HomeMy WebLinkAbout11-15-2007 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Thursday, November 15,2007 - 7:30 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Public Discussion of Any Item Not on the Agenda
C. Comprehensive Plan Item:
Consider a motion setting a public hearing for December 6 to amend the Comprehensive
Plan to include the 2007 Historic Preservation Plan.
D. Conditional Use Item:
CZ07 -00003: Discussion of an application submitted by Alliant Energy to Johnson County for
a conditional use permit for an electrical utility substation on a 3.18-acre property located in
the fringe area at 4872 340th Street NE.
E. Discussion of Capital Improvements Plan
F. Consideration of Meeting Minutes: October 18, 2007
G. Adjournment
Informal
Formal
I ~ 1.
~~~_lii:t...
!~~i!:~
~ ~aa.~
....:..
CITY OF IOWA CITY
MEMORANDUM
Date: November 9, 2007
To: Planning and Zoning Commission
From: Sunil Terdalkar, Associate Planner
Re: 2007 Historic Preservation Plan
At the November 7 meeting, the Historic Preservation Commission recommended approval and
adoption of the draft of the 2007 Historic Preservation Plan as part of the Iowa City
Comprehensive Plan. The draft Plan will replace the 1992 Historic Preservation Plan. The
Commission is being requested to consider setting a public hearing for December 6 to amend
the Comprehensive Plan to include the revised perseveration plan. Copies of the draft Plan will
be provided at the meeting on Thursday.
City of Iowa City
MEMORANDUM
Date: November 15, 2007
To: Planning & Zoning Commission
From: Doug Ongie, Planning Intern
RE: CZ07 -0003 Alliant Energy Electric Utility Substation
The applicant, Alliant Energy, is requesting a conditional use permit for 3.18 acres of land
located at 4872 340th Street NE. The applicant wishes to construct an electrical utility
substation in the Rose Hollow Subdivision, including a 195 foot self-supporting tower and a
12 foot by 15 foot communications building. The applicant's property is located northeast of
Iowa City in Fringe Area A beyond the city's growth boundary. Iowa City is not expected to
grow to include this property in the foreseeable future.
The Johnson County Unified Development Ordinance permits cities to review conditional
use permits for applications within their extra-territorial jurisdiction. A conditional use permit
requires a 4/5-majority vote of the County Board of Adjustment to approve a permit opposed
by the City Council.
Zoning Requirements:
The Johnson County Unified Development Ordinance allows public utility facilities and other
related uses in any zone subject to such conditions as may be warranted by the Board of
Adjustment to mitigate any deleterious effects and promote the public health, safety and
general welfare.
The Johnson County Development Ordinance does not give specific approval criteria for
utility substations. The Iowa City Zoning Ordinance can provide some guidance. In Iowa
City, Basic Utilities located in Industrial Zones that are not enclosed within a building must
be located at least 200 feet from any residential zone and must provide S3 screening, the
highest level of screening required by the code.
With regard to the subject property, the nearest residential property is located approximately
200 feet east of the proposed substation. Landscaping east of the substation will consist of
an approximately 100 feet wide buffer yard planted with a mix of deciduous and evergreen
trees. The buffer and landscaping will mitigate the visual impact of the utility substation and
the 8 foot high security fence from the adjacent property to the east. The north, south, and
west sides of the substation, which are not readily visible from neighboring properties, will
have deciduous and evergreen trees to screen the substation.
Mitigating the visual impact of the proposed communications tower will be more difficult due
to its height. The Iowa City Zoning Ordinance suggests that towers be constructed in a
manner that will camouflage the structure and reduce its visual impact on the surrounding
area. The Ordinance also requires towers to be setback at least a distance equal to the
height of the tower from any residential zone. The nearest residence is approximately 200
feet from the utility substation property and at least 700 feet from the communications tower,
which will be located in the Northwest corner of the property. Due to this distance, it doesn't
November 9, 2007
Page 2
appear that the communications tower will pose a safety hazard for existing residential
structures.
Compatibility with City Plans:
This property is located in an agricultural area. Although it is close to the city, the
topography, street network and the location of Interstate 80 to the south, isolate it from
areas of growth. In the long-term the connection of Oakdale Boulevard from its current
terminus near Dubuque Street in Coralville east to Dodge Street (Highway 1) and eventually
Scott Boulevard, will open up the area located approximately % mile to the west of the
proposed substation for commercial office type development. Because the property near
the proposed utility substation is located in a water shed that drains away from the city's
sanitary sewer treatment facilities, it will not likely develop without major investment in
sanitary sewer infrastructure. The proposed landscape screening will have matured by the
time development if any begins to occur in this area.
RECOMMENDATION:
Staff recommends that Council forward a letter to the Johnson County Board of Adjustment
recommending that the application submitted by Alliant Energy for a conditional use permit
for an electric utility substation be approved subject to general compliance with the
submitted plans.
ATTACHMENTS:
1. Location Map/Aerial Photograph
2. Rose Hollow Conditional Use Permit Application
3. Site Plan
Approved by: ~ ~
Robert Miklo, Senior Planner
Department of Planning and Community Development
~
t:
t3
~
~
~
t:
t3
If)
I
:2
:J
0>-
f-
(j
4:
"
o
,
,
,
_ _ _ _ 1I1111HIII\\\ _
SllV1\l
AlIJ VMOI ,
Q.
0:
o
C
~
Q.
('I')
o
o
o
II
f'..
o
N
()
c
o
+:i
CO
.pol
(j)
.0
:J
CJ)
>-
0)
l.-
Q)
C
W
Q)
()
C
CO
<(
. .
Z
o
"""'"
~
U
o
~
~
~
"""'"
en
ROSE HOLLOW SUBDIVISION
New Electrical Substation
Conditional Use Permit Application
Item #3:
Document explaining the proposed use including but not limited to the number of employees,
parking facilities, days and hours of operation, provisions for water and wastewater, type of
equipment to be used and signage:
PROPOSED USE:
Electric Utility Substation.
BACKGROUND INFORMATION:
The subject property is located at 4872 340th Street, NE-Iowa City, Iowa 52240-8046 and is
zoned Agricultural. The basis of this application for a Conditional Use Permit is to allow
construction of a new, state of the art electrical utility substation as allowed under the power of
the Board of Adjustments, Amended Chapter 8:1.20(11)(8) of the Johnson County Unified
Development Ordinance For the Unincorporated Areas of Johnson County adopted December
30th, 2004 and by the addition of new sub-section 8:1.20(11)8(1) by Ordinance 12-22-05-Z1 (An
Ordinance amending the Johnson County Unified Development Ordinance) to allow as
Conditional Uses Public Utility Facilities and Other, Related Uses). Alliant Energy has taken
positive steps over the years to maximize the circuits and equipment in the Rose Hollow
Subdivision area just outside of Iowa City, Iowa. Continued growth has already made it difficult
to meet electrical demand on extremely hot summer days. A new electrical source is needed for
this community to provide reliable power, especially under extreme conditions such as
equipment failure due to storms causing damage to our system.
A substation is an assembly of transformers within an enclosed area that switches, changes and
regulates voltage in electric transmission and distribution lines. Substations play an important
role in the electricity delivery process by boosting the voltage of electricity so that it can be
efficiently transported over long distances. It is also the source for reducing voltage so that it can
be delivered in a practical and economical manner for use in homes and businesses.
The existing Rose Hollow Subdivision site is an ideal location because of the extremely close
proximity of the intersection of the existing 161 kV (kilovolt) and 69 kV transmission lines and
the current distribution system in this area. This substation will expand the electric infrastructure
that serves the immediate area, enhancing reliability and while positioning the community for
future economic development and growth.
This substation is situated in a rural, agricultural area and has been designed to allow for both
transmission and distribution lines to enter and exit the facility. The plan also includes extensive
landscaping, adherence to the new Sensitive Areas Ordinance and adjacent land owners will be
able to continue cultivation of their land.
- 1 -
NUMBER OF EMPLOYEES:
This will be an "unmanned" facility. Utility personnel will access the substation two to three
times per month for routine inspection and on an as needed basis for system maintenance.
CONSTRUCTION AND PARKING:
Adequate measures have been incorporated in the design of this substation to minimize traffic
congestion and to assure adequate access by authorized personnel. This substation facility has
been designed to accommodate appropriate access and parking for emergency response
personnel. Construction should not impede roadways or result in traffic delays
DAYS AND HOURS OF OPERATION:
The substation facility will be in operation 24 hours a day, 7 days a week.
PROVISIONS FOR WATER:
The substation adds no demand to public services such as water and sewer.
PROVISIONS FOR WASTEWATER:
The included Storm Water Pollution Prevention Plan (SWPPP) will be implemented to mitigate
increased run off and water quality concerns in accordance with the Iowa Department of Natural
Resources (IDNR), Iowa City and Johnson County requirements.
TYPE OF EQUIPMENT TO BE USED:
A substation is an assembly of transformers within an enclosed area that switches, changes or
regulates voltage in electric transmission and distribution lines. A communications tower will be
installed for internal network use to retrieve usage data, line fault information and provide
emergency communication between Alliant Energy's Central Dispatch Center and authorized
field crews during times of 911 disaster. The towers that are located within Alliant Energy
substations are all FCC and FAA licensed. Initial construction will require large construction
equipment and a crane. Service trucks will frequent the site on a monthly basis.
SIGNAGE. SAFETY AND BARRIERS:
The substation will have dusk-to-dawn lighting, similar to "street lights" to aid in security. The
footprint of the substation will have an 8' tall chain link security fence around the perimeter and
has an additional 1 ' of barbed wire located at the top of the fence to deter unauthorized entry into
the substation. The perimeter fence and gate will have Alliant Energy identified "WARNING"
signage attached and will also include emergency contact information and such information as
the name of the Substation; identified as "Rose Hollow". The signage allows for visual
confirmation of danger prominence, see following signage examples. The substation is kept
secure with keyed padlocks and admittance to the facility is restricted to only authorized Alliant
Energy trained personnel.
Alliant Energy strives to be a good neighbor. Alliant Energy will take into consideration any
suggestions or conditions expressed by the City of Iowa City Planning and Zoning Commission,
City Councilor Johnson County Board of Adjustments. In the planning and design of Alliant
Energy's substation facilities, safety is key. Alliant Energy's Planning and Engineering staff
strive to not only meet but exceed all construction and facility requirements.
- 2 -
TIMELINE:
It is the goal of Alliant Energy to start construction in the Spring of 2008 with the Rose Hollow
Substation facility fully operational by Fall 2008.
- 3 -
WO"~"'llO"-"J"5'~~~/ / :dll"
II 'oBeol40 ' II 'U01BuIWOOl8 'll '.UIIO~ ~
iHoii-L~'H~ 3~iis V
~
o~ ~ 0; E
" 8 !i ~
~ro :i~~ ~ 8 ~~ '"
[~ ~~~ ~ ~
^< 5~~ .~ . ~ ~= ~ ~
~fu ~g~ b 5< b
~~ ~ ~ ~~ ~ 8
~E! ~~~ ~ ~ ~8 ~ ~
~g '~.
~~~ . ~ g ~~ ~
p ~ ~ ~
(I) "'~ ~ ~ fE~
j!! WW ~~~ ~. ~ ~ ~
o ~~ ~ Bo
~ii'~ 5 51" ~
Z ~~ :~~ !i!g ~ ~ ~S ~
W <l::;J a- ~~ ~
!Ie ,~ :i~~ ~8 " ~
Ui' ~~ ~
I"u ~N~ ~~
00' ~ z~ 0: 0:
UJ &:~ffi ~~~ 0 ~~
~ ~~. g~Oi ~:5 ~ ~~ ~ .
" ~
:5 ~~~ -';;V1 ~: ~ z~ ~
"'~ ~
~g~6 ~ ~o ~ ~
9~l5 <0
~~~j ei . ~~ ~
~gg ~ ~~ . ~
g~~~ :;6 ~~ ~ .
s~~ &~~~ ~g 5~ . !5~ ~ ~t!
~~~ \5~tti;t .~ '~ ~ ~~ u~
~ ~ ~B~m ~~ ~'" ~~ 5 g~
<ig~ ~i~~ ~~ 6-5 ~
.- ~5 ~ .~ i I'i~
5;jg ~~~3 ~~ ~, ~ ~~ W~
~(;~ ~~ ~ ~~.~ ~ ~i
S!3~~ ;;>0 ~ ~~
~zu g~~5 ~~ ~ oiS ~~I- ~
a:g ~ ~~ ~ ~~~
~~8 ~~ ~I"
N~ ~g: ~ro ~ g ::~
- ~ - ;~:
VMOI 'SOlcM:Il:fv'030
AEl1:l3N3 lNVn1V
'tIMOI 'AlNnOO NOSNHOr
NOll'tl lSSnS ~3^OOH
! ! ! ! I ! ! I
, , , , ,
'"
...., ~ ~ ~ ~ ~ ~ ~
:::,
~
'"
~ i~ ~ ~ ~ ~ ~ ~
"- ;, . ;,
""
~ ~ i
"<
~ ~ Id~ I€ n~ il h
h ~ql ~I ~! ~I ~~I~
t i - .;1'" ~ ~
~~~e:~ ~~~~~
,
~.
o~
,J;J;J;;JtJ
~
~ ~
i ~~~
~
~
~ ::J
~ i
~ i
'9T
~ Ii
. ~i ..J
Hi ~
,0 m ~ Q
:n ~ ~
I ~
~ g
i ~~
tr.
ill.
! ! ! ! [
, , ~ , '" ~
~~ b
~ ~ ~[~~
t~~G
:s8~
~ ~ ~ ~ ~e~~
.. . .. u.J:::.V>
~-:~ffi
i5~;E~
~~~~
13~~~
.....~lll:l
~
i;~ ~ ~
!~ ii II i~
~ ~i!: ~
~ , ~ VI;E 0 ~~
i" ,,~~ ~ ~~ ~
" > ,,~ , ~
0< ~~!llel~ ~~~~~~
~ .. C- O< '"
52&:~~ ~~~[~~
~~~~~ &lS~i~~
~OZ1i'j< ~~~~~~
I.JB~~~
~!3~~~ e~!~~~
'"
L
1 Lrf~=_~~:'~~~~~~~~-~~::o~!.=J
City of Iowa City
MEMORANDUM
Date:
November 15, 2007
To:
Planning and Zoning Commission
From:
Robert Miklo, Senior Planner
Re:
Capital Improvements Program (CIP)
The City Council will soon be considering the City's budget, including the Capital
Improvement Program. Because investment in infrastructure affects where and how
development occurs we have asked the Commission to review and comment on Capital
Improvement Program priorities. In the past the Commission has generally been concerned
with investment in street and sewer projects that accommodate development. For example
in previous years the construction of Sycamore Street has been a priority for the
Commission.
Your packet includes a draft of the CIP and a list of priorities identified by the Planning Staff.
We would like to discuss this at your November 15 meeting and receive the Commission's
comments regarding any projects that you feel should be identified as priorities.
PCD/JCCOG Capital Improvements Program Priority List
November 9, 2007
Southeast Area Commercial/Industrial Development Plan
· Reconstruct 420th Street and Taft Avenue
· Water and sewer infrastructure
· Park/stormwater management/buffer concept
Traffic Safety
· Mormon Trek Boulevard left turn lane, Melrose to Abbey Lane
· Burlington Street: Clinton intersection, Madison intersection, overall median project
· Sycamore Street, Burns to Lehman Avenue
Pedestrian/Bicycle
· Rocky Shore Drive to Peninsula pedestrian bridge
· Highway 6/Highway 1 trail, Gilbert Street to Mormon Trek Boulevard
Downtown Enhancement
· Gilbert Street streetscape, Benton Street to College Street
· Linn Street pedestrian corridor between Iowa Avenue and Market Street
· Property for Near Southside multi-use commercial/workforce housing/parking facility
Pending - On the Radar
· Downtown ice skating rink
· Brick street reconstruction in historic areas
· GIS
· First Avenue railroad overpass
· South Riverside Drive streetscape enhancement
· South Gilbert Street corridor streetscape enhancement
ppddir/CIPlist11-9-07.doc