richardson international proposed grain storage … · the terminal consists of a rail receiving...
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RICHARDSON INTERNATIONAL
PROPOSED GRAIN STORAGE PROJECT
ALTERNATIVES REPORT
January 18, 2013
1.0 RICHARDSON INTERNATIONAL VANCOUVER PORT TERMINAL OVERVIEW
In 1954, James Richardson & Sons, Limited formed a partnership with Federal and Searle Grain and became a one-third owner of the Midland Pacific Grain Terminal, then incorporated as Burrard Terminal Limited.
In 1972, James Richardson & Sons, Limited exercised its option to purchase the remaining two-thirds of Burrard Terminal Limited, becoming its sole owner. In 1975 fire destroyed the workhouse and dock at the Terminal. Following reconstruction, the terminal re-opened in 1979.
The Terminal consists of a rail receiving shed, a workhouse, two grain storage annexes, a pellet plant and a wharf equipped with two Peco ship loaders.
Today, the Richardson Vancouver Terminal, as it is now referred to, operates as one of the most efficient and safest terminal operation in the port of Vancouver.
2.0 PROPOSED GRAIN STORAGE PROJECT PARAMETERS & SITING ALTERNATIVES METHODOLOGY
Richardson has developed a business case for the addition of storage capacity having certainty in the future demands for Canadian grain exports. Absent of the addition of storage capacity, Richardson intends to handle and process as much grain as it is able to procure from Canadian farmers. The proposed grain storage project provides Richardson a more efficient means of handling more grains, while allowing for the mitigation of impacts related to noise and air quality. Through consultation with third party experts, Richardson has undergone extensive design build investigative work, in order to appropriately define parameters for the proposed grain storage project. It has been determined that 70,000MT of additional storage is the minimum volume required to meet current and future business demands, and is considerate of the need to prepare for and load Panamax sized vessels (65,000 – 70,000MT), receive and condition multiple grains in multiple storage segregations, respond to varying customer quality desires and manage and mitigate uncontrollable system constraints related to adverse weather, insufficient rail service, vessel delays and rail car cycle time (receiving, processing and returning railcars back to prairie grain handling facilities for reloading).
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When considering the siting of the annex, Richardson established a number of criteria that was consistently applied to each grain storage siting alternative, including available land, constructability, business interruption, operational efficiency and impacts (view, shade, noise, dust and environment), to ensure an objective assessment of each of the alternatives. Additionally, feedback captured from seven public consultation sessions hosted by Richardson, in Vancouver, in October of 2012, was also applied to each of the proposed grain storage siting alternatives.
A summary of proposed grain storage siting alternatives, including the assessment of each against the criteria is provided in
summary in Table 1.
3.0 PROPOSED EAST ANNEX
Siting the proposed grain storage annex at the east end of the existing terminal workhouse is not without its challenges. The east side of the site is constrained to the south by the need to maintain an emergency service roadway, to the north by the rail yard necessary for CN to deliver rail cars and for Richardson to draw rail cars from into its receiving area, and to the east by both the Cargill facility and the need for Richardson to maintain a truck turn around lane and emergency services entry/egress point. In order to construct the proposed grain storage annex east of the existing terminal, the pellet storage bins which currently store manufactured GSPs (animal feed pellets made from the bi products of the grain handling process (screenings and dust)) must be dismantled and removed, and a portion of the south east rail yard realigned. The proposed east annex development directly impacts the view at 12 residential properties (more than 50% of future field of vision view lost) and somewhat impacts the view at a further 17 residential properties (less than 50% of future field of vision view lost). Notwithstanding these challenges, the east annex siting has been identified as the most appropriate siting given; the available land for development; it doesn’t require foreshore or in water works and therefore it doesn’t compromise fish and fish habitat; it causes the least business interruption during construction (the foundation can be piled while the terminal is operating); it allows for the most efficient and direct connection of conveyance to and from the existing workhouse; and noise and dust impacts can be mitigated.
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Figure 1
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Figure 2
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Figure 3
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Figure 4
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4.0 WEST ANNEX ALTERNATIVE OPTION
Siting the proposed grain storage annex at the west end of the existing west annex is also not without its challenges. The west side of the site is constrained by the operating rail yard, which is situated to the north of the existing terminal. The dimensions of the west rail yard, necessary to service the receipt of loaded and staging of empty railcars, significantly restricts further west annex development. In order to construct the proposed grain storage annex to the west of the existing grain storage annex, additional lands need to be acquired and a significant portion of the west rail yard relocated to the north, along the CN right of way Relocating the west rail yard to the north not only significantly reduces its capacity, rendering it much less efficient and incapable of supporting the grain receiving system, it also positions the west rail yard much closer to residential properties, further impacting residential properties. A west annex siting would not require foreshore or in water works and therefore doesn’t impact fish and fish habitat, and does allow the facility to operate through at least the construction of the foundation, however it is a very inefficient alternative when considering how the structure can be connected to the existing terminal and workhouse to allow for the conveyance of grains and oilseeds to and from the annex. In this siting, the proposed grain storage annex would need to be incorporated within existing conveyance systems, limiting the grain distribution and reclaim paths necessary to convey grains and oilseeds to and from the workhouse. Furthermore, this siting would also require the installation of additional elevating legs at the top of the proposed storage annex to allow for the movement of grains and oilseeds to and from the silos, contributing to further view, shade and noise impacts at residential properties.
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Figure 6
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Figure 5
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5.0 SOUTH WEST (WATER) ALTERNATIVE OPTION
There is not sufficient land mass to construct the proposed grain storage annex at the south side of the existing west annex. The roadway that runs directly along the shore line at the south side of the west annex serves as the main access/egress for vehicle traffic to and from the terminal and occupies all of the available land south west end of the terminal. Regulation stipulates that this roadway be maintained at a minimum of six (6) meters wide. Construction of the proposed grain storage annex to the south of the existing west grain storage annex requires land be reclaimed in the Burrard Inlet. Reclamation of land would not only have a significant impact on fish and fish habitat it would also require the relocation of the terminal’s existing vessel berth and loading system, in order for it to be accessible by vessels. It is assumed that any relocation of the vessel berth and loading system would have to occur out into the Burrard inlet which would further impact vessel traffic flow and congestion in the inlet, as vessels travelled to and from facilities in the area. Siting the proposed grain storage annex south west of the terminal (in water) would require it be incorporated within existing conveyance systems, limiting the grain distribution and reclaim paths which allow grains and oilseeds to move between the workhouse and silos. Furthermore, this siting would also require the installation of additional conveyance and elevating legs, spanning over the roadway and over top of the existing west annex, further contributing to view, shade and noise impacts at residential properties. In order to connect the proposed grain storage annex to the existing terminal the bottom conveyance system which draws grain from the silos to the workhouse for shipping to vessel would have to be constructed below grade and in a water tight tunnel to eliminate water table seepage. Siting the proposed grain storage annex as an in water development would render the current active facility completely inoperable for an extended period of time. Richardson has not pursued the south west in water siting for the proposed grain storage annex given there is sufficient land available for on site development.
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South West (Water) Alternative Option ��������!������ �������� �� �
Figure 6
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6.0 SOUTH WEST (LAND) ALTERNATIVE OPTION
There is not sufficient land to construct the grain storage annex at the south west side of the existing terminal on land.
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7.0 NORTHWEST (OVER RAILYARD) ALTERNATIVE OPTION
Siting the proposed grain storage annex at the north side of the existing terminal facility presents significant challenges in that the entire north side of the terminal is occupied by the rail yard required for the business to exist. Developing the proposed grain storage annex over the rail yard (as suggested by some during public consultation) is not feasible as the orientation of the piling would not allow for the required clearance envelope around the rail tracks and it would severely reduce the rail yard capacity, rendering the facility completely non functional. Notwithstanding major operational issues, this alternative would also contribute to significant view, shade and noise impacts at residential properties.
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(North of Existing West Annex)
Figure 7
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Table 1
View Shade Noise Dust Construction
Available
Land
Business
Interruption
Operational
Efficiency
Environmental
Impact
(Land/Water)
Proposed
East Annex
12 properties
directly
impacted
25 properties
somewhat
impacted
During month
of December
only
29 properties
some impact
between 9
am – 12 noon
23 properties
some impact
between 12
noon – 3 pm
No properties
continually
impacted
between 12
noon and 3
pm
Rail yard
activity noise
Operating
noise impacts
Dust impact
does not
change from
one
alternative
to the other
Requires minor
track removal/
re –alignment
Requires
removal of
existing pellet
bins
Available
land allows
for lay out at
height that is
consistent
with existing
west annex
(uniformity
of entire
facility)
Least impact
on existing
facility
operations
Allows facility
to continue to
operate at
current
capacity
throughout the
24 month
construction
period
Minimal
disruption to
pellet
processing as
pellet storage
is displaced
within existing
annex while
new annex
construction is
being
completed
Most efficient
and direct
connection to
the workhouse
where all
grains and
oilseeds are
received,
before being
processed
through the
terminal and
loaded onto a
vessel through
the Vessel
Loading
system
loading
system
No fore shore or
in water works
required
No potentially
harmful impacts
(alteration,
disruption or
destruction) to
fish and fish
habitats
Minor excavation
of lands
View Shade Noise Dust Construction Available
Land
Business
Interruption
Operational
Efficiency
Environmental
Impact
(Land/Water)
West Annex
Alternative
Option
8 properties
directly
impacted
25 properties
some impact
Additional
conveyance
required to
move grain to
and from new
west annex
over existing
west annex for
connection to
workhouse
adds significant
height to
existing west
annex
During month
of December
only
17 properties
some impact
between
noon and 5
pm
Increased
west rail yard
shunting
impacts at
residential
properties to
the north
(west rail
yard must be
shifted north
to accommo-
date annex
development
Increased
equipment
required
(conveyance
and dust
collection
systems) and
create noise
impacts at
nearby
properties
which are
more difficult
to mitigate
Dust impact
does not
change from
one
alternative
to the other
Requires major
rail yard re-
configuration
Results in
significantly
reduced yard
capacity
Requires
acquisition
of land at
300 Low
Level Road
for rail yard
relocation
Insufficient
land
available to
maintain rail
yard
capacity at
current level
as required
by current
and future
business
needs
Significant
business
interruption
during rail
yard re-
configuration
Facility only
able to
operate at
reduced
capacity
throughout the
24 month
construction
period
CN unable to
spot longer
trains in to
reconfigured
west yard due
to idling
restrictions in
tunnel
Rail yard
significantly
reduced and
completely
inefficient
No direct
connection to
workhouse
where all
grains and
oilseeds are
received and
processed for
loading onto a
vessel through
the Vessel
Loading
system
Additional and
longer runs of
mechanical /
conveyance
systems
reduces
efficiency and
creates
additional
impacts
No fore shore or
in water works
required
No potentially
harmful impacts
(alteration,
disruption or
destruction) to
fish and fish
habitats
Minor excavation
of lands
Rail yard
establishment
required at
acquired land
where rail does
not exist at
present time
View Shade Noise Dust Construction Available
Land
Business
Interruption
Operational
Efficiency
Environmental
Impact
(Land/Water)
South West
Annex
(Water)
Alternative
Option
South West
Annex
(Land)
Alternative
Option
Impact
estimated to be
increased at
approximately
24 residences
(already
impacted by
existing
annex/work-
house)
New annex to
be 65ft taller
than the
existing west
annex – further
impacting
residences
located further
up the hill
(already
impacted)
Insufficient land
to develop
Shade impact
increases
significantly
on west side
due to new
annex being
65ft taller
than existing
west annex
height
Worst shade
most likely to
occur in the
month of
December
Shade unlikely to occur between March and September
N/A
The addition
of new annex
conveyance
and dust
collection
systems
contributes to
noise impact
Noise impact from reflection at existing dust collection system
N/A
Dust impact does not change from one alternative to the other
N/A
Most complex
to construct
Requires
reclamation to
create land
mass for
development
Requires
significantly
deeper piling
due to depth of
till
Requires relocation of entire vessel berth and PECO loading system into harbor
N/A
No land
available at
South West
area of site
Requires in water development
N/A
Facility completely inoperable for an extended period of time
N/A
No direct
connection to
workhouse
where all
grains and
oilseeds are
received and
processed for
loading onto a
vessel through
the Vessel
Loading
system
Additional and longer runs of mechanical / conveyance systems reduces efficiency and creates additional impacts
N/A
In water works
required
Permanent
destruction/
harmful impacts
(alteration,
disruption or
destruction) to
fish and fish
habitats – when
alternate siting for
annex
development is
feasible
Major excavation
of lands
Major reclamation of lands
N/A
View Shade Noise Dust Construction Available
Land
Business
Interruption
Operational
Efficiency
Environmental
Impact
(Land/Water)
Northwest
(Over
Railyard)
Annex
Alternative
Option
Increased
impacts as
height of new
annex is
increased
beyond 65ft
(over existing
annex) to allow
for the
installation of
conveyance
beneath silos
and over rail
tracks
(estimated 40ft
higher)
Potentially 24
residences
having an
existing impacts
will be more
significantly
impacted
Shade impact
increases
significantly
on north side
due to new
annex height
being 65ft
taller than
existing
annex height
plus
increased
height to
allow for the
installation of
conveyance
beneath silos
and over rail
tracks (40ft)
Worst shade would occur in the month of December - unlikely to occur between March and September
Increased
mechanical
and
conveyance
equipment
and rail yard
reflected
noise impacts
at properties
most difficult
to mitigate
Dust impact
does not
change from
one
alternative
to the other
Not
constructible -
as a raised silo
structure over
rail tracks
Rail yard
significantly
reduced and
completely
inoperable if
constructed in
place of rail
yard tracks
Unable to
maintain rail
yard
capacity at
current level
as required
by current
and future
business
needs
Facility
completely
inoperable –
no rail yard to
receive rail
cars
Loss of most
of the rail yard
- rail yard no
longer viable
to feed facility
requirements
No fore shore or
in water works
required
No potentially
harmful impacts
(alteration,
disruption or
destruction) to
fish and fish
habitats
Appendix A
Technical Memorandum
Richardson Grain Storage Project Placement Options
267 East Braemar Road North Vancouver B.C. V7N 1R2 Tel: (604) 980-8664 Cell: (604) 671-2150 Email: [email protected]
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Existing Storage Annex
Existing Storage Annex
Workhouse
267 East Braemar Road North Vancouver B.C. V7N 1R2 Tel: (604) 980-8664 Cell: (604) 671-2150 Email: [email protected]
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New Storage Annex
267 East Braemar Road North Vancouver B.C. V7N 1R2 Tel: (604) 980-8664 Cell: (604) 671-2150 Email: [email protected]
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