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HomeMy WebLinkAbout2015-10-27 CDRB Packet AGENDA CITY OF MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD Tuesday, October 27, 2015 6:00 P.M. Council Chambers - Maplewood City Hall 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes: a. August 25, 2015 5. New Business: 6. Design Review: a. Consider Approval of Design Review, Porsche of Saint Paul, 2450 Maplewood Drive b. Consider Approval of Design Review, Xcel Energy’s Kohlman Lake Substation Security Improvements, 1480 County Road D East 7. Visitor Presentations: 8. Board Presentations: 9. Staff Presentations: 10. Adjourn MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, AUGUST 25, 2015 1. CALL TO ORDER Chairperson Kempe called the meeting to order at 6:02 p.m. 2. ROLL CALL Boardmember, Leo Burger Present Chairperson, Bill Kempe Present Boardmember, Jason Lamers Present Vice Chairperson, Matt Ledvina Absent Boardmember, Ananth Shankar Present at 6:05 p.m. Staff Present: Nick Carver, Building Official 3. APPROVAL OF AGENDA Boardmember Lamers moved to approve the agenda as approved. Seconded by Boardmember Burger. Ayes - All The motion passed. 4. APPROVAL OF MINUTES Boardmember Shankar was not present at the beginning of the meeting to approve the minutes so the board skipped the approval until after the design review discussion was complete. Boardmember Shankar moved to approve the July 28, 2015, CDRB minutes as submitted. Seconded by Boardmember Burger. Ayes Î Chairperson Kempe, BoardmemberÓs Burger, & Shankar Abstention Î Boardmember Lamers The motion passed. 5. NEW BUSINESS None. 6. DESIGN REVIEW a. Consideration of Design Review, Conifer Ridge Apartments, Cou between Hazelwood Street North and Kennard Street August 25, 2015 Community Design Review Board Meeting Minutes 1 i. Building Official, Nick Carver gave the report for Conifer Ridge Apartments, County Road D East between Hazelwood Street North and Kennard Street and ans the board. ii. Architect, Urban Studio, Teresa McCormak, addressed and answ board. iii. Civil Engineer, Dan Tilsen, addressed and answered questions of the board. iv. Owner, Manager, Conifer Ridge Apartments LLC, Peter Stalland, addressed and answered questions of the board. Residents who addressed the board were: 1. Suzanne Fry, 3060 Cottage Lane, Maplewood. Ms. Fry spoke in o She also spoke in opposition during the public hearing at the Au Commission meeting. 2. Jason Sagstetter, 1627 County Road D East, Maplewood. Mr. Sag of the proposal. He and his wife sent comments included in the s Boardmember Shankar wanted to add an amendment adding a conditio applicant shall work staff to maximize the amount of additional plan. Chairperson Kempe requested an amendment under condition 11 addi The applicant will provide two additional quotes for buckthorn r contractor with a licensed herbicide applicator. If chemicals a licensed herbicide applicator through the Department of Agricult Boardmember Lamers moved to approve the plans date-stamped August 7, 2015, for the Conifer Ridge apartment development. Approval is subject to the developer complying with the following conditions: (changes or additions are underlined and in bold): 1. Obtain city council approval of a comprehensive land use plan (medium density residential) to HDR (high density residential) to build apartments on this site. 2. Obtain city council approval of a revision to the previously- development for this project. 3. Obtain city council approval of the lot division for this pro 4. All requirements of the fire marshal and building official mu 5. The applicant shall obtain all required permits from the Rams Watershed District. 6. All driveways and parking lots shall have continuous concrete 7. All requirements of the city engineer, or his consultants wor regarding grading, drainage, erosion control, utilities and the found to be needed. All conditions of the Maplewood engineering 2015 must be complied with. August 25, 2015 Community Design Review Board Meeting Minutes 2 8. Repeat this review in two years if the city has not issued a that time. 9. Any identification signs for the project must meet the requirements of the city sign ordinance and the PUD approval. 10. The setbacks are approved as proposed. 11. The applicant shall: Install reflectorized stop signs at all driveway conditions to Hazelwood Street and Kennard Street. Install and maintain an in-ground lawn irrigation system for al Install all required trails, sidewalks and carriage walks. Install all traffic signage within the site that may be require Provide a revised landscaping plan for staff approval which inc trees along Hazelwood Street and Kennard Street and detailing ho requirements are being met for the parking lots facing residenti Provide revised building elevations for staff approval incorpor brick design elements at the foundation and first floor level of brick or stone into the buildings and adding architectural features to the gable areas of the buildings. Provide a screening plan to staff for approval for any visible the building. Provide a detailed soils analysis to the building official and for building permits to ensure that there is proper soil stabili The applicant will provide two additional quotes for buckthorn by a licensed contractor with a licensed herbicide applicator. it should be done by a licensed herbicide applicator through the Agriculture. 12. The applicant shall ensure that site lights do not exceed a property lines. 13. The applicant shall provide the city with cash escrow or an exterior landscaping and site improvements prior to getting a bu development. Staff shall determine the dollar amount of the esc 14. All work shall follow the approved plans. The director of e development may approve minor changes. 15. The applicant shall work with staff to maximize the amount o shown on the site plan. August 25, 2015 Community Design Review Board Meeting Minutes 3 Seconded by Boardmember Shankar. Ayes Î All The motion passed. This item goes to the city council on September 14, 2015. 7. VISITOR PRESENTATIONS None. 8. BOARD PRESENTATIONS None. 9. STAFF PRESENTATIONS None. 10. ADJOURNMENT The meeting was adjourned by Chairperson Kempe at 7:11 p.m. August 25, 2015 Community Design Review Board Meeting Minutes 4 MEMORANDUM TO: Melinda Coleman, City Manager FROM: Michael Martin, AICP, Economic Development Coordinator DATE: October 20, 2015 SUBJECT: Consider Approval of Design Review, Porsche of SaintPaul, 2450 MaplewoodDrive Introduction Carousel Motor Group is requesting approval to builda new 24,440 square foot building at 2450 Maplewood Drive. The new building would be located to the north of the Audi St. Paul dealership that is already on the property. The new building is part of a planned unit development that wasapprovedJanuary 24, 2005 which allowsfive buildings to be located on the 32 acre property. Background On January 24, 2005 the city council approved a comprehensive plan amendment, a zoning map amendment, a conditional use permit and design review for a multi-building automobile dealership center. Discussion Building Design The new building’s exterior will follow Porsche’s “international” building prototype. The four sides of the building will featurea black corrugated metal panel with silver aluminum composite panels on the south,northandeast elevations. The doors will have black anodized aluminum frames. The south and east elevation will also have glass running along lower half of the walls. Site Plan The building is setback 64 feet from the lot line and the parking lot is setback 15 feet. Both setbacks meet the city requirements. Parking City ordinance does not define a specific requirement for automobile dealerships but ordinance does requireonespace for every 200 square feet of building square footagefor general commercial buildings. This means 123 spaces would berequired. The applicant’s site plan indicates they will providea total of 522 parking spaces to be used for customer parking, employee and service parking and inventory parking. Trash Enclosures Plans do not indicate where exterior trash containers would be located. As per city ordinance, any exterior trash containers kept on site must be screened by a 100% opaque structureor kept inside the building. Tree Preservation When this overall project was approved in 2005, the applicant was required to plant 268 trees throughout the site in order to meet the city’s tree preservation ordinance at the time. In 2005, the applicant submitted a landscape plan that met this requirement. The landscape plan submitted with the Porsche project indicates 61 trees are to be planted but the plan is unclear on the location. It is recommended a revised landscape plan be submitted for staff approval that better shows the location of the proposed trees as well as what trees were planted as part of the Audi project to better track the progress made towards meeting the tree requirements. Landscaping The landscape plans show new plantingsto be placed in the parking islandsand atthecenter of the new round-a-boutfeature connecting Audi’sparking lot with the proposed Porsche of St Paul parking lot.The 15ft parking lot setback will also be landscapedwith sod.The plantings willbe amixture of perennials, shrubs, and treesthroughoutthe property. Lighting The applicant’s photometric plan shows the proposed lighting will be meeting the city’s lighting ordinance requirements. Department Comments Building Department Nick Carver, building official – Applicant must follow all Minnesota State Building Code requirements. Fire Department Butch Gervais, fire marshal – Applicant will be required to add fire protection to the entire building. Applicant will need an alarm system that is monitored, Fire Dept Lockbox. Police Department Paul Schnell, police chief – No issues. Engineering Department See Jon Jarosch’s staff report attached to this report. Recommendation Approve the plans date-stamped October 8, 2015for the proposed building at 2450 Maplewood Drive.Approval is subject to the following conditions: 1.Approval of design plans is good for two years. If the applicant has not begun construction within two years, this design review shall be repeated. Staff may approve minor changes. 2.All trash receptacles must either be kept inside the building or an outside trash enclosure must be built on site. 3.Satisfy the requirements set forth in the staff report authored by staff engineer Jon Jarosch, dated October 20, 2015. 4.Signs are not part of this approval and will require separate sign permits and must follow the approved comprehensive sign plan for this site. 5.Submit the following for staff approval before the city issues a grading or building permit: a.Final grading, paving, drainage, utility, traffic/street improvement and erosion control plans. These plans shall meet the requirements of the city code and the city engineer. b.A revised landscape plan to include: 1.Exact locations of trees to be planted as part of Porsche project and location andspeciestype for trees planted as part of Audi project. c. Verification that all watershed district special provisions, as indicated on the watershed district permit, are met before the city issues a building or grading permit for the site. d.Payment of the required park availability charge of $183,103, as determined by city ordinance. e.A cash escrow or an irrevocable letter of credit for all required exterior improvements. The amount shall be 150 percent of the cost of the work. 6.The applicant or the contractor shall complete the following before occupying the Porsche building or before using the storage lot: a.Replace any property irons removed because of this construction. b.Install a reflectorized stop sign at the exit and a handicap-parking sign for each handicap accessible parking space. c. Install an in-ground lawn irrigation system for the parking lot islands and for all landscape areas (except the ponding areas). Lawn irrigation in the right-of-way may be waived if MnDOT will not allow it. It is also waived in the wetland buffer area. d. Post signs identifying the customer and employee parking spaces. e.Install city-approved wetland buffer signs at the edge of the wetland buffer easement that notifies that no building, mowing, cutting, grading, filling or dumping is allowed within the buffer. f.Install all the required exterior improvements, including landscaping and signs. g.Install all bituminous and the engineered porous or permeable surface and the curb and gutter. h.Stripe all drive aisles. i.Install all required landscaping by June 1 if the dealership or if the sales/storage lot is finished in the fall or winter, or within six weeks of completion of the sales/storage lot if it is finished in the spring or summer. j.Install all exterior lighting. k.Screen all roof-mounted equipment visiblefrom public streets. 7.If any required work is not done, the city may allow temporary occupancy if: a.The city determines that the work is not essential to the public health, safety or welfare. b.The above-required letter of credit or cash escrow is held by the City of Maplewood for all required exterior improvements. The owner or contractor shall complete any unfinished exterior improvements by June 1 if occupancy of the building is in the fall or winter, or within six weeks of occupancy of the building if occupancy is in the spring or summer. 8.All work shall follow the approved plans. The director of the environmental and economic developmentmay approve minor changes. 9.This approval does not include any of the other buildings on the site (onlythe Porsche dealership). The owner shall apply to the city for design approval for each of these buildings (including the architectural, landscaping and drainage plans). The community design review board (CDRB) must approve the project plans for each of thesebuildings before the city can issue a building permit for each building. Reference Information Site Description Site size: 31.9acres Existing land use: AudiDealership, 7.1 acres of site vacant Surrounding Land Uses North: Vacant Land South: SP Richards Co. West: Highway 61 East: Vacant land (wetlands on site) Planning Land Use Plan designation: C (commercial) Zoning: M1 (light manufacturing) Application Date The application for this request was considered complete on October 8, 2015. State law requires that the city decide on these applications within 60 days. The deadline for city council action on this proposal is December 7,2015. Attachments 1.Location Map 2.Land Use Map 3.Zoning Map 4.Applicant’s Letter, October 6, 2015 5.Proposed Site Plan 6.Building Elevations 7.Engineering report, Jon Jarosch, October 20, 2015 8.City Council Minutes, January 24, 2005 Maplewood Heights Kohlman Lake Hazelwood Sherwood Glen Parkside Western Hills Gladstone Hillside Beaver Lake Battle Creek Vista Hills Highwood Carver Ridge Maplewood, City of Maplewood 2450 Maplewood Drive - Porsche Maplewood, Source: Esri, DigitalGlobe, GeoEye, i- cubed, Earthstar Geographics, CNES/Airbus DS, USDA, Design Review - Overview Map USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, City of Maplewood, Esri, HERE, DeLorme, TomTom, MapmyIndia, © OpenStreetMap contributors, and the GIS user community Attachment 2 2450 Maplewood Drive - Porsche Legend Maplewood, City of Maplewood, Esri, HERE, DeLorme, TomTom, Design Review - Land Use Map Commercial Low Density Residential MapmyIndia, © OpenStreetMap contributors, and the GIS user community Open Space Medium Density Residential Government High Density Residential Attachment 3 Maplewood, Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar 2450 Maplewood Drive - Porsche Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Legend Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, City of Maplewood, Esri, HERE, DeLorme, TomTom, MapmyIndia, © Design Review - Zoning Map Light Manufacturing (m1) Double Dwelling (r2) OpenStreetMap contributors, and the GIS user community Planned Unit Development (pud) Farm (f) Multiple Dwelling (r3) Single Dwelling (r1) Attachment 4 Attachment 5 Attachment 5 Attachment 6 Attachment 7 Engineering Plan Review PROJECT: Porsche of St. Paul PROJECT NO: 15-24 COMMENTS BY: Jon Jarosch, P.E. DATE: 10-20-2015 PLAN SET: Engineering plans dated 10-06-2015 REPORTS: Storm Water Summary Letter dated 10-06-2015 The applicant is seeking to construct a new Porsche of Saint Paul facilityon the existing Maplewood Imports site. Currently theparcelcontains one automotive resale buildingat the southeast corner of the site. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents, geotechnical information, and a stormwater reportfor final review.The following are engineeringreview comments on the designsubmitted to dateand act as conditions prior to issuing permits. Drainage and Stormwater Management 1)It appears that the applicant’s concept plan can meet the requirements of the City’s stormwater management standards.The final design of this project shall meet the requirements set forth in these standards. This includes the infiltration of 1.1 inches of rainfall over all impervious surfaces and designing utilizing the Atlas-14 rainfall data. The applicant shall work with the City to meet the intent of these standards. 2)The City consulted with RonLeaf, P.E. at S.E.H., Inc. to review the proposed stormwater management on this site. According to Mr. Leaf, the proposed drainage plan concept appears to be a reasonable approach to meeting the required standards.Several design details need to be resolved relating to the proposed filtration basin. A copy of Ron Leaf’s review dated October 15, 2015 is attached. All items contained in the th October 15review shallbe addressed. 3)The project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All conditions of RWMWD shall be met. 4)The applicant shall provide storm sewer pipe sizing details for all onsite storm sewer. 5)Emergency overland overflows shall be identified on the plans and shall include adequate scour protection. Attachment 7 Grading and Erosion Control 6)All slopesshall be 3H:1V or flatter. 7)The proposed infiltration/filtrationareas shall be protected from sedimentation and compaction throughout construction. 8)Inlet protection devices shall be installed on allexistingand proposedonsite storm seweruntil all exposed soils onsite are stabilized. Additionally, storm sewer inlets along adjacent City streetsshall be protected throughoutconstruction. 9)Adjacent streetsshall be swept as needed to keep the pavementclear of sediment and construction debris. 10)All proposed pedestrian facilities shall be ADA compliant. 11)A copy of the project SWPPP and NDPES Permit shall be submitted prior tothe issuance of a grading permit. 12)Stabilized construction entrances shall be placed at all entry/exit points to the site. 13)The total grading volume (cut/fill) shall be noted on the plans. 14)All emergency overland overflows shall contain adequate stabilization to prevent soils from eroding during large storm events. Sanitary Sewer and Water Service 15)Sanitary sewer service piping shall be schedule 40 PVC or SDR 35. 16)The proposed water service modifications are subject to the review and conditions of SaintPaul Regional Water Services(SPRWS). The applicant shall submit plans and specifications to SPRWS for review and meet all requirements they may haveprior to the issuance of a grading permit by the City. 17)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this project. Traffic Analysis 18)The City consulted with Thomas Sohrweide, a traffic engineer at S.E.H., Inc., to analyze the potential traffic impacts from the proposed development.Mr. Sohrweide was involvedwith the review of original review of the Maplewood Imports site. Mr. Sohrweide noted… “We have not conducted a new traffic study, but find the current proposal Attachment 7 consistent with 2006 proposal and traffic study prepared for the site as an automotive development.” Other 19)According to item 11 of the Conditional Use Permit, Resolution 05-01-008 the following is required: “Before starting the construction of the second building on the site, the owner or developer shall contribute money to the city for their fair share of the costs of city- installed improvements at TH36 and English Street and at TH 61 and Connor Avenue as determined by the city’s traffic engineer and by the city council. The developer may contribute this payment by providing an escrow to the city or by signing an assessment waiver agreement.” City staff shall work with the developer to stratify this condition prior to issuing a building permit. 20)The plans shall be signed by a professional engineer currently licensedin the State of Minnesota. 21)A landscaping plan shall be submitted showing the restoration of all disturbed areas, including the pondingareas. 22)All handicapped parking shall meet ADA requirements. 23)The applicant shall ensure the site is navigable and accessible by emergency service vehicles. 24)A right-of way permit shall be submitted for any work within the public right-of-way. 25)The Owner shall sign a maintenance agreement, prepared by the City, for all storm water treatment devices (sumps, storm sewer, infiltration systems, ponds,etc.). . 26)The applicant shall provide a self-renewing letter of credit or cash escrow in the amount of 125% of the proposed site improvements includingearthwork, grading, erosion control, site vegetation establishment, aggregate base, and paving. 27)The applicant shall satisfy the requirements of all other permitting agencies. Please provide copies of other required permits and approvals. - END COMMENTS - Attachment 7 MEMORANDUM TO:Steve Love, PE, PLS | City of Maplewood FROM:Ron Leaf, PE | SEH DATE:October 15, 2015 RE:Porsche of St. Paul - Review of Preliminary Stormwater Submittal SEH No. MAPLE 132663 Task 1.014.00 City No. 15-24 We have completed a review of the preliminary submittals dated October 8, 2015, submitted to the City of Maplewood (City) and the Ramsey-Washington-Metro Watershed District (RWMWD). Submittals included a narrative, general plan sheets of the layout and routing of the planned stormwater system, soil boring informationand calculations for the required and provided treatment volume. Our review was focused on the overallstormwater system concept and volume control treatment summary relative to City standards. We did not complete a detailed review of storm sewer pipe system routing, capacities or elevations. Our preliminary comments follow. 1.The overall approach to modifythe site to meet current City and RWMWD standards for water quality treatment and rate controls is reasonable and appears to be at least close to meeting the requirements. We anticipate comments similar to those that follow from theRWMWD regarding volumecredits. In addition, given that the submittal has not progressed to the detailed design stage and details for the filtration system are not yet available, we anticipate submittal and review of these details at some future date. 2.While the treatment credit summary indicates meeting the standards for 1.1 inch volume control and appears to properly account for filtration credit at 55%. However,our concern is for the assumed filtration rate of the filtration basinrelative to our understanding of the maximum ponding depth. a.The designer has used 1.63 inches per hour to arrive at a draw down time of 35 hours based on the filtration volume. We have typically used 0.8 inches per hour for filtration soils and this is the rate that RWMWD will require based on our experience with them on similar projects. This calculation will need to be revisited based on the cross-section details of the filtration system and the maximum ponding depth within the system and how the system will function relative the wet pond. b.Itappears from the plan and HydroCAD summary that all the water from the wet pond routes directly through the filtration basin. As such, the filtration basin could have a high water level of 879.7 for a 100-year event. Relative to what looks like the finished bottom elevation of the basin at 872 (Sheet C 3.5), this would be over 5 feet of ponding depth that may not meet the 48 hour draw down time. We expect that the true finished bottom is not at elevation 872 since the tile is at about 870 +/-, however, with no detail or cross section of the filtration system it is difficult to determine exactly what is planned. Engineers | Architects | Planners | Scientists Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN 55110-5196 SEH is 100% employee-owned | sehinc.com | 651.490.2000 | 800.325.2055 | 888.908.8166 fax Attachment 7 Porsche of St. Paul - Review of Preliminary Stormwater Submittal October 15, 2015 Page 2 c.If the basin bottom is instead at 874, the same question of draw down time must be resolved considering a maximum ponding depth of more than 5 feet in the filtration basin. 3.Given the highly variable soil conditions on site, and the past poor performance of the infiltration basin on site, we recommend installing an underdrain in the true infiltration systems on site. This could be used during vegetation establishment and as a backup in case the systems do not yield the infiltration results estimated in the design process. If pursued, this would need to be discussed with the RWMWD to determine if it impacts the allowable volume credit. We suggest looking at a system that would have a tile line elevated above the bottom of the filtration media. In summary, the concept of retrofitting the failed infiltration basin into a filtration basin appears to be a reasonable approach to meeting the standards. Several design details need to be resolvedrelating to the proposed filtration basin. rbl s:\ko\m\maple\132663\15-maplewood imports\2015 submittal info\seh wr memo_city no. 15-24_2015-10-15.docx Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 MEMORANDUM TO: Melinda Coleman, City Manager FROM: Michael Martin, AICP, Economic Development Coordinator DATE: October 21, 2015 SUBJECT: Approvalof Consider Approval of Design Review, Xcel Energy’s Kohlman Lake Substation Security Improvements, 1480 County Road D East Introduction Chris Rogers, of Xcel Energy, is requesting approval from the city for design review in order to install security improvements at Xcel Energy’s Kohlman Lake Substation, located at 1480 County Road D East. Background February 3, 1972: The city council approved a special use permit (now known as a conditional use permit) for NSP (now Xcel Energy) to construct an electric substation for the site on County Road D. March 10, 2008: The city council approved a conditional use permit for Xcel Energy to have and expand the electrical substation and related electrical system operations and a wood chipping and transfer operation on the property at 1480 County Road D. Discussion Design and Site Review Excel Energy is proposing the following security improvements for this site: Additional grading to extend berm near northwestcorner Add 10-footopaque metal fence on northandsouthsides of substation Add new fence 7-foot tallstandard substationfence on west side with motorized gate Add precast wall near east transformer Add masonry wall around electrical equipment enclosure Pictured to the right is an example of the 10-foot opaque metal fencethat would be installed on the north and south sides of substation. Given the location of the substation, these fence sections would not be very visible. The other proposed security improvements will not affect adjacent property owners nor detract fromthe existing aesthetics of the property. Department Comments Engineering Department A grading permit is required for the proposed berm. BuildingDepartment A building permit is required for any fencing more than 7 feet in height. Recommendations A.Approval ofthe site and design plans date-stamped October 14, 2015, for security improvements at Xcel Energy’s Kohlman Lake Substation, located at 1480 County Road D East. Recommendation is based on the findings required by code and subject to the applicant doing the following: 1.Repeating the review in two yearsif the city has not issued permits for this project. 2.All work shall follow the approved plans. The director of the environmental and economic development department may approve minor changes. 3.All required permits must be approved before any work may begin. Reference Information Site size: 28.8 acres Existing land use:An existing electrical substation Surrounding Land Uses North:Property in Vadnais Heights across old County Road D South:Vacant property across new County Road D West:Wetlandand drainage complex owned by Ramsey/Washington Watershed East:New County Road D and Ramsey County trail Planning Land Use:C (commercial) Zoning:M1 (light manufacturing) Application Date The city received the complete application onOctober 14, 2015. The initial 60-day review deadline isDecember 13, 2015. Attachments 1.Location Map 2.Site Plan 3.Applicant’s plans (separate attachment) Attachment 4 Attachment1 §¦¨ 694 SITE £ ¤ 61 U V 19 Location Map 1480 County Road D East Xcel Substation page #2 ------------ sgj1Y.0 �,v V -A rA P aq jr Attachment 2