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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 J. ' • } ~ w _ i• 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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V a f q HIP IN 1119 04 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 M [u Ca 6 n3 2 d .1t j %MvRl. 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CTIi � 1 • u $ ! • • 6 d d t - �d$8 �3„c �F it.. +1���� C� ii MA all a � ?Si M — =1111'��Fr is x pt€ i para .cmr •o -r i�xg 1l �a .,wo.n, t�4 Al A - Y[ § yy \ O 1p6,om � T ul k � � N• w � d � �p � .ML �woowrrr 8 BILL OF MATERIAL FOR THIS DETAIL (ORDERED BY DESIGNER) XP 4 OTY 1 DESCRIPTION 1 XP # OTY I DESCRIPTION M • SEE LTG LAYOUT BELOW FOR EXT EEE LIGHTS Z 8- 40'-0 (SHOWN) COULD BE 60'd' OR W -T 8' �I % LIGHTING LAYOUT NOTE 5: it S'-0 FOR 40'-0 ENCLOSURE VA FOR 80'-D ENCLOSURE Y-0 FOR b)'-0 ENCLOSURE 4'$ 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 OVR7DDR J CT. CENTER LIGHTS OUTDDQR LwHTS LIGKF LIGHTIGHTs t '1T 1 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 I I I 70WI'1 I I 1 I I I 70W"3 I I I ' 8qJ[ r BILL OF MATERIAL FOR FLOOD LAMPS I i XP k Q1Y DESCRIPTION %P k ❑TY DESCRrPTION SPL029 + 100 WATT HPS LIGHT SPLO37 * BRACKET, ANGLE. 12Y{ c VARIES .L� J _ SPLg2g 100W "PS LIGHT ALTERNATE LOCATIONS - - •' _ r • �• —ROTATE LIGHT TO ILLUMINATE REQUIRED EMIPMEM7 { SEE CONTROL AND LIGHTING DRA W INGj TOP VIEW SECOND LIGHT WHEN REQUIRED lSPL(129 1 IOOW HPS LIGHT ! II air •. Y f SM037 BRACKET :7,x°z - ao7 FLEXIBLE CONDUIT a0 �� �I+O- RIGIOGONQVIT �� xw Y SIDE VIEW 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 az lo?