HomeMy WebLinkAbout6.k. Request by Flint Hills for an Interim Use Permit for Temporary Construction Workers Trailers, Communication Trailer, and Warehouse, Case 12-11-IUP 4 ROSEMOUNT EXECUTIVE SUMMARY
CITY COUNCIL
City Council Meeting: 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, Consent
Communication Trailer, and Warehouse
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. 6.
ATTACHMENTS: Location Map, Resolution, Module
Placement Area, Trailer Specifications,
Warehouse Specifications, Excerpt of the APPROVED BY:
July 10 Planning Commission Meeting
Minutes.
RECOMMENDED ACTION: Motion to Adopt the Resolution Approving the Interim Use
Permit to Flint Hills Resources for Up to Thirty Temporary Construction Workers Blast
Resistant Modules, a Temporary Communications Trailer, and a Temporary Warehouse.
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.
JULY 10 PLANNING COMMISSION MEETING
The Planning Commission conducted a public hearing for the FHR IUP request at their July 10 meeting.
No resident spoke during the public hearing.
Commissioner Miller requested how temporary the construction projects were and if there was a
permanent building that could allow the workers a break room. Commissioner Miller also inquired about
the safety of these modules. Jake Reint, representing Flint Hills explained the numerous construction and
maintenance projects scheduled for the next couple of years and that Flints Hills has been moving its
permanent staff to the edges of the facility with the new administration building along 117` Street and the
new maintenance and warehouse building on the south side of the site. Mr. Reint explained the safety
design of the modules. Staff explained that the Flint Hills request is not a variance but is a listed interim
use in the HI: Heavy Industrial zoning district. The Planning Commission recommended approval of the
IUP with a unanimous vote.
BACKGROUND
This IUP provision is intended to permit the buildings (and trailers) an exemption from 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 affect
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 working at. The buses travel at 15 miles an hour, the speed limit within the refinery,
and their work site 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
site to a permanent break room for either of their 15 minute breaks 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 honing 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 refinery and the employee parking
access will be off of 117 Street in Inver Grove Heights.
2
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 refiney 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.
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 refiney 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 utilising existing parking facilities.
RECOMMENDATION
The Planning Commission has recommended approval of the IUP. Staff recommends a motion to
approve the resolution approving the IUP.
3
Flint Hills Refinery
.
\\ , --„,--- .1 - .. ,.,, if I _ . A,,
___{ � ,•, — ,. . % ' -P4 --
4t.1 �, / i �t �1 ` 1
1 l l , _ ,
l 1 _
• .... • ,.... [ , :. \
r t�2�R1�
1 1 Muaot,G �.
-�� \ ,,.,
,,c1.2,t4 .
,,,
----------1/ ! ,. 7 ., _.
3 , 1 \,; ... , . , 1
r .t _ • -
•
�', 1 •
III Y
. h i ' — 7, .,,, 'TT— ,
-' 1[ 1 :=...: / I
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.
i „. i. 4L ,_ 2_ __. IL_
$1
111,1111111111 m
1
3 1 ,,
1 ..1 141 IIII3 &
1..1
. 1 401: i
F- 1 4.1 • 1 1 .... ,..
! t 0 I tii . 3 i
w .
° ; - IiI;!:111 ,-(' i3 ?, ve at, 4 '' ■• =_...ilt Isli
i ke 1 2 3 Ifte I II a-- , 1 1
;;;;;Iii, ...i $ ••■- i '•,,,,,
, ir '
i -
r 4 - 2 -7-.11-,--,-- - --,,----•--
--- ---,-- . i.
. . . ..
•
;.,... .„......., „. 1
1 • s 1 ,
'.. i
t 1 i . —
: " ill
I ik
A I s i e , ! , • ,' •, 11 ,
. i , 1
. co to ec ,. 1-:-., ------....
, i 1 / k -4<c tit - -11-4. - s, it, ' __::.
\ 1 \..
1
,
,
1..
. •'" .--- , ‘,,, ,_.....-1- --• ,-- ! ,-:, , , 1'4 ,,P j.'
r , 1. ,:: ; C i , :iii. lr ;,. .. --!-- ■
"■..!! 4.! !!„.;;_, I \ i ; /
\,,
t ...!!,/ •
V
t ':' ' 1 •-• - • 7 ' 1 A ',tit 1- (.'. I , 41 'it! . ; ,
/
, •4,., if nil - , 1 1 __ 4 ,, , uj
••_. „.1 M fp 0 1 1 1 , i : 1
'''''f:1",-,17 ..---- : ■ '7'. , ' - ..-- '.=.- - • • ') -:- - 1 . 0 i.„,"*" 1 KIII 10-.'-' .11r :I II - . - — - \ 14
. c.,,, t ,,, , . ,c (,1a,:• - • ,; : 1 1 , ; ....... i .....___ _ PR ;; j .;
•
- -4.-_, 1.- 4VEriifisi 4 o 1 /
1 / r•-•`-:'-'
- . Wu, z ...„ ..,,„„ ,„ PO ! ; ■I I
t ,i l l ! 1..•.- (r) . , ! (1) 1 _ I 1 -----, . : : ...a i j j ,,,. — -....
\ I .
, -....-- , / 'i i' : - -..,s‘' Ci L,,i „,* Oi " . 1 . } '.. • Z i ' , t ' ''.
I,
. '
i ,, \-.) V,' _ 2: c 61 • i' . -- - r 1 ': H ' .'
I IJ ,--- ,>
--'' ---- ul
..7 4 ; 1 ...1 . 41,4■
4 ■ , ,
7 d . 1 , - ;-, - 7:, i -, 2, ,_ 74 i' i 'tj;41. • P 0•4 s'
I I
I !
- • ' - a f tt. Fit t• '.; • '',,
I 1
li..:• t7i ,..-1 31 't
'k't _ --' •••• 1 : :• \ I 1 / 3: V 2i.
ki .,11,1
i..1.
, . ,.... .
r i . ill
,.,
,, -- - n' ' : , --.44 : ; u 5 ti re 0
d , v.• ' \s.:,.. N.::::..: I
;
: -..;', _...- 4 ee 4 -.k ' i . • , , ..;% - 4\ .
I ...., ...._
- *. ,---- 0 w It 1 L....4 .. 1
ill C
r il l -- Lf) Z ' 141- 1 - i : .(,) , -itit:- - ;, -,- '
I:1
'A , .■,t_..._... __ . 1 2 1 - ' , i 7.,.:i. Li
3_ - i. 1 . • 1 ' 7 _ -s- . ,7----); . 1
1-
''' li"i i J i°4 i. l' III!! l•
' ::.- , C) ■ f=a• I l i' ''.: f v. I!I:il
•
L- - III 11
II ' (2 1 . I I ,: ': 12) : (-:.: .(
i,:',-
_ , . . 7, • _, _— 41 I.:11 . I t
1 !I q _
.
:.- • I .... p.i ,
- " 1 -
t - --- —. - - - , I •,
5
, ...-
, . , — — •-
■ f.'
i. ., .
_ .
17 •'" "-
"V
I..
, i 1.;.
it ' 1
i t ..: t.. .■ .1 . -
' ' . • : ' - . i l i I . ' ."...,,,,, - - --: t
.t.
-,,
. ,.
,: - __—;
_ _. .. _ __ _
- -
1. .. { }k
` f� I 1 1 11
, A..,.- - '
S Z � y A • ' .,...1 g : • 'V , ' y ,
.....
' >... a - ;
411 : L ••K3.� '�:.�
`
x N fi ✓\ri(fM4i,, ' ' ` :. t y
....�.__ „... ^ '�'. ..
. _..
,r, 4
, , J
/ ,
I
ri tri . '' _
i� 'itlk
t i -•i
% •
7
•
"
■
,
7
/
/
s :111
\ : Liy -.4 ';Z ek. 4
v
.
F '
a t � ,s'f E . ::::,-:--7.71.1-"':!;:
tca µ ` \' `sa';- a+* R S"-' s1s- 3--4t a , x 5 ` ,'�'^ 'se. , . ;'1'F' -
,!.•'
y ,i
Z F x x '
r
�'' v5.t, vy ,
�L . t
l x 4 x 1 , t , 4
i t k \ L" ✓ iB . i
i
K' 1 r 1 rS .
+� d
n a
r
t a
, C ya w *4
X r
� V T
. fit ■ -IL) K
1
I 1
- I; 7.;:.''; .) 77: ' -'-' -, 1-
. „
• '
',.
_ _ . .
1 i 1 (//O SL
1 .
■
: c
. .
,.........„___
. ..... , .
,..- z .6.
x
= 9....,a 1., 0 6"
0 .
t..
cNi .
M Cr 0 Z t.0
_
i b ix
, 41 0 • < •11. V' :
1 F ,i9 8 p I
i .. ......,
...,
! i
1 tr
Y \
..... , z/ ..,
4 E
f 1 , 1
sir:1 1 I : 2 .
i I 1 i
. .
i 1 I 1
I 1
tili
m rc
,.....,
I ,
1 . ..
I -.' -4
J.,..)
—
i ■ I
1 E i
6
1.,-,
1. ; • ....)'
; I
I :=1
I I ii
•-• I
: .
I . 1. • 1
I. ..., 0
li ■••1 1
! iL '...
i
a
I •-' N I --' •
, d , t
!
-------"----1"''' 1 i
t 1 . z
I .4 ? •
I I ; a 0 cr. Cr
•,- ir 0 .
ic :_- t...: o i 1
I I
t, ■ !
I i
, .
I ;
1 , i ,
1 , i
. ....., i ,
.. ..) i
' 1 \
:' Lo . •
I I t' 1 0 '-l■ I; g
■..J ciz' .t It .... ti ,
i I La 0
• i 70. 2 E * .
• .0 -,o9 ,
. . „ . . . .
C..3 D. CD •
; I •
1 \
• .
. .
•
•:;
. „
_ ____ •
■
, .
1 , .
i o
1 1
....- 'E,
o 0
2 00 .... .
o
In
x
.. t...7 ., c
, 1
-0
cri z ,
0 --
I— II
\"------------------ _______- : . u: : :
9 Z - U.)
--.... —
7 , CD 0 Ot
Z Ci <
...,
co
C. ....
0 i
W — 1
a a
1 I 1
min
1
11 [4 11.
! g 2
11.II
v,
L.,...
Hill
to Lo
1 vl
i ,r51
cc
• i
L.,
= 1
•...i a
/
,
mi ..._______.
z re. t--0!
55 o cn
< I, eikil--- I
-. ..
1 I .....! -..,
1.1J — 1.4)
I
i I '6
_______ ,..0 .
c::.
‘11 0 z
o ...;'
I—
laJ .....,„
\
i
- 2'. ;..b...: :
I ...._< 7,-, = 2
1.1. x
,, ,itii 10
,
.
to CD SS
0. m
: dCt kil
0 i \11144111111111 111111111.111111.111111
1 „cic• m m 03 12 ...
De c
c, . ...-
.6.. 1.,34
L.. — . 9 i /6 l --,9l
M Fii o w =
— I
20/20'd GIS.)&.S.'VTCqt ni nTc-at,o,,-,,
Excerpt of the July 10, 2012 Planning Commission Meeting Minutes
5.a. Request by Flint Hills for an Interim Use Permit for Temporary Construction Workers
Trailers, Communication Trailer, and Warehouse (12- 11 -IUP). Senior Planner Zweber stated
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. Mr. Zweber reviewed the staff report.
Jake Rent, Public Affairs for Flint Hills was present at the meeting. Commissioner Miller asked the
applicant how temporary the trailers are and whether or not they could be more permanent and
comply with building code requirements. Mr. Rent replied that Flint Hills will have many
contractors on site working on several different projects in several locations that can change. He
further stated that with the upcoming projects, it is important for the workers to be in close
proximity of the project and the trailers provide a safe place for the workers to go. Commissioner
Miller asked the number of trailers proposed and the intended use of the trailers. Mr. Rent replied
they propose to have up to 30 units and they will primarily be used to provide a safe place for the
workers to take breaks; there will be no sleeping, or sewer hookups.
Commissioner Miller asked staff if the trailers could be viewed as more permanent structures that
would have to comply with the building code. Mr. Zweber replied that it would not be practical to
build a structure designed for 40 years when the project and workers are temporary. He also stated
that the Planning Commission created the HI -Heavy Industrial zoning district six years ago and
determined that heavy industrial uses such as Flint Hills could apply for an interim use permit for
this type of structure and the code lists temporary buildings accessory to a construction project as an
interim use.
The public hearing was opened at 6:57p.m.
There were no further public comments.
MOTION by Ege to close the public hearing.
Second by Miller.
Ayes: 4. Nays: None. Motion approved. Public hearing was closed at 6:58p.m.
MOTION by Ege 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.
1
Excerpt of the July 10, 2012 Planning Commission Meeting Minutes
3. The applicant must obtain a grading permit prior to grading or installation of the temporary
buildings.
Second by Powell.
Commissioner Powell asked the applicant if Flint Hills is replacing any existing trailers on site. Mr.
Rent responded that they are replacing 14 existing trailers on site and further stated that the
temporary trailers provide an option for workers to have break facilities within close proximity to
the project to avoid walking through the plant to other locations. He stated it would require
significant coordination to have the workers go elsewhere for breaks.
Ayes: 4. Nays: None. Motion was approved.
2