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Home My WebLink AboutPlanning Commission Packet 12-18-2019CITY OF PLYMOUTH AGENDA Planning Commission December 18, 2019, 7:00 PM 1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE 2. PUBLIC FORUM 3. APPROVE AGENDA 4. CONSENT AGENDA -These items are considered to be routine andwill be enactedby one motion. There will be no separate discussion of these items unless a Commissioner or citizen so requests, in which event the item will be removed from the Consent Agenda and placed elsewhere on the agenda. 4A Approve proposed December 4, 2019 minutes. 5. PUBLIC HEARINGS 5A Xcel Energy. Site plan amendment, conditional use permit amendment and variances for an expansion to the existing substation and related site improvements at 3940 County Road 101. (2019094) 6. NEW BUSINESS 7. ADJOURNMENT Proposed Minutes Planning Commission Meeting December 4, 2019 Chair Anderson called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in the Council Chambers of City Hall, 3400 Plymouth Boulevard, on December 4, 2019. COMMISSIONERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan Saba, Julie Witt, David Witte, and Justin Markell. COMMISSIONERS ABSENT: Commissioner Jaspreet (Jesse) Narr STAFF PRESENT: Planning Manager Barbara Thomson and Senior Planner Lori Sommers OTHERS PRESENT: Chair Anderson led the Pledge of Allegiance. Plymouth Forum Approval of Agenda Motion was made by Commissioner Witte, and seconded by Commissioner Oakley, to approve theagenda. With all members voting in favor, the motion carried. Consent Agenda Motion was made by Commissioner Oakley, and seconded by Commissioner Witte, to adopt the Consent Agenda that included the followingit (4.01) Planning Commission minutes from meeting held on November 6, 2019. With all members voting in favor, the motion carried. Public Hearings (5.01) Public hearing on preliminary plat for Waterwalk RE Development Services LLC to divide the existing 6.55 -acre lot at 10050 59th Avenue into two lots, a 5.05 -acre lot that includes corporate lodging buildings and a 1.50 -acre lot to the west. (2019090) Proposed Minutes 1 of 3 Meeting of December 4, 2019 Senior Planner Sommers gave an overview of the staff report. Commissioner Markell asked who would be paying for the trees and when that would occur. Senior Planner Sommers replied that this development would be responsible for the tree payment prior to recording of the final plat. Chair Anderson asked if the City would use those funds to install trees on this site or another site. Senior Planner Sommers noted that payment would be allocated to the City's tree fund. Commissioner Markell asked if a future owner would be credited for the amount paid for the trees. Senior Planner Sommers clarified that a future owner would be responsible for their own tree planting and landscaping. Chair Anderson asked if the buyer of the lot would be able to petition the City to use some of the funds that were paid from this developer for the tree removal to fund a portion of the required landscaping. Senior Planner Sommers replied that would not be possible as the tree payment is a requirement of the Waterwalk development. Commissioner Oakley stated that he is understanding that the tree ordinance has been applied to the first lot development. Senior Planner Sommers explained that as part of the Waterwalk development, the developer was required to plant a certain number of trees. She explained that there was not sufficient space to plant those trees on the east side of the lot and therefore additional trees were proposed on the west side to meet the requirement. She stated that this subdivision would then place those trees on the second lot and because there is not sufficient space on the Waterwalk parcel, payment would need to be made for the required trees that cannot be placed on that parcel. Commissioner Oakley asked and received confirmation that the second lot would have the same requirement for tree planting and/or tree restitution. Commissioner Witte referenced the proposed setbacks and asked if there is adequate space for a building and parking within the setbacks. He asked if the sidewalk would run down Nathan Lane. Senior Planner Sommers confirmed that there is sufficient space for the building and parking within the required setbacks. She stated that part of the lot split requirements would be that the existing sidewalk remain, and a sidewalk be added along Nathan Lane. She noted that the Waterwalk project included sufficient stormwater treatment for both sites. Proposed Minutes 2 of 3 Meeting of December 4, 2019 Chair Anderson introduced Ryan Walter, representing the applicant, who stated that stormwater management was provided for both sites in the original Waterwalk development. He noted that stormwater quality may still be required by the watershed district. Chair Anderson asked for details on the proposed use. Mr. Walter stated that his client is still pursuing a tenant, but noted that his client is in discussion with a possible tenant at this time. He stated that the new user will come in with their own site plan and will have to meet all requirements. Commissioner Markell asked what corporate lodging is. Mr. Walter explained that it is similar to a hotel with longer stays and is aimed at corporate clients. He stated that utilities are available for the second parcel to tie into. Chair Anderson opened the public hearing and closed the public hearing as there was no one present requesting to speak on this item. Motion was made by Commissioner Oakley, and seconded by Commissioner Witte, to recommend approval of the revised resolution for Waterwalk RE Development Services LLC to divide the existing 6.55=acre lot at 10050 59" Avenue into two lots, a 5.05 -acre lot that includes corporate lodging buildings and a 1.50 -acre lot to the west. With all members voting in favor, the motion carried. New Business Adjournment Chair Anderson adjourned the meeting at 7:23 p.m. Proposed Minutes 3 of 3 Meeting of December 4, 2019 Agenda Number , File 2019094 PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Kip Berglund, Senior Planner (509-5453) through Barbara Thomson Planning Manager MEETING DATE: December 18, 2019 APPLICANT: Xcel Energy PROPOSAL: Site plan amendment, conditional use permit amendment and variances for an expansion to the existing substation and related site improvements LOCATION: 3940 County Road 101 GUIDING: P-1 {public/semi-public/institutional} ZONING: P-1 (public/institutional) REVIEW DEADLINE: February 21, 2019 DESCRIPTION OF REQUEST; The applicant is requesting approval of a site plan amendinent, conditional use permit amendment and variances to allow the expansion of the existing substation to the west. The project also includes some minor site changes, fencing and landscaping. The applicant states that the proposed expansion is part of the Plymouth area power grid upgrades project in order to address electric reliability issues and to serve future load growth in the area. Notice of the public hearing was published in the city's official newspaper and mailed to all property owners within 500 feet of the site. A copy of the notification area map is attached. Deveiopment signage is posted on the property. 2019094 Page 2 C4101UWW Surrounding Land Uses Natural Characteristics of Site The site is located within the Bassett Creek Watershed District. The site is not located within as shoreland overlay district and does not include any flood plain. A porion of the property (northeast corner) contains a wetland. The proposed distribution line would include temporary discharge of fill material into 2,250 square feet of wetlands both on the subject property and the property to the east. The applicant is currently going through the necessary Wetland Conservation Act Process. A condition is included in the attached resolution that requires the applicant to complete this process prior to the commencement of the project. Previous Actions Affecting Site In 1992, the City Council approved: 1) a lot division for the creation of the subject 3.10 -acre property; and 2) a site plan, conditional use permit and variance for Northern States Power Company for the construction of the substation. In 2010, a plan modification was administratively approved to allow new regulators to be installed at the substation. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a site plan amendment is limited to whether or not the proposed project complies with the comprehensive plan and zoning ordinance requirements. If it meets these standards, the city must then approve the site plan amendment. The city's discretion in approving or denying a conditional use permit is limited to whether or not the proposal meets the standards listed in the zoning ordinance. If it meets the specified standards, the city must approve the conditional use permit. However, the level of discretion is affected by the fact that some of the standards may be open to interpretation. The city's discretion in approving or denying a variance is limited to whether or not the proposal meets the standards for a variance. The city has a relatively lugh level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards for a variance. Adjacent Land Use Guiding Zoning North City of Plymouth water p_1 P-1 tower site West, South and East Cornerstone Commons LA -3 PUD Townhomes Natural Characteristics of Site The site is located within the Bassett Creek Watershed District. The site is not located within as shoreland overlay district and does not include any flood plain. A porion of the property (northeast corner) contains a wetland. The proposed distribution line would include temporary discharge of fill material into 2,250 square feet of wetlands both on the subject property and the property to the east. The applicant is currently going through the necessary Wetland Conservation Act Process. A condition is included in the attached resolution that requires the applicant to complete this process prior to the commencement of the project. Previous Actions Affecting Site In 1992, the City Council approved: 1) a lot division for the creation of the subject 3.10 -acre property; and 2) a site plan, conditional use permit and variance for Northern States Power Company for the construction of the substation. In 2010, a plan modification was administratively approved to allow new regulators to be installed at the substation. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a site plan amendment is limited to whether or not the proposed project complies with the comprehensive plan and zoning ordinance requirements. If it meets these standards, the city must then approve the site plan amendment. The city's discretion in approving or denying a conditional use permit is limited to whether or not the proposal meets the standards listed in the zoning ordinance. If it meets the specified standards, the city must approve the conditional use permit. However, the level of discretion is affected by the fact that some of the standards may be open to interpretation. The city's discretion in approving or denying a variance is limited to whether or not the proposal meets the standards for a variance. The city has a relatively lugh level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards for a variance. 2019094 Page 3 ANALYSIS OF REQUEST: Site Pian Amendment The applicant is requesting approval of a site plan amendment to allow the expansion of the existing substation. The enclosed transformer area would be expanded toward the west. It would be 85 feet by 250 feet in area and would be designed similar to the existing enclosed transformer area. The new equipment would be built on a gravel surface similar to the existing enclosed area. The expansion area would include new equipment consisting of; ■ a firewall between transformers; • an oil containment structure; • a 15 -foot by 35 -foot electrical equipment enclosure; • a 15 -foot by 31 -foot switchgear enclosure; • a new 13.8kV breaker and box structure; and ■ a 69kV breaker, several switch stands and related equipment. The project also includes removal of the existing 8 -foot fence and enclosing bath the existing and proposed enclosure areas with a 10 -foot high security fence. A new 20 -foot drive gate and four - foot pedestrian gate would be included in the northwest corner of the expansion area. Further details related to the proposed fence height are discussed below under the variance section of this report. The zoning ordinance contains specific standards for approval of a site plan amendment. Staff has reviewed the application with these standards and summarized thein as follows: 5efhacks In the P-1 zoning district, the ordinance establishes a setback requirement to non-residential properties of 15 feet. The City of Plymouth watertower site is north of the subject property. The current setback from the enclosed area is 35 feet from the north property line and the expanded area would Follow the same distance toward the west and consequently would meet the setback requirement, In the P-1 zoning district, the ordinance establishes a setback requirement to residential properties of 75 feet, The subject property is abutting residential properties to the east, south and west. As approved in 1992, the enclosed area is located 35 feet from the east lot line. This setback would not change under the proposal. The proposed expansion of the enclosed area would follow the existing non -conforming 37 -foot setback to the south property line. The applicant is requesting to continue the non -conforming setback toward the west. Zoning ordinance section 21100, non -conforming buildings, structures, uses and lots, allows the expansion of a non -conforming structure through the conditional use permit amendment process [see aerial photo and propose site plan on the next page]. The enclosed area is currently roughly 135 feet from the west property line. The proposal would reduce that distance to roughly 50 feet. The proposed electrical equipment enclosure would be 2019094 Page 4 located 66 feet from the west property line. The applicant has requested a setback variance from the west property line for the expanded enclosed area as discussed below under the variance section of this report. !Q_-.� � _ _ _` - ear i•, " ." I L �xssM =iRmamlmf ' PRELI----- 'r a xeacnw i..w., Stormwater Ponding The applicant submitted a stormwater report with calculations that were reviewed by city engineering staff. The report did not include any increased on-site stormwater treatment. However, staff has determined that best management practices (BMP's) are required due to the Proposed disturbed area meeting the need for rate control. In addition, a Bassett Creek watershed review is required. Conditions are included in the attached resolution requiring that the applicant submit updated plans that meet stormwater requirements and watershed review prior to the commencement of the project. Landscaping Section 21130.03, subd. 2 (c) (2) of the zoning ordinance states that for non-residential uses, expansion of existing non-residential developments or uses shall require at a minimum one new overstory tree per 1,004 square feet of expanded gross floor area. The new transformer equipment area is roughly 3,100 square feet. Therefore, a total of four overstory trees would be required. Staff recommends using coniferous trees to further help screen the substation from adjacent residential properties. The applicant has not submitted a landscape plan showing the addition of four overstory trees. Therefore, a condition is included in the attached resolution that requires the applicant to submit a revised landscaping plan that meets zoning ordinance requirements for landscaping, prior to the commencement of the project. 6-7 '1•-: 'r � i! MBE IT+F�t' I - II IIw,- .��, '. ..� - -- •-a; jam. - I I , 3. � F-, ,r ••� - i' -� �—,;;-;. .� •.-1 iI�P POSED 7iHG, s .. - � — ---- r 1-1 5' I T': a��x• •1a -�_I �w + •■ - _ ,__. ,__ y" 1--,1`-' I•. r ` _ .. ',' Fj� —r �i -ry I I L �xssM =iRmamlmf ' PRELI----- 'r a xeacnw i..w., Stormwater Ponding The applicant submitted a stormwater report with calculations that were reviewed by city engineering staff. The report did not include any increased on-site stormwater treatment. However, staff has determined that best management practices (BMP's) are required due to the Proposed disturbed area meeting the need for rate control. In addition, a Bassett Creek watershed review is required. Conditions are included in the attached resolution requiring that the applicant submit updated plans that meet stormwater requirements and watershed review prior to the commencement of the project. Landscaping Section 21130.03, subd. 2 (c) (2) of the zoning ordinance states that for non-residential uses, expansion of existing non-residential developments or uses shall require at a minimum one new overstory tree per 1,004 square feet of expanded gross floor area. The new transformer equipment area is roughly 3,100 square feet. Therefore, a total of four overstory trees would be required. Staff recommends using coniferous trees to further help screen the substation from adjacent residential properties. The applicant has not submitted a landscape plan showing the addition of four overstory trees. Therefore, a condition is included in the attached resolution that requires the applicant to submit a revised landscaping plan that meets zoning ordinance requirements for landscaping, prior to the commencement of the project. 2019094 Page 5 Conditional Use Permit Amendment The zoning ordinance defines essential service structures as structures and buildings necessary for the operation of essential services, including but not limited to: telephone buildings, gas regulator stations, substations, electrical stations, water tanks and lift stations. Essential services are allowed in the P-1 zoning district as permitted uses. However, section 21160.03 of the zoning ordinance states that all transmission pipelines and overhead and underground transmission and substation Iines in excess of 33kV shall require issuance of a conditional use permit. The overhead transmission line leading to the substation line is 69kV. The subject property received approval of a conditional use permit in 1992. However, section 21015.06 of the zoning ordinance states that no significant changes in the circumstances or scope of the permitted use shall be undertaken without approval of those changes by the city. Significant changes include expansion of structures and/or premises. Therefore, a conditional use permit amendment is required for the proposed project and for the expansion of the enclosed area along the existing non -conforming setback to the south property line. The proposed expansion would allow Xcel Energy to continue to serve the area during normal and emergency conditions. The Planning Commission must review the requested conditional use permit amendment for compliance with the standards listed in the zoning ordinance. A copy of the standards is attached. Staff used these standards to review the request and finds it would meet all of the applicable standards. Specifically, the proposed use: 1) would be consistent with the comprehensive plan as substations may be allowed in P-1 (public/institutional) zoned areas; 2) would not endanger the public health or safety; 3) would not be injurious to other properties in the vicinity or to the city as a whole; and 4) would not impede the orderly development of surrounding properties. Variances The applicant is requesting variances for: I) fence height (10 feet proposed where up to S feet is allowed by conditional use permit); and 2) a setback to the west property line (50 feet proposed where 75 feet is required). Fence Height The existing substation is enclosed by an eight -foot high fence, Fences up to eight feet in height are permitted by a conditional use permit. The eight -foot fence was approved with a conditional use permit in 1992 when the substation was approved, The applicant states that the proposed 10 - foot high fence is needed in order to meet current security and safety standards. The new fence would reduce the risk of unauthorized entrance, potential theft and vandalism within the substation and ensure safe, reliable service to Xcel Energy electric customers in the area. For comparison purposes, the zoning ordinance allows fences up to 10 feet in height without a conditional use permit or variance in order to provide required screening of outside storage yards or loading areas in an industrial district. Although, the proposed fence is not for screening 2019094 Page 6 purposes, it is being proposed for safety purposes. Therefore, staff would support the proposed 10 -foot high fence to enclose the substation. Setback When initially constructed, the substation met the 25 -foot setback requirement in place at that time. Although the surrounding townhomes were not yet constructed, the applicant, Northern States Power Company, submitted a site planllandscape plan that included extensive landscaping to screen the facility from the east, south and west. The City Council approved the Cornerstone Commons Third Addition townhomes in I999. The subject property and the City of Plymouth property to the north were rezoned to P -I to reflect the uses of the properties around the same time as Cornerstone Commons PUD was approved. Therefore, the setback requirements increased from 25 feet to 75 feet, due to both being rezoned and abutting residential property. The applicant states that the proposed expansion is part of the Plymouth area power grid upgrades project in order to address electric reliability issues and to serve future load growth in the area. The proposed setback from the enclosed area to the west property line of 50 feet would exceed the existing setbacks from the east and south property lines of roughly 35 feet. The majority of the proposed substation equipment within the enclosure would be located roughly 125 feet from the west property line. However, the proposed electrical equipment enclosure is shown at roughly 66 feet from the west property line. For comparison purposes, the existing transformer is located roughly 54 feet from the east property line. Staff would support the setback variance request due to the need to serve the electrical needs of the area and due to the substation being constructed under different setback requirements. In addition, staff finds that the proposed setback to the west property line would exceed the existing setback from the east property line by 15 feet. Staff reviewed the request according to the standards listed in section 21 030 of the zoning ordinance and has made the following findings: 1. The uses proposed are consistent with the public/institutional uses listed for this land use classification in the comprehensive plan. 2. Providing the additional enclosed area for the substation expansion allows the property to be used in a reasonable manner. 3. The plight of the landowner is due to circumstances unique to the property that were not created by the landowner. The existing substation was constructed prior to the surrounding townhornes and was constructed under different setback requirements. 4. The variance, if granted, would not alter the essential character of the locality; It would improve the safety and efficiency of the electrical output and improve safety with the higher fence height. 5. The purpose for the variation is not based exclusively on economic considerations; but rather, the variance is requested to better utilize an existing space. ?019094 Page 7 6. Granting the variance would not be detrimental to the public welfare or iniurious to other land or improvements in the neighborhood. The expansion of the substation would allow the electrical needs to be better served in the area and security would be improved with the higher fencing. 7. The proposed expansion area would not impair an adequate supply of light and air to adjacent properties, nor would it substantially increase congestion of public streets, increase the danger of fire, endanger the public safety, or substantially diminish or impair property values within the neighborhood. 8. The variance requested is the minimum action required to address or alleviate the practical difficulties. The end result would be increased electrical reliability and security. RECOMMENDATION: Community Development Department staff recommends approval of the site plan amendment, conditional use permit amendment and variances for the substation expansion, for property located at 3944 County Road 101, subject to the conditions listed in the attached resolution. If new information is brought forward at the public hearing, staff may alter or reconsider its recommendation. ATTACHMENTS: Draft Resolution Approving Site Plan Amendment, CUP Amendment and Variances CUP Standards Variance Standards Location Map Aerial Photo Notification Area Map Applicant's Narrative and Site Graphics P:+Hurn iikg A.Pmmhpmlmo I NOI9V74 Xod Emew 6PA CUP A VAAIC.— Dry TC N Tun I I i -PS• I vn.aw-� CITY OF PLYMOUTH RESOLUTION No. 2020 - RESOLUTION APPROVING A SITE PLAN AMENDMENT, CONDITIONAL USE PERMIT AMENDMENT AND VARIANCES FOR PROPERTY LOCATED AT 3940 COUNTY ROAD 101 (2019094) WHEREAS, Xcel Energy has requested approval of a site plan amendment, conditional use permit amendment and variances to allow expansion of the existing substation and related site improvements in order to provide for the electrical needs of the surrounding area for the property presently legally described as follows: The north 380 feet of the East 320 feet of the Southwest Quarter of the Northeast Quarter of the Southeast Quarter (SW 1/4 of NE 1/4) of Section 18, Township 118, Range 22, Hennepin County, Minnesota UUM That part of the North 50 feet of the Southwest quarter of the Northeast Quarter of the Southeast Quarter (SW 1/4 of NE 1/4 of SE 1/4) of Section 18, Township 118, Range 22, Hennepin County, Minnesota, lying west of the East 320 feet of Said SW 1/4 of NE Y4 of SE 1/4. WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Xcel Energy for a site plan amendment, conditional use permit amendment and variances for expansion of the existing substation and related site improvements, subject to the following conditions: 1. A site plan amendment is approved to allow an approximately 85 -foot by 250 -foot expansion of the transformer area of the existing substation, enclosed by a ten -foot high chain-link fence, and related site improvements, in accordance with the plans received by the city on October 2, 2018, and October 24, 2018, except as amended by this resolution. A conditional use permit amendment is approved to allow: 1) the expansion of an existing substation; and 2) the expansion of the enclosed area along the existing non -conforming setback to the south property line (currently 37 feet where 75 feet is required) with the finding that the proposal complies with all applicable conditional use permit standards. 3, Variances are approved to allow: 1) the substation to be enclosed by a 10 -foot high fence where up to 8 feet is allowed under the conditional use permit; and 2) the expansion of the enclosed area to within 50 feet of the west property line where 75 feet is required for a 10 - Foot fence; and 3) an electrical equipment enclosure to be located 66 feet from the west Resolution 2020 File 2019094 Page 2 property line where 75 feet is required. The variances are approved with the finding that the variance standards are met. 4. The project is exempt from City of Plymouth building and electrical permitting requirements. 5. A separate grading permit is re uired prior to the commencement of the prodect. 6. Prior to issuance of a grading permit, the applicant shalt fulfill the requirements, submit the required information, and revise the pians as indicated below, consistent with the applicable city code, zoning ordinance, and engineering guidelines: a. Obtain city approval of final construction plans, including any stormwater requirements. b. Obtain any necessary Bassett Creek Watershed permits. c. Provide an updated landscaping plan showing the addition of four overstory trees. d. Provide a refundable financial guarantee deposit for the planting of the required trees. e. Complete any required Wetland Conservation Act process. f. Revise the plans as follows: i. In the stormwater report include all disturbed area. ii. Identify existing hydrant locations on the utility plan and work with the fire inspector on additional hydrant locations if needed. Access to hydrants shall not be obstructed at any time and not be located within the fenced enclosure. iii. Identify the square footage of the electrical equipment enclosure and the switchgear building and identify any necessary fire protection systems in each building. iv. Identify the secured gate opening procedure. v. Identify the waterma1n location and size. vi. Provide approved turnarounds at dead ends as required. 7, An address street name sign is required in an approved location at or near the entrance from County Road 101. 8. Fire lane signage shall be provided in locations as approved and Field identified by the fire inspector. 9. Fire Department access into the enclosed fenced area shall not be obstructed at any time. 10. Any new proposed exterior lighting fixtures shall meet current zoning ordinance standards pursuant to section 21105.06. 11. Standard Conditions: a. Silt fence shall be installed prior to any construction on the site. b. Retaining walls over four feet requite issuance of a building permit and a minimum 42 - inch fence installed on top. c. Any signage shall receive separate sign permits and comply with section 21155 of the zoning ordinance. d. Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. Resolution 2020 Fife 2019094 Page 3 e, The site plan amendment, conditional use permit amendment and variances shall expire one year after the date of approval, unless the property owner or applicant has started the project, or unless the applicant, with the consent of the property owner, has received prior approval from the city to extend the expiration date for up to one additional year, as regulated under sections 21045.09, 21015.07 and 21030.45, respectively, of the zoning ordinance. APPROVED by the City Council on this ******* STATE OF MINNESOTA] COUNTY OF HENNEPIN) S5 The undersigned, being the duly qualified and appointed City Cleric of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on with the original thereof on file in my office, and the same is a correct transcription thereof. WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of City Clerk ZONING ORDINANCE CONDITIONAL USE PERMIT STANDARDS 21015.02 PROCEDURE: Pursuant to Minnesota Statutes 15.99, an application for a conditional use permit shall be approved or denied within sixty(60) days from the date of its official and coinplete submission unless extended pursuant to Statute or a time waiver is granted by the applicant. If applicable, processing of the application through required state or federal agencies shall extend the review and decision -malting period an additional sixty (60) days unless this limitation is waived by the applicant. Subd.5. The Planning Commission shall consider possible adverse effects of the proposed conditional use. Its judgment shall be based upon (but not limited to) the following factors: Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. 2. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and wiil not be detrimental to or endanger the public health, safety, morals, or comfort, 3. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood. 4. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. 6. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 7. The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. Section 21015 -Plymouth Zoning Ordinance (formslcupsta) rp) City of Plymouth Rddhi.3 QuOty to Life Community Development Department 3400 Plymouth Boulevard Plymouth, MN 55447 (763)549-5454 FAX (763) 549-5447 ZONING ORDINANCE VARIANCE STANDARDS The City Council or Zoning Administrator may approve a variance application (major or minor, respectively) only upon finding that all of the following criteria, as applicable, have been met: 1. The variance, and its resulting construction or project, would be in harmony with the general purposes and intent of this Chapter, and would be consistent with the comprehensive plan. 2. The variance applicant has satisfactorily established that there are practical difficulties in complying with this Chapter. "Practical difficulties" means that: a. the applicant proposes to use the property in a reasonable manner not permitted by this Chapter; b. the plight of the landowner is due to circumstances unique to the property that were not created by the landowner; and c. the variance, if granted, would not alter the essential character of the locality. 3. The variance request is not based exclusively upon economic considerations. 4. The variance, and its resulting construction or project, would not be detrimental to the public welfare, nor would it be injurious to other land or improvements in the neighborhood. 5. The variance, and its resulting construction or project, would not impair an adequate supply of light and air to adjacent properties, nor would it substantially increase traffic congestion in public streets, increase the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. 6. The variance requested is the minlmuni action required to address or alleviate the practical difficulties. Section 21030 -Plymouth Zoning Ordinance Farms: 2ovarianrestds, docx '$�� SITEMrA.Mmillumm ®® wo �m NEED ®® IM ®n ®® ®® ®® Woull ®® ®® Ise ®� a® ®® ®n ®® =®®W ®®®O ®I1 rCity of Plymouth `R �� i • .�M1 l R ►� r4 ' '% on on I OEM ME M on INI -01,11 2979994 -- Aerial Photograph 250 125 0 250 500 Feet Hennepin County Locate & Notify Map Date: 12!412019 Buffer Size: 500 0 100200 400 Feet Map Comments: I l l I 1 I f I This data (i) s furnished 'AS IS' with no representation as to completeness or accuracy; (i) is fumshed W th no warranty of any kind; and (ii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shat not be liable for any darnge, lntury or loss reselling from This data. Fo r mo re tnf orma tion 'co nta ct H wro n C arty GIS OM ce 300 6th Street SotAh. Minneapolis, MM 5 5487 1 g is.info@henneon.us t). Xcel Energy RESPONSIBLE BY NATURE• 414 Nicollet Mall Minneapolis, MN 55401-1993 Narrative for Development Applications Xcel Energy Hollydale Substation Expansion Prepared By: Xcel Energy October 3, 2019 For Submission of: Site Plan Amendment, Conditional Use Permit And Variance Applications Introduction Xcel Energy is pleased to submit the enclosed plans and documents for review, discussion and approval by the City of Plymouth for the expansion of the Hollydate Substation site located at 3940 County Road 101, Plymouth Minnesota. Xcel Energy proposes to expand this substation as part of the Plymouth Area Power Grid Upgrades Project in order to address electaic reliability issues and to serve future load growth in the area. The Hollydale Substation was originally developed and has been operating at 69 kilovolts (kV) since the early 1990's; the operating voltage will be unchanged, It is served by a 69kV transmission line that Xcel Energy purchased from Great River Energy in December of 2018. Project Request • Approval of Major Site Plan Amendment ■ Approval of Conditional Use Permit Application For New 10' Tall ,Security hence • Approval of Variance For New 10' Tall Security Fence Project Overview and Scope of Work • Replace existing 69kV transformer for reliability ■ Add a new 69kV transformer to meet increased load demand in the Plymouth area • Install new firewall between transformers • Install new oil contaiiunent basins for both transformers • Add new 15'X 35' Electrical Equipment Enclosure • Add new 16' X 31' switchgear enclosure • Add new 13.8kV breaker and box structure • Add new 69kV breaker, several switch stands and related equipment ■ Expand fenced area by approximately 85' to the west within existing property boundary • Replace existing 8' tall fence with new 10' tall one inch mesh security fence ■ Install 10' tail one inch mesh security fence around expansion arca • Install new 20' drive gate and 4' pedestrian gate in NW corner of expansion area • Grade expansion area - ,G acres total disturbed area (.35 acres new impervious area) • Add I new steel transmission structure west of existing strticture Grading plans, general site arrangement, certified survey, fence plans, Electrical Equipment Enclosure and switchgear enclosure elevations are included with this submission. Landscaping plans, tree inventory and tree preservation plans are not being submitted as the site already has perimeter landscaping that will not be impacted by the expansion. Luminaire, utility and floor plans are not part of this submission as neither applies to this project. Substation construction is expected to begin in the spring of 2020, pending city zoning approval. Construction will continue through 2020 with an anticipated completion date of December 2021, Site Plan and Conditional Use Permit and Variance Application The substation site is currently zoned Public/Institutional (P-1). Section 21045,05 of the City Code requires a Major Site Plan Amendment for the substation expansion — a completed application is enclosed for this, The new 10' tall security fence requires a Conditional Use Permit per Section 21130.01 Subd. 6 (a) (1) (a) as it will exceed 6 feet in height, and a Variance per Section 21134.01 Subd. 6 (a) (1) (b) as it will exceed 8 feet in height. Xcel Energy is requesting a Conditional Use Permit and a Variance for the 10' tall security fence in order meet current security and safety standards. The new 10' fence will reduce the risk of unauthorized entrance, potential theft and vandalism within the substation and ensure safe, reliable service to Xcel Energy electric customers in the area. The substation use and proposed expansion is consistent with and supportive of the goals and policies of the Comprehensive Plan as well as the intent of the Zoning Ordinance and Use District in which this conditional use is located. The substation is an essential service facility required to provide electricity in order to promote and maintain the health, safety and welfare of the community and will not be injurious to the surrounding neighborhood, The proposed use will not create an excessive burden on parks, schools, streets and other public utilities which serve or are proposed to serve the substation. The proposed substation will meet the minimum standards and requirements for the P-1 District as stated In Section 21045.05 of the City Code. Conclusion Xcel Energy is requesting the City's approval of a Major Site Plan Amendment, Conditional Use Permit and Variance as needed for the expansion of the Hollydale Substation. The substation expansion and related components are needed to address electric reliability issues and to provide for future load growth in the Plymouth area, Xcel Energy males these applications in compliance with the City's statutory zoning authority, which allows for review of this facility so (hat it meets the applicable zoning requirements. However, by making this application, Xcel Energy does riot waive or subordinate its utility authority to expand the Hollydale substation in order to meet its obligation to provide electrical service. Thank you for your assistance in reviewing the enclosed applications and project details. Xcel Energy looks forward to the City's conunents and upcoming Planning Conunission and City Council meetings. SincXRogers Clvi Principal Siting & Laud Rights Agent 512-330-5078, office 651-2475531, cell Ctu•istopher.c. rogers@xcelenergy. com I ca I r 1 9z [ I I I I WNN s 9 w �J �� innawdino� s 7Y.]1k31�313 �3 I Og 1 I I i � 1 I I y { -_ J211Q�� r[ Cm I .ZN07 I I { I �� innawdino� s 7Y.]1k31�313 �3 � 1 I I i � 1 I LL4 Cm <L I I x ep I 1 a W 4 I I I a o x w i 1 w I zJ I c: 7 2 y ppwa, O d I I I ILL I I I I I I I Y LIQ Leff�ll uku n I 5h w zza W I a o� i W. Z f o 05� _ — 1 - I t ,L-------------- W z am z 6= _volocc_ ' t m M.901Sn OON 1 I {7y � --j 1 •- I I Ll I `.- � I — e I 1 I I I Ism 1 I w I�_--__------ J - - - - - - - I i f-4 —� ak �m .. 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D. TOP RAIL �- FABRIC TIES @ Epp 24" O.C. (HORIZ.) TENSION BAND -..-------------- 14" O.C. 1 518" O.D. 2 718" O.D. LINE 114" x 314" HORIZ. BRACING POST DRIVEN TENSION BAR (CENTERED BTWN INTO THE GROUND _ TOP RAIL & SUBGRADE) A MIN. DEPTH OF 5'-0" END BAND a 4 318" TRUSS " O.D.—. —.� \11 CORNER POST ROD \--FABRIC TIES @ 14" O,C. — BOTTOM OF 4" AGGREGATE-, f FENCE FABRIC TO SURFACING l START AT FINISHED SUBGRAiDE. PLACE CRUSHED ROCK /\I UP TO FENCE FABRIC FINISHED, CONCRETE FTG. ��i ��i �� i f��i �� ON BOTH SIDES ALONG SUBGRADE ;: CROWNED AT TOP b z ti ENTIRE PERIMETER OF q z FOR DRAINAGE DO - FENCED AREA TO in NOT MUSHROOM PREVENT THE ENTRANCE OF SMALL ANIMALS. 6'-0" MAX 6-0" MAX V 16" LINE POST EQUALLY SPACED MIN NOTES 1. FENCE DESIGNED FOR: LC#1 40 MPH WIND, 1" ICE LC -92 90 MPH WIND, NO ICE ENGINEERING CALCS NX -272394 2. FENCE FABRIC TO BE 11 GAUGE, 1" GALVANIZED DIAMOND MESH CHAIN LINK STYLE 3. FENCE FLASHING TO BE 24 GA WI 1" HEM TOP & BOTTOM MOUNTED OUTSIDE OF FENCE ON TOP 4. ALL PIPE MATERIAL IS SCH. 40 THIS MAPIDOCUMENT IS A TOOL TO ASSIST EMPLOYEES IN THE PERFORMANCE OF THEIR JOBS.YOUR PERSONAL SAFETY IS PROVIDED FOR BY USING SAFETY PRACTICES, PROCEDURES AND EQUIPMENT AS DESCRIBED IN THE SAFETY TRAINING PROGRAMS, MANUALS AND SPARS. INTERNAL INFORMATION: DD NOT COPY OR DISTRIBUTE WITHOUT EXPRESS WRITTEN CONSENT FROM XCEL ENERGY NSP STD DETAIL FENCE DETAIL CORNER POST WITH BRACING (10'-0" HIGH) Xcel Energ� NL -6-3B SCALE NONE REV 01 18" FENCE - 20'-4" FLASHING DESIGNATED GATE OPENING 1 518" O.D. - FABRIC TIES @ TOP RAIL 24" Q.C. (HORIZ.) 6 518" O.D. GATE POST (TYP) ----------------------- - _VRA ---� 1 518" Q.D. TENSION BAND HORlZ. LATCH BY @ 14" O.C. SEE NOTE 5 BRACING FENCE SUPPLIER TENSION BAR 0 �r v 5/8" O.D- 114" x 3!4" - RAIL +CENTERED TENSION BAR BTWN TOP RAIL 3/8" TRUSS-, r }I & SUBGRADE) ROD (TYP) ;' 2" O.D. tt rr i GATE POSTS 4" AGGREGATE - SURFACING ,j��{� . .1\� Jr��yi � MIN TO 3" MAX GATE STOP ROD • FINISHED SUBGRADE `�r�\ , ••�� CLEARANCE OR KICKSTAND ii . ;, BY SUPPLIER .. BOTTOM OF 4 z `-CONCRETE FTG. FENCE FABRIC TO CROWNED AT TOP FOR DRAINAGE DO START AT FINISHED NOT MUSHROOM SUBGRADE. PLACE .• CRUSHED ROCK UP TO FENCE FABRIC 16" ON BOTH SIDES ALONG MIN ENTIRE PERIMETER OF FENCED AREA TO PREVENT THE ENTRANCE NOTES OF SMALL ANIMALS. 1. FENCE DESIGNED FOR: LC#1 40 MPH WIND, 1" ICE LC#2 90 MPH WIND, NO ICE ENGINEERING CALCS NX-272391 2. FENCE FABRIC TO BE 11 GAUGE, 1" GALVANIZED DIAMOND MESH CHAIN LINK STYLE 3. ALL GATE CONNECTIONS ARE WELDED 4. ALL GATES DESIGNED TO OPEN OUTWARD 5. PIPE OR TENSION BAR INSTALLED TO FILL GAP BETWEEN THE GATE POST & GATE 6, FENCE FLASHING TO BE 24 GA W/ 1" HEM TOP & BOTTOM MOUNTED OUTSIDE OF FENCE ON TOP 7. ALL PIPE MATERIAL IS SCH. 40 THIS MAPfDOCUMENT IS A TOOL TO ASSIST EMPLOYEES IN THE PERFORMANCE OF THEIR JOBS.YOUR PERSONAL SAFETY I PROVIDED FOR BY USING SAFETY PRACTICES, PROCEDURES AND EQUIPMENT AS 1)ESCRIBEO IN THE SA FETY TRAIN ING PROGRAMS, MANUALS AND SPARS. INTERNAL IN FOR MAT IDN; DO NOT COPY OR 01STRIBUTE WITHOUT EXPRESS WRITTEN CONSENT FROM XCEL ENERGY NSP STD DETAIL FENCE DETAIL DRIVE GATE 24'-0" (10'-Q" HIGH) jq e►Fnergy° NL-6- 1B SCALE NONE REV W