPROXIMATELY 2" - 5" (5 CM - 12.5 CM) OVERLAP DEPENDING5. CONSECUTIVE RECP's SPLICED DOWN THE SLOPE MUST BE PLACED END OVER END (SHINGLE STYLE) WITH AN APPROXIMATE AGAINST THE SOIL SURFACE. ALL RECP's MUST BE SECURELY FASTENED TO SOIL SURFACE BY PLACING STAPLES/STAKES2. BEGIN AT THE TOP OF THE SLOPE BY ANCHORING THE RECP's IN A 6" (15 CM) DEEP X 6" (15 CM) WIDE TRENCHWITH APPROXIMATELY 12" (30cm) OF RECP's EXTENDED BEYOND THE UP-SLOPE PORTION OF THE TRENCH. ANCHOR THERECP's WITH A ROW OF STAPLES/STAKES APPROXIMATELY 12" (30 CM) APART IN THE BOTTOM OF THE TRENCH.PORTION OF RECP's BACK OVER SEED AND COMPACTED SOIL. SECURE RECP's OVER COMPACTED SOIL WITH A ROW OFSTAPLES/STAKES SPACED APPROXIMATELY 12" (30 CM) APART ACROSS THE WIDTH OF THE RECP's. OF LIME, FERTILIZER, AND SEED.RECP's WIDTH.ON RECP's TYPE.PROPERLY SECURE THE RECP's.NOTE:EVANSVILLE, IN 4772514649 HIGHWAY 41 NORTHAMERICANGuaranteedEROSION CONTROL 800-772-2040www.nagreen.comGREENNORTHSOLUTIONSProducts1.3B.12"(30 cm)(15 cm)6"3A.2"-5"4.(5cm-12.5cm)(7.5cm)3"2.(15 cm)6"Bottom NetPolypropylene1.5 lbs/1,000 ft2(0.73 kg/100 m2) approx. wt.ThreadPhotodegradableNOT TO SCALECITY DETAIL2C8NOT TO SCALECITY DETAIL1C8NOT TO SCALECITY DETAIL3C8ADDITIONAL UTILITY NOTES1.It is the responsibility of the contractor to perform or coordinate all necessary utility connections and relocations from existing utility locations tothe proposed building, as well as to all onsite amenities. These connections include but are not limited to water, sanitary sewer, cable TV,telephone, gas, electric, site lighting, etc.2.All service connections shall be performed in accordance with state and local standard specifications for construction. Utility connections(sanitary sewer, watermain, and storm sewer) may require a permit from the City.3.The contractor shall verify the elevations at proposed connections to existing utilities prior to any demolition or excavation.4.The contractor shall notify all appropriate engineering departments and utility companies 72 hours prior to construction. All necessaryprecautions shall be made to avoid damage to existing utilities.5.Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1109 where located within 10 feet of waterlines or the building.6.HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 joint pressure test. Installation shall meet ASTM C2321.7.All RCP pipe shown on the plans shall be MN/DOT class 3.8.Maintain a minimum of 7 ½' of cover over all water lines and sanitary sewer lines. Install water lines 18” above sanitary sewers, where thesanitary sewer crosses over the water line, install sewer piping of materials equal to watermain standards for 9 feet on both sides and maintain18” of separation.9.Where 7 ½' of cover is not provided over sanitary sewer and water lines, install 2” rigid polystyrene insulation (MN/DOT 3760) with a thermalresistance of at least 5 and a compressive strength of at least 25 psi. Insulation shall be 8' wide, centered over pipe with 6” sand cushionbetween pipe and insulation. Where depth is less than 5', use 4” of insulation.10.See Project Specifications for bedding requirements.11.Pressure test and disinfect all new watermains in accordance with state and local requirements.12.Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12', PVC SDR-26 for depths between 12' and 26', and class 52 D.I.P. fordepths of 26' or more.13.A structure adjustment shall include removing and salvaging the existing casting assembly, removing existing concrete rings to the precastsection. Install new rings and salvaged casting to proposed grades, cleaning casting flange by mechanical means to insure a sound surface andinstall an external chimney seal from casting to precast section. Chimney seals shall be Infi-Shield Uni-Band or an approved equal.NOT TO SCALECITY DETAIL5C8
1.00 Travel:0.50
651-558-3300
Item # Ref # Code Section
Days to
Correct Violation Remarks
1 ###NFPA 13
2010 24.6 0
Provide a general information sign in accordance with
Section 24.6
2 ###MSFC
2015 509.1 60
Provide approved signage for rooms containing fire
protection equipment, sprinkler risers and valves and
other fire detection, suppression or control elements.
Provide approved signage or labels
for rooms containing fire protection
equipment, sprinkler risers and valves
and other fire detection, suppression
or control elements. Provide signs at
the exterior shop door that leads to
the valve assembly.
3 ###MSFC
2015 903.4.4 60
Lock or secure all valves controlling water supplies for
automatic sprinklers in the open position (Except
valves located in a room where access is limited to
essential personnel only).
Ensure all control valves are locked or
secured in the open position, as the
valves are not located in a room with
limited access, as required by 2015
MSFC Section 903.4.4.
4 ###NFPA 13
2010 26.1 90
Inspect, test, and maintain the sprinkler system
installed in accordance with NFPA 25 at the frequency
prescribed in the MSFC.
Follow Chapter 15 of NFPA 25 for
system impairment. Provide signage
at valve assembly and FDC that
indicates the system is not in service
as there is no water supply.
5 ###NFPA 13
2010 6.2 90 Install only new sprinklers for fire protection.
In accordance with Section 6.2.9.7,
provide a list of sprinklers installed in
the property that is posted in the
sprinkler cabinet.
Agency Req.: Scheduled: Complaint: Permit/Plan Review: Owner Requested: Inspector Initiated: Consultation:
Contact E-mail:
Owner Phone:
Contractor:
License #:
Contact: Contact Name/Phone:
Contact: Contact Name/Phone:
Contact Name/Phone:
Contact E-mail:
Viking Automatic Sprinkler Co.
David McNiesh
C005
dave.mcniesh@vikingsprinkler.us
Saint Paul, MN 55130
Contact:
301 York Ave
Stillwater Bus Depot
11530 Hudson Blvd N
Property:
Inspection and Exit Interview
Insp. No.:
Inspector:
60310
Owner:
Lake Elmo, MN 55042
Contact E-mail:
Property Phone:
*Recommendations:
Kunst, Ryan L.
Occupied:
Permit No.:
Insp. Date:
Insp. Time:
19312
3/11/2020
State Fire Marshal Division
Minnesota Department of Public Safety
445 Minnesota St, Suite 145
St. Paul, MN 55101-5145
Page 1 of 2
Item # Ref # Code Section
Days to
Correct Violation Remarks
6 ###NFPA 13
2010 24.5 90
Provide a permanently marked weatherproof metal or
rigid plastic sign secured with corrosion-resistant wire,
chain, or other approved means containing all
information prescribed in this section at the valve
location of the system served.
Per NFPA 13, Section 24.5.1: Provide
weatherproof metal or rigid plastic
hydraulic calculation signs.
7 ###NFPA 13
2010 8.16 90
Install valves, drains, and protect piping in accordance
with Section 8.16.
If the valve assembly is not located
within a room, provide impact
protection in accordance with Section
8.16.5, including the use of steel
posts, concrete barriers or other
approved means.
8 ###NFPA 13
2010 7.1.1.2 90
Provide pressure gauges on each side of wet-pipe
system riser check valves.
Pressure gauges shall be installed
above and below the check
valve/double check assembly.
9 ###MSFC
2015 901.11 90
Install, replace, repair, and maintain suspended or
removable ceiling tiles in areas protected by fire
sprinkler or detector systems.
Replace the missing ceiling tiles on
the second floor office area.
10 ###NFPA 13
2010 6.2 90 Install only new sprinklers for fire protection.
Per the CPVC listing, piping shall be
installed along a smooth, flat,
horizontal fixed ceiling. Replace the
exposed CPVC piping under the steel
pan stair in the janitors closet area of
first floor, office area.
* Items that are a result of a recommendation do not require days to correct.
Please review the required correction found during this inspection. The system does not currently have a water supply, awaiting the
public utility providers to installed municipal water. If you would be so kind as to let me know when the corrections have been made,
so a reinspection can be conducted.
Inspection Remarks:
A variance procedure is available. Please contact the inspector named for further assistance with this or any other matter.
Owner/Representative:
Inspector:DSFM Ryan Kunst 651.201.7217 Ryan.Kunst@state.mn.us
Page 2 of 2
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Ken Roberts, Planning Director
From: Dustin Kalis, Fire Chief
Date: 11/17/2020
Re: Conditional Use Permit Review - 11530 Hudson Boulevard
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a conditional use permit review of 11530 Hudson Boulevard
dated 11/9/2020 with the following comments:
1. All items listed in the Minnesota State Fire Marshal Inspection Report #60310 dated 3/11/2020 shall be
corrected, reinspected and approved by the State Fire Marshal office.
2. The fire sprinkler system shall be tested and final inspection approved prior to occupancy.
3. The fire alarm system, shall be tested and final inspection approved prior to occupancy.
4. The sprinkler and fire alarm systems shall be properly monitored by a qualified monitoring company.
5. Provide and install fire extinguishers certified for service and tagged as required. Service classification
rating shall be a minimum 2A classification rating and maximum travel distance of 75 feet to
extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas
within the occupancy.
6. Fire department gate access is approved as is. Changes to gate access and security will be subject to
fire department review and approval.
The fire department Knox box was installed by school district staff on 10/30/2020 and fire department staff
secured keys on 11/5/20.
Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming
Toll Free 800-472-2232 Web wenck.com
To: Ken Roberts, City of Lake Elmo Planner
From: Lucius Jonett, Wenck Landscape Architect
Jenna Niday, Wenck Landscape Designer
Date: December 1, 2020
Subject: City of Lake Elmo Landscape Plan Review
17 Stillwater School District Transportation Center - Four Corners 1st
Addition, Review #2
Submittals
▪ Tree Inventory and Preservation Plan, dated April 30, 2018, revised May 3, 2019,
received November 24, 2020.
▪ Landscape Plans, dated April 30, 2018, revised May 3, 2019, received November 24,
2020.
Location: 11530 Hudson Boulevard North, Lake Elmo, MN 55042. East of the Vali-Hi Drive-
In on Hudson Boulevard North.
Land Use Category: BP – Business Park
Surrounding Land Use Concerns: All surrounding property is zoned as Rural Transitional
– RT, with I-94 to the South.
Special landscape provisions in addition to the zoning code: Screening is required to
provide visual and noise separation of intensive uses from less intensive uses. The property
to the west is used as exterior storage, and it is unknown what the property to the east will
be used as. It is recommended that the screening be provided from the property to the west
and east. Code states that this should consist of either a masonry wall or fence in
combination with landscape material that forms a screen at least six feet in height and at
least 90% opaque on a year-round basis and include at least one deciduous or coniferous
tree per 40 linear feet along the property line.
Ken Roberts
City Planner
City of Lake Elmo December 1, 2020
2
C:\Users\NidJR1038\Desktop\2020-11-25 Resubmittal\2020-12-01 Stillwater School Bus Facility.docx
Tree Preservation:
A. A tree preservation plan has been submitted that meets all requirements.
Entire Site
Total Caliper Inches of Significant Trees On-Site: 1219.0 Cal
Inches
Common Trees 215
Conifer/Evergreen Trees 803
Hardwood Trees 0
Nusiance Trees 201
Significant Inches Removed On-Site 194 Cal
Inches
Common Trees 19
Conifer/Evergreen Trees 154
Hardwood Trees 0
Nuisance Trees 21
30% Tree Removal Limits (Cal. Inches) Allowed Proposed
Subtract Common Tree Removals 64.5 19
Subtract Conifer/Evergreen Tree Removals 240.9 154.00
Subtract Hardwood Tree Removals 0 0
Removals in excess of 30% allowances
Removals in excess of 30% allowances 0.0 Cal
Inches
Common Removals in Excess of 30% Allowance 0.0
Conifer Removals in Excess of 30% Allowance 0.0
Hardwood Removals in Excess of 30% Allowance 0.0
Common Tree Replacement Needed (1/4 the dia inches removed) 0.0 Cal Inches
Conifer Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal
Inches
Hardwood Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches
Common Tree Replacement Required @ 2" per 6' Tree 0 # Trees
Conifer Tree Replacement Required @ 3" per 6' Tall Tree 0 # Trees
Hardwood Tree Replacement Required @ 2.5" per Tree 0 # Trees
B. Tree replacement is not required because less than thirty (30) percent of the diameter
inches of significant trees surveyed will be removed.
C. Tree replacement calculations follow the required procedure and are correct.
D. This project is commercial/industrial development, therefore mitigation replacement
trees can be included toward landscape required tree counts.
Ken Roberts
City Planner
City of Lake Elmo December 1, 2020
3
C:\Users\NidJR1038\Desktop\2020-11-25 Resubmittal\2020-12-01 Stillwater School Bus Facility.docx
Landscape Requirements:
The landscape plans meet the code required number of trees.
Master Plan Master Plan
(Code Required) Proposed
Street frontage 2482 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 2482 Lineal Feet
/50 Feet = Required Frontage Trees 50 Trees
Development or Disturbed Area - SF
Development or Disturbed Area 11 Acres
*5 = Required Development Trees 55 Trees
Interior Parking Lot Spaces* 345 Spaces
/15 = Required Parking Lot Trees 23 Trees
Perimeter Parking Lot Frontage Length* 0 Lineal Feet
/50 = Required Frontage Strip Trees 0 Trees
Required Mitigation Trees 0
Required Number of Trees** 128
Total Trees to Date 129
* Parking lot landscaping or screening trees are included in landscape required tree counts.
None if 0 - 30 Parking Spaces
1 tree per 10 spaces if 31 - 100 Parking Spaces 1 tree per 15 spaces If >101 Parking Spaces ** Commercial development - mitigation replacement trees are included in landscape required
tree counts.
1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage.
2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of
land that is developed or disturbed by development activity.
The landscape plans do not meet the minimum compositions of required trees:
1. At least 25% of the required number of trees shall be deciduous shade trees
2. At least 25% of the required number of trees shall be coniferous trees
3. Up to 15% of the required number of trees may be ornamental trees
Master Plan Qty % Composition Deciduous Shade Trees 0 0% >25% required
Coniferous Trees 129 100% >25% required
Ornamental Trees 0
Tree Count 129
Ken Roberts
City Planner
City of Lake Elmo December 1, 2020
4
C:\Users\NidJR1038\Desktop\2020-11-25 Resubmittal\2020-12-01 Stillwater School Bus Facility.docx
A. A landscape plan has been submitted that does not include all requirements:
1. The landscape plan does not include required City standard notes and details.
B. The landscape plan does meet the landscape layout requirements.
C. Interior Parking Lot Landscaping – The development does include interior parking lots
and does not meet requirements.
1. At least 5% of the interior area of parking lots with more than 30 parking spaces
is devoted to landscape planting areas. The 3 parking lot areas are measured at a
total of approximatively 189,190 square feet (129,540 + 52,450 + 7,200 square
feet). Perimeter screening and vegetated (turf and native) grass surrounding the
parking areas provide over the 5% (9,460 square feet) requirement.
2. The parking lot planting area does not include any of the 23 required shade trees
satisfying the minimum required tree planting requirements for interior parking
lots.
D. Perimeter Parking Lot Landscaping – The development does not include perimeter
parking lots.
E. Screening – Screening is required by City Code and the landscape plan meets screening
requirements with the planted coniferous trees on the earthen berms.
Findings:
1. The submitted landscape plan does not meet the requirement that at least 25% of the
required number of trees shall be deciduous shade trees. All proposed trees are
coniferous.
2. Parking lots with over 30 parking spaces are required to provide interior parking lot
landscaping to minimize the expansive appearance of parking lots and provide shaded
parking areas. The parking lot planting areas do not include any of the 23 required
shade trees satisfying the minimum required tree planting requirements for interior
parking lots. Providing shade trees around the perimeter of the proposed parking areas,
adding interior planting islands with shade trees, and substituting the coniferous trees
proposed between the automobile and bus parking lots with deciduous trees would help
satisfy this requirement and the composition requirement that at least 25% of the
required number of trees shall be deciduous shade trees.
3. The submitted landscape plan does not use City standard landscape notes and details.
Ken Roberts
City Planner
City of Lake Elmo December 1, 2020
5
C:\Users\NidJR1038\Desktop\2020-11-25 Resubmittal\2020-12-01 Stillwater School Bus Facility.docx
Recommendation:
The three findings listed above are found acceptable:
1. The site has a substantial screening requirement that is currently being met with
the number of coniferous trees planted. Reducing the number of coniferous trees
would no longer meet the screening requirements, so the composition of the
trees has been accepted. The required 32 deciduous trees needed to meet the
composition requirements would be cumbersome, as the site has already been
heavily planted and there is not a lot of open green space remaining on site. We
do not recommend removing existing trees to make space to meet composition
requirements.
2. The requirement for interior parking lot landscaping is 23 shade trees, but this
site does not provide enough green space for these trees. The site does have
several preserved and proposed evergreen screening trees along the perimeter of
the parking lot where the majority of the 23 interior parking lot trees would need
to be planted. By substituting deciduous trees for evergreen trees, the screening
requirement would no longer be met. The existing and proposed evergreen trees
nearest the parking lot will provide shade during the morning, afternoon and
evening hours, fulfilling the interior parking lot landscaping intent.
3. Notes and details have been provided on the landscape plan and have been
reviewed and found acceptable, though not the City standard notes and details.
Required landscape inspections will begin in the spring of 2021 to ensure all plantings have
been provided and are found in a healthy and acceptable state before City approval at the
end of the 2-year landscape warranty and release of the landscape escrow.
It is recommended that the Stillwater School Bus Facility landscape plans be approved.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
PAGE 1 of 2
MEMORANDUM
Date: November 24, 2020
To: Ken Roberts, Planning Director Re: ISD 834 School Bus Terminal CUP
Cc: Chad Isakson, Assistant City Engineer 11530 Hudson Boulevard
From: Jack Griffin, P.E., City Engineer
The ISD 834 School Bus Terminal CUP application was received on November 9, 2020. There were no engineering
plans submitted and no public improvements are being proposed as part of this application other than service
connections to the public sewer and public water. The application assumes that the public infrastructure
improvements, including the extension of public sanitary sewer, public watermain, and the urbanization of
Hudson Boulevard, will be fully completed by others (EN Properties). While EN Properties is currently constructing
the public infrastructure improvements to support this site, the improvements are not yet completed and ready
for use.
In addition, the application indicates that all internal site improvements, including the internal public watermain
improvements, and storm water management improvements were completed in accordance with the original CUP
requirements. It should be noted that the 2019 Site Improvements have not received final inspection and city
acceptance per the Site Improvement Agreement dated July 11, 2019 between the School District and the city.
Outstanding work is detailed later in this memorandum.
It is recommended that the CUP approval conditions consider the requirements for the completion of the public
infrastructure as they relate to the school district access and use of the site, should the improvements not be
completed by the developer by the July 31, 2020 deadline. It is also recommended that the CUP approval
conditions require the final inspection and city acceptance of the 2019 Site Improvements prior to applicants use
of the property.
1. The application states that public sanitary sewer and watermain will be installed by EN Properties by the
end of December 2020. Through the Development Agreement with EN Properties, these improvements
are not required to be completed until July 31, 2021.
It appears that the public sanitary sewer extension may be in place by the end of December, 2020 for
direct connection by the proposed School Bus Terminal property, assuming construction continues as
planned, and with temporary cold mix asphalt restoration of the Hudson Boulevard shoulder.
The public watermain, however, will not be in place by the end of December, 2020 for direct
connection by the proposed School Bus Terminal property, since the connection point is further east
at the property entrance driveway. Due to cold weather construction, the contractor is not able to
continue the extension of public watermain without disturbance of the Hudson Boulevard driving lane
and closing the roadway through the winter months.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
2. In the event of default by the developer, where some portion of the public infrastructure improvements
are not fully completed by the developer, the city and applicant should understand that the city may elect
to complete the public improvements using the developer’s security, but has no obligation under the
agreement to complete the improvements on behalf of the developer and school district.
3. Should be city decide to complete the improvements, in the event of a default, the applicant and city
should further understand that the city’s completion of any unfinished improvements by the developer
may not take place until the 2022 construction season, following a 45‐day notice to cure the event of
default, city preparation of plans and specifications, and contract documents for the remaining work, and
following the city public competitive bid process to retain a contractor to perform the remaining work.
4. The 2019 Site Improvements have not received final inspection and city acceptance per the Site
Improvement Agreement dated July 11, 2019 between the School District and the City.
Pending receipt of record grading plans for review and verification. Record plans certified by a
registered professional engineer must be submitted per the city standards, and must verify that
the storm water facilities have been constructed in accordance with the approved plans and
permit requirements.
Pending receipt of record utility plans for review and verification. Record plans certified by a
registered professional engineer must be submitted per the city standards, and must verify that
the fire hydrants and watermain have been constructed on land for which an easement has been
granted to the city.
Pending completion of any punch list items identified from the city final inspection of the site
improvements.
Pending signed watermain utility easements in the city standard form.
Pending signed storm water maintenance and easement agreement in the city standard form.
Pending the initiation and termination of the 2‐year utility warranty, and completion of any
corrective work required from the 2‐year warranty inspection.
Pending city release of site improvement security contingent upon successful completion of all
above items.
Inspection Date:1/12/2021 Inspection Type:Fire Protection - Follow-Up
Inspection No:002637
Stillwater Bus Depot
11530 Hudson Boulevard North
Lake Elmo, MN 55042
Email: willgert@stillwaterschools.org
*Property Use:ST - Parking garage, parking ramp,
vehicle parking or storage
No Occupant Loads Found
McNiesh, David (Managing Employee / Sprinkler Designer ) Work Phone: 651-558-3300 | Email:
dave.mcniesh@vikingsprinkler.us
Kunst, Ryan (State Inspector) Email/Cell: ryan.kunst@state.mn.us (612) 710-6178
On the above date, an inspection was conducted for the purposes of fire and life safety. The following conditions were
observed that do not meet the minimum requirements of the Minnesota State Fire Code. Failure to correct identified fire and
life safety deficiencies in a timely manner is a criminal violation pursuant to Minn. Stat. § 299F.011, subd. 6. There is a variance
procedure available. Please contact the inspector named for further assistance.
Code - Description
Days
to
Correct
Violation
Status
** NFPA 13 2016 - 25.5 : Provide a permanently marked weatherproof metal or rigid plastic sign
secured with corrosion-resistant wire, chain, or other approved means containing all information
prescribed in this section at the valve location of the system served.
- Violation Location:
- Comments:
---
59 Violation
Noted -
Schedule
Recheck
** NFPA 13 2016 - 25.6 : Provide a general information sign in accordance with Section 25.6.
- Violation Location:
- Comments: Provide a weatherproof metal or rigid plastic general information sign that contains all
items of 25.6.2.
---
Violation
Noted -
Schedule
Recheck
** NFPA 13 2016 - 6.2.9 : Provide a supply of spare sprinklers in accordance with Section 6.29.
- Violation Location:
- Comments: Provide a list of spare sprinklers that shall be kept in the spare sprinkler cabinet as
required by NFPA 13 2016 Section 6.2.9.7.1, perhaps review Figure A.6.2.9.7.1. to ensure the
correct information is provided.
---
Violation
Noted -
Schedule
Recheck
** MSFC 2020 - 901.6 : Provide and maintain caps on all fire department hose connections.
- Violation Location:
- Comments:
---
Violation
Noted -
Schedule
Recheck
** NFPA 13 2016 - 6.2.8 : Provide listed guards to protect sprinklers against mechanical damage.
- Violation Location:
- Comments: Install a listed guard to the sprinkler located beneath the stair.
---
Violation
Noted -
Schedule
Recheck
SFM Fire Inspection Report
Inspection Information
Facility Information
Occupant Loads
Primary Contact
Violations
Page 1 of 2
Notes:A follow up inspection was completed of the now vacant building. Most violations have been
corrected. With the exception of the missing protective cap for the Fire Department Connection, all
other remaining violations have no effect on system function. The remaining items do not require an
additional site visit and could be verified via remote inspection (video/photographs). Please inform our
office when corrections are completed and can be verified.
*The sprinkler system remains Out Of Service as the automatic water supply is not connected.
Projected date of water supply connection is spring to summer of 2021.
Printed: 01/13/2021 20:01
Inspection Notes
End of Report
Page 2 of 2