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HomeMy WebLinkAbout6.u. Request by Flint Hills for an Interim Use Permit for Temporary Construction Workers Trailers, Communication Trailer, and WarehouseAGENDA ITEM: Case 08-40 -IUP Request by Flint Hills for an Interim Use Permit for Temporary Construction Workers Trailers, Communication Trailer, and Warehouse AGENDA SECTION: Consent PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. (p. u. ATTACHMENTS: Resolution, Site Map, Trailer Specifications, Warehouse Specifications, Excerpt from the November 25 Planning Commission Meeting. APPROVED BY: OLJ RECOMMENDED ACTION: Motion to Adopt the Resolution Approving the Interim Use Permit to Flint Hills Resources LP for Five Temporary Construction Workers Trailers, a Temporary Communications Trailer, and a Temporary Warehouse for the Coker Drum Construction Project. 4 ROSEMOUNT CITY COUNCIL City Council Meeting: December 16, 2008 EXECUTIVE SUMMARY ISSUE Flint Hills Resources LP (FHR) has applied for an Interim Use Permit (IUP) to construct a temporary tent -like warehouse building, five trailers for construction workers, and a communication trailer for project management of a coker drum construction project anticipated to be complete by December 31, 2012. NOVEMBER 25 PLANNING COMMISSION MEETING The Planning Commission conducted a public hearing for the FHR IUP request at their November 25 meeting. Myron Napper asked if the IUP covered only the temporary buildings or did it permit the coker drum construction project. Staff responded that the IUP covers only the temporary building and the FHR will need to get separate building and grading permits for the coker drum, as described in Conditions 2 and 3 of the IUP. The Planning Commission recommended approval of the IUP with a unanimous vote without additional discussion of the request. An excerpt of the minutes of the November 23 meeting is attached to this Executive Summary for reference. 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 guarantees that the structures will be removed upon completion of the project. 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. Applicant Property Owner(s): Location: Comp. Guide Plan Designation: Current Zoning: Don Kern of Flint Hills Resources (FHR). Approximately 2,500 feet west of US 52, '/a mile south of MN 55. General Industrial Heavy Industrial Proposed Buildings: Warehouse 9,000 sq. ft. (60 ft. by 150 ft.) Five 14 ft. by 70 ft. contractor worker trailers One 8 ft. by 40 ft. communication trailer SUMMARY 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. The five construction trailers are essentially double wide trailers, 14 feet wide by 70 feet long, but are constructed to be blast proof for use within the refinery. These five trailers will be used as locker rooms and break rooms for the construction workers of the coker drum project. The 8 feet wide by 40 foot long communication trailer is similarly constructed to be blast proof, but will house telephones, computers, and plans that are used for project management of the coker drum construction. The warehouse building and five construction worker trailers have existed on the site since 2004 when an IUP was approved on October 19, 2004 for the construction of a hydrocracker distiller. The hydrocracker is currently being completed, but FHR would like to extend that IUP through 2012 to be used for the construction of the coker drums. In addition, FHR would like to add the communication trailer to the IUP. The warehouse and trailers are planned to be located towards the center of the refinery, just east of the railroad spur serving the refinery. The buildings will be about 2,500 feet from US Highway 52 and 2,800 feet from Rich Valley Boulevard. The buildings will not be visible from US Highway 52 because of the refinery itself and will only be partially visible from Rich Valley Boulevard because of the distance from the road. 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. 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. Construction of the coker drums supports 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 refinery 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 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 project 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 not waived by the IUP including setbacks, utilizing existing parking facilities, and as a temporary use, will be removed at the date specified 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 RECOMMENDATION The Planning Commission has recommended approval of the IUP. Staff recommends a motion to approve the resolution approving the IUP. 3 CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2008 A RESOLUTION APPROVING THE INTERIM USE PERMIT TO FLINT HILLS RESOURCES LP FOR FIVE TEMPORARY CONSTRUCTION WORKER TRAILERS, A TEMPORARY COMMUNICATIONS TRAILER, AND A TEMPORARY WAREHOUSE FOR THE COKER DRUM CONSTRUCTION PROJECT. WHEREAS, the City of Rosemount received an application from Flint Hills Resources LP (FHR) for the approval of an Interim Use Permit (IUP) to continue the use of five temporary construction worker trailers and a temporary warehouse and install a temporary communications trailer at 12555 Clark Road, Rosemount, Minnesota; and WHEREAS, the IUP will allow the use of these temporary trailers and building during the coker drum construction project which is expected to continue until December 31, 2012; and WHEREAS, on November 25, 2008, the Planning Commission of the City of Rosemount held a public hearing to review the IUP application from FHR for the temporary trailers and building; and WHEREAS, the Planning Commission adopted a motion recommending that the City Council approve the IUP for FHR subject to the conditions listed below; and WHEREAS, on December 16, 2008, the City Council of the City of Rosemount reviewed the Planning Commission's recommendation and the IUP for FHR. NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby approves the IUP for FHR to continue the use of five temporary construction worker trailers and a temporary warehouse and install a temporary communications trailer at 12555 Clark Road, Rosemount, Minnesota, subject to the following conditions: 1. The Interim Use Permit expires 12/31/2012. 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. ADOPTED this 16 day of December, 2008 by the City Council of the City of Rosemount. ATTEST: Amy Domeier, City Clerk William H. Droste, Mayor RESOLUTION 2008- Motion by: Second by: Voted in favor: Voted against: Member absent: 2 Flint Hills Refinery Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. 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Flint Hills Resources LP (FHR) has applied for an Interim Use Permit (IUP) to construct a temporary tent -like warehouse building, five trailers for construction workers, and a communication trailer for project management of a coker drum construction project anticipated to be complete by December 31, 2012. 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 guarantees that the structures will be removed upon completion of the project. 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. Mr. Zweber explained to the Commission that staff is requesting the Commission to recommend that the City Council approve an Interim Use Permit for a temporary warehouse, five construction worker trailers, and a communications trailer for Flint Hills Resources during the coker drum construction project, subject to the following conditions: 1. The date of expiration of the IUP shall be December 31, 2012. 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. Don Kern of Flint Hills Resources, was present but had no comments. The public hearing was opened at 7:17p.m. Myron Napper, 3381 145 Street East, approached the Commission and asked if the permits are existing permits and whether or not extending the permits cover the construction of new coker drums and other structures. Mr. Zweber responded that this is for an extension of existing permits created in 2004 as they relate to the temporary structures, not the construction of future structures. There were no further public comments. MOTION by Palda to close the Public Hearing. Second by Howell. Ayes: 5. Nays: None. Motion approved. The public hearing was closed at 7:20p.m. Mr. Zweber clarified that the IUP in question essentially covers only the zoning issues as addressed in Conditions 2 and 3. Further, he stated that the extension does not exempt Flint Hills from needing other building permits. The Planning Commission only deals with zoning issues and staff will review administrative issues and other permits. MOTION by Schultz to recommend the City Council approve an Interim Use Permit to Flint Hills Resources for Five Temporary Construction Workers Trailers, a Temporary Communications Trailer, and a Temporary Warehouse for the Coker Drum Construction Project, subject to the following conditions: 1. The Interim Use Permit expires 12/31/2012. 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. Second by Howell. Ayes: 5. Nays: None. Motion approved. As follow -up, Mr. Zweber stated this item will go before City Council at their regular meeting on December 16, 2008. After the IUP extension is approved, Flint Hills will have to apply for other building and grading permits as required.