HomeMy WebLinkAbout2004-05-07 NAC Planning ReportRE:
BACKGROUND
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
exhibit 7:
Exhibit 8;
Exhibit 9;
HORTiri—dEST ASSOCIATED C‘ JSULTANTS, INC,
5773 Wayzata Boulevard, Suitt 555 St. 1..oWs Para, N: 55418
Telephone; ?a . 96.9636 Facsimilw . 962.5R5,9837 plannersabnaopk4nningiicom
PLANNING REPORT
T0: Eric Johnson
FROM; Scott Richards
DATE: May 7, 20D4
Oak Park Heights — Xcel Energy / A. S. King Plant: Administrative
Trailer Complex Zoning Amendment and Interim Use Permit
Ronald Elsner, representing Xcel Energy, has made application for an interim use
permit to allow for an administrative office trailer complex at the Alien S. King
Generation Plant. The plant is located on Highway 95, adjacent to the St. Croix River.
The building will be temporary and consist of portable interlocking construction type
* Total scpare_foQtage of the,structurawill be_6,360 z_quare SRO, ._....
In that the structure will be temporary, an interim use permit is being requested. The
City will need to amend the 1, Industrial District provisions to allow temporary office and
administrative structures as a►1 interim use,
Attached for reference:
Overall Site Plan
Utility Plan
King Plant Parking Areas
OfficeTri1erFIoorP)an
Detailed Site Plan /Parking
example Trailer Complex
Single Trailer Module
Lighting Fixture Plan
Memo on Bayport Sewer Connection
ISSUES ANALYSIS
Comprehensive Plan. The Comprehensive Plan designates this area as industrial
land use, The power plant and its accessory structures are recognized as industrial
and uses consistent with the maps and policies of the plan,
Zoning ordinance. The site is zoned 1, industrial District in which .power plants and
accessory structures are a permitted use. in order to address the trailer complex as a
temporary use, the City will amend the 1, industrial District to allow temporary office
structures as an interim use under Section 401,32.0. The amendment will appear in the
Zoning Ordinance as follows:
401,32,C, Interim Uses. The following are interim uses in an 1 District:
1. Temporary office and administrative structures provided that:
a The provisions of Section 401.05 and 401.03.A.7 of this Ordinance are
considered and satisfactorily met.
Administrative Trailer complex Request. The office complex will be located
between the existing guard house and substation and will be comprised of nine
portable, interlocking construction type trailers, The building is designed for 22 offices,
a receptionist area, and a conference room. The trailers will not be placed on a
permanent foundation and will be connected to the City of Bayport sewer system
through the existing King Plant system. The trailers are to be placed on an existing low
area that will be filled and 30 parking spaces will be designated for the building.
The office complex is required to facilitate the significant plant upgrades that will be
made to the power plant facility in the next four years. The complex is projected to
remain on site for no more than four to five years. xcel will bring forward plans for the
plant upgrades in the near future. The City will evaluate what approval processes will
be required at that time.
The office complex building will be constructed above the regulatory flood protection
elevation. No additional review or approvals will be required in that the structure is in a
f1oodp2in area,
Perking. The 6,360 square foot building would require 32 parking spaces. The site
plan has indicated 30 spaces would be designated on the area east of the proposed
building. The plan should be revised to add two additional parking spaces. The overall
site plan shows the location of the existing parking for the King Plant. The main facility
is compliant with City parking requirements.
The parking lot is proposed as a gravel lot, While the Zoning Ordinance requires
parking facilities to be on a paved surface, the temporary nature of this building and
parking lot will not require curb, gutter, and paving.
2
Lighting. The a applicants have proposed parking lot lighting and building lighting for
the complex. The freestanding fixtures are a full cut off, shoe box light, The. fixture
poles have been proposed at 25 feet. Maximum height of the pole and fixture must be
25 feet. The building wall packs will also need t� be full cut off fixtures,
Trash Handling. The plans do not indicate if a dumpster or trash enclosure will be
added to the site to serve the complex. The applicant should address this issue,
Grading and Drainage. Any grading and drainage issues are subject to review and
approval of the City Engineer,
Landscaping, No landscaping is proposed for the temporary structure.
Setbacks. The building is compliant with all lot line and shoreland building setbacks of
the Zoning Ordinance.
Design Guidelines. In that the structure is temporary, the building is not subject to
Design Guidelines review.
Building /Fire Code. The complex will need to be compliant with all applicable building
and fire code requirements, The City Fire Marshal will review the proximity of existing
fire hydrants to the structure.
Department of Natural Resources, The Department of Natural Resources (DNR) has
been notified of the request. The interim use approval by the City is subject to any
future review and comments of the DNR.
CONCLUSION AND RECOMMENDATION
Based upon the preceding review, City staff recommends approval of the Zoning
ordinance amendment to allow far - temporary - office and administrative structures as an
interim use and an interim use permit to allow the administrative office trailer at the A, S.
King Plant subject to the following:
1. The Zoning Ordinance be amended to allow temporary office and administrative
structures as an interim use in Section 401.32,C.
2. The administrative office trailer complex shall be removed from the A.S. King
Plant property on or before July 1, 2D09. The site shall be returned to a usable
condition subject to review and approval of the Building Official once the trailers
have been removed.
3, The site plan shall be revised to include at least 32 parking spaces, subject to
review and approval of City staff. Perking shall be allowed on a gravel surface.
3
4, The freestanding lighting shall be designed so as to be no more than a total of 25
feet. All building wall packs shall be full cut cff fixtures.
5. The applicant shall provide plans for trash handling.
a All grading and drainage plans and utility connections shall be subject to review
and approval of the City Engineer.
7. No Design Guidelines review shall be required for this structure.
11 0 [ 1 1A tnc. �c t o s a � n shall be subject to review and approval of the
City Building Official and Fire Marshal.
9. The plans shall be subject to review and approval of the Department of Natural
Resources.
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EXHIBIT 6
King Rehab Project
Single Trailer Module
EXHIBIT 7
specification
Light Distribution
Photometric data is available on the
Holophane cd -rom or at www,holophane.eu,com
Weights 8 Thermal Data
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s. t+}:l.. w. �' S�' C. ei�. l°." tC' aK. r'--'.'! �: �" i' ML';".': Yxd;. f��vSa4'•. v"Yrt717.`.'- ,���1}..�✓,.i'C.L; 1.G,.YEiw`�= :1."s., Yx`: 5ti."".. r .'f�m7%`i�:fkiTJ:.ti::2x�e*r.?Y: 5.3= .2�r.;:,^.;: ,Ek>..'^+Lti.:::tiz -:R..
The luminaire shall consist of a rectangular fabricated steel, seam welded body
which shall incorporate a removable gear tray secured in position by a single
retaining wing nut and be suitable. for a wide choice of high intensity discharge
lamps. The hinged aluminium die -cast doorframe shall be held in place by two
rotary fasteners. The optical assembly shall consist of a specular hydro - formed
aluminium reflector complete with a road -side positioned lampholder, and be
secured to the doorframe enabling easy access to the geartray. A moulded
prismatic borosilicate refractor shall be gasket sealed to the doorframe ensuring an
IP rating of 655. The luminaire shall be designed to EN60598-2-3 with a range of
bracketry and columns to suit. Additional options and accessories are also available.
Lamp Type Weight (kg) Minimum Operating Maximum Ambient
Temperature {'C) Temperature (C)
11001 High Pressure Sodium 18.0 -30 65
150W High Pressure Sodium 19.0 -30 50
250W High Pressure Sodium 20.0 -30 45
400W High Pressure Sodium 21.0 -30 35
100W Metal Halide 18.0 -20 65
150W Metal Halide 19.0 -20 50
250W Metal Halide 20.0 -20 45
400W Metal Halide 21.0 -20 35
* The maximum ambient temperatures stated are for exterior use only.
For interior use deduct 10•C from the temperature stated as per EN60598 -2 -3
Optional
photocell
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Dimensions (mm)
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EXHIBIT 8
Girtz, Russell
From: Mike McGuire [mmcguire@c.bayport.mn.usi
Sent: Friday, April OQ
To: Knutson, Darrell G; Mike McGuire
Cc: Elsner, Ronald W; Girtz, Russe Miser, Michael S
Subject: RE: Bayport Sewer Connection
Darrell, your proposal to increase flow for four additional bathrooms
into the Bayport sewer is acceptable . Mike McGuire
Original Message
From: Knutson, Darrell G ima0lto:da.rmXl.q.knutso'axceNe.mrgV.coml
Sent: Thursday, April 08, 2004 12:35 PM
To: Mike McGuire
Co: Elsner, Ronaid W; Girtz, Russell; Miser, Michael S; Knutson, Darrell
Subject: Bayport Sewer Connection
Dear Mike,
Thank you for yourtime on the phonetoday. This is a follow up to our
conversation. }cel Energy, King plant, in re-powering the facility,
will be installing a temporary administnation/engineerng building. The
structure will be located betweeri the existing guard house and the
existing substation. The structure will be comprised of portable,
interIockng, construction-type trailer, office space units. This
enclosure will house four (4) additiorial restrooms. No structural
changes will physically occur with regard to the Bayport sanitary sewer system. The
administration building sewer outlet connection will connect to the existing lift station at King,
which outflows into the Bayport sanitary system. This building unit will remain on site through the
entire MERP project, approxirnately 2007, year end.
We need to document your being notified and our receiving consent for this additional usage in
our documentation preparation for the building permit, through Oak Park Heights, MN. The
permit process and inspections will be administered through Oak Park Heights, the site's LGU.
After discussing this with your staff, if you find this acceptable, would you please respond
indicating your position. If there are any questions or concerns, please contact me.
8incere|y.
DarreU G. Knutson
651-731-5751 office
612-510-2374 pager
EXHIBIT 9