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HomeMy WebLinkAboutPLAN COMMISSION - 05/06/2024 - 1000 Oakton Special UseElk Grove Village Plan Commission Minutes May 6, 2024 Present: P. Rettberg S. Carlson K. Weiner F. Geinosky J. Morrill R. DeFrenza L. Bacigalupo Staff: C. Tittle, Assistant Village Manager B. Kozor, Deputy Director of Community Development E. Schultz, Senior Engineer Petitioner: R. Kaplan, Burns & McDonnell Engineering Company, Inc. Derrick Winston, Microsoft Operations Director Commissioner Weiner nominated Commissioner Geinosky as the interim Chairman for the meeting, seconded by Commissioner Carlson. Commissioner Carlson nominated Commissioner Weiner as the interim Secretary for the meeting, seconded by Commissioner Bacigalupo. Interim Chairman Geinosky called the meeting to order at 7:00 p.m. Item 1: March 18, 2024 Meeting Minutes Commissioner Weiner moved to approve the meeting minutes of March 18, 2024. Commissioner Rettberg seconded the motion. Upon voting, (Rettberg, Carlson, Weiner, Geinosky, Morrill, DeFrenza, Bacigalupo AYES), the motion carried 7-0. Item 2: Petition for Special Use for an electrical substation located at 1000 Oakton Street and associated variances from the Elk Grove Village Zoning Ordinance Acting Chairman Geinosky read the legal notice into the record and asked the Petitioner to explain their purpose before the Plan Commission. R. Kaplan explained that he is with Burns & McDonnell Engineering Company, representing Microsoft as a project manager for the substation project. The Petitioner explained that the proposed substation is located adjacent to the CHI 10 data center that is part of the Microsoft Data Center Campus at 1000 Oakton Street. The electric service station is a 138/34kV station that will provide electrical service to the Microsoft data center campus. R. Kaplan explained that the substation will include a prefabricated metal enclosure, which will be unmanned and include the protection of the control equipment. This enclosure includes the 138/34kV power transformers that step down the higher voltage from the transmission lines to a lower voltage that feeds the data center campus. R. Kaplan noted that the 138kV overhead lines will connect from an adjacent transmission line to the substation. R. Kaplan stated that the fencing for the substation includes a portion of the existing data center fence that is going to be shared and utilized for the north and west sides of the substation screening. This portion of the fencing is eight (8') feet tall. A newly constructed ten (10') foot pre -cast concrete perimeter wall with a screen panel topper will be installed along the southeast and south sides of the substation. The height of the screen panel topper will vary from two (2') feet to four (4') feet along the length of the wall to match the existing data center campus screening. R. Kaplan noted that the entrance gates line up with the existing drive areas. R. Kaplan explained the layout of the substation equipment and that transmission poles will be installed underneath the existing transmission towers. He explained that there will be four major power transformers located in the enclosure with lightning protecting material to protect the equipment from lightning strikes. R. Kaplan explained that their goal was to mimic the aesthetic and style of the screening for the substation to match the screening of the existing data center screening. The proposed precast concrete corner posts will be stained to match the existing brick pattern style posts. R. Kaplan explained that the variation request to allow compact gravel is due to the safety requirement for all ComEd station yards. R. Kaplan stated that the variance from the maximum height to allow the fencing around the substation to be in excess of eight (8') feet is to provide more screening and additional aesthetic value. Commissioner Bacigalupo asked whether a landscape plan was provided. R. Kaplan confirmed that there were landscaping details included on the site plan. Commissioner Bacigalupo asked the Petitioner to explain the landscaping proposed for the site. R. Kaplan explained that there were limitations regarding where landscaping was permitted on the site. He explained that ComEd has various maintenance and safety requirements that do not allow any landscaping within the yard of the substation. Outside of the yard, there are existing drainage and utility easements that need to remain clear, as well as ComEd's security requirements of ten (10') feet of clearance of the property line. R. Kaplan explained that the landscaping is going to be above the underground detention vault and will be raised up to accommodate less root type vegetation, grasses, and bushes. 2 Commissioner Bacigalupo explained that he believed the proposed landscaping may have been insufficient and expressed concerns about the appearance of the property without any landscaping. Commissioner Bacigalupo stated that with the explanation provided, he understands that there are limitations and appreciates the Petitioner explaining them. R. Kaplan noted that if they were able to provide more landscaping for additional aesthetic appearance, they would. Commissioner Bacigalupo asked about the need and reason for using gravel in place of asphalt or concrete. R. Kaplan explained that the resistivity of gravel versus the resistivity of asphalt or concrete are different. The resistivity of gravel is much higher compared to asphalt or concrete in the instance of a lightning strike and explained that if there is a fault and the electrical current goes directly into the ground and does not come up to people or metal objects —helping to keep the property within safety limits. Commissioner Morrill asked how this substation compares to the substation at Tonne Road and Walnut Lane. R. Kaplan stated that he was not familiar with the voltage or capacity of the substation located at Tonne Road and Walnut Lane and advised that he could look into it. Commissioner Morrill expressed curiosity in the comparisons. C. Gabiga shared that the substation off of Tonne Road is a large ComEd substation that expands power to multiple sites and that the Microsoft substation is specific for the customer and will provide power to only the three data center buildings on their site. C. Gabiga mentioned she did not have specific voltage or capacity information available and advised she could see what information was available. R. Kaplan said that the Microsoft substation will be for the one customer and the Tonne substation has multiple pathways to other sites. Commissioner Morrill asked whether there are any concerns of power interruption to other customers while the substation is being built. R. Kaplan stated that the work being done to get the substation built will be in the transmission right of way and that there is only a small amount of work that needs to be done. R. Kaplan stated that all of this work can be completed without any concerns about the power grid. R. Kaplan also mentioned that when the work being done will require power to be off, ComEd identifies the most safe and reliable way to accomplish this with as little interruption as possible. Commissioner Rettberg asked whether the substation off Tonne Road also uses gravel for their parking driveways. B. Kozor stated that the substation off Tonne Road does also use gravel. Commissioner Rettberg asked whether the reason gravel is used is because it is cheaper. 3 R. Kaplan stated that gravel is used as safety reliability and it has nothing to do with cost. Commissioner Rettberg asked if there were problems with gravel creating dust in the air when it is windy. R. Kaplan explained that dust as a result of the gravel is not something he has noticed and explained that the gravel is a larger chunk of gravel that stays in place and not fine like the standard gravel that may create dust. R. Kaplan also said that substations are meant to be sustainable without the need for continuous maintenance and refilling of the gravel. Commissioner Carlson stated he has no questions. Commissioner Weiner stated she has no questions. Acting Chairman Geinoksy asked about the construction schedule for the development, when is it anticipated to begin, and the plan for the substation construction schedule with the construction of the remaining Microsoft data center buildings. R. Kaplan explained that there are rough dates for a construction schedule as it progresses. R. Kaplan explained that the plan for the substation construction to begin is during early July. He explained that as soon as permitting is finalized, the construction will begin after that and take up to a year. R. Kaplan explained that it is anticipated that the substation be in service around Q3 or Q4 of 2025. R. Kaplan stated that Building 1 is already constructed. The construction for Building 2 is expected to begin in July of 2024 with a completion date of February 2026 and Building 3 construction is anticipated to begin in May of 2025 with a completion date of May 2027. R. Kaplan noted that these are rough estimates on the dates. ' Acting Chairman Geinosky asked the Petitioner to address security for the substation and stated that there are two entrances possible on to the site. Acting Chairman Geinosky also asked how similar the Microsoft substation security and entrances will be compared to the substation located off Tonne Road. R. Kaplan stated that to his understanding, the substation off Tonne Road has a similar precast type wall that will be constructed at the Microsoft site. He explained that while he is not familiar with the security aspects of the substation off Tonne Road, substations typically use either a manual or an electronic rolling gate. The substation at Microsoft will use an electronic rolling gate at the main entrance that will have a card reader. This will only be accessible to ComEd personnel, Microsoft personnel, other others as needed. R. Kaplan explained that the second gate will also be motorized and has a card reader located on along the wall for access and this entrance is a secondary access point that will be used as needed for various equipment or other maintenance needs. Acting Chairman Geinosky asked about the frequency of maintenance necessary at the substation and asked how often ComEd is onsite. Acting Chairman Geinosky also asked what the preventative maintenance schedule is. 4 R. Kaplan explained that he reached out to ComEd in advance of this public hearing to have information available about their maintenance schedule although ComEd did not provide any details. R. Kaplan explained that from what he is aware of, the schedule for maintenance is on a monthly or quarterly basis and staff come in to do regular checks. Aside from regular maintenance checks, ComEd will come to address any kind of operational items. D. Winston added that the substation on the Microsoft site will not require a significant or regular maintenance schedule. If something happens to the equipment, ComEd will come to address the issue and make the repair. The regular maintenance check is completed every five (5) years where the substation will be powered down and three weeks of maintenance occurs. D. Winston stated that other than that, the issues are identified and resolved along the way. He added that repairs take place about once or twice per year and that the site does not require much access. Acting Chairman Geinosky asked if he was correct in his assumption that the substation is monitored 24/7 online. D. Winston stated that is correct and that the substation is monitored online 24/7. There are also indicators within the buildings that will show any equipment failure and the Microsoft staff will work with ComEd to respond to the incident and restore power. Acting Chairman Geinosky asked who is going to own the parcel. He noted that previously approved substations that were part of larger data center developments were owned by the Petitioner and once permitting was completed, the parcel was turned over to ComEd. R. Kaplan explained that the substation is on one parcel with the data centers. R. Kaplan stated that this substation is specifically called an electric service station because it only has one customer. When stations only have one customer, by Illinois law, the property of the station needs to be owned by the customer. R. Kaplan explained that the land will be owned by Microsoft and Microsoft will be the owners in perpetuity. The electrical equipment that is above grade, such as the transformers, breakers, controls, enclosure, are owned and maintained by ComEd. R. Kaplan stated that this is through an agreement between Microsoft and ComEd. Acting Chairman Geinosky asked how many other locations Microsoft has similar to this one where there is a campus of multiple buildings with a dedicated substation. D. Winston stated that Microsoft has variations of both leased and home sites and spoke to the home sites specifically. D. Winston explained that the Microsoft campus in Hoffman Estates is very similar to what is presented here today, a multi -building campus with their own substation. There is another home site in North Lake with two buildings and a substation. Acting Chairman Geinosky opened the public hearing to allow for questions from the audience. J. Bauer (Wildwood Road) asked whether the substation would affect the electricity of the surrounding homes and properties. R. Kaplan stated when ComEd plans for the substations and how they are going to be powered, they do a full profile of the power in the area. He explained that they use a system that mimics the entire grid and power that is coming into and going out of it to test and show the impact a new 5 substation will have on the area to make sure there will be no interruptions or concerns for the local area. R. Kaplan shared that ComEd has completed the studies for this area and confirmed that there is no concern for the area. RECOMMENDATION Commissioner Carlson moved to recommend approval of the Special Use Permit to operate an electrical substation located at 1000 Oakton Street including: a. A variation from Sections 3-2-G-4 and 4-2-I of the Zoning Ordinance to allow interior parking, driveways, and loading areas to be compacted gravel, with exception of the driveway and driveway apron; b. A variation from Section 7-1, 3-2-F and 3-7 of the Zoning Ordinance for the height and number of principal and accessory structures including lightning structures at approximately eighty-six (86) feet tall to allow the full development of the electrical substation as shown on sheet ESS E-552 Site Plan Oakton Street Substation dated 3/1/24; c. A variation from Section 3-3-D of the Zoning Ordinance to allow the construction a fence in excess of eight (8') feet around the property and located in the front yard; and d. A variation from Section 4-2-I-6 of the Zoning Ordinance to grant a variation from the requirement for off-street lighting. Commissioner Weiner seconded the motion. Upon voting (Rettberg, Geinosky, Morrill, Weiner, Carlson, DeFrenza, Bacigalupo AYES), the motion passed 7-0. Item 3: Adjournment The hearing concluded at 9:03 p.m. Respectfully submitted, 1 (Muldi Caroline Tittle Assistant Village Manager C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk. 0