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HomeMy WebLinkAboutPZ - Narrative km E N G I N E E R I N G April 3,2025 Project No.:22-189 Mr. Bill Parsons, Planning Supervisor City of Meridian Community Development Department 33 E. Broadway Ave.,Ste. 102 Meridian, ID 83642 RE: Idaho Power McDermott Substation—Meridian,ID REVISED Narrative for Annexation,Conditional Use Permit and Alternative Compliance Application Dear Mr. Parsons: On behalf of Idaho Power Company,we are pleased to request Annexation and a Conditional Use Permit("CUP") to construct, maintain, and operate an electrical substation on an undeveloped parcel of land in northwest Meridian.The new McDermott Distribution Substation ("substation") would connect to the existing electrical grid and provide increased capacity and reliability to existing and new customers in Meridian,Ada County,and the surrounding area. The subject parcel (Parcel No. 50432212450) is located at the southwest corner of W. McMillan Road and N.Owyhee Storm Avenue,shown outlined in red in Image 1. 't. �7I�Gtl='ItMid;s i ill'• �_, ��J:�iJ:.:�,�. - r, IAA V ill�Jl, i Iil6i - I; ftCa a ,r.w .r,a. +�• J�f �'f'III ,;i p iri yy rya lift ;RO Z .I iSISM" 1SWIN IN I - 4 Image 1.Aerial image of the subject property. 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com Idaho Power McDermott Substation About Idaho Power Idaho Power is a regulated utility that services 24,000 square miles in Idaho and Oregon,and we strive to provide clean, reliable,and fairly-priced energy.With 17 hydroelectric projects at the core of Idaho Power's generation resource, our residential, business, and agricultural customers pay among the nation's lowest rates for electricity. Idaho Power is also committed to protecting resources, including managing the land and rivers in areas we serve. About McDermott Substation The purpose of this project is to provide reliable and resilient electrical service to customers in Meridian and the surrounding Ada County area.Customers in this area are currently served by Can-Ada Substation in Nampa and Ten Mile Substation in Meridian. With the growth that is occurring or planned in the Treasure Valley,existing facilities have become strained, which affects the reliability of service to customers in Meridian and the surrounding area. The proposed substation will be able to provide electrical service to new growth, but also relieve existing facilities by re-routing service lines to customers. Idaho Power's Eastern Treasure Valley Electrical Plan', shows analysis of the most favorable location for this project and Idaho Power collaborated with landowners to find suitable property in this area. Meridian adopted the Electrical Plan as part of the City's Comprehensive Plan'. The Electrical Plan was a collaborative effort between Idaho Power staff,elected officials,representatives of local communities and agencies,customers,and other interested stakeholders. As shown in Image 2 below,the McDermott Substation will connect to the existing Northside Substation with a new 138kV wire hung from the existing 230kV transmission line poles along McMillan Road. -------------o------------------ 7f17fi O' w �¢ M 4 O� ❑ 2 Q� z z MCDERMOTT p 4 SUBSTATION z MCMILLAN RD (New) LINDEN RD ❑ ---------------Q ❑ z ❑ w� n LU OO NORTFiSIDE z z SUBSTATION o (Exisfirtg] 2 © USTICK RD =New Transmission Line Upgrade to Existing Transmission Line Image 2.McDermott and Northside Substation connection overview. 1 https://docs.idahopower.com/pdfs/AboutUs/RegionatElectricalPlans/etvep/ETVEP-Mapping-Results.pdf z Links and Resources I City of Meridian PAGE 2 Idaho Power McDermott Substation Protect Features As shown on the site plan submitted with this application, the substation and yard include the following, as depicted in Image 3: • Up to two transformers,each to serve four distribution feeders. • Up to two breakers beneath the transmission termination structure. • Up to two metalclad structures,which manage switching of distribution feeders. • One small control building,which houses racks of switches and communication equipment. • One transmission dead-end structure,which connects with the transmission line on McMillian Road). .ze.on I One i > i I i IRR IRR fRR `p0. IRRRR IRR IRR IRR i iRR RR�/ Access a-+ RR� I e d-- d -- - - ------------ I --------- ----------- I ,t `� Breaker ; Q I I � n i I " r D a Control CL future Tran er I I M c a i electrical 1 of N �l a 1 apparatus � ` I M I 0 00 o rt I� S J I - , �_ et (clad u i rr Cr sv ' n ' IT P I <Di tribu ion Lines> D l I m i I i Acce ' Landscape Setback Area L----------------------------------------------------------- Image 3.McDermott Yard Plan overview. PAGE 13 Idaho Power McDermott Substation The new distribution lines coming from the substation will move electricity to customers at a lower voltage and also connect with distribution lines from Can-Ada,Ten Mile, and Black Cat Substations (near Franklin Road and Black Cat Road) to provide a more reliable, resilient, and flexible electrical grid to serve customers from multiple points. The substation yard is graveled to allow for safe operation of the ground-grid system underneath the surface.The gravel is specific for utility use,typically 3-inch rock that also allows for water drainage.Since no vehicle parking occurs within the substation,there will be no paved surfaces inside the yard. Landscape and Buffer A 25-foot landscape buffer is required along McMillan Road and a 20-foot landscape buffer along Owyhee Storm Avenue. Both street buffers will include a ten (10') foot wide detached sidewalk/multi-use pathway and landscaping in accordance with City Code. A pre-cast stamped concrete wall will be installed along the McMillan Road and Owyhee Storm Avenue frontages. Along the south and west sides of the site, outside of the proposed chainlink perimeter fencing, a twenty-foot wide landscape buffer will be installed that will include a combination of deciduous and coniferous screening vegetation.A pressurized irrigation system will be utilized for perimeter landscaping. Access The site will have access points on McMillan Road and Owyhee Storm Avenue that will be designed in accordance with Ada County Highway District requirements. Two (2) access points are required for the large transport vehicles to safely maneuver through the substation, in rare circumstances of transporting large electrical apparatus (transformers, breakers, metalclad) into the substation. Typically, one access will be necessary to enter the substation for inspections and maintenance activities. Project Schedule Construction is planned to begin between July and August of 2025. The substation is anticipated to begin operating in before 2027. PAGE 14 Idaho Power McDermott Substation City of Meridian Code Findings The following information is in consideration of the Annexation and CUP request pursuant to the applicable Meridian Unified Development Code. Annexation Idaho Power proposes to annex and zone the property to the R-15 (Medium-High Density Residential) zoning district to accommodate the proposed electrical substation in northwest Meridian.The R-15 district is consistent with Meridian's comprehensive plan and the property's future land use map designation of medium-high density residential. §11-58-3(E)Annexation Findings 1. The map amendment complies with the applicable provisions of the Comprehensive Plan; Response:The Future Land Use Map designates the site as Med-High Density Residential ("MHDR"). In accordance with this designation, Idaho Power requests annexation to a R-15 zoning designation as recommended by city staff. 2. The map amendment complies with the regulations outlined for the proposed district,specifically the purpose statement; Response: The planned use of the subject property is a substation that will be operated and maintained by Idaho Power. Meridian code identifies the proposed use as"public infrastructure"that is permitted in the R-15 zone with the approval of a CUP.The purpose statement for residential zones as outlined in city code §11-2A-1 is as follows: "The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated".The proposed use of a substation meets this purpose statement by providing a necessary utility that will serve the existing and intended residential uses. 3. The map amendment shall not be materially detrimental to the public health,safety,and welfare; Response: Annexation with an R-15 zoning designation will not be detrimental to public health, safety, and/or welfare.Idaho Power is committed to the safety,health,and welfare of their employees,customers, and the communities that they serve. Proposed site design,fencing and vegetation has been designed to ensure the security of the substation while providing an attractive facility. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including,but not limited to,school districts;and Response:The annexation of the subject property and the proposed use of a substation will not impact the delivery of public services by any provider. 5. The annexation(as applicable)is in the best interest of City. Response: The annexation of the site is in the best interest of the City as it will facilitate expansion of Idaho Power's service in this area and throughout the Treasure Valley. PAGE 15 Idaho Power McDermott Substation Conditional Use Permit A conditional use permit is required for public infrastructure in the R-15 district per Meridian City Code Table 11-2A-2.A site and landscape plan complying with code requirements has been submitted for review with this application. Secure fencing and privacy are integral to the safe and reliable operation of Idaho Power facilities, and it is anticipated that an alternative compliance request to extend the 6'fence height to 8'and to incorporate secure barbed wire will be submitted with a subsequent certificate of zoning compliance and design review application. We will work with staff to ensure the design complies with City Code and meets the intent of alternative compliance. Specific use standards found in Code section 11-4-3-31 have been adhered to with site and structure design. §11-5B-6(E)Conditional Use Permit Findings 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Response:As shown in the site plan,the site is large enough to accommodate the proposed substation and provide adequate space to safely operate and maintain the facility. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this title. Response: The proposed substation is in accordance with the goals and policies found in the City's Comprehensive Plan. 3. That the design,construction,operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Response:Utility facilities are an integral part of our landscape,similar to other types of infrastructure that deliver essential services to our communities. Idaho Power will make every effort to keep the property compatible with the character of the area. The design, construction, operation, and maintenance of the substation will complement the existing agriculture and residential character and the intended medium- high density residential character by improving the capacity to Idaho Power's operations to effectively serve existing and future customers in the area. As explained above in the project details, a combination of site obscuring fencing and landscaping will be provided around the perimeter of the site to screen the operation. 4. That the proposed use,if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Response: The proposed substation will be located entirely on private property. A combination of site- obscuring fencing and a landscape buffer will be installed around the perimeter of the site, ensuring that the substation will not negatively impact neighboring properties. This improvement to Idaho Power's operations will enhance service to local customers and positively affect the surrounding area. PAGE 16 Idaho Power McDermott Substation 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. Response:As outlined below the proposed substation will be served adequately by essential public facilities and services: Transportation:The site falls under the jurisdiction of Ada County Highway District. Once the substation is constructed,additional traffic to the site will be minimal and limited to Idaho Power employees only. Idaho Power employees typically visit a substation once a month,in a pickup truck. Emergency Services: The area is served by Meridian Fire Department, Star Fire District, Meridian Police Department,and Ada County Sheriff. Drainage:All stormwater will be retained on-site and are defined in the attached site plan. Refuse Disposal: Not needed to serve the use. Water: A 12-inch water main exists in Owyhee Storm Avenue adjacent to the site. Water service is not needed to serve the substation. Idaho Power understands that domestic water and pressurized irrigation water lines will need to be installed along its McMillan Road frontage. Idaho Power and its neighbor, Northern Land Holdings,will enter an agreement to install these utilities around the substation property at a later date — when Northern Land Holdings develops its project frontage along McMillan Road. The agreement between the two parties, and the City,will be included once signed.As previously mentioned, that agreement will include curb,gutter,and sidewalk. Sewer: Sewer is to be extended by an adjacent property to the east and is not needed for the use of a substation. Additional public facilities and services:The substation does not require school and park services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Response: The substation will not create additional costs for public facilities and services. As an improvement to Idaho Power operations the substation will be improve the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials,equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes,glare or odors. Response:The proposed substation will involve activities,materials,equipment,or conditions of operation that would create a nuisance as outlined below. Traffic: Traffic to site, once the substation construction is completed, will be limited to Idaho Power employees. Noise: No excessive noise will be generated during the operations of the proposed substation. Any operational noises will not exceed 65 dB(decibels) per the Code of Federal Registry Section 24.An analogy of 65 dB sound level would be a normal conversation at a three(T)foot distance. Smoke, Fumes,and Odors:Normal operations of the substation will not generate smoke,fumes,and odors. Glare: The substation materials will consist of dull galvanized metal, white painted metalclad, painted masonry for the controls and walls.These materials reduce glare to neighbors and drivers. PAGE 17 Idaho Power McDermott Substation S. That the proposed use will not result in the destruction,loss or damage of a natural,scenic or historic feature considered to be of major importance. Response:As shown in Image 1,the subject parcel has been used as agriculture and no natural,scenic,or historic features were identified. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area;and b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Response:Not applicable as the proposed substation is a conforming use. Alternative Compliance Idaho Power requests alternative compliance to fence requirements as outlined in §11-3A-7. The applicant proposes to exceed the 6-foot height typically permitted for fences within residential districts with a proposed 8-foot fence along all boundaries of the site. An 8-foot chainlink fence with barbed wire along the west and south boundaries of the site and 8-foot stamped concrete along the north and east boundaries of the site are proposed. Both styles of fence will maintain a secure and attractive perimeter and will discourage trespassing to maintain a safe facility. §11-5B-5(E)Alternative Compliance Findings 1. Strict Adherence or application of the requirements are not feasible;or 2. The alternative compliances provides an equal or superior means for meeting the requirements;and Response:An 8-foot stamped concrete wall along the north and east boundaries of the site and 8-foot chainlink with barbed wire provide an equal means for meeting the requirements of City Code. Both styles of fence will maintain a secure facility, which meets the requirements of NESC (National Electrical Safety Code) Rule 110.A.1, which outlines the requirements for enclosures of electrical supply stations with the intention of limiting unauthorized access. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. Response:The proposed alternative will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties.Increased height and materials proposed will secure the site while creating an attractive exterior. Proposing screening and fencing will prevent unauthorized access and will help to maintain consistent substation operations. PAGE 18 Idaho Power McDermott Substation On behalf of Idaho Power,we are excited to bring the McDermott Substation to the city of Meridian.This project will complement surrounding uses,fulfill comprehensive plan goals,drive economic opportunity,and provide improvements to Meridian and the Treasure Valley.With approval,adherence to code standards and safety will be evident through the entire process. Should you have questions or require further information in order to process this application, please contact me. Sincerely, KM Engineering,LPL/P.. Stephanie Hopkins Land Planning Manager cc: Idaho Power Company PAGE 19