PC Staff Report 11-15-053
MEMORANDUM
TO: Planning Commission
FROM: Sharmeen Al-Jaff, Senior Planner
DATE: November 15, 2005
CHANHASSEN ELECTRIC SUBSTATION:
SUBJ: Public
Scope of an Environmental
Hearing to determine the
AssessmentConditional Use Permit
, Request for a with
VariancesSite Plan Review
and a application to construct a
local electric distribution substation on property zoned
Industrial Office Park, Minnesota Valley Electric – Planning
Case No. 05-30
Minnesota Valley Electric Cooperative is proposing to construct a local 115-
kilovolt electric distribution substation on property located east of the Gedney
Pickle plant, north of Stoughton Avenue and south of Flying Cloud Drive.
Any transmission line over 100 kilovolts requires an Environmental Assessment
(EA). The EA contains information on the human and environmental impacts of
the proposed project and addresses methods to mitigate such impacts.
In preparation of the EA, the City must determine the scope of the study.
Depending on the development that may occur, the EA should cover possible
impacts through a “worst-case scenario” analysis and establish measures to
prevent negative impacts through the provision of a mitigation plan.
Staff is proposing the following elements of the EA be addressed:
1.Introduction
?
Project Description
?
Project Location (all land lying south of Highway 212, north of
Stoughton Avenue, and east of Audubon Road)
?
Project Proposal
?
Sources of Information
2.Regulatory Framework
?
Public Utilities Commission
?
Environmental Assessment Requirement
?
Scoping of Environmental Impacts and Alternative Routes
3.Assessment of Impacts and Mitigation
?
Description of Environmental Setting
?
Impacts on Human Settlement
?
Socioeconomic
?
Displacement
?
Noise
Chanhassen Electric Substation
Planning Case No. 05-30
November 15, 2005
Page 2
?
Aesthetics
?
Human Health and Safety
?
Electric and Magnetic Fields
4.Impacts on Land-based Economies
?
Recreation
?
Prime Farmland
?
Transportation
?
Mining and Forestry
?
Archaeological and Historic Resources
5.Natural Environment
?
Air Quality
?
Water Quality, Storm Water Runoff , Waste Water, Soils and Geology
?
Groundwater and Wetlands
?
Fish and Wildlife Resources
?
Vegetation
6.Rare and Unique Natural Resources
7.Infrastructure-planned (roads, sewers, water, storm water system)
8.Information about the anticipated staging of various developments
9.Permits and approvals required
10.Anticipate types and intensity of development – Land Use
11.Air Quality – Vehicle-related air emissions
12.Water-related Land Use Management Districts (Watershed Districts)
13.Erosion and sedimentation (Best Management Practice)
14.General discussion of earth moving needs (Grading)
15.Geologic hazards and soil conditions
16.Groundwater hazards
17.Solid wastes; hazardous wastes; storage tanks
18.Traffic
19.Sensitive Resources
?
Archeological, historic and architectural resources
?
Prime or unique farmlands
?
Designated parks, recreation area, or trails
?
Scenic views and vistas
?
Adverse visual impacts
?
Compatibility with Plans
20.The EA must include a statement of certification from the Responsible Governmental
Unit
21.Impact on infrastructure and public services
22.Impacts on school, police, fire, etc.
23.Summary of Issues
The Responsible Governmental Unit is legally responsible for the accuracy and completeness of
the document.
The final EA must include a section specially responding to each element.
Pending findings and approval of the EA, staff will prepare a staff report addressing the Site
Plan, Conditional Use and Variance permits.
RECOMMENDATION
The Planning Commission approves the Environmental Assessment Scoping, directs staff to
prepare the EA consistent with the scoping, tables further proceedings on the Conditional Use
Permit, Site Plan, and Variance until such time when the EA is completed and submitted to the
Planning Commission.
ATTACHMENTS
1.Public Hearing Notice and Affidavit of Mailing.
g:\plan\2005 planning cases\05-30 mvec sub station\ea\scoping.doc
CITY OF CHANHASSEN
CARVER & HENNEPIN COUNTIES
NOTICE OF PUBLIC HEARING
PLANNING CASE NO. 05-30
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, October 4, 2005, at 7:00 p.m. in the Council Chambers in Chanhassen
City Hall, 7700 Market Blvd. The purpose of this hearing is to consider a request for a
Conditional Use PermitVariancesSite Plan Review
with and a application to construct a local
electric distribution substation on property zoned Industrial Office Park, IOP located east of the
Gedney Pickle plant and north of Stoughton Avenue. Applicant: Minnesota Valley Electric
Cooperative.
A plan showing the location of the proposal is available for public review at City Hall during
regular business hours. All interested persons are invited to attend this public hearing and express their
opinions with respect to this proposal.
Sharmeen Al-Jaff, Senior Planner
Email: saljaff@ci.chanhassen.mn.us
Phone: 952-227-1134
(Publish in the Chanhassen Villager on September 22, 2005)
CITY OF CHANHASSEN
AFFIDA VIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
November 3, 2005, the duly qualified and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public
Hearing for MN Valley Electric Substation - Planning Case No. 05-30 to the persons named
.
on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such
owner, and depositing the envelopes addressed to all such owners in the United States mail with
postage fully prepaid thereon; that the names and addresses of such owners were those appearing
as such by the records of the County Treasurer, Carver County, Minnesota, and by other
appropriate records.
Subscribed and sworn to before me
this 'Srcl day of Nov-e t"\'\be.....- , 2005.
,I
I ·
KIM 1. MEUWISSEN I
Notary Public-Minnesota
My Commission Expires Jan 31, 2010
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Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and
the user of this map aCknowledges that the City shall not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the use~s access or use of
data provided.
! f
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and
the 'user of this map acknowledges that the City shall not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnily, and hold harmless the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the user's access or use of
data provided.
ALL STEEL PRODUCTS CO
1165 HWY 212 E
PO BOX 73
CHASKA MN 55318
ALLEN L BRAKEMEIER
450 LAKE VIRGINIA TRL
EXCELSIOR MN 55331
CHASKA GATEWAY LLC
ATTN: ALEX A YOUNG
350 ST PETER ST
SUITE 200
ST PAUL MN 55102
FERRELLGAS LP
ATTN: TAX DEPT #22
ONE LIBERTY PLAZA
LIBERTY MO 64068
HARRI J RINT A &
MADELEINE J WEGNER
18025 KELLY LAKE RD
CARVER MN 55315
ST JOHNS EVANG LUTH CHURCH
300 4TH ST E
CHASKA MN 55318
GARY W DUNGEY &
GARY L BROWN LLP
1900 STOUGHTON AVE
CHASKA MN 55318
CHASKA ECONOMIC DEV AUTH
ATTN: DAVE POKORNY
1 CITY HALL PLAZA
CHASKA MN 55318
NORTHERN STATES POWER CO
C/O PROPERTY TAX DEPT
414 NICOLLET MALL
MINNEAPOLIS MN 55401
M A GEDNEY COMPANY
PO BOX 8
CHASKA MN 55318