HomeMy WebLinkAboutPlanning Commission Packet 03-01-2017PLANNING COMMISSION AGENDA
WEDNESDAY, March 1, 2017
WHERE: CITY COUNCIL CHAMBERS
Plymouth City Hall
3400 Plymouth Boulevard
Plymouth, MN 55447
CONSENT AGENDA
All items listed on the consent agenda are considered to be routine by the Planning Commission
and will be enacted by one motion. There will be no separate discussion of these items unless
a Commissioner, citizen or petitioner so requests, in which event the item will be removed from
the consent agenda and considered in normal sequence on the agenda.
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
5. CONSENT AGENDA
A. Approve the February 15, 2017 Planning Commission meeting minutes.
B. Station 19 Architects.Approve a site plan amendment to allow building additions, a
parking lot expansion and related improvements at Glory of Christ Lutheran Church located
at 4040 County Road 101. (2017004)
6. PUBLIC HEARINGS
A. Xcel Energy. Rezoning, site plan and conditional use permit for the construction of a
substation and related site improvements for property located near the northwest
quadrant of Interstate -494 and Schmidt Lake Road. (2017003)
8. ADJOURNMENT
Proposed Minutes
Planning Commission Meeting SA
February 15, 2017
MEMBERS PRESENT: Acting Chair Marc Anderson, Commissioners Donovan Saba, Julie
Witt, Bryan Oakley, David Witte and Kira Vanderlan
MEMBERS ABSENT: Commissioner Jim Kovach
STAFF PRESENT: Planning Manager Barb Thomson
OTHERS PRESENT:
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OFALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Saba, seconded by Commissioner Vanderlan, to approve the
February 15, 2017 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE FEBRUARY 1, 2017 PLANNING COMMISSION MEETING
MINUTES
B. DAIKIN APPLIED AMERICAS (2016101)
Approve a site plan amendment and variances for building and parking additions for property
located at 13600 Industrial Park Boulevard.
C. THOMAS AND ELAINE CHIRHART (2017002)
Approve a variance for impervious surface coverage for a home addition and driveway
reconfiguration for property located at 2635 West Medicine Lake Drive.
D. SKYLINE DESIGN (2017005)
Approve a variance for impervious surface coverage for property located at 941 Zanzibar Lane.
Proposed Minutes 1 of 2 Meeting of February 15, 2017
MOTION by Commissioner Oakley, seconded by Commissioner Witte, to approve the consent
agenda. Vote. 6 Ayes. MOTION approved.
6. PUBLIC HEARINGS
A. CREEKSIDE PLYMOUTH, LLC (2016098)
Acting Chair Anderson introduced the request by Creekside Plymouth LLC for a rezoning and
preliminary plat for "Creekside Woods Phase II" for property located at 17125 and 17135 Old
Rockford Road. He stated that the applicant is continuing to work on revisions to the plat and
has requested that the Planning Commission continue this matter to the March 1, 2017 meeting.
Acting Chair Anderson continued the public hearing to the March 1, 2017 meeting.
7. NEW BUSINESS
A. By acclimation, the commission recommended Marc Anderson for chair and Jim Kovach
for vice -chair.
B. Planning Manager Thomson reviewed the Annual Work Program, highlighting the review
of the various chapters of the 2040 Comprehensive Plan that will occur throughout the
year.
C. Chair Anderson stated that Commissioner Kovach has agreed to serve as liaison to the
Park and Recreation Advisory Committee,
8. ADJOURNMENT
MOTION by Acting Chair Anderson, with no objection, to adjourn the meeting at 7:11 P.M.
Proposed Minutes 2 of 2 Meeting of February 15, 2017
Agenda Number
File 2017004 513
PLYMOUTH COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TO: Plymouth Planning Coanmission
FROM: Marie Darling, Sr. Planner (509-5457) through Barbara Thomson
Planning Manager
MEETING DATE: March 1, 2017
APPLICANT: Station 19 Architects
PROPOSAL: Site plan amendment to allow building additions, a parking lot
expansion and related improvements at GIory of Christ Lutheran Church
LOCATION: 4040 County Road 101
GUIDING: P-1 (public/semi-public/institutional)
ZONING: P-1 (public/institutional)
REVIEW DEADLINE: May 17, 2017
DESCRIPTION OF REQUEST:
The applicant is requesting approval of a site plan amendment to allow two, 2,100 square foot
building additions, an 85 -space parking Iot expansion and related site improvements at Glory of
Christ Lutheran Church.
The city mailed a notice to all property owners within 2.00 feet of the site 12 days prior to the
public meeting. A copy of the notification area snap is attached. Development signage has been
posted on the property.
2017004
Page 2
CONTEXT:
Surrounding Land Uses
Natural Characteristics of Site
The site is located in the Bassett Creek drainage district. The site does not contain any land in a
floodplain or shoreland overlay district and there are no wetlands on the site. There are mature
trees on the site, some of which would be removed for the proposed improvements. The request
is not subject to tree preservation.
Previous Approvals
In 1986, the City Council approved a conditional use permit and site plan to construct an 8,104
square foot church.
In 1995, the City Council approved a rezoning, site plan amendment and conditional use permit to
construct an 8,700 square foot addition.
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 proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets
these standards, the city must approve the site plan amendment.
ANALYSIS OF REQUEST
The applicant is proposing improvements outside and inside the church building, Exterior changes
include: 1) 2,100 square -foot additions to both the west and south wings of the church to expand
the fellowship hall and add classrooms and a new kitchen and 2) a new entry canopy. Interior
changes include: 1) expanding the existing narthex; 2) re -organizing the offices, 3) rehabbing the
restrooms; and 4) adding meeting rooms. Although the city would not require additional parking
based on these proposed expansions, the church proposes to add parking to accommodate their
membership.
The church proposes to phase construction over the nest few years to allow for additional
fundraising. Consequently, staff has included a five-year approval for these improvements instead
Adjacent Land Use
Guiding
Zoning
North
CVS Phannacy
C
C-2
Single-family homes (across Hwy 55)
PRD
East
Townhouses
LA -3
PUD
South
Water tower
P-1
P-1
Len Busch Roses (across CR 10 1)
LA -3
FRD
West
Two -faro i! homes
LA -2
AMP -2
Natural Characteristics of Site
The site is located in the Bassett Creek drainage district. The site does not contain any land in a
floodplain or shoreland overlay district and there are no wetlands on the site. There are mature
trees on the site, some of which would be removed for the proposed improvements. The request
is not subject to tree preservation.
Previous Approvals
In 1986, the City Council approved a conditional use permit and site plan to construct an 8,104
square foot church.
In 1995, the City Council approved a rezoning, site plan amendment and conditional use permit to
construct an 8,700 square foot addition.
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 proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets
these standards, the city must approve the site plan amendment.
ANALYSIS OF REQUEST
The applicant is proposing improvements outside and inside the church building, Exterior changes
include: 1) 2,100 square -foot additions to both the west and south wings of the church to expand
the fellowship hall and add classrooms and a new kitchen and 2) a new entry canopy. Interior
changes include: 1) expanding the existing narthex; 2) re -organizing the offices, 3) rehabbing the
restrooms; and 4) adding meeting rooms. Although the city would not require additional parking
based on these proposed expansions, the church proposes to add parking to accommodate their
membership.
The church proposes to phase construction over the nest few years to allow for additional
fundraising. Consequently, staff has included a five-year approval for these improvements instead
2017004
Page 3
of the typical one-year approval. The city has approved longer periods previously for other
institutional uses.
SITE PLAN AMENDMENT
The zoning ordinance contains specific standards for approval of development in the P-1 zoning
district. Staff used these standards to review the proposal. The specific standards that apply are
as indicated on the following table.
Standards for Development in the P -I District
Specified
Pro osed
Complies?
Building Setbacks min.):
--From County Road 101
50 ft.
225 ft.
Yes
--From 4011 Avenue
50 ft.
190 ft.
--From Adjacent Residential
75 ft.
220 ft. (closest)
Yes
--Canopy Columns to Curb
10 ft.
f3 ft.
No*
Parking Setbacks (min.):
--Setbacks from Front Lot Lines:
20 ft.
25 ft.
Yes
--Setbacks from Residential:
20 ft.
+90 ft. (closest newparking)
Yes
--Dimensions
9 ft, by 18.5 ft.
9 ft, by 18.5 ft.
Yes
Drive Aisles (min.):
--Setbacks From Residential:
30 ft.
35 ft. (closest new drive aisle)
Yes
--Width
21-26 ft.
26-36 ft.
Yes
Parking Spaces:
125
212
Yes
Building Height;
45 ft. (max.)
17 ft.
Yes
Landscaping:
--Required for New B ui Iding
--Re lacements
5
45
20 trees (9 overstory trees, 4
understory trees plus shrubs)
Yes
Lighting:
--Height
30 ft. (max.)
Not included
No*
--Color-Rendering Index (CRI)
70 (min.)
Not included
No*
-- Correlated Color Temp. (CCT)
4,100K (max.)
4,200K
No*
--Backlight, U li ht, Glare (BUG)
B4 -U0 -G2 (max.)
B4 -U0 -G4 (max.)
No*
*Condition included in the attached resolution,
Screening
Section 21130.03 of the zoning ordinance requires that adjacent residential areas be screened from
parking areas by six feet of screening either using a fence or plant materials. The applicant has
chosen to plant trees and shrubs to provide the screening as shown on the attached landscaping
plan. The plan indicates a double row of plantings. However, the primary shrub shown for
screening is five feet in height, where six feet is required. Staff included a condition in the attached
2017004
Page 4
resolution requiring the plan to be amended to indicate shrubs that provide a minimum of six feet
of screening at planting.
Accessory Structure
The applicant has proposed to construct a trash enclosure and shed on the south side of the building
near the parking lot and about 135 feet north of the property line along 40" Avenue. The church
does not have driveway access to 40"' Avenue. Section 21120.02 of the zoning ordinance allows
accessory buildings in front yards if driveway access is not permitted to the abutting street.
Consequently, staff included a condition in the attached resolution prohibiting driveway access to
40x' Avenue so that the dumpster enclosure and shed may be approved where proposed. The City
Council has approved similar restrictions for other properties with multiple street frontage.
Stormwater Runoff
Based on the size of the project and the amount of new impervious surface proposed, the project
is below the threshold to provide additional treatment of stortrnwater run-off. Prior to approval of
final construction. plans, the applicant would be required to provide additional information on
volume control, either by providing calculations on the stone -sewer connection in 40"' Avenue or
by providing soil corrections on the south side of the parking lot to encourage infiltration.
DesignlFaVade Material
The applicant has proposed cement fiber board and shake siding for the additions and brick around
the new fiont-entry canopy to match the existing building and would use the same colors as the
existing materials. The materials and design would comply with city regulations.
RECOMMENDATION:
Staff recommends approval of the request for a site plan amendment for Station 19 Architects for
building and parking expansions at Glory of Christ Lutheran Church for property located at 4040
County load 101, subject to the conditions listed in the attached resolution.
ATTACHMENTS:
1. Draft Resolution Approving the Site Plan Amendment
2. Location Map
3. Aerial Photo
4. Notification Area Map
5. Applicant's Narrative
6. Site Graphics
CITY OF PLYMOUTH
RESOLUTION NO. 2017 -
RESOLUTION APPROVING A SITE PLAN AMENDMENT FOR
BUILDING AND PARKING LOT ADDITIONS ON PROPERTY LOCATED
AT 4040 COUNTY ROAD 101 (2017004)
WHEREAS, Station 19 Architects has requested approval of a site plan amendment to allow
construction of building and parking lot additions for Glory of Christ Lutheran Church on the property
presently legally described as Lot 1, Block 1, Cornerstone Commons Addition, according to the recorded
plat thereof, Hennepin County, Minnesota;
WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting
and recommends approval,
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Station 19 Architects for a site plan
amendment for building and parking additions for property located at 4040 County Road 101, subject to
the following conditions:
1. A site plan amendment is approved to allow construction of building and parking additions
and related improvements, in accordance with the plans received by the city on January 12
and 17, 2017 and February 21, 2017, except as amended by this resolution.
2. A separate building ermit is required prior to commencement of the project.
3. Prior to issuance of the building permit, the applicant shall fulfill the requirements, submit
the required information, and revise the plans as indicated below, consistent with the
applicable city code, zoning ordinance, and engineering guidelines:
a. Execute a site improvement performance agreement and submit the related financial
guarantees and fees pursuant to section 21045.10 of the zoning ordinance.
b. Obtain the required permit from the watershed district.
c. Execute and record a maintenance agreement.
d. Obtain city approval of final construction plans.
e. Revise the plans as follows:
i. Submit a conforming lighting plan.
ii. Revise the front entry canopy so that the columns meet the 10 -foot setback from the
adjacent curia.
iii. Revise the landscaping plans to increase the height of the shrubs to provide six feet
of screening at planting in the area between the parking lot and the adjacent homes.
iv. Identify the fire department connection location.
v. Submit fire flow calculations flowing each hydrant to 20 psi residual pressure with
total gallons per minute.
vi. Submit fire apparatus turning radius evaluations at the drive at the {Hain entry
location.
Resolution 2017
File 2017004
Page 2
4. Consider adding a sidewalk connecting the trail on County Road 101 to the front door of the
church,
5. Approved wall hydrants may be required in an approved location on the northeast side of
the building.
5. No driveway access shall be permitted to 40{11 Avenue.
7. Silt fence shall be installed prior to any construction on the site.
8. Fire lane signage shall be provided in locations to be field identified by the fire inspector.
9. Standard Conditions:
a. No trees may be planted in the public right-of-way.
b. Any rooftop/ground-mounted equipment shall be screened consistent with the
requirements of section 21130.05 of the zoning ordinance to match the building.
c. Compliance with the city's lighting regulations.
d. All signage shall complywith section 21155 of the zoning ordinance and shall receive sign
permits If required.
e. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
f. The site plan amendment shall expire five years 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 section 21045.09,
respectively, of the zoning ordinance.
ADOPTED by the City Council on this xx"I day of xx, 2017.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on
xx, 2017, 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
Site
Legend
Location Map -- 2017004 ®C,Comerbal
M CC, City Center
Glory of Christ Lutheran Church FFTM,commercial ONlce
4040 County Road 101 ® IP, Planned Industrial
Site Plan Amendment QLA,2Living Aea2
M LA -3, Living Area 3
LA -4. Living Area 4
EZ LA -RI
LA -R2
® LA -R3
City of Q LA -RT
Plymouth, Minnesota ® P -I, PWlWJHami.Pu6RcAnsQulionai
300 150 0 300 baa 900
Feet
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fill
Af
'.-- - - —`k �. � - v... .�-�.:.K.sr=.,.X.�._-rte. i.Y- '�_ .\-(/f •� �\ \.
2017004 -- Aerial Photo
r;bcjtyo
f
Plymouth, Minnesota
500 250 0 500 1,000
iiiiii Feet
Hennepin County Locate & Notify Map
Provided By: Resident and Real Estate Services pate: 12/16/2016
18-118-22-12
18-118-22-13
18-118- -
:nth Place Fa
w
w w
18-118-22-42
Buffer Size: 200 feet
Map Comments:
GLORY OF CHRIST LUTHERAN CH.
4040 County Road 101
Plymouth, MN 55446
-14
2--1
sir - .. � ,,r, t,,_ .tl-,
Avenue %c•'t
S
8-11111-22-41 Ell Y
s
1 1
i11 -'i ti
A 1 2 W
0 120 240 480 ft
For more information contact
Hennepin County GIS Office
300 6th Street South
Minneapolis, MN 55487
gis. info@hennepin. us
STATION NINETEEN
ARCHITECTS, INC.
2001 UNIVERSITY AVENUE SOUTHEAST SUITE 100
MINNEAPOLIS, MINNESOTA 55414
612-823.1$00
W WW.STATION 19.COM
City Submission Date: 01109117
Proiect Description for: Glory of Christ Lutheran Church — Addition and Remodel
4040 Count Hi-ghway 141 Plymouth MN 55445
Glory of Christ Lutheran Church proposes to modify their existing Church building by adding two additions and
remodeling the interior and requests a site plan review of the proposed project as outlined below.
Each addition is approximately 2,100 square feet at 1 -story (total of 4,200 new square feet). The northwest
addition includes additional education space. The south addition extends the existing fellowship hall and adds a
new kitchen. Interior remodeling work will include expanding the narthex, re -organizing the administration suite,
centralizing & refreshing restrooms, removing an existing kitchen, and adding classrooms and general purpose
meeting rooms.
On the exterior, all of the existing lap siding will be replaced with fiber cement siding. The two additions will have
asphalt shingle roofing matching the existing structure. A gludaminated canopy with asphalt shingle roof will
provide additional weather protection at the main building entry. Brick accented columns on the canopy will
match the existing brick veneer.
Site work will include adding 85 parking stalls to the existing 127 stalls for a total of 212 stalls with landscaped
parking islands and appropriate screening. This meets & exceeds the minimum required parking of 127 stalls
based on the current sanctuary capacity of 385. Impervious areas will be increased by approximately .93 acres
for a total of 2.51 impervious acres of the 8.57 acre site. Total post construction impervious ratio will be 29%.
Also included in the work are new sidewalks, curbing, landscaping, a highway 55 monument sign, and trash
enclosure. Materials will be consistent with the existing building, 24 new trees or tree equivalent shrubs will be
provided to replace removed trees and meet minimum requirements for new building additions.
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Agenda NumberI
File 2017003 6A
PLYMOUTH COMMUNITY DEVELOPMENT
DEPARTMENT
PLANNING AND ZONING
STAFF REPORT
TO: Plymouth Plaiming CoiTunission
FROM: Kip Berglund, Planner (509-5453) through Barbara Thomsonn,Planning
Manager
MEETING
DATE: March 1, 2017
APPLICANT: Xcel Energy
PROPOSAL: Rezoning, site plan and conditional use permit for the construction of a
substation and related site improvements
LOCATION: Near the northwest quadrant of Interstate 494 and Sclunidt Lake road
GUIDING: IP (planned industrial)
ZONING: FRD (future restricted development)
REVIEW
DEADLINE: May 13, 2017
DESCRIPTION OF REQUEST:
The applicant is requesting approval of the following:
• rezoning of the approximately 3.2 -acre site from FRIT (future restricted development) to
I-1 (light industrial);
■ site plan to allow the construction of a new substation and related site improvements; and
■ conditional use permit for an essential service with new substation lines in excess of 33k -V.
Notice of the public hearing was published in the city's official newspaper and mailed to all
property owners within 750 feet of the site. A copy of the notification area map is attached.
Development signage has been posted on the property,
2017003
Page 2
CONTEXT:
Surrounding Land Uses
Natural Characteristics of Site
The site is located within the Shingle Creek Drainage District. The site does not include any flood
plain or wetland and is not located within a shoreland overlay district. The site contains trees,
however the project is not subject to the tree preservation requirements because the property is not
being subdivided.
Previous Actions Affecting Site
The property was acquired in 1992 by the City of Plymouth as part of the Plymouth Technology
Park development for a potential future I-194 interchange. An interchange is no longer planned
in this location.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city has a relatively high level of discretion in approving or denying a rezoning
application. This is because the rezoning of land is a "quasi -legislative" action (enactment of
policy). The zoning ordinance and map are the enforcement tools used to implement the goals and
standards set by the comprehensive plan. The proposed zoning for a property must be consistent
with the comprehensive plan.
The city's discretion in approving or denying a site plan is limited to whether or not the proposal
complies with the comprehensive plan and zoning ordinance requirements, If it meets these
standards, the city must approve the site plan.
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.
Adjacent Land Use
Guiding
Zoning
Industrial uses — Plymouth
North
Technology Park and
IP
PUD
Great River Energy
[-1
substation
East
Vacant Three Rivers Park
P/I
FRD
District property and 1-494
South (across Schmidt
Industrial use — Aero
Lake Road)
Systems .Engineering and
IP
I-1
vacant City of Plymouth
P -I
P-1
property
West
Industrial use — Plymouth
1P
PUD
Techriolo&y Park
Natural Characteristics of Site
The site is located within the Shingle Creek Drainage District. The site does not include any flood
plain or wetland and is not located within a shoreland overlay district. The site contains trees,
however the project is not subject to the tree preservation requirements because the property is not
being subdivided.
Previous Actions Affecting Site
The property was acquired in 1992 by the City of Plymouth as part of the Plymouth Technology
Park development for a potential future I-194 interchange. An interchange is no longer planned
in this location.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city has a relatively high level of discretion in approving or denying a rezoning
application. This is because the rezoning of land is a "quasi -legislative" action (enactment of
policy). The zoning ordinance and map are the enforcement tools used to implement the goals and
standards set by the comprehensive plan. The proposed zoning for a property must be consistent
with the comprehensive plan.
The city's discretion in approving or denying a site plan is limited to whether or not the proposal
complies with the comprehensive plan and zoning ordinance requirements, If it meets these
standards, the city must approve the site plan.
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.
2017003
Page 3
ANALYSIS OF REQUEST:
The proposal is to construct a new substation and associated 69kV transmission line. The applicant
states the new substation would be known as the Pomerleau Lake Substation and would be part of
the overall Plymouth area power grid upgrades project.
V,WiTi7►ii►CN
The applicant is requesting to rezone the site from FRD to I-1 to accommodate construction of the
new substation. The FRD zoning district serves as a "holding zone" until a landowner or developer
makes an application for development. At that time, the property is to be rezoned in accordance
with its land use guiding designation in the comprehensive plan.
Comprehensive PICIn
The site is guided 1P (planned industrial) on the city's land use guide plan. The land use chapter
of the comprehensive plan lists a variety of uses including production and processing as
appropriate land uses in areas guided IP. Essential services are also found in industrial areas.
Essential service structures are defined 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.
The I -I district is Iisted as an appropriate corresponding zoning district for property that is guided
IP. Essential services and structures are listed as a permitted use and substation lines in excess of
33 kV are allowed as a conditional use. Consequently, the proposed substation and requested I-1
zoning would be consistent with the IP guiding of the site. An excerpt of the IP section of the
comprehensive plan is attached.
The surrounding properties to the north and southwest are zoned I-1 and are being used as a
substation and industrial use. The properties to the west are zoned PUD, guided industrial and are
industrial uses in the Plymouth Technology Park. The properties to the east and southeast are
guided P -I (public/semi-public/institutional) and are publically-owned vacant properties along
Interstate 494 that could be used for a future public trail.
Staff supports the requested rezoning from FRD to I-1, with the following findings:
I. The requested use of this property as an essential service is consistent with the planned
industrial guiding of the site.
2. The requested I - l zoning would be consistent with the JP guiding of the site. The proposed
substation would comply with the I-1 standards,
3. Adequate infrastructure would be available to support the proposed development for this site.
4. Adequate transition will exist between the proposed site and the single-family homes across
Schmidt Lake Road. The attached resolution requires the applicant to install landscaping
along Schmidt Lake Road to help screen the substation and install an eight -foot high security
fence.
2417003
Page 4
Site Plan
The applicant is requesting approval of a site plan to allow the construction of a new substation.
The applicant states that the substation and associated transmission line connection is needed in
order to address electric reliability issues and to serve future load growth in the area.
The proposed transformer area would be roughly 1$4 feet by 311 feet and would be enclosed by
an eight -foot high chain link security fence. An entrance gate would be located at the southwest
corner of the enclosure. The equipment would be built over a gravel surface with a six-inch crushed
rock base for drainage and insulation purposes.
The applicant states that the initial configuration of the substation would include one transformer,
four circuit breakers, one 24 -foot by 40 -foot electrical equipment enclosure and six steel box
structures. The substation would be designed to accommodate the future installations of two
additional circuit breakers, two transformers and four distribution feeder box structures. In
addition, the project includes landscaping, retaining walls and ponding on the subject property.
The applicant would also install a new one-half mile long 69kV transmission line to the north
along Interstate 494 and west along the Canadian Pacific Railroad that would connect to Great
River Energy's existing 69kV transmission line (shown below in blue).
A pole would be constructed at the north end of the transformer and the new transmission line
would continue north from that point. The new transformer would utilize the adjacent existing
transmission line. Two new poles would he installed east of the substation in line with the existing
poles that run north and south along Interstate 494.
-t i ida 1 W
,
L Olr�lt F • 1
2017003
Page 5
The zoning ordinance contains specific standards for approval of a site plan amendment. Staff has
reviewed the application with these standards and summarized there as follows:
Access
Access would come from the south from Schmidt Lake Read, A 24 -foot wide driveway would be
built to the access gate of the enclosure. The driveway is required to be paved and guilt to 7 -tan
capacity standards to meet both zoning ordinance and fire code standards. A condition is included
in the attached resolution with these requirements.
Setbacks
The proposed transformer and enclosed area would meet the setback requirements for structures
located in the 1-1 zoning district. The proposed enclosed area would be built 50 feet from the front
road easement line, where 50 feet is required. The enclosure would be set back 44.5 feet from the
west property line and 50 feet from the east property line, where 15 feet is required. The enclosure
would be set back roughly 225 feet from the rear yard, where 15 feet is required.
Storm Water Ponding
Best management practices (BMP's) are required for the City of Plymouth if one acre of area is
being disturbed. Roughly 1.31 acres are proposed to be disturbed on the subject property. The
applicant has shown a pond and infiltration basin (two -cell pond) on the plan for onsite
stormwater treatment in the southwest area of the property. A stormwater report was also
submitted for review. Conditions are included in the attached resolution requiring additional
water treatment information prior to the issuance of any permits.
A condition is also included in the attached resolution stating that the applicant obtain any
required permits from the Shingle Creek Watershed Management Commission prior to the
issuance of any permits.
Landscaping
Section 21130.03, subd. 2 of the zoning states that new non-residential uses shall require at a
minimum the greater of: a) one new overstory tree per 50 lineal feet of site perimeter; or b) one
new overstory tree per 1,000 square feet of gross building floor area. Based on the site
perimeter, 34 trees would be required.
The applicant has submitted a landscape plan showing a combination of 34 overstory deciduous
and coniferous trees, thus meeting the zoning ordinance requirement for landscaping.
Conditional. Use Permit
As previously stated, 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.
2017003
Page G
Essential services are allowed in the I-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 lines in excess of 33kV shall require issuance of a
conditional use pennit. The overhead transmission line leading to the substation lines is 115 kV
and a new one-half mile segment of 59kV is also proposed. Therefore., a conditional use permit is
required for the expansion of the existing substation. The proposed substation would allow Xcel
Energy to continue to serve the area during normal and emergency conditions and be prepared for
future growth.
The Planning Commission must review the requested conditional use pen -nit 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 IP (planned industrial) 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.
RECOMMENDATION:
Community Development Department staff recommends approval of the request for rezoning, site
plan and conditional use permit for a new substation, for property located near the northwest
quadrant of Interstate 494 and Schmidt Lake Road, 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:
I . Draft Ordinance Approving the Rezoning
2. Draft Resolution Approving Findings of Fact
3. Draft Resolution Approving Site Plan and Conditional Use Permit
4. Location Map
5. Aerial Photo
5. Notification Area Map
7. IP (planned industrial) Excerpt (Comprehensive Plan)
S. Conditional Use Permit Standards
9. Applicant's Narrative
10. Site Graphics
MPluunirlg Ayplieaiamr 79k) 7Vr)I—AZ3 Mel Faigeri R2 CU F1 SP1Cwipm Per %PC RePm 0A,I-ITy LUX -t
CITY OF PLYMOUTH
HENNEPIN COUNTY, MINNESOTA
ORDINANCE NO. 2017 -
AN ORDINANCE AMENDING CHAPTER 21 (ZONING ORDINANCE) OF THE CITY CODE
TO CLASSIFY CERTAIN LAND LOCATED NEAR THE NORTHWEST QUADRANT OF INTERSTATE 494
AND SCHMIDT LAKE ROAD, PID No 10-118-22-24-0009 (2017003)
THE CITY OF PLYMOUTH ORDAINS:
Section 1. Amendment of City Code, Chapter 21 of the City Code of the City of Plymouth,
Minnesota, is hereby amended by changing the classification on the City of Plymouth Zoning Map from
FRO (future restricted development) to 1-1 (light industrial) with respect to the roughly 3.2 -acre site
located near the northwest quadtrant of Interstate 494 and Schmidt Lake Road, and presently located at
PID Nurnber 10-118-22-24-4009, anti presently legally described as follows:
That part of the Southeast Quarter of the Northwest Quarter of Section 10, Township
118, Range 22, Hennepin County, Minnesota, which lies Westerly of the following
described line:
Beginning at a point 40.00 feet South, along a line perpendicular to the South line of
said Southeast Quarter of the Northwest Quarter, from a point on said south line 650.00
feet West from the Southeast corner of said Southeast Quarter of the Northwest
Quarter; thence Northerly to a point 468.00 feet South, along a fine perpendicular to the
North line of said Southeast Quarter of the Northwest Quarter, from a point on said
North line 647.00 feet West from the Northeast corner of said Southeast Quarter of the
Northwest Quarter; thence Northeasterly to a point 2 11. 00 feet North, along a line
perpendicular to said North line, from a point on said North line 559.00 feet West from
the Northeast cornet' of said Southeast Quarter of the Northwest Quarter and there
terminating,
And which lies Easterly and Southeasterly of the following described line;
Commencing at the Southeast corner of said Southeast Quarter of the Northwest
Quarter; thence on an assumed bearing of South 89 degrees 58 minutes 47 seconds
West along the Southerly line of said Southeast Quarter of the Northwest Quarter for
1010.00 feet to the actual point of beginning of the line to be described; thence North
00 degrees 01 minutes 13 seconds West for 90.00 feet; thence Northerly and
Northeasterly for 376.99 feet along a tangential curve concave to the East, radius 480.04
feet and central angle 45 degrees 00 minutes 00 seconds; thence North 44 degrees 58
minutes 47 seconds East along tangent to said curve for 225.00 feet; thence
Northeasterly for 99.85 feet along a tangential curve concave to the Northwest, radius
Ordinance 2017-
2017003
Page 2
500.00 feet and central angle 11 degrees 26 minutes 33 seconds to a point on the first
above described line distant 705.69 feet Northerly from its point of beginning and there
terminating.
Section 2. Effective Date. This amendment shall take effect immediately upon its passage.
ADOPTED by the Plymouth City Council this **** day of ********
Kelli Slavik, Mayor
ATTEST:
Sandra R. Engdahl, City Clerk
CITY OF PLYMOUTH
RESOLUTION No. 2017 -
RESOLUTION APPROVING FINDINGS OF FACT FOR THE REZONING OF LAND
LOCATED AT NEAR THE NORTHWEST QUADRANT OF INTERSTATE 494 AND SCHMIDT
LAKE ROAD, PID No 10-118-22-24-0009 (2017003)
WHEREAS, Xcel Energy, has requested reclassification of the zoning from FRD (future restricted
development) to 1-1 (light industrial) for the roughly 3.2 -acre site located near the northwest quadrant
of Interstate 494 and Schmidt Lake Road, and presently located at PID Number 10-118-22-24-0009, and
presently legally described as follows:
That part of the Southeast Quarter of the Northwest Quarter of Section 10, Township
118, Range 22, Hennepin County, Minnesota, which lies Westerly of the following
described line:
Beginning at a point 40.00 feet South, along a line perpendicular to the South line of
said Southeast Quarter of the Northwest Quarter, from a point on said south line 650.00
feet West from the Southeast corner of said Southeast Quarter of the Northwest
Quarter; thence Northerly to a point 468.00 feet South, along a line perpendicular to the
North line of said Southeast Quarter of the Northwest Quarter, from a paint on said
North line 647.00 feet West from the Northeast corner of said Southeast Quarter of the
Northwest Quarter; thence Northeasterly to a point 211.00 feet North, along a line
perpendicular to said North line, from a point on said North line 559.00 feet West from
the Northeast corner of said Southeast Quarter of the Northwest Quarter and there
terminating,
And which lies Easterly and Southeasterly of the following described line;
Commencing at the Southeast corner of said Southeast Quarter of the Northwest
Quarter; thence on an assumed bearing of South 89 degrees 58 minutes 47 seconds
West along the Southerly line of said Southeast Quarter of the Northwest Quarter for
1010.00 feet to the actual point of beginning of the line to be described; thence North
00 degrees 01 minutes 13 seconds West for 90.00 feet; thence Northerly and
Northeasterly for 376.99 feet along a tangential curve concave to the East, radius 480.00
feet and central angle 45 degrees 00 minutes 00 seconds; thence North 44 degrees 58
minutes 47 seconds East along tangent to said curve for 225.00 feet; thence
Northeasterly for 99.85 feet along a tangential curve concave to the Narthwest, radius
500.00 feet and central angle 11 degrees 26 minutes 33 seconds to a point on the first
above described line distant 705.69 feet Northerly from its point of beginning and there
terminating.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and
recommends approval; and
Resolution 2017-
j2017003)
Page 2
WHEREAS, the City Council has adopted an ordinance rezoning the affected parcel from FRD to
1.1.
NOW, THEREFORE, BE 1T HEREBY RESOLVED BYTHE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request for reclassification of the zoning from
FIR to 1-1 for the roughly 3.2 -acre site located near the northwest quadrant of Interstate 494 and
Schmidt Lake Road, at PID number 10-118-22-24-0009 (as presently legally described above), based on
the following findings:
1. The requested use of this property as an essential service is consistent with the planned industrial
guiding of the site.
2. The requested 1-1 zoning would be consistent with the IP guiding of the site. The proposed
substation would comply with the I-1 standards
3. Adequate infrastructure would be available to support the proposed development for this site.
4. Adequate transition will exist between the proposed site and the single-family homes across
Schmidt Lake Road. The resolution approving the site plan and conditional use permit requires
the applicant to install landscaping along Schmidt Lake Road to help screen the substation and
install an eight -foot high security fence.
APPROVED by the City Council this **** day of
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS.
The undersigned, being the duly qualified and appointed City Clerk 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
CITY OF PLYMOUTH
RESOLUTION NO. 2017 -
RESOLUTION APPROVING A SITE PLAN AND CONDITIONAL USE PERMIT FOR
A SUBSTATION ON PROPERTY LOCATED NEAR THE NORTHWEST QUADRANT OF
INTERSTATE 494 AND SCHMIDT LAKE ROAD (201 7003)
WHEREAS, Xcel Energy has requested approval of a site plan and conditional use permit to allow
construction of a new substation and related transmission line far the property presently legally described
as follows:
That part of the Southeast Quarter of the Northwest Quarter of Section 10, Township
118, Range 22, Hennepin County, Minnesota, which lies Westerly of the following
described line:
Beginning at a point 40.00 feet South, along a line perpendicular to the South line of
said Southeast Quarter of the Northwest Quarter, from a point on said south line 650.00
feet West from the Southeast corner of said Southeast Quarter of the Northwest
quarter; thence Northerly to a point 458.00 feet South, along a cine perpendicular to the
North Iine of said Southeast Quarter of the [Northwest Quarter, from a point on said
North line 647.00 feet West from the Northeast corner of said Southeast quarter of the
Northwest Quarter; thence Northeasterly to a point 211.00 feet North, along a line
perpendicular to said North line, from a point on said North line 559.00 feet West from
the Northeast corner of said Southeast Quarter of the Northwest Quarter and there
terminating,
And which lies Easterly and Southeasterly of the following described line;
Commencing at the Southeast corner of said Southeast Quarter of the Northwest
Quarter; thence on an assumed bearing of South 89 degrees 58 minutes 47 seconds
West along the Southerly line of said Southeast Quarter of the Northwest Quarter for
1010.00 feet to the actual point of beginning of the line to be described; thence North
00 degrees 01 minutes 13 seconds West for 90.00 feet; thence Northerly and
Northeasterly for 37 6.9 9 feet along a tangential curve concave to the East, radius 480.00
feet and central angle 45 degrees 00 minutes 00 seconds; thence North 44 degrees 58
minutes 47 seconds East along tangent to said curve for 225.00 feet; thence
Northeasterly for 99.85 feet aiong a tangential curve concave to the Northwest, radius
500.40 feet and central angle 11 degrees 26 minutes 33 seconds to a point on the first
above described line distant 705.69 feet Northerly from its point of beginning and there
terminating.
WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and
recommends approval.
Resolution 2017
File 2017003
Page 2
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH,
MINNESOTA, that it should and hereby does approve the request by Xcei Energy for a site plan and
conditional use permit for a new substation and related transmission line, subject to the following
conditions:
1. A site plan is approved to allow construction of a new substation and related transmission
lines and site improvements, in accordance with the plans received bythe city on January 11,
January 13 and February 22, 2017, except as amended by this resolution.
2. A conditional use permit is approved to allow the essential service with transmission and
substation lines in excess of 33kV in the 1-1 district with the finding that the proposal complies
with all applicable conditional use permit standards.
3. Approval of the site plan and conditional use permit is contingent upon approval of the
rezoning.
4. A separate grading permit is required prior to the commencement of the protect.
5. A separate building permit for the electrical equipment enclosure is required prior to
commencement of the protect.
6. Prior to issuance of any permits, the applicant shall fulfill the requirements, submit the
required information, and revise the plans as indicated below, consistent with the appIicable
city code, zoning ordinance, and engineering guidelines:
a. Execute a site improvement performance agreement and submit the related financial
guarantees and fees pursuant to section 2 1045. 10 of the zoning ordinance.
b. Obtain any required permits from the watershed district.
c. Obtain the necessary right-of-way permits from the City of Plymouth Engineering Division
to allow work in the Schmidt Lake Road right-of-way.
d. Execute and record drainage and utility easements over the proposed ponding area.
e. Execute and record a maintenance agreement over the pond and filtration basin.
F. Obtain city approval of final construction plans.
g. Revise the plans as follows:
1. Amend the grading ,plan to include additional details on the entrance drive. The
driveway from Schmidt Lake Road to the entrance gate of the substation enclosure
shall be surfaced with asphalt, concrete or an equivalent surfacing material (including
porous pavement options) as may be approved by the zoning administrator. The
drive shall be constructed to meet the city fire lane requirements (seven -ton
capacity),
ii. Amend the grading pian to add the HWL (high water level) for the pond and
infiltration basin on the plan sheet.
iii. Provide detail for the infiltration basin, including new soils added (if any) and
plantings. Ensure pond will drain within 48 hours after a storm event. Add note to
plan that the engineer must certify that the infiltration basin is functioning and
draining properly before it can be accepted.
Resolution 2017
File 2017003
Page 3
iv. Provide detail for OCS. Include weir elevation, top of structure, invert elevations, etc.
per detail ST -15.
v. Show existing and proposed easements on grading plan sheets.
vi. Add MIIDS calculator to ensure project meets water quality treatment.
vii. Call out inlet protection for all catch basins onsite and the four on Schmidt Lake Road
downstream from the subject property.
viii. [nclude SWPPP plan sheet with plan set.
ix. Submit revised plans signed by an engineer.
x. Submit details of hazards in the building including any hazardous materia;s.
xi. Submit details of the fenced enclosure gate opening operation.
Separate building permits are required for the retaining walls exceeding four feet in height
and a safety fence with a minimum height of 42 inches shall be placed on the top of the
retaining walls.
S. Silt fence shall be installed prior to any construction on the site. Silt fence shall be installed -
a) upstream of culvert under the new driveway, west of driveway; 2) along south property
line from western property line to new driveway; and 3) along eastern property line from
south property One to the retaining wall.
9. Any damage to the trail along Schmidt Lake Road as a result of the project shall be restored,
by the applicant, to its original condition.
10. Fire lane signage shall be provided in locations to be field identified by the fire inspector.
11. An address sign at the entrance drive from Schmidt Lake Road is required as approved by the
fire inspector.
12. Signage on the building identifying the hazardous materials in the building is required by the
fire inspector.
13. A fire department lock box is required.
14. Standard Conditions:
a. The applicant shall remove any diseased or hazardous trees.
b. No trees may be planted in the public right-of-way.
c. Compliance with the city's lighting regulations.
d. Any signage shall comply with section 21155 of the zoning ordinance and shall receive
sign permits if required.
e. Any subsequent phases or expansions are subject to required reviews and approvals per
ordinance provisions.
f. The site plan and conditional use permit 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
Resolution 2017
File 2017003
Page 4
extend the expiration date for up to one additional year, as regulated under sections
21045.09 and 21015.07, respectively, of the zoning ordinance.
ADOPTED by the City Council on this **** day of ********
STATE OF MINNESOTA]
COUNTY OF HENNEPIN) 55
The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota,
certifies that l 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
SITE
ILI
201 003
Legend
Xcel Fvergy
® C. comerclal
PID No. 10-118-22-24-0009
® CC, City Center
CO, Commercial Office
Request for a Rezoning,
® IP, Planned Industrial
Conditional Use Permit and Site Plan
LA -i, Living Area 1
LA -2, Living Area 2
LA -3, LivingArea3
® LA -4, Living Area d
300 150 Q 300
ributy
®
604 LA -RI
® LA -R2
Feet ® LA -R3
Qf
LA -RT
Plymooth, Minnesota
® P -I, Puhlic/Semi-Puhlidlnstltullonal
Aerial Photograph - 2017003
rp)city Of
Plymouth, Minnesota
375 187.5 a 375 750
Feet
Hennepin county Locate & Notify Map
Provided By: Resident and Real Estate Services Date: 11612017
Buffer Size: 750 feet
Map Comments:
PID:1011822240009
Owner: CITY OF PLYMOUTH
Address: 40 Address Unassigned
Plymouth
MINI 55"6
750'
4 245 494 980 ft
I I l t I I l i l
For more information contact'
Hennepin County GIS Office
300 6th Street South
Minneapolis, MN 55487
gis,info@hennepin.us
03-118-22-44
E.a:ti L.-,1, Fla;tirld
.
22-34
10=1• -22-2
-118-22-14
-
8 '24
10-118-22-13
10- 3
18-1224
10-118-22-13
jw �.
10-118-22-41
10-118=22-44
10-118- 2-3
10-118-22-33
10-118- 2-34
=
:'.t �: -� -•._ rte.
15-118-22-22r'i't E
° °r15' -r1 R1J22-21
Buffer Size: 750 feet
Map Comments:
PID:1011822240009
Owner: CITY OF PLYMOUTH
Address: 40 Address Unassigned
Plymouth
MINI 55"6
750'
4 245 494 980 ft
I I l t I I l i l
For more information contact'
Hennepin County GIS Office
300 6th Street South
Minneapolis, MN 55487
gis,info@hennepin.us
Commerci a III nd ustria I
Types of Development:
Development Location
Criteria:
■ Wholesale and retail trade establishmAts for
large volume or bulk commercial i ms (such as
lumber yards or motor vehicles} ffice
showrooms and small busine es that have both
commercial and industrial aracteristics
■ Near arterial acce/etween
s
• In transition areas commercial and
industrial area
K CITY CENTER (CC)
The intent of the City Center (CC) classi cation is to provide a framework for
development of a vital center aimed : serving the entire community; attracting
residents for a variety of civic, c tural, entertainment, retail and recreation activities;
and providing a strong sens f identity for Plymouth. This is a unique classification
intended to provide for armed, unified development in the City Center area.
Guiding principles, sign guidelines, streetscape elements and public space design
guidelines (whi /can be found in Appendix 3E) will he used to implement, reinforce
ren
and stgth the identity of this area.
7G Meiines and Criteria
Minimum Area:
City Utilities:
Corresponding Zoning Districts:
Types of Development:
Development Location Criteria:
None
Required in all areas
CC -P (City Center -Public)
CC-R&E (City Center -Retail and Entertainment)
CC-OT&R (City Center-Office/Technical and
Retail)
■ Integrated retail, office, entertainment,
recreation and housing
• Unique location in the community as shown on
the Land Use Plan
L PLANNED INDUSTRIAL (IP)
The Planned Industrial (IP) guiding designation allows a variety of uses, including
manufacturin,production, processing and storage of materials, goods and products.
Page 12 of 16 AVpendi,e 3C Piymouth Lund Use Plan— April 14, 2009
In addition, compatible and supportive office and business uses may be allowed in IP
areas to provide an integrated and attractive employment center.
Guidelines and Criteria
Minimum Area: 5 acres
City Utilities: Required in all areas
Corresponding Zoning Districts: . I-1 (Light Industrial District)
• I-2 (General Industrial District)
• I-3 (Meavy Industrial District)
■ Other zoning districts as may be appropriate
Types of Development: ■ Manufacturing, production, processing,
cleaning, storage, servicing, repair or testing of
materials, goods or products
• Warehousing, wholesale showrooms and
distribution centers
• Offices related to the above uses and limited
retail, rental or service activities
Development Location: Criteria: ■ rheas with access to principal arterials, related
service drives or minor arterials
• Sites that are appropriate and reasonably
adaptable to industrial site development without
substantial earthwork or removal of natural
stands of trees
• Near other intensive land uses (high density
residential development, service business and
limited business)
• Uses'generating large amounts of truck traffic,
such as distribution centers and truck terminals,
located away from residential areas
• Heavy manufacturing uses in areas isolated from
commercial or residential uses to minimize
adverse external impacts
k
Related Facilities: • Areas served by railroad
• Near transit
• Near supportive facilities (e.g., restaurants) that
will provide convenience to employees
T
PUBLIC/SEMI-PUBLIC/INSTITUTIONAL (P-1)
The Public Public/Institutional (P-1) guiding designation allows a variety of
uses includingpublic par Igen space, private recreation facilities and public
buildings.
Page 13 of 16 Appendix 3C Ptymouth Land Use Plan- ApiiI 14, 20119
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 complete 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 will not be
detrimental to or endanger the public health, safety, morals, or comfort-
3.
omfort_
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.
5. 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
(i'ornislcul)sta)
't?, Xcel Energy
RESPONSIBLE BY NATLIREM
Introduction
1017003
414 N ieollet Mall
Minneapolis, Minnesota 55401-1993
Narrative for Development Applications
Xcel Energy Pomerleau Lake Substation
And Transmission Line Connections
Prepared By:
Xcel Energy JAN
January 11, 2017
For Submission of:
83
Rezonin Site Plan and CITI'or;'L.YooUTH
cn�n�nur�rTv o�v�. aran�vr raEPA
Condition Use Permit Applications
Xcel Energy is pleased to submit the enclosed plans and documents for review, discussion and
approval by the City of Plymouth for the proposed new Pomerleau Lake Substation site to be
located near tine northwest quadrant of 1-494 and Schmidt Lake Road in Plymouth, Minnesota.
Xcel Energy proposes to develop this new substation as 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 substation site is currently vacant with no buildings present and is located near
Great River Energy's existing WH -PP 11 5k transmission line which will serve as the
connecting source for the substation. The substation site is presently owned by the City of
Plymouth and Xcel Energy is working with city staff to negotiate the purchase of land.
Project Request
• Approval of Rezoning
■ Approval of Site Plan Application
• Approval of Conditional Use Permit Application
Project Overview
The initial configuration of the substation will include one 115-69kV, 112 MVA transformer,
three 11 5k circuit breakers, one 59kV circuit breaker, one 24' X 40' electrical equipment
enclosure and G steel box structures. The substation will also be designed to accommodate the
fixture insWations of two additional 115kV circuit breakers, two 115-34.5kV transformers and 4
distribution feeder box structures.
Grading plans, general site arrangement and lighting plans are included with this submission. An
8 -foot high chain link security fence will enclose the substation on all four sides. Due to site
topography, retaining walls will be built along the east, west and northwest sides as shown on the
grading plan. The maximum height of the walls will be approximately 10 feet.
A landscaping plan is also included per Section 21130.03 Subd.2.2(a) Non -Residential Uses. The
placement and number of new overstory trees as required by the ordinance is somewhat
constrained by substation and transmission line safety requirements. Constraints include site
slope and retaining walls, future overhead and underground electric lines, as well as setback
requirements to the substation fence. Overstory tree calculations for the east side were placed
along the south and north of the substation pad due to these constraints.
Great River Energy's existing 11 5k transmission line ruining along the west side of I-494 will
connect to the new substation as its source. Two new poles will be installed within the existing
easement to accommodate the I I5kV inlout tap lines.
The project also includes a half -mile connection to Great River Energy's existing 69kV
transmission line located approximately 112 anile northwest of the substation site. This
connection will be constructed adjacent to or combined with existing transmission lines north of
the substation and west along the Canadian Pacific Railroad tracks as shown on the included plan
sets.
The one-half mile 69kV connection and new 115 kV tap line into the new substation are
additional components to be considered with the Conditional Use Permit application. Great River
Energy is a co -applicant for the Conditional Use Permit application, specifically for the
transmission line portion of the project.
Substation construction is expected to begin in the summer of 2017, assuming city approval of
the Conditional Use Permit and sale of land. Construction of the 69kV transmission lime
extension and 115kV tap lilies will begin in the spring of 2018. Completion of the lines and
substation are anticipated in late 2018.
Request for Rezoning
The proposed substation site is currently zoned Future Restricted Development (FRD) and per
the city's comprehensive plan is guided as Plainied Industrial — specifically for Light Industrial
(1-1) zoning. Accordingly, Xcel Energy requests that the proposed substation site be rezoned to I-
1.
Site Plan and Conditional Use Permit Application
The proposed substation site is currently zoned Future Restricted Development (FRD) and will
assumedly be rezoned to I-1 per Xcel Energy's request. Section 21350.07 of the City Code
allows an essential service (as defined by Section 21160) as a conditional use within both the
FRD and I-1 Districts. The proposed substation and transmission line extension use are
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. Tile
substation and transmission line extension are essential service facilities required to provide
electricity in order to promote and maintain the health, safety and welfare of the corrununity 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 wlvch serve or are proposed to serve the substation. The proposed substation will meet
the minimum standards and requirements for the I-1 District as stated in Section 21560.13 of the
City Code.
Conclusion
Xcel Energy is requesting the City's approval of the Pomerleau Lake Substation development
and transmission line coiuiection. The proposed substation and transmission line are needed to
address electric reliability issues in the area and to provide for future load growth. Xcel Energy
makes these applications in compliance with the City's statutory zoning authority, )which allows
for review of this facility so that it meets the applicable zoning requirements_ However, by
making this application, Xcel Energy does not waive or subordinate its utility authority to
develop and construct the proposed substation and transmission line project in order to meet its
obligation to provide electric service.
Thank you for your assistance in reviewing the enclosed applications and project details, Xcel
Energy looks forward to the City's comments and upcoming Planning Commission and City
Council m tings.
Chris Rogers
Principal Siting & Land Rights Agent
612-330-6078, office
651-247-5531, cell
Cliristopher.c.roizers@xceleiiergy.com
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BILL OF MATERIAL FOR THIS DETAIL (ORDERED BY DESIGNER)
XP 4 OTY 1 DESCRIPTION 1 XP # OTY I DESCRIPTION
M
• SEE LTG LAYOUT BELOW FOR EXT EEE LIGHTS
Z 8- 40'-0 (SHOWN) COULD BE 60'd' OR W -T 8'
�I % LIGHTING LAYOUT
NOTE 5:
it S'-0 FOR 40'-0 ENCLOSURE
VA FOR 80'-D ENCLOSURE
Y-0 FOR b)'-0 ENCLOSURE
4'$ FOR 106'-0 ENCLOSURE
- SRLD27
o SPL027
' = LETTER FOR AC CM ALL WIRES RUN LIGHTING SCHEMATIC
SIG ESHER WITH ALL WIRES ARE
Za MINIMUM OF 012 AWG
•$+/ LIGHT L1GH7 LIGHT LIGHT LIGHT
FROM '2X0
AC CAR '4No JCT. `
• BOx ALL YYlRES RUN
;IND TOGETHER WITH
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CT. CENTER LIGHTS OUTDDQR
LwHTS LIGKF LIGHTIGHTs
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SNITCHES TRAVELER L113HT LIGHT LIGHT LIGHT t -*HT
BY DOOR WIRES JOT, ALLWIRESRUN SWITCHES
SOx 1- - - _ - - - TOGETHER WITH RY DOOR
SIDE LIGHTS
FIELD NOTE:
- ENCLOSURE SHOWN IS My-fi, 80'-0', W0 0- ANO 1W' O ENCLOSURE WIRED THE SAME EXCEPT THERE ARE MORE LJG HTS.
- NUMBER OF LIGHTS REOUIRED: 40'-0 REQUIRES 1S, OV -Cr REOVIRCS 24, WL O REQUIRES n AND 7W'•D REQUIRES 42,
- LIGHTING SYSTEM INSTALLED IN ACCORDANCE WITH THE EFFECTIVE ELECTRICAL CODE.
-ALL CONDUCTORS FOR LIGHTING OR RECEPTACLES 012 WIRE UNLESS NOTED.
-ALL LIGHT SWITCHES MOUNTED 4'-0' FROM FLOOR AND ALL RECEPTACLES T-67 UNLESS NOTED. RECEPTACLES ARE 3 WIRE PARALLEL
SLA17E WITH GROUNDING'U' BLADE TYPE.
-EACH 120V RECEPTACLE CIRCUIT TO HAVE SEPARATE NEUTRAL-
-SEE SCHEMATIC DIAGRAM FOR WIRING OF AC E OC CABINETS,
LEGEND:
INDICATES XP # SHOWN ABOVE AND ON BILL OF MATERIAL. {;ORDERED BY DESIGNER)
THIS MAPIDG� UAIENT 19 A TWL TO ASSIST EMPLOYEES IN THE PERFORIWCE OF TFEIR J[7BS.YVIIR PERspW SAFETY l4 PRONDED
FOR , USING WETY PRAOIICES, PRO CMOS AND EQUIPMENT AS DESCAMET) IN THE SRFETI' TRAINING PAWRA W_ WNUni Ma 9PMS
INTERNAL INFORMaT10N; W NOT COPY OR PISTR1RUTIE Vyl TKOOT EVRESS WR[TTSN CONSENT FRORI %CEL EMRGY
SUBSTATION PHYSICAL DETAIL
ELECTRICAL EQUIPMENT ENCLOSURE DETAIL
LIGHTING LAYOUT AND WIRING
N xcel Energy' N L - 3-'13 NONE o2
ai
NOTE 1 7'-0• T-0' 7'-0' i'-0- NOTE
7
_ 70W'3
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70WI'1
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I
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DESCRIPTION %P k
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DESCRrPTION
SPL029
+
100 WATT HPS LIGHT
SPLO37
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BRACKET, ANGLE. 12Y{
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SPLg2g 100W "PS LIGHT
ALTERNATE
LOCATIONS - -
•'
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{ SEE CONTROL AND LIGHTING DRA W INGj
TOP VIEW
SECOND LIGHT
WHEN REQUIRED
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FIELD NOTE.-
- LIGHT AIMING QUADRANT OPTIONAL FOR EACH LAMP- EQUIPMENT OR AREA TO ILLUMINATE 15 DESIGNATED ON LAYOUT DRAWING.
- CONDUITS ARE RIGID GALVANIZED TYPE UNLESS OTHERWISE NOTED, SNOT LESS THAN 112-]
- ALL LIGHTING CONDUCTORS H12 WIRE UNLESS NOTED.
LEGEND:
CNWOi INDICATES XP a SHOWN ABOVE AND ON BILL OF MATERIAL- IORDERED SV DESIGNER]
7-B INDICATES DETAIL SHOWN ON SHEET 1.5 & 2.7q INDICATES OETAIL "A' SHOWN ON SHEET 2.1
THIS I'AP9XXL 1@kT IS A TOOL TO ASSIST EMPLOYEES IH THE P{RFORMWCE OF TNEIR JOE&YOUR PZRSONAL 9A ETY 15 PROWDEO
FOR ELY USINU SAFETY ARACTICES, PRODE9URES NM ERUIPMEF AS OESCRISEB R1 TME SAFETY TRWNNG NPIOGRAMS,r '41J s os ARy
IN FERNAL lNPORMATIONE DO NOT COPY DR DISTW BIJTE IYITHOUT EXPRESS WRrr FZR CON9EXT FROM XCEL ENERGY
SUBSTATION PHYSICAL DETAIL
SUBSTATION CONTROL ANO LIGHTING DETAIL
FLOODLAMP LIGHTING FIXTURE MOUNTING
XcelEnergy-
N L - 2-2 NONE
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