Application 9-2-05
.1
(J
Planning Case No. 0:5.....- f3()
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSEN
RECEIVED
DEVELOPMENT REVIEW APPLICATION
SEP 0 2 2005
PLEASE PRINT
Applica.nt Name and Address:
1('~~:-v~~:1J~~~~ 1'~_A~
~Dtc14~ ~~ ~c;e~
Contact: . K 4-
Phone: '152- c.Jq.l~ 'i/!l.LJcJ Fax:
Email: ..jA.-.~<i2-~..ec......C!:.t
CHANHASSEN PLANNING OEPT
Owner Name and Address:
~};~~$-~~
Contact: l<elJ/.\. "TAl laof-
Phone: q4a~ 1,4/.,0 Fax:
Email: k.. "'(11 JocJ~ ed^'j fl ~Id E- . ~1'1. .
Comprehensive Plan Amendment
Temporary Sales Permit
)( Conditional Use Permit
.
Vacation of Right-of-Way/Easements
Interim Use Permit
X Variance
Non-conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
k'
Notification Sign** - $75 + $100 Damage Deposit
Site Plan Review*
x
Escrow for Filing Fees/Attorney Cost***
- $50 CUP/SPRNACNARIWAP/Metes & Bounds
- $450 Minor SUB
X Subdivision* ~)'I\.\.vI$\fo..\:J..t-.
TOTAL FEE $ ::f3"3S"~
/
~lL It. bp I $3~ f'l
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to
the public hearing.
* Twenty-six (26) full-size f2.!!I!!! copies of the plans must be submitted, including an aw' x 11" reduced copy for each plan sheet
along with a digital COpy in TIFF-Group 4 (*.tit) format.
** Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of
completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval.
*** Escrow will be required for other applications through the development contrac~.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
Official Copy
Community Development Dept.
~
PROJECT NAME: Chanhassen Substation
LOCATION: Part of the M A Gedney property East of the plant North of Stoughton Ave.
LEGAL DESCRIPTION: (P.LD. 1125030700) Part of the NW 1/4 of section 3, Twp 115
R. 23
TOTAL ACREAGE: 116.600 sq. ft or approx. 2.5 acres
WETLANDS PRESENT:
YES
x
NO
PRESENT ZONING: lOP Industrial Office Park District
REQUESTED ZONING: Same
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST: Electric Substations require a Conditional Use Permit. MVEC needs
to construct a local distribution substation to ser~~ the demands of Chanhassen &
surrounding area. A variance is requested for the property size & distance from
residential properties.MVEC requests approval of the CUP as well as the property
subdivision. As requested in the accompaning narrative & drawings.
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all infqrmation
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understaridthata'dditional fees may bechargedfOn:onsulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
m
8 )17 J()5~
IDate'
G:lplanlforms\Development Review Application.DOC
Rev. 4/05
Chanhassen Substation CUP Application Index
1. Index
2. Payment - Conditional Use Permit, Variance, Admin. Subdivision and Escrow
Total = $2,335.00
3. Application - Signed
4. Project Summary sheet
5. Orientation Map
6. Proposed site (Aerial Site Map)
7. CUP Narrative
8. Chanhassen Substation Standards (Section 20-31) and Support
9. 500 foot notification List
10. Pictures:
. Stoughton Ave. Entrance also Showing Xcel Switching Station
. Sub site from North Looking Southwest
. Sub site from South looking North
. Sub site Looking East (toward cemetery)
. On site Close-up
. Comparable (Gifford Sub) facility for reference
. Close-up up modular switch gear unit
11. EMF strength Diagram
12. Sample Wall Material Picture
13. Site Survey of overall Gedney Property
CITY OF CHANHASSEN
RECEIVED
SEP 0 2 2005
CHANHASSEN PL/\NNING DEPT
14. MVEC Site Survey with topography, existing transmission, hard surface and grading (sheet 2 of 4)
15. Detail Plan (sheet 30f 4)
16. Grading, Landscape and Original Tree Canopy Plan Sheet 4 of 4)
17. Plan View
18. Profile
19. Estimated EMF levels and Reference
20. Wall Picture, Profile/Cross Sections
21. 500 foot notification Map with contours extended 150 foot from site perimeter
11r
APPLICATION FOR CONDITIONAL USE PERMIT
Chanhassen MN
For the Chanhassen Substation
By
The Minnesota Valley Electric Cooperative
CITY OF CHANHASS&iN
RECEIVED
SEP 0 2 2005
CHANHASSEN PLANNING OEPT
The Minnesota Valley Electric Cooperative (MVEC) provides electric energy to a large
portion of Chanhassen and the surrounding areas, as designated by the Minnesota Public
Utilities Commission. The area has experienced rapid growth in recent years.
Completion of the St. Highway 312 project is anticipated to significantly drive more new
growth until land use saturates.
Technical analysis of the system targeted the need for a new electrical substation site
within the target area while accounting for the presence of existing distribution feeders
and transmission lines as well as existing and future load projections.
The proposed site selected is a portion of unused property owned by M. A. Gedney and
zoned Industrial Office Park District (lOP). The site is located north of an existing Xcel
Energy switching station, east of the M. A. Gedney plant, west ofa St. John's Lutheran
Cemetery and south of additional industrial office park property owned by MA Gedney.
The specific legal description of the location under consideration is:
Beginning in the Northwestern Quarter of Section 3, Township 115N, Range 23W which
lies South 88 degrees 23 minutes 19 seconds East a distance of 2313 .94 feet from NW 3
monument located NW 3 in the Northwest Quarter of Section 3, Township 115N, Range
23W; Thence South 2 degrees 43 minutes 26 seconds West a distance of 193.29 feet.
Thence South 0 degrees 18 minutes 10 seconds West a distance of 418.76 feet
Thence South 57 degrees 57 minutes 21 seconds West a distance of 149.63 feet.
Thence South 0 degrees 38 minutes 38 seconds West a distance of 171.50 feet.
Thence South 62 degrees 53 minutes 44 seconds West a distance of35.77 feet.
Thence North 1 degrees 5 minutes 52 seconds East a distance of 171.62 feet.
Thence North 35 degrees 27 minutes 12 seconds West a distance of306.61 feet.
Thence North 53 degrees 13 minutes 52 seconds East a distance of 427.59 feet to point
of termination. The property consist of approximately 116,600 sq ft or about 2 .~ acres.
Currently, a large portion ofMVEC's service area within Chanhassen and Eden Prairie is
serviced by the Bluff Creek Substation or the Chaska Substation. Bluff Creek is a joint
facility with Xcel Energy and the City of Chaska Public Utilities with MVEC having a
secondary ownership position. Further expansion capabilities are extremely limited for
MVEC within the facility and technical limitations also come into play. The Chaska Sub
is a facility owned by Chaska Public Utilities, also offers limited space rented for
MVEC's use. The new proposed installation will provide considerably more system
growth potential, improve MVEC system reliability and also provide some backup
capabilities to both the Bluff Creek and Chaska Substations under emergency conditions.
1~
A major benefit ofthis site is that existing Xcel Energy 115KV transmission line crosses
the property and eliminates the need to extend new transmission lines to the site. MVEC
is working jointly with Great River Energy (GRE) and Xcel Energy to tap into this
location.
The presence of existing MVEC distribution feeder lines also contributes to economical
construction, maintenance, and lower costs. to electric customers. Additional
underground distribution feeder lines will need to be installed to tie into other parts of the
system. The proposed location provides adequate system capacity for the foreseeable
future, and enhances system reliability for the area.
MVEC is pursuing a Conditional Use Permit (CUP) for a Public Utility Structure as an
essential service permitted by Article IV, Conditional Uses within standards set forth
within Division 4, Section 20.313 with some special consideration.. The facility proposed
would be a modern design, low profile Distribution substation with a modular switching
unit surrounded by a 10 foot pillar and walled concrete fence enclosure on three sides
replacing the standard 8 foot high chain link fence and barbed wire enclosure that is
typical for this type of facility. The enclosure measures 160 X 185. The remaining code
required fencing will be 8 feet high for safety and security, and access gates will be
locked at all times or under the direct supervision of authorized personnel.
MVEC proposes additional conifers and shrubs strategically placed on the perimeter of
the property to break up and screen the site per the plan. All new vegetation will be
warranted for at least two years. Naturally existing trees and dense vegetation exist along
the east side of the property will remain to screen to the east side. Exit corridors for both
overhead and underground electrical feeders will be required to remain clear of tall
screening to assure system reliability. MVEC will install and maintain screening in the
form of shrubbery to the extent that they will not interfere with the reliability of the
substation operation. The substation will be maintained in a neat and orderly fashion.
Storm water drainage will be controlled on site to meet or exceed the City and watershed
requirements. The fenced in area will be maintained as a gravel surface. The driveway
and parking area will be blacktopped. Field inspection and available records indicate
significant wetlands will not be disturbed.
MVEC is providing the new substation site plan as part of the application. A purchase
option with M. A. Gedney, Inc. provides property interest to MVEC. MVEC is making
application to the Watershed District to review the specific conditions of the Conditional
Use Permit.
Signage will be limited to an identification sign on the fence of the substation, and
warning signs to the public as required by the current National Electrical Safety Code.
Within the fenced in area, a minimal quantity of transformers may be stored to
accommodate the prompt response to local outage situations.
,
7c.
Additional information:
The proposed substation will reduce the electric transmission line voltage from 115 KV
down to 12.47 KV for distribution to the local service area. A Local Distribution
Substation of this variety will contain transformation, regulation, metering and switching
capabilities. A modular, self contained control unit will be incorporated within the fenced
in area to monitor and regulate the functions ofthe facility.
Many functions are monitored remotely and access is most prevalent to respond to outage
conditions or to maintain the grounds. Most access is during daylight hours however 24/7
access is required. Site visits typically are only for duration of a few minutes. Once
constructed, trips generated per day will vary but typically would average only a few trips
per week.
Vehicles accessing the facility typically are pickup type trucks or utility bucket truck type
vehicles and not normally more than two at a time. Short term parking will be provided
which will accommodate parking for up to 4 utility vehicles in front of the fence. Some
units may occasionally pull trailers.
No water or sewer will be utilized as part ofthe operations of the electrical substation.
The substation design will comply with the State Building and Fire Code. In addition,
the design will comply with the current National Electrical Safety Code.
MVEC's application includes provisions for variances and subdivision as noted.
This project enhances the electrical distribution system capabilities and reliability for the
customers in the immediate area. MVEC would intend to start construction as soon as
possible with the facility placed in service in late spring of2006.
Any questions can be directed to Minnesota Valley Electric Cooperative C/O Ronald
Jabs at 952-492-8244 or email rjabs@mvec.net .
tz.c\
Chanhassen Substation Standards
Sec. 20-313. Electrical distribution and undereround electric distribution
substations.
Electrical distribution and underground electric distribution substations are subject to the
following conditions:
(1) The distribution and underground electric distribution substations must be served
by a collector or major arterial street as designated in the comprehensive plan.
· The site is served by Stoughton Avenue. The current street provides access to the
Gedney plant as well as other industrial facilities within the general area.
(2) The distribution and underground electric distribution substations will not have
sanitary facilities and will not be used for habitation.
· MVEC's on site operations short term require no habitation or extended presence
and has no need for sewer.
(3) The distribution and underground electric distribution substations will be located
on at least five acres of property.
. Actual area within the fenced premises is less than 3/4 acre. An over all area of
2.5 acres generously provides setbacks, parking and any landscaping. Highest and
best use of the property would not support the need for additional property for this
facility which would remain underutilized.
(4) A security fence as specified in the National Electric Safety Code shall surround
the distribution and underground electric distribution substations.
· Normally an 8 foot chain link fence with two strands of barbed wire would be
utilized for the entire enclosure. MVEC proposes alO foot modular concrete wall
type enclosure for the most visible areas as noted on the plans with the standard
chain link fencing for the remainder as noted on the plan.
(5) A landscaping plan shall be submitted for city approval.
. Due to the addition of walled screening, landscaping is confined to the parking
areas, the remainder of the chain link portions and strategically located along
walled sections..
(6) Distribution and underground electric distribution substations shall be a minimum
of500 feet from single-family residences.
· The facility is positioned approximately 400 feet away from the closest mobile
homes however the existing Xcel switch station is located closer and across the
street from the same homes and existing transmission lines cross above those
homes. These homes would experience no increased impact from the proposed
substation facility.
(7) A summary of current research regarding the health effects of EMF levels,
conducted by health and scientific professionals, including those who do and do not
receive utility sponsorship.
. A study by The National Institute of Environmental Health Sciences, The
Environmental Protection Agency (EP A) and the US Department of Labor
Occupational Safety and Health Administration has been provided along with
references to various other web sites. In summary, EMF levels generated within
~6
the substation facility are projected to be reduced to near normal background
levels at the fence perimeter
(8) Provide EMF levels under maximum and average anticipated loading at the base of
the utility poles, underneath the wires between the poles, at ground level above
underground wires, at the edge of the property line, at the edge of the closest habitable
building, and at the point above ground where there would be the greatest EMF level.
. See diagram provided.
(9) Reasonable and prudent measures to minimize EMF levels along all alternative
electric line routes.
. Per EMF-Rapid study, the EMF levels within a substation drop off dramatically
as distance from equipment is increased. At the substation fence, EMF levels are
indistinguishable from background levels. MVEC has verified this to be true by
taking our own measurements. Distribution voltage lines, both overhead and
underground, have very low EMF levels and also are indistinguishable from
background levels at a short distance.
(10) Depictions of the views of the proposed facility, if above ground, from at least
two directions selected by city staff.
. Please reference plan views provided.
(11) The site is guided office/industrial on the City ofChanhassen Land Use Plan.
. The "Gedney" site is so designated per staff and the current zoning map.