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Xcel Energy – Variance and CUP Amendment <br />The applicant is proposing to construct additional training facilities to include a “mock” <br />transmission line dedicated to training exercises for transmission line construction employees. <br />This requires a conditional use permit amendment to amend the site plan for utility pole locations <br />in the conditional use permit. The transmission line is proposed to have approximately 12 poles <br />of various types, conductor, cross-arms, and hardware. The line will not be energized but is <br />designed to provide valuable field experience and safety training. The applicant is also <br />requesting a variance from the maximum building height for the training poles to be 72 feet tall, <br />where 50 feet is required by ordinance for structures and buildings. The applicant has stated that <br />the proposed facility design has reduced pole heights by 20-40% to that of live operational <br />transmission facilities and that the proposed heights are the minimum needed for adequate <br />training. One of the poles is proposed to be a small lattice tower, shown as pole number 5 on the <br />site plan. <br /> <br />3. CONTEXT: <br /> <br />A. Surrounding Land Use and Zoning <br /> <br />The properties to the south are zoned Planned Unit Development (PUD) and are occupied by <br />townhome developments. The properties to the east and north are zoned General Industrial (I-3) <br />and are occupied by industrial businesses and a vacant parcel. The property to the west is zoned <br />Large Lot Single Family Residential (R-1) and is occupied by the City owned Clearwater Creek <br />Preserve Park. <br /> <br />B. Existing Site Characteristics <br /> <br />The property is 28.15 acres and consists of wetlands and wooded areas on the south and west <br />sides of the property. The existing training center is located on the property. <br /> <br />4. ANALYSIS: <br /> <br />A. Level of Discretion in Decision Making <br /> <br />The City’s discretion in approving or denying a conditional use permit amendment is limited to <br />whether or not the proposed application meets the standards outlined in the City’s <br />Comprehensive Land Use Regulations. If it meets these standards, the City must then approve <br />the conditional use permit. <br /> <br />The City’s discretion in approving or denying a variance is limited to whether or not the <br />proposed project meets the standards in the Zoning Ordinance for a variance. The City has a <br />higher level of discretion with a variance because the burden of proof is on the applicant to show <br />that they meet the standards in the ordinance. <br /> <br />B. Conditional Use Permit Amendment <br /> <br />The applicant is proposing to revise the site plan that was approved with the existing conditional <br />use permit to include the expansion of the training facilities on site and the proposed <br />transmission lines.