HomeMy WebLinkAbout2014-06-23 PACKET 06.2.STAFF REPORT CASE: CUP14 -012 & V14 -013
ITEM: 6.2
PUBLIC MEETING DATE: 6/23/14 TENTATIVE COUNCIL REVIEW DATE: 7/16114
APPLICATION
APPLICANT: Northern Natural Gas
REQUEST: A conditional use permit to add new piping and a 6 -foot by 8 -foot
maintenance structure on 3M property and a variance to setback
requirements for the structure.
SITE DATA
LOCATION:
ZONING:
GUIDED LAND USE
8450 110th Street South
AG -2, Agricultural
Industrial
LAND USE OF ADJACENT PROPERTIES:
CURRENT
GUIDED
NORTH:
Agricultural
Industrial
EAST:
Agricultural
Industrial
SOUTH:
Agricultural
Transition
WEST:
Agricultural
Industrial
SIZE: N/A
DENSITY: N/A
RECOMMENDATION
Approval, based on the findings of fact and subject to the conditions
stipulated in this staff report.
cottage COTTAGE GROVE PLANNING DIVISION
1%11 POdc and Pr osPedty Neet
Planning Staff Contact: John McCool, Senior Planner, 651 - 458 -2874, imccool(cDcottage- grove.org
Application Accepted:_ 5/29/14 60 -Day Review Deadline: 7/28/14
Planning Staff Report
Northern Natural Gas, Inc. Conditional Use Permit and Variance
Planning Case Nos. V2014 -012 and CUP2014 -013
June 23, 2014
Proposal
Northern Natural Gas, Inc., 1120 Centre Pointe Drive, Mendota Heights, has filed the following
planning applications:
1. A variance to reduce the 100 -foot minimum front yard setback to allow a structure to
be 53 feet from the front property boundary line (Title 11, Chapter 813 -2); and
2. A conditional use permit for the construction of a six -foot by eight -foot equipment
building on property located at 8450 110th Street South.
Other site improvements include the construction of a six -foot tall chain link fence with three
strands of barbwire along the top of the fence around the perimeter of the lease area and con-
struction of an access drive.
The location map is shown below.
Location Map
Planning Staff Report — Case No. 2014 -014
June 23, 2014
Page 2 of 8
Review Process
Application Received: May 22, 2014
Acceptance of Completed Application: May 29, 2014
Tentative City Council Date: July 16, 2014
60 -Day Review Deadline: July 28, 2014
Ordinance Requirements
The property is zoned AG -2, Agricultural District. Public utility and public service structures, in-
cluding electrical transmission lines and substations, gas regulator stations, communication
equipment buildings, pumping stations, or reservoirs are allowed as a conditional use within
this zoning district (City Code Title 11- 8B -4).
The applicant is proposing to construct a six -foot by eight -foot equipment /monitoring building
near existing natural gas regulator valves. This building is proposed to be setback 53 feet from
the front property line. Because City Ordinance requires structures in the AG -2 District to set-
back a minimum of 100 feet, the applicant is also requesting a front yard setback variance.
The Planning Commission may recommend a variance from the strict application of the provi-
sion of this title, if they find that:
1. The variance is in harmony with the purposes and intent of this title.
2. The variance is consistent with the comprehensive plan.
3. The proposal puts the property to a reasonable use.
4. There are unique circumstances to the property not created by the landowner.
5. That the conditions upon which an application for a variance is based are unique to
the parcel of land for which the variance is sought and are not applicable, generally,
to other property within the same zoning classification.
6. That the purpose of the variance is not based exclusively upon a financial hardship.
Planning Considerations
Property Characteristics
Northern Natural Gas (NNG) leases from 3M (property owner) a 70 -foot by 100 -foot area on a
taxing parcel that is approximately 90.56 acres is size. The site is approximately one -third of a
mile east of Ideal Avenue on the north side of 110th Street. There is a windrow of trees along
the west property line of the subject property, and above - ground natural gas regulator valves
are approximately 50 feet north of the front property line. A 24 -inch diameter and a 30 -inch di-
ameter high pressured natural gas pipe bisect this property underground. Approximately 24 feet
separates the two natural gas pipelines. Access to NNG's natural gas facilities is from a farm
access drive located at the southeast corner of the leased area. Most of the rest of the property
is farmland.
An aerial photo of the subject property and surrounding properties is shown below.
Planning Staff Report— Case No. 2014 -014
June 23, 2014
Page 3 of 8
2013 Aerial Photo
i
Existing 30" diameter natural gas pipeline
,t Existing 24 "diameter natural gas pipeline
Y
r
Proposed 6 bye Eq uipment Buildin
pipeline Exlsling 30 " dia meter natural gas
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:.... s. ._. -.sue rv. .... -. ._.. � -_...
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2013 Aerial Showing Location of Existing Natural Gas Pipelines
Planning Staff Report — Case No. 2014 -014
June 23, 2014
Page 4 of 8
The illustration below shows the location of the two existing high pressure natural gas pipelines
(underground) and other ancillary valves and piping. A new chain link fence will be erected on
the west, north, and east sides of the lease area. The proposed 6 -foot by 8 -foot equipment/
monitoring building will be placed in the northwest corner of the site.
The photograph below shows the existing above ground natural gas pipes. The fence on the
left side of the photograph is near the 11 0th Street right -of -way line.
Planning Staff Report— Case No. 2014 -014
June 23, 2014
Page 5 of 8
Equipment Building
The proposed 6 -foot by 8 -foot equipment/monitoring building
of the leased site. The exterior walls will be a brick veneer
have asphalt shingles. Metal siding and roofing materials €
building materials is shown in the photo below.
is located in the northwest corner
material and the pitched roof will
re prohibited. An example of the
N
BRICK BUILDING EXAMPLE
VVITH GABLE ROOF-,
1j Northern �d
Na tural Gas �! BANSGl1NS
5T. PAUL #4 ON THESE
PREMISES .;
�sR :rnu7AAl21 �
Building Materials Example
Landscaping Plan
The proposed landscaping consists of four 6 -foot tall evergreen trees along the north side of
the leased area and five 6 -foot tall arborvitaes along the east side. The tree plantings will not be
planted above any underground natural gas pipelines and are outside the fencing. An irrigation
system is not proposed because water supply is not available to the site.
NNG does not want any landscaping along the front of the property for security reasons. The
proposed landscaping was recommended by City staff. The illustration below shows the loca-
tion of the nine tree plantings.
A windrow of trees exist northwest of the NNG site. The distance between the NNG site and the
rural estate property west of the subject site is approximately 250 feet. The plantings between
the two sites provide a natural buffer.
Planning Staff Report —Case No. 2014 -014
June 23, 2014
Page 6 of S
Landscaping Plan
Utilities
The property is outside the Metropolitan Urban Service Area (MUSA). City utility services (e.g.
water and sanitary sewer) are not available in this area. The operation of NNG's natural gas
regulator facilities at this location do not require any water or sanitary sewer services.
Grading and Drainage
The site is relatively level and surface stormwater drainage patterns are not anticipated to
change. Site grading is not planned except for the areas where the six -foot by eight -foot build-
ing and the hard surfaced access drive are proposed. A drainage ditch exists on both sides of
110th Street.
Comprehensive Plan
The Future Land Use 2030 Plan from the City's Future Vision 2030 Comprehensive Plan des-
ignates this area as an industrial land use. The three rural estate lots west of this site are
designated as a transition planning area. NNG's pipeline facilities at this location would not
appear to have any significant adverse impacts to future industrial uses and currently does not
impact the adjoining agricultural land use.
Public Hearing Notices
Public hearing notices were mailed to nine property owners who are within 500 feet of the ap-
plicant's property. These notices were mailed on June 11, 2014. The public hearing notice was
also published in the June 11, 2014, edition of the South Washington County Bulletin.
City Department Review
Representatives from various City Departments reviewed NNG's variance and conditional use
permit applications. They recommended that the equipment building's exterior wall be con-
Planning Staff Report — Case No. 2014 -014
June 23, 2014
Page 7 of 8
structed of a brick -like material and that it have a hip roof design with asphalt shingles. They
also recommended that the chain link fence be a black vinyl- coated fence, even though the ex-
isting fence along the perimeter of 3M's property is a green vinyl- coated chain link fence along
110th Street and a galvanized chain link fence on the other boundaries. Landscaping was
recommended along the perimeter of the leased area.
No comments or recommendations were received from other advisory commissions.
Recommendation
That the Planning Commission recommends that the City Council grant a front yard setback
variance (Title 11, Chapter 813-4) to reduce the 100 -foot minimum front yard setback to 53 feet,
and approve a conditional use permit to allow the construction of a 6 -foot by 8 -foot equipment
building, six -foot tall chain link fence around the perimeter of the lease area, construction of an
access drive, and landscaping improvements on property located at 8450 110th Street South
and. The Planning Commission can modify any of the draft recommendations, findings of fact,
and conditions of approval. The conditional use permit cannot be approved without the ap-
proval of the variance. The recommendation of approval of the variance is based on the fol-
lowing findings of fact:
A. Compliance with the City's AG -2, Agricultural District, development standards is not criti-
cal for the existing natural gas pipeline and valve facilities as long as appropriate land-
scaping and building design is provided.
B. The future "industrial" land use designation delineated in the Future Vision 2030 Com-
prehensive Plan is consistent with the existing natural gas pipeline facilities. Future
industrial uses north and east of the NNG leased site would not adversely be impacted
by the existence of this natural gas regulator station.
C. The two existing natural gas pipelines intersect and above - ground regulating valves
already exist at this location and are less than 100 feet from the front property line.
D. The placement of the proposed equipment /monitoring building must be in close proximity
of the existing natural gas pipelines and valves.
Approval of the front -yard setback variance and the conditional use permit for the proposed 6-
foot by 8 -foot equipment /monitoring building and natural gas pipeline improvements and is
subject to the following conditions:
1. Nine evergreen trees /shrubs shall be planted as depicted on Drawing No. P9 -1 dated
April 3, 2014. The evergreen trees shall be a minimum of six feet in height and NNG is
responsible for maintaining these trees and shrubs.
2. Installation of the landscaping shall occur in a timely fashion and be consistent with
Drawing No. P9 -1 dated April 3, 2014. A letter of credit or cash deposit in the amount of
150 percent of the landscaping estimate shall be submitted to the City as required by
City Ordinance Title 11- 6 -6(G). The financial guarantee shall be in effect for one year
Planning Staff Report — Case No. 2014 -014
June 23, 2014
Page 8 of 8
from the date of installation to insure the installation, survival, and replacement of the
landscaping improvements.
3. The exterior materials for the new 6 -foot by 8 -foot equipment/monitoring building shall be
constructed of a decorative masonry brick material with integral color. All four sides of
the structure shall be constructed of the same materials and color scheme. The hip roof
shall be constructed of asphalt shingle materials. A corrugated galvanized metal roof is
prohibited.
4. All applicable permits (i.e. building, electrical, etc.) shall be applied for and issued by the
City prior to any work or construction taking place. Detail construction plans shall be
submitted to the City's Building Inspections office for review and approval.
5. Advertising displayed on the side of the equipment/monitoring building or any above-
ground piping is prohibited.
6. The six -foot chain link fence height is required to be a black- coated vinyl material.
7. A right -of -way permit for the construction of the private access drive must be applied for
and issued by the City before excavation and construction of the access drive begins.
Prepared by:
John McCool, AICP
Senior Planner
Attachments:
Site Plan — Drawing No. P9 -1
Fencing Plan —Drawing No. P11 -1
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