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PLANNING AND DEVELOPMENT SERVICES STAFF REPORT
For Planning Commission Meeting of June 5, 2012
SUBJECT: DTE Buck ler Substation Site Plan for Planning Commission Approval
(984 Broadway)
File No. SP12-006
PROPOSED CITY PLANNING COMMISSION MOTION
The Ann Arbor City Planning Commission hereby approves the DTEBuckler Site Plan for Planning Commission Approval, subject to:
1) Obtaining variances from the Zoning Board of Appeals from the conflictingland use buffer and storm water detention requirements;2) Obtaining a Michigan Department of Environmental Quality (MDEQ) permitfor work within the floodplain, prior to issuance of building permits;
3) Relocating the fire hydrant and construction of associated water main, priorto the issuance of building permits;4) Completion of required footing drain disconnects, prior to final inspectionapproval; and5) Execution of water main easements, prior to final inspection approval.
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DTE Buckler SubstationPage 2
Planning Bicycle parking spaces are now shown on the plan. The off-site floodplain mitigationwas approved on May 15 when the Michcon site plan for Planning Commission was approved.The Michcon project included floodplain capacity being created on the Michcon site, upstreamfrom the DTE Buckler site to mitigate the construction of the transformer pads in the floodplain.
Public Services The footing drains must be disconnected in accordance with Cityspecifications prior to final inspection; this information must be included on the site plan. A note
must be added to the plan indicating that the water main easement will be provided. Details ofthe final relocation of the fire hydrant must be approved by City staff. The hydrant relocationshall be shown on the utility sheet.
Fire Marshall The fire hydrant will be relocated to meet fire protection standards. The entirebuilding must fall within the 250 foot hydrant radius or combination of hydrant radii. The entireexternal portions of the building must be reached by a hose lay, along an approved fire route,that does not exceed 400 feet from a hydrant or combination of hydrants.
Floodplain Staff supports the motion to approve off-site floodplain mitigation because it isconsistent with the conditions described in Chapter 57 (Subdivision and Land Use Control)Section 5:127(5). DTE Buckler proposes to add 363 cubic yards of fill to accommodate thetransformer pads and create 1,210 cubic yards of floodplain capacity on the Michcon sitelocated upstream and across the Huron River at 841 Broadway.
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PLANNING AND DEVELOPMENT SERVICES STAFF REPORT
For Planning Commission Meeting of May 15, 2012
SUBJECT: DTE Buck ler Substation Site Plan for Planning Commission Approval
(984 Broadway)
File No. SP12-006
PROPOSED CITY PLANNING COMMISSION MOTION
The Ann Arbor City Planning Commission hereby approves the DTEBuckler Site Plan for Planning Commission Approval, subject to obtainingvariances from the Zoning Board of Appeals for a conflicting land use bufferand storm water detention and subject to obtaining a Michigan Department ofEnvironmental Quality (MDEQ) permit for work within the floodplain.
STAFF RECOMMENDATION
Staff recommends that this petition bepostponedto give the petitioner an opportunity torespond to staff comments.
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DTE Buckler SubstationPage 2
No change is proposed to the main access to the site. A vehicular access door will be relocatedfrom the east wall to the south wall to accommodate the new transformers.
The petitioner indicates DTE is unable to provide on-site the conflicting land use buffer requiredalong the east side property line abutting Riverside Park. The petitioner is requesting avariance from this requirement to allow 33 trees and 38 shrubs to be planted along the far
western side of Riverside Park instead.
The petitioner is able to accommodate first flush and bankfull storm water storage on the southside of the site by modifying the outlet structure in the existing basin. The previous site planreceived a variance to allow this detention basin in a 100 year floodplain. It appears that thevariance was intended to waive the requirement to provide detention for the 100-year event.However, that variance was not specifically requested or provided and the variance languagewas somewhat vague. As a result, staff has recommended that the petitioner go to the Zoning
Board of Appeals to specifically request a variance from the 100-year detention requirement.
COMPARISON CHART
EXISTING PROPOSED REQUIREMENTS
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DTE Buckler SubstationPage 3
SURROUNDING LAND USES AND ZONING
LAND USE ZONING
NORTH Medical, Residential R4C (Multiple-Family Dwelling)C1 (Local Business)
R5 (Hotel)
EAST Park PL (Public Land)
SOUTH Huron River PL (Public Land)
WEST River, Broadway Bridge PL (Public Land)
HISTORY
The brick building on the western edge of the site was constructed around 1905 and is notproposed to be affected by this project. A site plan was approved in 1999 to construct a 39,192square foot truck shelter. The large steel garage/storage shed was completed in 2000.
PLANNING BACKGROUND
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DTE Buckler SubstationPage 4
Prepared by Jeff KahanReviewed by Wendy Rampsonmg/5/11/12
Attachments: Zoning/Parcel MapsAerial PhotoSite PlanSite Plan DetailElevation
c: Petitioner/Owner: Detroit Edison CompanyOne Energy PlazaDetroit, MI 48226-1279
Petitioner's Representative: Mark Fairless, DTEOne Energy Plaza, 560 S. B.Detroit, MI 48226-1279
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984 Broadway St
-Zoning Map-
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-Aerial Map-
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7
C N L STREET
PARKRIVERS
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CANAL STREET
PA RKRIVERSIDE
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163-2 (BUCKLER SUBSTATION)
SUBSTATION YARD ELEVATION 768.00
CELL TOWER CUSTOMER
165 H. CELL TOWER
WALL SYSTEMCONCRETE RETAINING
WIRE ON V -ARMSSTRANDS OF BARBEDLINK FENCE W/ 66-0 HIGH CHAIN
15.5 H.TRANSFORMER
16.0 H.SECONDARY TOWER
8.5 H.CAPACITORS
12.5 H .TERMINATIONU.G. CABLE
ORTY
CANAL STREET1-0
LIGHT (SWITCHED)100W INCADESCENT
(SWITCHED)100W H.P.S. LIGHT
DRAWINGSNSA ARCHITECTSFIREWALL-SEE2 HOUR RATED
18.0 H.CIRCUIT SWITCHER
WALL SYSTEMCONCRETE RETAINING
FIN. GRADE EL. 76T/C WALL EL. 768
PROPOSED GRADE
PARK BENCHEXISTING
E A S T E L E V A T I O N A - A - L O O K I N G W E S T F R O M R I V E R S I D E P A R K
AT PROPERTY LINEEXISTING GRADE
FIN. EL. 768.00BUCKLER SUBSTATION
(ELEVATION VARIES)AT PROPERTY LINEEXISTING GRADE
(ELEVATION VARIES)AT PROPERTY LINEEXISTING GRADE
CENTER (PDC) 12.5 H.POWER DELIVERYGARAGESERVICE CENTERANN ARBOR
EL. 766.50GARAGE FIN. FLOORSERVICE CENTER