HomeMy WebLinkAbout6.l. Interim Use Permit, Flint Hills Resources LP, 04-67-IUPCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
C't Council Meetin Datea October 19 2004
"ISSUE
Flint Hills Resources LP (FHR) has applied for an Interim Use Permit (IUP) to construct two
temporary "sprung steel' buildings for a construction project anticipated to be complete by
September 1, 2006. FHR will also bring in five construction office trailers in support of the
project.
PLANNING COMMISSION PUBLIC HEARING
On September 28, 2004, the Planning Commission conducted a public hearing as required.
No one from the audience provided any comments. The Commissioners had no concerns
and subsequently moved the recommended action.
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 accepted 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): Don Kern of Flint Hills Resources (FHR).
Location: Approximately 800 feet west of US 52, % mile south of the
junction with TH 55.
Comp. Guide Plan Desig: General Industrial
Current Zoning: General Industrial
Proposed Buildings: Warehouse —9,000 sq. ft. (60 ft. x 150 ft.)
AGENDA ITEM: Interim Use Permit, Flint Hills Resources LP
AGENDA SECTION:
Case 04 -67 -IUP.
Consent
PREPARED BY: Rick Pearson, City Planner
�►
ATTACHMENTS: Draft Resolution, Draft PC 9 -28 -04 Minutes,
Site Plan / location map, "Sprung Steep'
APPROVED BY
building details, correspondence.
RECOMMENDED ACTION:
Motion to adopt a resolution approving an Interim Use Permit for two temporary steel
sprung buildings located at the northeast corner and up to 10 construction trailers near the
southwest corner of Tenth Street and "A" Street for Flint Hills Resources subject to
conditions.
ACTION:
"ISSUE
Flint Hills Resources LP (FHR) has applied for an Interim Use Permit (IUP) to construct two
temporary "sprung steel' buildings for a construction project anticipated to be complete by
September 1, 2006. FHR will also bring in five construction office trailers in support of the
project.
PLANNING COMMISSION PUBLIC HEARING
On September 28, 2004, the Planning Commission conducted a public hearing as required.
No one from the audience provided any comments. The Commissioners had no concerns
and subsequently moved the recommended action.
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 accepted 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): Don Kern of Flint Hills Resources (FHR).
Location: Approximately 800 feet west of US 52, % mile south of the
junction with TH 55.
Comp. Guide Plan Desig: General Industrial
Current Zoning: General Industrial
Proposed Buildings: Warehouse —9,000 sq. ft. (60 ft. x 150 ft.)
1
Break Facility- 6,000 sq. ft. (60 ft. x 100 ft.)
Five 14 ft. x 70 ft. contractor trailers
SUMMARY
The two buildings consist of "sprung steel', a rigid metal frame supporting a white fabric
membrane shell. The structure resembles an oblong dome with a peaked roof. Visibility of
the structures from the US 52 right -of -way will be very limited. 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 ber required to conform to
applicable building and fire codes, even if they may be exempted from some of the zoning
standards.
Use of the structures is intended for contractors dedicated to the construction of the
hydrocracker apparatus. Access is controlled through secured entrances associated with the
contractor parking. The warehouse will enclose materials for construction. The break facility
will be an assembly area for safety orientation as well as shelter for breaks. The contractor
trailers will house construction supervisors and construction planning functions. The applicant
would like the flexibility to have up to 10 trailers on the site related to the hydrocracker
project. They have delineated the location of the trailers and there is ample room to
accommodate the trailers without any changes to the proposed site improvements. Any of the
trailers, either the initial five or any future trailer, would be subject to the conditions of the
approved IUP.
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 hydrocracker apparatus supports the refining of
petroleum, a permitted use in the General Industrial zoning district.
2. The use will provide adequate ingress and egress to minimize traffic congestion in
the public streets.
Finding The access to the site is from the existing frontage road system that serves the
refinery complex. Gates 7, 8 and 9 provide vehicular access to the contractor parking
area. Access to the /UP buildings occurs through a security check -point located at Gate
9.
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
2
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temporary buildings. Given the location and duration of the buildings proposed, staff is not
proposing any supplemental screening or additional parking.
d. Temporary buildings shall conform to all other General Industrial District
standards specified within this ordinance, and be setback 500 feet from
adjoining public right -of -way or visually screened from public right -of -way,
public /institutional or residential districts or uses. If the building is not
appropriately screened, the City may require additional landscaping or
enhanced treatment of the temporary structure.
Finding: The proposed buildings will be set back more than 500' from the adjoining public
right -of -way. No additional screening is requested.
e. Temporary buildings are subject to Building code permits and requirements.
Finding: A building permit will be required as prior to installation of the buildings.
f. Temporary buildings are subject to Fire code permits and requirements.
Finding: The Fire Marshall is aware of the proposal and will be reviewing the buildings
through the building permit review process.
g. The site must accommodate adequate parking for the intended use, as
proposed by the property owner.
Finding: The site has ample parking for the proposed temporary buildings.
h. Site grading and drainage must comply with City ordinances and
Engineering Guidelines. The City may, at it's discretion waive some of the
requirements if alternative solutions are acceptable.
Finding: The applicant has proposed installation of a culvert to address drainage on the
site. A formal grading permit will be required for site grading and any drainage work.
PARKING DETAILS
FHR has several parking areas available for contractors between the IUP area and the US 52
right -of -way, and at two remote locations.
Parking demand
• 250 - 500 "base contractors" are onsite at any given time.
• 200 -300 contractors are anticipated for smaller turn - arounds planned for May and
September of next year.
• 105 contractors working in the "Hydrogen Plant."
• 650 contractors expected for the Hydrocracker construction project at peak times.
• 1,205 ranging up to 1,555 total contractors during two -week peak times for the
scheduled turn- arounds.
0
Available parking spaces Location
875 spaces Contractor parking
,215 Overflow spaces Contractor parking
400 spaces Former Wayne Transport site @ 117 Street
300 spaces West Tank farm
1,790 total available spaces
Approximately 1,100 parking spaces are provided in the immediate vicinity, enough for much
of the typical demand with more parking available elsewhere on FHR property. It is expected
that overflow parking will first utilize the Former Wayne Transport site. Brief turn- around
periods will utilize the County Road 71 site.
CONCLUSION
Approval of the Interim Use Permit is dependant on Council action approving the related
zoning text amendment. Staff is satisfied that an IUP agreement can be executed specifying
the removal date of the structures, and any other conditions that are deemed necessary in
granting the IUP.
RECOMMENDATION
Motion to recommend that the City Council approve an Interim Use Permit for two temporary
steel sprung buildings located at the northeast corner and up to 10 construction trailers on at
the southwest corner of Tenth Street and "A" Street for Flint Hills Resources subject to the
follow_ ing:
1. The date of expiration of the IUP shall be September 1, 2006.
2. Each building and trailer requires a building permit and shall conform to all applicable
building and fire codes.
3. The applicant obtain a grading permit prior to grading or installation of the temporary
buildings.
5
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2004 -
A RESOLUTION APPROVING THE INTERIM USE PERMIT (IUP)
FOR FLINT HILLS RESOURCES LP
WHEREAS, the Community Development Department of the City of Rosemount received an
application from Flint Hills Resources, LP, requesting an Interim Use Permit (IUP) for property
located on Flint Hills Refinery Land, legally described as:
Section 13 and 24, Township 115, Range 1.9, west of U.S. Highway 52.
WHEREAS, on September 28, 2004, the Planning Commission of the City of Rosemount
reviewed the Interim Use Permit application for land located approximately 800 feet west of U.S.
Highway 52, i / 4 mile south of the Junction with TH 55; and
WHEREAS, the Planning Commission adopted a motion to recommend that the City Council
approve the Interim Use Permit for Flint Hills Resources LP, subject to conditions; and
WHEREAS, on October 19, 2004, the City Council of the City of Rosemount reviewed the
Planning Commission's recommendation for the Interim Use Permit and agreed with the
Planning Commission's findings;
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby
approves the Interim Use Permit for Flint Hills Resources LP, subject to:
1. The date of expiration of the IUP shall be September 1, 2006.
2. Each building and trailer requires a building permit and shall conform to
all applicable building and fire codes.
3. The applicant obtain a grading permit prior to grading or installation of the
temporary buildings.
ADOPTED this nineteenth day of October, 2004 by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Linda Jentink, City Clerk
RESOLUTION 2004 -
Motion by: Second by:
Voted in favor:
Voted against:
Member absent:
2
Excerpt from the Regular Planning Commission Meeting of September 28, 2004
Public Hearing:
5E. CASE 04 -67 -IUP Flint Hills Resources Interim Use Permit.
City Planner Pearson reviewed the Staff Report. Flint Hills Resources submitted an
application for an Interim Use Permit to construct two temporary "sprung steel" buildings
for a construction project anticipated to be complete by September 6, 2006. Flint Hill
Resources will also bring in five construction office trailers in support of the project. Mr.
Pearson indicated that staff is satisfied that an IUP agreement can be executed specifying
the removal date of the structures and other conditions that are deemed necessary in
granting the IUP.
Chairperson Messner asked for questions for Mr. Pearson. The Commissioners had no
questions.
Chairperson Messner asked for comments from the Applicant. There was no comment
from the Applicant.
There were no questions for the Applicant.
Chairperson Messner opened the public hearing.
Chairperson Messner asked for public comments. There,were no public comments.
MOTION by Messner to close the Public Hearing. Second by Zurn. Ayes:
Schultz, Zurn, Messner and Powell. Nays: None. Motion carried.
Chairperson Messner asked for any follow -up questions. There were no questions:
MOTION by Powell to recommend that the City Council approve an Interim Use
Permit for two temporary steel sprung buildings located at the northeast corner
and up to 10 construction trailers on at the southwest corner of Tenth Street and
"A" Street for Flint Hills Resources subject to the following:
1. The date of expiration of the IUP shall be September 1, 2006.
2. Each building and trailer requires a building permit and shall conform to
all applicable building and fire codes.
3. The applicant obtain a grading permit prior to grading or installation of the
temporary buildings.
Second by Zurn. Ayes: Schultz, Zurn, Messner and Powell. Nays: None.
Motion carried.
Mr. Pearson indicated this item is on the agenda for the October 19, 2004 City Council
Meeting.
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TOLL FREE: 1. 800320.1009 DRAWING
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THE FOLLOWING DOORS ARE AVAILABLE AT EXTRA CHARGE:
SINGLE PERSONNEL DOOR 3' -O "w x 6' -8 "h (C /W 9' -5" HOOD)
- DOUBLE PERSONNEL DOOR 6' -0 "w x 6' -8h (C /W 9' -5" HOOD)
-SIDE SLIDING DOOR 9' -6 "w x 14' -O "h
-END SLIDING DOOR TOP 10' -0 "w, BASE 12' -8 "w x 14' -0 "h
- DOUBLE PANEL ROLLING DOOR TOP 6' -0 "w, BASE 25' -1 "w, 22' -0 "h
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- DOUBLE PERSONNEL DOOR 6' -0 "w x 6' -8h (C /W 9' -5" HOOD)
-SIDE SLIDING DOOR 9' -6 "w x 14' -O "h
-END SLIDING DOOR TOP 10' -0 "w, BASE 12' -8 "w x 14' -0 "h
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Page 1 of 2
rd
Strand,Alan
From: Derek Penn [derek.penn @sprung.com]
Sent: Wednesday, August 25, 2004 10:33 AM
To: Strand,Alan
Cc: ed.mckenna @jacobs.com; JTAllosso @aol.com; Peter.Bos @sprung.com
Subject: Sprung Instant Structures for Rosemont, MN
Dear Mr. Strand,
I was given your name by Ed McKenna at Jacobs Engineering here in Houston and we hope to
provide you with enough information and data to assist you in making the decision on the Sprung
buildings to be used there in Rosemount. Please find below some information Mr. McKenna asked
me to address with you. There are also a few document attachments for your review as well.
1) Snow Loading - By design, these structures will shed snow from the structure. Due to the 26
degree slope of the structure and - the smoothness of the membrane, snow slides right off. In times of
high snow, we do ask the client to keep the perimeter of the structure clear to allow for the snow
shedding to take place. We can provide detailed information on the snow loads /shedding which
typically comes as part of our engineering package that we will provide to the client at the time of the
sale. This package will also include assembly drawings, base reactions, engineered stamped
drawings, concrete column base layouts, etc.
2) Wind loading Sprung Structures are designed and engineered to withstand extremely high wind
loads and recently had several structures survive Hurricane Charley in Florida. They lost their
HVAC units but the structure handled themselves remarkably. I have attached a wind load chart for
your review. The structures we are looking at are 50' wide Classic series structures where you will
see they will handle 90 mph sustained wind loads and it is at 95 mph where any modifications would
be needed and at 120 mph would be the limit of what it could handle.
3) Heating the structures - The 50' structure will have a 6" fiberglass insulation package complete
with tensioned interior liner. This insulation package will be 6" throughout every part of the structure
- side walls, roof, etc. Our client can elect to either heat the structure via some sort of an HVAC
system, or they could use a radiant heater system (photos attached of each).
4) Seismic loads - I took the liberty to also attach a letter form our engineer which shows how
seismic loads affect the Sprung structure.
5) Membrane - I have attached a specification sheet on the membrane for your review. We are
typically considered as a Type 5 non rated structure which can achieve a 1 -hour rating with a
sprinkler system or 30 feet of clear space around the structure. I have also contacted my head office
about obtaining a flame spread report for your review.
I will be available today for the conference call Mr. McKenna wants to have and I`will also touch
base with our engineering liaison Peter Bos in Calgary and see if he can be available to talk with you
if he is needed.
Best Regards.
8/25/2004