HomeMy WebLinkAbout2023-11-02 TPC Planning Report TPC3601 Thurston Avenue N, Suite 100 £.flCItXLLJUJ z
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.corn
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: November 2, 2023
RE: Oak Park Heights — Xcel Energy Substation - Conditional Use to
Allow Security/Screening Fencing — 5789 Stagecoach Trail North
FILE NO: 236.02 — 23.05
BACKGROUND
Brian Sullivan of Xcel Energy has made an application for a Conditional Use Permit
(CUP) to allow construction of a 10 foot security and screening fence at the Xcel Energy
Substation, 5789 Stagecoach Trail North. The fence will be constructed of wood along
the north, west and south sides of the substation with a gate at the southeast corner. At
the east side of the substation a 10 foot black chain link fence will be installed.
The property is zoned 0 — Open Space Conservation District in which electrical
substations are a permitted use. The Conditional Use Permit is required to allow the
fence height of 10 feet.
Attached for reference:
Exhibit 1: Project Narrative from Xcel Energy— Brian Sullivan
Exhibit 2: Proposed Plan
Exhibit 3: Site Pictures
ISSUES ANALYSIS
Project Description. The project narrative from Brian Sullivan is found as follows:
Northern States Power Company, a Minnesota Corporation, d/b/a Xcel Energy, herein
referred to as "Xcel Energy", its agents, contractors, and employees will be performing
maintenance on the Electric Substation, located at 5789 Stagecoach Trail North. Work
will consist of the replacement of the current fence around the substation. The work is
scheduled to take place in 2024. A new 10 foot tall fence will be constructed to
enhance security on the property and for the general upkeep of the fence enclosing our
facility.
To ensure the protection of employees, contractors, the general public, and company
property and equipment, Xcel Energy has adopted measures to ensure the safe
operation of our facilities. The National Electric Safety Code states in part that rooms
and spaces in which electrical supply conductors or equipment are installed will be so
arranged with fences, screens, partitions, or walls to minimize the entrance of
unauthorized persons or interference by them with equipment inside. The electric
transmission line and structures and devices that support the lines are an integral part
of the delivery of electricity to our customers. The risk of interrupted service and injury
is high for unauthorized access to our equipment. Only specialized and equipped
personnel may enter these areas.
In response to the obligation to increase security at our facilities, Xcel Energy
implemented new fence standards for securing substation properties. The new
standards increase the difficulty of gaining unlawful access to the substation. Analysis
has shown that increasing the fence height from 8' to 10' and limiting the mesh
openings to less than 1" increases the difficulty of scaling the fence, deterring
unauthorized access to the property.
Recent inspections by Xcel Energy identifies the need to implement security measures
that will reduce the possibility of unauthorized access to our facilities. The fence
improvements include a ten feet tall solid wood fence along the north, west and south
sides of the substation. In addition, to security enhancements, the wood fence will
provide a visual screen to the property. The east side of the property and the gates will
be ten feet tall black chain link fence. The chain link will allow first responders visual
site lines into the substation prior to entering the facility. The existing chain link fence
around the storage area to the south side of the substation will be removed.
Comprehensive Plan. The Comprehensive Plan designates this area as Industrial
land use. The substation is consistent with this designation.
Zoning Ordinance. The site is zoned 0 — Open Space District in which electrical
substations are a permitted use. Section 401.15 E of the Zoning Ordinance provides
requirements for fencing and screening for a business or industrial use that abuts
property zoned for residential use. In the case of the substation, the property to the
north, west and south are zoned for residential use. The zoning to the east is Industrial.
A Conditional Use Permit is required to allow for a variation from the maximum height of
eight feet specified for screening fences. The Zoning Ordinance specifies either
landscaping or fencing as required. In this case, where security measures are required,
the fence is necessary.
Xcel will remove the fencing around the storage area on the south side of the
substation. That area will not be used for storage at this time. If Xcel determines the
need to use this storage area again, screening and City review will be required.
The criteria for review of the Conditional Use Permit are found later in this report.
2
Parking. The substation does not have employees. Parking is available within the
substation facility and on the access drive to the substation.
Lighting. Security lighting is provided but is not activated unless needed for
emergency repairs. Any non-security lighting, if installed, shall be full cut off and comply
with the Zoning Ordinance requirements.
Trees/Screening. The Ordinance requires either landscaping or fencing. The Planning
Commission should discuss whether landscaping could be added outside of the fence
on the north and south sides of the substation.
Fence. The solid wall wood fencing will be similar to what is installed at the substation
located on Nova Scotia Avenue North. Note the picture added of that substation in
Exhibit 3.
Design Guidelines. Utility structures are not subject to Design Guideline review.
Conditional Use Permit. The Conditional Use Permit criteria, found in Section
401 .03.A.7 of the Zoning Ordinance, are found as follows:
1. Relationship to the specific policies and provisions of the municipal comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which it is proposed.
5. The impact on character of the surrounding area.
6. The demonstrated need for such use.
7. Traffic generation by the use in relation to capabilities of streets serving the property.
8. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City's service capacity.
9. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
The substation is consistent with the Comprehensive Plan. The location of the
substation in a residential area requires the site to be screened. The fencing will
provide the necessary screening to the north, west and south, a positive impact on the
neighborhood. City Staff does not recognize any negative impact on the surrounding
area if the fence is constructed to 10 feet. There are no impacts to traffic, public
services, or to the City's service capacity.
CONCLUSION AND RECOMMENDATION
Based upon the preceding review, City staff recommends approval of the application for
a Conditional Use Permit to allow construction of a 10 foot security and screening fence
at the Xcel Energy Substation, 5789 Stagecoach Trail North., subject to the following
conditions:
3
1. Any non-security lighting, if installed, shall be full cut off and comply with the
Zoning Ordinance requirements.
2. The Planning Commission should discuss the need for any landscaping for the
site.
3. If Xcel determines a need for a storage area to the south of the substation,
screening and City review shall be required.
4. Xcel shall provide fence construction plans as part of the required building permit
subject to City Staff review.
Pc: Julie Hultman
4
eik
Xce/Energy@
RESPONSIBLE BY NATURES
October 10,2023
City of Oak Park Heights
14168 Oak Park Blvd.N.
Oak Park Heights, MN
Northern States Power Company, a Minnesota Corporation, d/b/a Xcel Energy, herein referred to as"Xcel
Energy", its agents, contractors, and employees will be performing maintenance on Electric Substation,
located at 5789 Stage Coach Trail N . Work will consist of the replacement of the current fence around the
substation. The work is scheduled to take place in 2024. A new 10 foot tall fence will be constructed to
enhance security on the property and for the general upkeep of the fence enclosing our facility.
To ensure the protection of employees, contractors, the general public, and company property and
equipment, Xcel Energy has adopted measures to ensure the safe operation of our facilities. The National
Electric Safety Code states in part that rooms and spaces in which electrical supply conductors or
equipment are installed will be so arranged with fences, screens, partitions, or walls to minimize the
entrance of unauthorized persons or interference by them with equipment inside. The electric transmission
line and the structures and devices that support the lines are an integral part to the delivery of electricity to
our customers. The risk of interrupted service and injury is high for unauthorized access to our equipment.
Only specially trained and equipped personal may enter these areas.
In response to the obligation to increase security at our facilities, Xcel Energy implemented new fence
standards for securing substation properties. The new standards increase the difficulty of gaining unlawful
access into the substation. Analysis has shown that increasing the fence height from 8' to 10' and limiting
the mesh opening in chain link fences openings to less than 1" increases the difficulty of scaling the fence,
deterring unauthorized access into the property.
Recent inspections by Xcel Energy identified the need to implement security measures that will reduce the
possibility of unauthorized access to our facilities. The fence improvements include a ten feet tall solid
wood fence along the north, west and south sides of the substation, In addition to security enhancements,
the wood fence will provide a visual screen to the property. The east side of the property and the gates will
be ten feet tall black chain link fence. The chain link will allow first responders visual site lines into the
substation prior to entering the facility. The existing chain link fence around the storage area to the south
side of the substation will be removed.
The fence upgrades are part of Xcel Energy's comprehensive efforts to secure the electric grid. More
specific details about the fence are included for your use. If there are any unanswered questions, don't
hesitate to contact me.
Thank you,
Brian Sullivan
Siting and Land Rights Agent
File; Oak Park Heights Sub
Xcel Energy
414 Nicollet Mall, 06 I Minneapolis, MN 55401
P: 612.216.8083 I C:612.366.0234
Email: brian.e.sullivana.xcelenergv.com
04
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