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HomeMy WebLinkAbout2012-12-05 Planning Report TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 ENCLOSURE Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: December 5, 2012 RE: Oak Park Heights — Xcel Energy / A.S. King Plant — Interim Use Permit Application for Temporary Office Trailers FILE NO: 236.02 — 12.10 BACKGROUND Dan Flood, representing Xcel Energy, has made application for an Interim Use Permit to allow placement of six temporary office trailers at the A.S. King Power Plant. The plant is located at 1103 King Plant Road and is adjacent to the St. Croix River. The trailers are to be used for a temporary increase in administrative and engineering personnel while the plant is shut down for maintenance to the boiler. The trailers are to be placed on site after approval by the City and are to be removed by July 31, 2013. The property is zoned I, Industrial District in which power plants and accessory structures are a permitted use. The King Plant is also in a River Impact District which requires a conditional use permit for construction activities. In that the request is for temporary placement of the trailers, the application is treated as an interim use, not a conditional use. Attached for reference: Exhibit 1: Letter from Dan Flood, Xcel Energy, November 21, 2012 Exhibit 2: Site Plan — Trailer Locations and Restroom Locations Exhibit 3: Picture of Proposed Trailer Exhibit 4: Trailer Floor Plan ISSUES ANALYSIS Project Description. The description of the proposed need for the trailers is provided by Xcel in the project application as follows: This request is being made to place six temporary office trailers on site starting November 1, 2012 thru July 31, 2013 to support an increased work force during this time. All trailers will be approximately 10 feet by 60 feet and will be stand alone trailers used for office work. These trailers will have temporary electrical and internet connections to support administrative work. There will be no plumbing in these trailers and all personnel will use onsite facilities located immediately adjacent to the trailers. All trailers will be leveled, blocked and tied down for severe weather with temporary stairs for access. These trailers will be placed on existing gravel areas located on site, see attached drawing. The trailers will begin to arrive in November 2012 and all will be removed by July 31, 2012. Note the additional description of the project found in the letter from Dan Flood of Xcel Energy found as Exhibit 1. Also, the trailers will not be put into use until the City Council reviews and is favorable to the interim use, which will likely occur at their December 27, 2012 meeting. Comprehensive Plan. The Comprehensive Plan designates this area as industrial land use. The power plant and its accessory structures are recognized as industrial land uses consistent with the maps and policies of the plan. Zoning Ordinance. The site is zoned I, Industrial District in which power plants and accessory structures are a permitted use. The King Plant is also in the River Impact District which requires a conditional use permit for significant changes to the plant. The temporary use of the trailers is not considered a permanent or significant change to the plant site, thus will require an interim use. Section 401.32.0 lists temporary office and administrative structures as an interim use in the I District. Parking. The site currently has 117 permanent parking spaces on an existing blacktop surface. An additional parking area of 400 spaces on gravel outside of the fence will be used for the additional temporary personnel. The number of permanent plant employees is 108 with another 250 during the plant maintenance. Parking calculations for the plant are as follows: Existing Office Space: 18,400 square feet x.9 = 16,560 / 200 = 83 + 3 = 86 parking spaces Temporary Office Space: 3600 square feet x .9 = 3240 / 200 = 16 parking spaces As per the Zoning Ordinance requirements, 102 parking spaces are required both for the existing and proposed office space. The combination of the 117 spaces on the blacktop and 400 spaces on the gravel will be more than adequate for the 350 people that will be employed at the plant during the maintenance. 2 Lighting. No additional lighting has been proposed. Existing site lighting will be utilized in the areas where the trailers are to be placed. Any new lighting of the site will need to be in compliance with the Zoning Ordinance and subject to review and approval of City staff. Trash Handling. All trash and recycling for the trailers will be handled with the existing facilities on site. Restrooms. The six trailers shall not contain restroom facilities. As indicated in the site plan found as Exhibit 2, existing restroom facilities in adjacent buildings will be utilized. Grading and Drainage. There will be no grading or drainage issues with the proposal. The trailers will be placed on existing gravel surfaces. Setbacks. The trailers will be compliant with all lot line and shoreland building setbacks of the Zoning Ordinance. Department of Natural Resources. The Department of Natural Resources (DNR) has been notified of the request. There should be no issues in that the structures will be temporary. The interim use approval by the City is subject to any further review or comments by the DNR. Design Guidelines. In that the structures are temporary, they are not subject to Design Guideline Review. Conditional Use Permit — River Impact District. Although this is an interim use and not conditional use, it will be helpful for the Planning Commission to consider the conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, as part of its review. 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Due to the location of the King Plant in an industrial area, and the minimal, temporary impact these structures will have on the site, the project is consistent with the above criteria. The City Engineer should comment on any traffic concerns with having an additional 250 people utilizing the roadways adjacent to the plant. 3 CONCLUSION AND RECOMMENDATION Based upon the preceding review, City staff recommends approval of the Interim Use Permit to allow for the allow placement of six temporary office trailers at the A.S. King Plant subject to the following conditions: 1. The trailers shall be removed no later than August 31, 2013 unless an extension is granted by the City Council. 2. Any freestanding or building lighting shall be in compliance with the Zoning Ordinance and subject to review and approval of City staff. 3. Any changes to the grade or drainage associated with the trailer placement shall be subject to review and approval of the City Engineer and applicable watershed district. 4. The City Engineer shall comment on the traffic resulting from the increased personnel at the plant. Any traffic control measures required by the City Engineer will be implemented by Xcel Energy. 5. Xcel shall be required to comply with any permitting requirements of the City. 4 EXHIBIT Xcel Energy* 414 Nicollet Mall RESPONSIBLE BY NATURE* Minneapolis, MN 55401 1- 800 - 895 -4999 xceienergy.com November 21, 2012 RE: TPC letter dated November 14, 2012 Dear Mr. Richards This letter is in response to your request for more information regarding file NO 236.02- 12.10. 1. Provide mailing labels: Labels obtained thru Washington County and are attached with a Map produced by the county. 2. Expand on narrative to discuss need for additional office space. a. Beginning in December of 2012 Xcel Energy will begin the process of replacing tubes in the reheater section of our boiler. Personnel will begin to arrive in mid December for administrative and engineering work. The project itself will begin in late February and completion is scheduled for early June. The need for additional space is to house the additional workers involved in this project. Currently A.S. King Plant facilities and offices are at maximum capacity and will not be able to house additional personnel. Half of the trailers will be used to house administrative and engineering personnel directly tied to the project while the other half of the trailers would be used for break rooms where the craft would be able to take breaks. The large number of craft personnel will be broken up into at least 2 separate shifts with varied break times so that this number of trailers would be able to handle the number of people. During times other than breaks these trailers would be idle. 3. Provide pictures / diagram of what the trailers will look like: See attached 4. Provide analysis of the number of parking stalls on site vs. the total square footage of office space currently in use as well as the total with the trailers. a. Approximately 117 permanent parking spaces on the blacktop; an existing additional parking area of 400 spaces on the gravel outside the fence will be used for contract personnel. Square footage of permanent office space is approximately 18,400. Additional office trailers would add an additional 2000 square ft of office space, and 2000 square ft of lunch space. The number of permanent plant employees is 108 with the expectation of an additional 250 during the spring outage. Most of these additional employees are members of the Minnesota Building and Labor Trades. Xce/Ener gy 414 Nicollet Mall RESPONSIBLE BY NATUIE• Minneapolis, MN 55401 1- 800.895 -4999 xcelenergy.com 5. Provide a map of the restroom locations that will serve the trailer office spaces. a. I have attached a drawing that shows both the trailer locations (in red) and current permanent restroom / locker room locations (in Blue). Additional portable restroom facilities (porta johns) will be located next to each trailer which would be serviced daily. If you have any further questions please feel free to contact me. Thank you Dan Flood Xcel Energy I Responsible By Nature Maintenance Planning and Scheduling Superintendent 1103 King Plant Road Bayport, MN 55003 P: 651-731-5736 C: 651- 485 -5280 F: 651 - 731 -7337 E : Daniel.flood @xcelenergy.com -------. ..° ----- - I. ALL NATES A 2_ THE. RE F,AS O N i caNUC . s E 20°4 PW`0' GRID y`YS'TF31 ELY' E 1054.14 /� AzA ` N TFIE 2004 PIJ71'71 GRI ` 000 1}i PUN TRANSFER VS R07A7 ED E G 4�9o 1966 8 IS RGUSE !3 1966 PUNT ---~'L ` . ,. EXHIBIT T °E 2 4 � � �ECEr ...,"/--'- �/ ' Ell NM FAGUTIES L , � .i 8TA 3000 N NEYOR _. _. 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R PN4 '14 ^x97956 1 068 F�0' I _ 10500 SCONE TO FRONT GATE — SPACE BY 8211 Tow Maryland 21 S M6024 ® Baltimore, Marylann d 21236 -5997 WILLIAMS 800.782.1500 SCOTSMAN www.willscot.com SECTION MODULAR 56' -0" ri 12' -0" 7' -1" 30" 12' -0" If (� f 9P —111111 • cws r ` W . 9P 9 _ C 'p ZD / \ \ \ > 4 II �Q _ C OLUMN _ - . s.,.... : in N \ II go 1 > T L - Cc µ t} y y y 4 1 • I �"- , . Additional floor plans available. Floor plans and specifications may vary from those shown and are subject to in -stock availability. DWN BY: � SERIAL #: REP: CAD FILE: THE USE OF THIS DRAWING FOR ANY MEANS OTHER THAT MRW INTENDED IS STRICTLY PROHIBITED WITHOUT THE PRIOR WRI1TEN CONSENT OF AN AUT SCALE: [ DWG # DATE REV# SCOTSMAN REPRESENTATIVE. HORIZED WILLIAMS CO 1/8 " =1' IA-1 01 /01 /10 0 2010 Williams Scotsman, Inc. All Rights Reserved.