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HomeMy WebLinkAbout2013-05-08 Planning Report TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCQPlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 8, 2013 RE: Oak Park Heights — Xcel Energy, A.S. King Plant/MnDOT: Dock, Barge Loading Facilities, Office Space and Other Operations — Conditional Use Permit Amendment/Interim Use Permit FILE NO: 236.02 — 13.03 BACKGROUND Nick Ruba, of Edward Kraemer and Sons, Inc. (Edward Kraemer) has made application for an amended Conditional Use Permit (CUP) and Interim Use Permit to allow for staging operations related to construction of the St Croix River Crossing on Xcel Energy property. The project will consist of installing a dock wall area at the existing Xcel boat landing, improvements to the access road to the boat landing, a temporary field office, storage facilities, dumpsters and fuel storage. The boat landing and the location of the field office is north of the Allen S. King Generating Plant. The plant is located at 1103 King Plant Road and is adjacent to the St. Croix River. Xcel Energy has agreed to the use of their property for the operations by Edward Kraemer. The property is zoned I, Industrial District in which this type of staging and water access operation would require a CUP and Interim Use Permit. The property is also in a River Impact District which required the original CUP for the Allen S. King Plant and the subsequent amendments that have allowed the plant to expand. Attached for reference: Exhibit 1: Laydown /Staging Plan, April 8, 2013. Exhibit 2: Allen S. King Plant Property Layout Exhibit 3: Pictures of Barge Staging Area ISSUES ANALYSIS Project Description. The description of the operations proposed by Edward Kraemer is found in detail in Exhibit 1. Excerpts from that description are as follows: "The Xcel Energy Access Point is located south of the future bridge site. This area consists of a few different parts. The first is the dock wall area which is detailed in the Water Access Plan. In addition to those details, Kraemer will have a crane in this area to facilitate the loading and unloading of barges and trucks. The crane is inspected daily and will be maintained in good working condition. A spill kit will also be stored in this area in the event that it is needed. Depending upon the amount of room available an 8 foot x 20 foot conex (intermodal container for storage) may be positioned here to store small tools at the end of the shift rather than leaving them on the barge where theft could easily take place. The second part is the access road from the Xcel laydown area up to the dock wall. This access road will be lined on each side with super duty silt fence from the current gate location up to the dock wall. This will protect the wetlands on the north and south side, Wetland "Q" and Wetland `Xcel Pond" respectively. If the access road needs to have limbs trimmed to accommodate the movement of equipment, a qualified arborist will facilitate the process. Depending on the condition of the access road, some class 5 or similar material will be added between the super duty silt fence to help improve the road. We plan on installing a tracking pad at the end of the access road where the gate is currently located. Either mulch or crushed rock will be used. The next part of this area is the Xcel laydown area which currently consists of a "parking lot" and a fenced in yard. Kraemer has been in communication with Xcel and working on an agreement to use part of their fenced in yard. Once the agreed upon area is set, we will install a temporary fence to help protect any material that Xcel currently has in their yard. This fence will then be removed upon completion of the project. This area will contain a field office (roughly 12 feet x 80 feet) for the superintendent, engineers, and safety personnel. There will be at least two 8 feet x 20 feet conex boxes used to store extra BMP's and safety material. A porta-jon will be positioned by the office trailer and staked down. We will have a roll off dumpster here to collect and waste that is produced. Kraemer will have a small fuel tank (400 -500 gallons) that is double lined and will be placed on poly with a perimeter control. A signed and lined concrete washout pit will be in this area only for the concrete pump to wash out at. This pit will be monitored and cleaned out when the need arises. All of the concrete trucks will wash out at their concrete facilities. The majority of the employees will park in this area and we will meet with the local fire department to ensure they have enough room and the proper radii to drive through the area. Other equipment and material may be stored here and the Superintendent and Environmental Compliance Manager will ensure that it is stored correctly. If extra rock material is staged at this location for maintenance of the road a perimeter control will be provided via mobile filter logs." 2 Comprehensive Plan. The Comprehensive Plan designates this area as industrial land use. The proposed use of the property for a boat landing and construction staging area is recognized as industrial land use consistent with the maps and policies of the plan. Zoning Ordinance. The site is zoned I, Industrial District in which power plants and boat landings are a permitted use. The amended CUP is required to allow the expanded use of the boat landing area and the property for construction staging in the River Impact District. The operations of Edward Kraemer would be considered as an Interim Use. As such, conditions can be placed on the operation, including a limited time period of operation for this location. It is suggested that the Interim use be allowed until November 30, 2014. Section 401.05. Administration — Interim Use Permits outlines the allowances and criteria for uses that are to be located on a property for a limited time period. Access. The project narrative provides the following related to access for the operations: "The Xcel dock wall will be accessed off of TH 95 using the same access road that the wastewater treatment facility uses, or 59 Street North. We are proposing to widen out the road and extend the railroad crossing as shown on the map in the appendix. This will facilitate the delivery of materials including rebar trucks and 90 foot casing sections for the river piers. The current configuration makes it extremely difficult for a full size tractor trailer to maneuver the corner. The trucks will then cross the Union Pacific railroad tracks and follow the gravel road to the Xcel parking lot. The current conditions of the road have been documented prior to any construction by a third party. Once our contract for the river foundations is complete the corner can be restored to its original condition unless the City or MnDOT directs us to leave it as is for the other contracts associated with the construction of the bridge." Parking and Traffic. The City Engineer shall review the access plan and make any recommendations regarding access and traffic. A parking area plan shall be provided to the City Engineer for review and approval. Lighting. The facility is not proposed to be lit. 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. Trees /Screening. The pictures taken last fall of the site and attached indicate that the area surrounding the site is heavily wooded. There are no other uses or properties that are impacted by this request, so additional screening is not required. The applicant should position equipment to be stored on the property in such as way as it is less visible from the river. Grading and Drainage. Any grading and drainage issues shall be addressed subject to review and approval of the City Engineer and the applicable watershed district. 3 Department of Natural Resources. The Department of Natural Resources (DNR) has been notified of the request. Molly Shodeen, the Area Hydrologist, has indicated that the DNR has signed off on the requested project. Design Guidelines. There are no buildings proposed for the operations other than the temporary office structure. In that the building will be temporary, similar to the office trailers approved for Xcel Energy in the past, compliance with Design Guidelines is not required. Conditional Use Permit — River Impact District. The use of the boat landing as a barge staging area is subject to an amended CUP under the River Impact District. The Planning Commission should consider the conformity, environmental issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 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 (Le., parking, loading, noise, etc.). Due to the location of the boat landing and the construction staging area in an industrial area, and the fact that it has been used as a landing for a number of years, City Staff recognizes no issue with the expanded use on a temporary basis. The Edward Kraemer operations will also be subject to an Interim Use in which specific conditions will be placed on its operation. Interim Use. Section 401.05.0 of the Interim Use Permit Section specifies a number of criteria for the review and approval of a use. A review of those criteria are as follows: 2. New Uses. a. Conforms to all zoning regulations as otherwise applicable. The use will be required to comply with all other Zoning Ordinance performance and use standards. 4 b. The date or event that will terminate the use can be identified with certainty. The use will be allowed to continue until November 30, 2014, unless a timeline extension is granted by the City Council. c. The existence of the use will not impose additional costs on the public if it is necessary for the public to take the property in the future. There should be no issues with public costs. d. The user agrees to any conditions that the City Council deems appropriate for permission of the use. The applicant will be required to agree to the conditions in writing. CONCLUSION AND RECOMMENDATION Based upon the preceding review, City staff recommends approval of the CUP and Interim Use Permit to allow for the expanded use of the boat landing area and the property for construction staging on the Xcel property in the River Impact District subject to the following conditions: 1. The Interim Use of the site by Edward Kraemer shall not extend beyond November 30, 2014. The applicant may request an extension of the Interim Use Permit by the City Council prior to its expiration. 2. The City Engineer shall review the access plan and make any recommendations regarding access and traffic. A parking area plan shall be provided to the City Engineer for review and approval. 3. All tree removal and trimming shall be subject to review and approval of the City Arborist. 4. Any freestanding lighting placed on the site shall be in compliance with the Zoning Ordinance and subject to review and approval of City staff. 5. The applicant shall take measures to minimize soil run off into the St Croix River. A soil erosion plan or any grading and drainage plans for the site shall be subject to review and approval of the City Engineer. 6. The City will not require conformance with the Design Guidelines for the project. 7. The applicant shall position equipment and materials stored on the property in such a way as to reduce its visibility from the St Croix River. 5 8. All work associated with the barge activities will occur between 6:00 AM and 10:00 PM. 9. Placement of the fuel tank shall be subject to review and approval of the Fire Marshal and be subject to all local and state requirements. 10. Edward Kraemer shall take all necessary precautions to ensure that the project is performed with utmost safety and care. Best Management Practices and other applicable industry standards shall be followed. 11. Xcel Energy and Edward Kraemer shall be responsible to reimburse the City for costs incurred related to any actual emergency activities (fire suppression, rescue, etc.) stemming from this project. 12. Edward Kraemer shall notify the City Administrator and the City Fire Chief not less than 72 hours prior to activities that involve the use of explosives and inform the City of any intended actions. Edward Kraemer shall meet with the Fire Chief to discuss access protocols and contact information. The Fire Chief may revoke or suspend the Interim Use Permit at any time for just cause. 13. Xcel Energy and Edward Kraemer are responsible to reimburse the City for any and all collateral damages that may occur to any City property due to the operations, including all administrative and legal fees necessary to collect such fees. 14. The Interim Use Permit may be revoked, suspended, modified or edited by the City for just cause. 15. The plans are subject to review and approval of the Department of Natural Resources and any other state or federal regulating agency, if applicable. 6 EXHIBIT 1 MnDOT Project Number: 8221- 82045A (T.H. 36) LAYDOWN /STAGING PLAN April 8, 2013 KRABVIER Edward Kraemer & Sons, Inc. 1020 Cliff Road West Burnsville, Minnesota 55337 i St. Croix River Crossing Foundations Project KRAEMER LAYDOWN /STAGING PLAN Doc. No.: Rev. 0 03.29.13 Page 2 of 6 TABLE OF CONTENTS TABLE OF CONTENTS 2 INTRODUCTION 3 STAGING AREA 3 CONCLUSION 6 APPENDIX Access Road /Dock Wall Area Plan Xcel Lot Staging Area Plan Railroad Crossing Stillwater Barge Facility Staging Area Access Road to Stillwater Barge Facility Area Barge Facility Entrance Road Written by: KRAEMER Revised by: Approved by: Date: 03.29.13 Date: Date: K ar St. Croix River Crossing Foundations Project KRAEMER LAYDOWN /STAGING PLAN Doc. No.: Rev. 0 03.29.13 Page 3 of 6 Introduction Edward Kraemer and Sons, Inc. (Kraemer) is pleased to present our Laydown /Staging Plan. This is our tentative plan on how we anticipate the layout to be. The actual location of items may vary throughout the project depending on the timing and the functionality. The plan will also identify some BMP's that Kraemer will be using to help minimize any impacts to the St. Croix River or the surrounding area. At this time we do not anticipate any clearing and grubbing of areas to create a Iaydown /staging area. Staging Areas For this project Kraemer plans to utilize two separate areas for Iaydown and staging. The areas are shown in the attached diagrams with a general idea of the layout. These include: 1) Xcel Energy Access Point 2) Stillwater Municipal Barge Facility The Xcel Energy Access Point is located south of the future bridge site. This area consists of a few different parts. The first is the dock wall area which is detailed in the Water Access Plan. In addition to those details Kraemer will have a crane in this area to facilitate the loading and unloading of barges and trucks. The crane is inspected daily and will be maintained in good working condition. A spill kit will also be stored in this area in the event that it is needed. Depending on the amount of room available an 8' x 20' conex may be positioned here to store small tools at the end of shift rather than leaving them on the barge where theft could easily take place. The second part is the access road from the Xcel Iaydown area up to the dock wall. This access road will be lined on each side with super duty silt fence from the current gate location up to the dock wall. This will protect the wetlands on the north and south side, Wetland Q forested and Wetland Xcel Pond respectively. If the access road needs to have tree limbs trimmed to accommodate the movement of equipment a qualified arborist will facilitate the process. Depending on the condition of the access road some class 5 or similar material will be added between the super duty silt fence to Written by: KRAEMER Revised by: Approved by: Date: 03.29.13 Date: Date: St. Croix River Crossing Foundations Project 1 K KRAEMER 1 LAYDOWN /STAGING PLAN Doc. No.: Rev. 0 03.29.13 Page 4 of 6 help improve the road. We plan on installing a tracking pad at the end of the access road where the gate is currently located. Either mulch or crushed rock will be used. The next part of this area is the Xcel laydown area which currently consists of a "parking lot" and a fenced in yard. Kraemer has been in communication with Xcel and working on an agreement to use part of their fenced in yard. Once the agreed upon area is set, we install a temporary fence to help protect any material that Xcel currently has in their yard. This fence will then be removed upon completion of the project. This area will contain a field office (roughly 12' x 80') for the superintendent, engineers, and safety personnel. There will be at least two 8' x 20' conex boxes used to store extra BMP's and safety material. A porta -jon will be positioned by the office trailer and staked down. We will have a roll off dumpster here to collect any waste that is produced. Kraemer will have a small fuel tank (400 -500 gallons) that is double lined and will be placed on poly with a perimeter control. A signed and lined concrete washout pit will be in this area only for the concrete pump to wash out at. This pit will be monitored and cleaned out when the need arises. All of the concrete trucks will wash out at their concrete facilities. The majority of the employees will park in this area and we will meet with the local fire department to ensure they have enough room and the proper radii to drive through the area. Other equipment and material may be stored here and the Superintendent and Environmental Compliance Manager will ensure that it is stored correctly. If extra rock material is staged at this location for maintenance of the road a perimeter control will be provided via mobile filter logs. The Xcel dock wall will be accessed off of TH 95 using the same access road that the wastewater treatment facility uses, or 59 Street North. We are proposing to widen out the road and extend the railroad crossing as shown on the map in the appendix. This will facilitate the delivery of materials including rebar trucks and 90' casing sections for the river piers. The current configuration makes it extremely difficult for a full size tractor trailer to maneuver the corner. The trucks will then cross the Union Pacific railroad tracks and follow the gravel road to the south to the Xcel parking lot. The current conditions of the road have been documented prior to any construction by a third party. Once our contract for the river foundations is complete the corner can be Written by: KRAEMER Revised by: Approved by: Date: 03.29.13 Date: Date: St. Croix River Crossing Foundations Project K KRAEMER LAYDOWN /STAGING PLAN Doc. No.: Rev. 0 03.29.13 Page 5 of 6 restored to its original condition unless the City or MnDOT directs us to leave it as is for the other contracts associated with the construction of the bridge. The second area that will be utilized for staging is the Stillwater Municipal Barge Facility. It is located east of TH 95 and north of Sunnyside Marina. This is the same area that Kraemer used last year when performing work on the Stillwater Lift Bridge. The area will be accessed off of TH 95 and Kraemer is proposing to widen the north corner of the gated road as it veers to the north towards the Barge Facility, see attached plan sheets showing the limits. This work would include the relocation of the current gate and the removal of about a dozen trees. The area would then be filled with a compacted road base suitable for supporting the truck traffic that is anticipated. If the electrical box cannot be moved it would be protected with a concrete barrier. This area will be adjacent to a smaller dock wall that Kraemer will construct and be used for miscellaneous material that will be needed for the project (reference Water Access Plan for details /location of the dock wall). The area may contain a conex box for storage of small tools and supplies. A porta -jon will be positioned here and staked down. There is potential that a small roll off dumpster will be placed here as well. This staging area will primarily contain formwork for the footings and columns and also may be used as a place to off load rebar because of the congestion at the other dock wall location. We will also use this area to set up the water treatment facility for turbid and alkaline water. The facility will consist of two or three Rain for Rent tanks along with a sand filter. These items are highlighted in the dewatering plan. Some of the drilled shaft spoils will also be off loaded at this area. That process will involve the use of an excavator. This work is planned to occur during the normal work day hours. The use of BMP's, either silt fence, bio- rolls, or straw bales will be placed at the ends of the dock wall and flared back to help filter any runoff into the St. Croix River. A spill kit will also be positioned at this site along with storage of other BMP's. Depending on the condition of the parking lot some class 5 or similar material will be added to help improve the road conditions. Written by: KRAEMER Revised by: Approved by: Date: 03.29.13 Date: Date: St. Croix River Crossing Foundations Project KRAEMER LAYDOWN /STAGING PLAN Doc. No.: Rev. 0 03.29.13 Page 6 of 6 Conclusion Kraemer plans to utilize the staging /Iaydown areas outlined in this plan. The specific locations of items may be changed as we setup and as the project progresses through different phases. The appropriate BMP's will be in place to help eliminate any unwanted impact in the surrounding area and will be removed upon completion of the contract or once stabilization has been achieved. Written by: KRAEMER Revised by: Approved by: Date: 03.29.13 Date: Date: At- • -„,'#,..,..4;- � � t � � , �, � � �,. } • • 6, . '1:1.1:, yoz � t i ! ■ _ ' tom r ,,. i D` ° * '_. ........ 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' Aft ° ■ • 4 -- . 4 I t 9 .t y 4 s {, t , I ?L ` *' ='c�,'p7 D 3 o +�Y'� f � � $ t `^ '( II, � f �` i 7 i Oki, i , �, l x �" \ '� - av� e,' 7 1..., :y. . i7q� i .�P °t } f/ 1 `I'' + , ` v P. C_ f �� ` T �\ 1 i j r � T' t f � i h ' l ', ' '11, � ti., p� .fib- f r r t. � n' p , E . 1 ' a% xt ,..-1'4'1:1;- s 1 � ` { Y , �,� Trees to be removed and fill r -, �.. v +ri �-- placed to widen road. • r — t : - r ti .,-*.