Adopt Resolution #21-208 Granting a Conditional Use Permit to Expand an Existing Utility Substation at 9180 Alpine Drive NW (Project No. 21-125); Case of Connexus Energy

The City has received an application for a Conditional Use Permit (CUP) from Connexus Energy (the "Applicant") to expand an existing utility substation at 9180 Alpine Drive NW (the "Subject Property"). The Applicant has stated that due to the growth in Ramsey, both currently and anticipated, this utility substation needs to be updated and expanded to increase electrical capacity.

The City attempted to notify Property Owners, as reflected in the Anoka County Property Records, within 350 feet of the Subject Property of the request.

Based on historical aerial imagery, the utility substation has been in place since at least 1965. This predates the incorporation of Ramsey and the adoption of the Zoning Code, making the utility substation a lawful, nonconforming use. The Subject Property is zoned Planned Unit Development (PUD), which doesn't specify any permitted, conditional, or accessory uses. However, City Code Section 117-51 (Conditional Use Permits) states that a conditional use is a use that cannot be properly classified as a permitted use in a specific district.

The footprint of the existing utility substation is approximately 50' x 70'. The proposed expansion would result in a footprint of approximately 84' x 128' (fenced area). All equipment would be contained within this area, enclosed with a seven (7) foot tall chain link fence, topped with a 12" tall security feature (barbed wire).

The utility substation abuts the BNSF railroad right-of-way to the south/west and The Links of Northfork golf course to the east and north. The nearest residential property is over 350 feet from the boundary of the Subject Property (and on the opposite side of Alpine Drive) and the nearest actual home is about 600 feet from the Subject Property. It does not appear that the proposed expansion would have any negative impact(s) to surrounding properties.

The Planning Commission conducted a Public Hearing on the request on July 22, 2021.  A verbal comment was received asking whether screening would be required or considered.  Considering the location of the substation, which again is situated between the BNSF right of way and the golf course, and the distance to the nearest residential home (over 600 feet), the Planning Commission did not feel that screening was necessary.

Alternatives

Alternative 1: Motion to adopt Resolution #21-208 granting a Conditional Use Permit to expand an existing utility substation. Due to current and forecasted growth in Ramsey, additional electrical capacity is needed, which is prompting this proposed expansion. The location of the existing substation, nestled between railroad right-of-way and a golf course, seems ideal and should not negatively impact any surrounding uses. Staff supports this alternative.

Alternative 2: Motion to deny the requested Conditional Use Permit. Based on the location of the existing substation, and the need for additional electrical capacity (per Connexus Energy), Staff does not support this alternative.

All costs associated with this request are the Applicant's responsibility.

The Planning Commission recommends adopting Resolution #21-208 granting the Conditional Use Permit.

Motion to adopt Resolution #21-208 granting a Conditional Use Permit to expand an existing utility substation.