HomeMy WebLinkAbout5.a. Request by Flint Hills for an Interim Use Permit 4 ROSEIvtOUNIT EXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: July 10, 2012
Tentative City Council Meeting Date: August 6, 2012
AGENDA ITEM: Case 12 -11 -IUP Request by Flint Hills for an
Interim Use Permit for Temporary AGENDA SECTION:
Construction Workers Trailers, Public Hearing
Communication Trailer, and Warehouse
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO.
ATTACHMENTS: Site Map, Module Placement Area, Trailer APPROVED BY:
Specifications, Warehouse Specifications. tit
RECOMMENDED ACTION: Motion to recommend the City Council approve an
Interim Use Permit to Flint Hills Resources for up to Thirty Temporary Blast Resistant
Modules (Trailers) and a Temporary Warehouse, subject to the following conditions:
1. The Interim Use Permit expires 12/31/2016.
2. Each building and trailer requires a building permit and shall conform to all
applicable building and fire codes.
3. The applicant must obtain a grading permit prior to grading or installation of the
temporary buildings.
ISSUE
Flint Hills Resources LP (FHR) has applied for an Interim Use Permit (IUP) to install up to thirty
(30) temporary blast resistant modules (trailers) and construct a temporary tent -like warehouse
building. Flint Hills has had interim use permits (IUPs) for similar trailers since 2004. The current
IUP expires on 12/31/2012.
BACKGROUND
The IUP is intended to permit the buildings (and trailers) with exemption for certain zoning
standards associated with permanent buildings such as required materials, parking and landscaping.
The IUP process has been used in other situations when the use is expected to be temporary, and
the duration is either identified, or it is clear that improvements are of a temporary nature that will
not adversely effect or inhibit future re -use of the site.
11- 4 -16 -1 E. Heavy Industrial; Interim Uses; Temporary Buildings Accessory to an Approved
Construction Permit exempts the temporary buildings from the following regulations:
11 -5 -2A: Building Type and Construction
11 -6 -1L: Off Street Parking Design and Construction Standards
11 -6 -3: Landscaping Requirements
11- 4 -16G: Site and Building Standards
SUMMARY
Flint Hills has stated that they intend to double their contractor workforce from the current level of
about 500 workers to over 1,000 workers. The contract employee parking for the workers will be
located in the existing employee parking lot located south of the new administration building located
south of 117` Street in Inver Grove Heights. From that parking lot, a bus takes the employees to
the location of the project that they are work at. The buses travel at 15 miles an hour, the speed
limit within the refinery, and their worksite may be as far as one and a half miles from the parking
lot. The distance between the work site and the parking lot and administration building makes it
time prohibitive to travel from the work to a permanent break room for either their 15 minute break
or half hour lunch.
The thirty (30) blast resistant modules are similar to intermodal trailers. The modules are twelve (12)
feet wide by forty (40) feet long and are able to be trucked to a location near the workplace and
installed with a crane. The modules will be used as locker rooms and break rooms for about twenty
(20) construction workers and additionally will serve as a safe harbor in the case of an emergency.
The modules are designed to survive a five (5) psi blast. The modules will be relocated as the
construction projects progress, but the placement will always be within the module placement area
shown on the attached exhibit which is at least one half (1/2) mile south of 117` Street and a
quarter (1/4) mile west of US Highway 52.
The warehouse building consists of "sprung steel a rigid metal frame supporting a white fabric
membrane shell. The structure resembles an oblong dome with a peaked roof. Overall structure
height is expected to be 26 feet, 1 inch. The specifications for the buildings have been reviewed by
the Building Official for compliance with code criteria relative to snow and wind load standards. He
is satisfied that with appropriate maintenance, the buildings will conform to building code
performance standards. These buildings will be required to conform to applicable building and fire
codes, even if they may be exempted from some of the zoning standards.
Findings for Interim Use Permits (Section 12.8):
1. The extent, location and intensity of the use will be substantially in compliance with the
Comprehensive Plan.
Finding: The site is designated for General Industrial use in the 2020 Rosemount Comprehensive Plan.
The blast resistant trailers will be used to house temporary contract workers that support the refining of
petroleum, a permitted use in the Heavy Industrial zoning district.
2. The use will provide adequate ingress and egress to minimize traffic congestion in the
public streets.
Finding: Access to the temporary buildings will be the existinggates for the refiney and the employee
parking access will be off of 117` Street in Inver Grove Heights.
3. The use will not be detrimental to the existing character of the development in the
immediate neighborhood or endanger the public health, safety and general welfare.
Finding: The refinery complex with its exposed equipment, storage tanks and pipe racks has a heavy
industrial character. Public health, safety and general welfare are served with conformance with building, fire
codes and the IUP being visually screened from the US 52 right -of -way and Rich Valley Boulevard with a
setback of approximately 2,500 and 2,800 feet respectively.
2
4. The use will not impede the normal and orderly development and improvement of the
surrounding property for uses permitted in the district.
Finding: The construction projects related to the IUP is further development of the refinery complex as a
permitted use in the Heavy Industrial District.
5. The use shall, in all other respects, conform to the applicable regulations of the district in
which it is located.
Finding: The use is consistent with applicable Heavy Industrial District standards and the IUP does not
waive pe standards such as setbacks and utilizing existing parking facilities.
RECOMMENDATION
Motion to recommend that the City Council approve an Interim Use Permit for up to thirty blast
resistant modules and a temporary warehouse, subject to the following conditions:
1. The date of expiration of the IUP shall be December 31, 2016.
2. Each building and trailer requires a building permit and shall conform to all applicable
building and fire codes.
3. The applicant must obtain a grading permit prior to grading or installation of the temporary
buildings.
3
Flint Hills Refinery
1 `C' 11 s
—L L i tl`' I ri
r �4 I
w
I r ids !w
i I 1
1
iii I '1‘
if 1
/i
f Ot )t c I I �7 Cro
,ki 111 PLACGMCr4- i
-Y
/I/ i 7 I ri r
/I/ f
1
1 1 1 .4...17 t t
fit i
1
:i i
,r 1 1' ___zi,L. --4)-- it 4,-, i 1
r.„„
----"'---t
I.
1
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not Map Scale
guaranteed. This is not a legal document and should not be substituted for a title search, 1 inch 2000 feet
appraisal, survey, or for zoning verification.
1T
.1.__.
1
a rumnow L
1
I 1
.4iiii II
%wt.!. 1 .3 a i
g 1
o IbIlia!
W aal
4 1111
-.4 ma X MI w
3 %4 ■Ir 6IIP ft ....11E
m rill:;:iii ,„.4,..
1 4 )1 1 1141111
illift:ii 4 1
4 4= ill;uli
4 Z 4 ITIVI4 E la
w
0 7
i I 1 1
.4 I I I
it
I 1 s il. I li
i 11 1 i
1\ 3
CO t t N, 1 i
IL 'qtr te CC
7
1
I tie' r, C i 7
1...
i 11; li I
1 Ili 1111
M 1 1 i ;I 0 ILI
v Qf
1.
j. Lu 1141 I 010 ii II I 1
Op i —1 11 U 5 Ar..ispv.m li t. io 0,11
Ci o.. i_ ',2CfFlOS -1-11i1,i
11
I w z
I ...1: II`
J...- 1 0
r, CI u.a ri t ;r1 1
IA
'p 0 U.i s...
.,:k
r 1, t i i,o1 1 t,
1 A ..._.4 F 3041, 0
I 1
4 il 1 ,41- i ts 1
I 0-4' 'Q.) tc 4 1 cn r t,' wi I 1 7 1 k
___J i 1. i i I kt
1 1 ;gp 1 in Z ce 4 1 i 1 I 1 v r...c, 1
I I. i Al 1 5 i
v 3
k
U
i_..._
1
i, oi
lir I, t -ir t ip.- 1 i i
1 1
1 1.. ?I
.3
4r -ililljt2 CL.
14
1
1--
f l I
.1 1 t
ti
v. 1
11
4 __L____.. 1 0 0
fjt 1 0 0.:_:... 1 1 (9 7:1 I s
l'
1. 1
.1 1
i
1Ti.
4,
1
•L i i ..I
vi-
I 14 --311-,--a-----::. rt
0 t ...5; L ,I 1
4,,..„:„.„..,...1 8 ,I
Iit i ir 1) 111
!'-i
q• i
-1--. ,T
..':;•;-.‘:11',-,7-AZ...!.•:: r
r 4
a, '1 0,..• a
1/
I, •:.t. ,..r.14, -0 %.-;;1 g,' 1
4
4 'C ,.+',Z7
i.::
r
j .N'
••••••..f••••.•,,,,,,,,,,,m, 1
t ,!,&I'„
Td '4,;
.••••,...,$.3MIelfb...Y•f..a...5g440014,
•'''f' I 447"
•••••f•
•''''r i
r'',•,,
i f7." '‘'5-' ;i
.1
.j,;',- .1*..
't ii0;\:)
I
I
77
4gr 4...5>A" s .,'f 1/4,..'f. v..,
v
I P i.-2 •%viggr.:V„..1/4 ....v.,-..;; ..'.,2.. 4,:,,......,....-
s ,YV, A
4
s
.,..47 .4.
i '4
'1'd
I
I 't
)1. •WP,,,
.f
•t
tear,k,off.f, .1 .if. ...444••..t... ...,................f.... f. 4
v.
s k
V
v• 1/4
4... ",.!A'1".
L
ilvi
1 .k.,-.
,c.i.l..
1,..•
I
A A
1
I
h
4
i 0
I
1\ r
r
4
1
t.:`,'" ti,
s
r
a
at
1
3'. S
i t z V
aas�k A
f .9y ^fr a
1
T.7 1::: TIT;litr;":„,9 7 #,T, 71 r i 1
1 ..z' A A.,: AA ,i:, '2,,J L
2
I 1 tY,
1 0 Z
f5
i U
1
I 1 4 I
I 5E,
1 1
i
1 a g:
li
I 1
a
I
1
1
LA!
V)
L 1 z L 1 i
i b C '..t 'C i i
i
i a f
i••
1.' 0,-,
1
I "z 17-1 1
1.< Z
t z Z
1 i
7 I i
I 1
I
I I
1
1
I 1
1
0
-u i
+r ib
t I
1 1: g
0 I
Li
re cz) I a,
1 I 1;tt
WOW
i 13...
e: 74 .4
k
1 Z
1 1 Gr 0
IIIIIMIIIIMIMIIIII
1
0
t...i
0
3 o rs: Lhi
0 0 z ..t. 0 co
co
LA.1 0
F x 0
V Cl I.
I.4.1 ID 8
04
•L,
Z C; 1 Lc2.4.
0 1
I a 1
I
L
4.3
1 11 cr!:...jill,i1
N II 1
a
V)
Lai
E
I i
17711°111.111111.111681. t.,..1
til
I—Z
I
I
1
c..)
tn
UJ
LA.1 C:e
CI 0 tr)
cx u.; Se. C..)
8 z cl..
1—
v il
2n 1:, 1. b
1
1 70,
o 7
I I
i.J.J
....i
4
..ez
'h./
cr
CL. w
EL co
-c) c
in
(...D
.ra' a .).4
0 g
tu c 3E
a)
0 0.. MI
j 7 :1 --I— .9 t/6 t -,9Z
20/20'd 6i902,rt ni PiTrol-oJe---
I