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HomeMy WebLinkAbout2020-05-18 PACKET 06.1.STAFF REPORT CASE: C U P20-026, ZA20-027, SP20-028 ITEM: 6.1 PUBLIC MEETING DATE: 5/18/20 TENTATIVE COUNCIL REVIEW DATE: 6/17/20 APPLICATION APPLICANT: Northern Natural Gas REQUEST: A conditional use permit to expand the town border station use with the addition of three buildings; a site plan review to construct three buildings within the NNG-owned parcel and a secured permanent facilities ease- ment; and a zoning amendment for a PUD, Planned Unit Development, allowing for reduced setbacks and multiple accessory structures within the AG -1, Agricultural Preservation zoning district. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 10251 Old 70th Street South AG -1, Agricultural Preservation High Density Residential and Mixed Use LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Medium Density Residential EAST: Agricultural Low Density Residential SOUTH: Agricultural High Density Residential WEST: Agricultural Mixed Use 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 Grove COTTAGE GROVE PLANNING DIVISION � ghere Pride and Prosperity Meet Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz(u)_cottagegrovemn.gov Application Accepted:. 4/22/2020 60 -Day Review Deadline: 6/22/2020 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Northern Natural Gas, Inc. — Conditional Use Permit, Site Plan Review, and Zoning Amendment Planning Case Nos. CUP2020-026, SP2020-028, and ZA2020-027 May 18, 2020 Proposal Northern Natural Gas, Inc. has filed the following planning applications: 1. A conditional use permit to expand the town border station use located at 10251 Old 70th Street South with the addition of three new buildings. 2. A site plan review to construct three additional buildings within the Northern Natural Gas owned parcel and a secured permanent facilities easement. 3. A zoning amendment for a PUD, Planned Unit Development, allowing for reduced setbacks and multiple accessory structures within the AG -1, Agricultural Preservation zoning district. The location map is shown below: 1" Tox* t - i �e 4 g�. Location Map Review Process Application Received: April 22, 2020 Acceptance of Completed Application: April 22, 2020 Planning Commission Date: May 18, 2020 Tentative City Council Date: June 17, 2020 60 -Day Review Deadline: June 22, 2020 Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 2 of 11 Background Northern Natural Gas (NNG) received approval in 1991 for the current gas regulating and meter- ing station for regulation of its two pipelines located at 10251 Old 70th Street South (Resolution No. 91-96). This conditional use and variance approval permitted NNG to construct two struc- tures with a reduced front yard setback from 100 feet to 69 feet. Resolution No. 02-158 was approved in 2002, which permitted a simple lot division for the ex- pansion of the existing NNG site and construction of an additional structure (16 feet by 24 feet) with reduced setbacks in the southwest corner of the site. The variance approvals permitted the creation of a parcel that did not meet the minimum lot standards within the AG -1, Agricultural Preservation District, as well as reduced setbacks. Ordinance Requirements The NNG property is zoned AG -1, Agricultural Preservation. Public utility and public service structures, including electrical transmission lines and substations, gas regulator stations, com- munication equipment buildings, pumping stations, or reservoirs are allowed as a conditional use within this zoning district (City Code Title 11-8B-4). Given the request is expanding the current use with additional buildings and area at this loca- tion, an amendment to the current CUP is required as well as a site plan review of the proposed new structures. The proposed expansion includes the construction of three additional structures; two of the structures will be constructed within the current NNG-owned parcel and one of the structures will be constructed within a permanent facilities easement to the south and east of the NNG parcel secured from the surrounding property owner. Because City Ordinance requires structures in the AG -1 District to set back a minimum of 100 feet from the front property line, 50 feet from rear property lines, and 25 feet from side property lines, the applicant is also requesting a Planned Unit Development (PUD) to allow flexibility in the locations of the proposed structures. The purpose of a PUD is to allow flexibility in land development and provide for the most effective use of land. Planning Considerations Property Characteristics NNG owns an approximate 0.27 -acre parcel. The parcel is accessed off Old 70th Street South and just north of the realigned 70th Street South. The NNG parcel lies within a tilled field owned by Thomas and Mary Ann Goebel. Access to the NNG facility is from a farm access drive off Old 70th Street South. As part of NNG's expansion approval in 2002, 15 evergreen trees were required to be planted. Currently, nine evergreen trees remain as screening on the south and east sides of the NNG property. Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 3 of 11 Existing Site Conditions (south side) Existing Conditions (north side) Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 4 of 11 CUP Amendment and Site Plan Review As indicated, NNG's most recent CUP approval was received in 2002 allowing for the expansion of their site and construction of an additional equipment building. NNG is now proposing expan- sion of their site for increased control and regulation of the natural gas flowing through the two existing natural gas pipelines through this site. Expansion includes the construction of two addi- tional structures (both 10 feet x 16 feet) within NNG's currently owned parcel as well as the construction of an additional 20 -foot x 50 -foot structure within a permanent facilities easement secured from the surrounding property owner (Thomas and Mary Ann Goebel). Given the per- manent easement, NNG would be treated as the landowner, and therefore required to secure all required building permits related to the proposed structures. The secured easement is 0.41 acres in size and expands the current NNG operational area to the south and to the east. 1 4 III Existing structure locations r7o:,,� � 10000 ~� �x�--G sRVG Northern Natural Gas owned parcel FACIL /ryEAS,EMENi f L l55. CJ© Permanent facility easement from Goebel's Existing and Proposed Site Layout Proposed structure locations NNG has indicated the company typically no longer seeks to own in fee title additional expan- sion areas for their town boarder stations given the lengthy process and tracking of these small parcels of land. The permanent easement agreement with the surrounding property owner will allow NNG to continue to operate indefinitely within the easement area. Given the underlying property owner will remain the fee owner of the 0.41 acres, the CUP request for expansion within that area will require approved resolutions related to the NNG operations to be recorded against both the NNG-owned parcel and the easement area, which will continued to be owned in fee title by Thomas and Mary Ann Goebel. Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 5 of 11 Planned Unit Development NNG's proposed structure locations do not meet the required minimum setbacks in the AG -1, Agricultural Preservation zoning district. Minimum setbacks require structures to be 100 feet from the front property line, 25 feet from side property lines, and 50 feet from rear property lines. NNG is proposing reduced setbacks for each of the three proposed structures as indicated below: ..� ■■■i P7-0' I I{ kfEiLH 1 I � 9ll ILLYMz b, '�— j I �� _ wa oiizius4 o ql - -- j I hn ---- za- or a UNE Pro 40 feet I VMA - ao^wuemm rLrE 120 feet 24 feI!et 5" � 'g'�� 1°'� j < — 85 feet aj j z 1 � 1F NEW PENCE UNE r � x Proposed Setbacks The City's zoning code outlines a Planned Unit Development as an option to provide zoning dis- tricts with flexibility to the minimum requirements. NNG's proposal is intended to continue to provide essential public utility operations as required at the existing site with a reduced footprint by minimizing the setbacks to property lines. The reduced setbacks allow the equipment within the proposed structures to be located in close proximity to the pipelines as required for ease of operation. By reducing the footprint of the public utility operations, the surrounding land area will have an increased amount of flexibility in future design and land development. Reducing the area required to continue to operate the utility is an increased effective use of the land and al- lows for the future mixed use and high density uses as this area continues to develop. The pro- posed reduced setbacks to the current zoning requirements of the parcel would likely align with the future residential land development in the area. The PUD would be recorded over the NNG- owned parcel as well as the facilities easement area as indicated below: Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 6 of 11 Facilities Easement NNG Owned Parcel lk t , y= _- PUD Area PUD Site Area Equipment Buildings The illustration below shows the location of the two existing buildings on the site, which facilitate the two high-pressure natural gas pipelines (underground) and other ancillary valves and piping. 61k f:t IMAN&Iu Existing meter building rerH srs - - N Existing .40 equipment building Existing Site Infrastructure Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 7 of 11 A new eight -foot high chain link fence with barbed wire similar to the existing fencing (federally mandated for security purposes) will be installed surrounding the entirety of the site (NNG owned parcel and the permanent easement). Proposed landscape screening will be installed on the outside of the proposed fencing. The exterior walls will be a brick veneer material similar to the existing meter building on the site. Metal siding and roofing materials are prohibited. An example of the proposed building materials is shown in the photo below: BRICK BUILDING EXAf l='L_ WITH GABLE ROOF F Iq .Di°Jra' v %4 9AINS GUNS � Np Sex* er ON THESE Unz othevIzed ST. PAUL #4 FRWASES IonI,t10n So urce Building Materials Example (existing meter building) Landscaping Plan A condition of approval of NNG's expansion request in 2002 required the planting of 15 ever- green trees along the east, west, and south sides of the site area. With the proposed expansion of the site, existing screening will need to be removed to accommodate the expansion; there- fore, NNG is proposing the double row of evergreen trees surrounding the site, as shown below: Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 8 of 11 Landscaping Plan NNG does not prefer landscaping along the front of the property for security reasons and no trees will be permitted to be planted within the Old 70th Street ROW. City staff has recom- mended the proposed double row of evergreen trees to be located on the east and west sides of the operational area to provide substantial screening at such time this area develops. NNG has indicated limitations to the location of trees planted near underground pipelines on the south side of the expansion area (no closer than 35 to 45 feet); therefore, staff is recommending berming be installed along the south site boundary, which should be constructed at six feet in height with a 3.1 side slope, planted with a low maintenance turf, and include landscape plant- ings on the berm. The south side of the site will be the most visible at such time the surrounding land develops and should be substantially screened as a part of this expansion in preparation for this future development. The City's Forester has verified the proposed species, spacing, and number are sufficient to ensure a diverse canopy and a solid natural screening as the trees mature on the east and west sides. NNG's proposed landscape plan (shown above) does not indicate landscape screening along the south side of the site, and a condition of approval will require the applicant to provide an updated landscape plan to be reviewed and approved prior to the issuance of the building permit. The updated landscape plan should indicate the recommended berming and landscap- ing (number, species, and size at time of planting) and will require review and approval by the Community Development Department and the City's forester and horticulturalist. i i i gr bT _—_—_—_—_—_—_—_ _— zra]� iro-rR' avBM• s � 4 r I II Landscaping Plan NNG does not prefer landscaping along the front of the property for security reasons and no trees will be permitted to be planted within the Old 70th Street ROW. City staff has recom- mended the proposed double row of evergreen trees to be located on the east and west sides of the operational area to provide substantial screening at such time this area develops. NNG has indicated limitations to the location of trees planted near underground pipelines on the south side of the expansion area (no closer than 35 to 45 feet); therefore, staff is recommending berming be installed along the south site boundary, which should be constructed at six feet in height with a 3.1 side slope, planted with a low maintenance turf, and include landscape plant- ings on the berm. The south side of the site will be the most visible at such time the surrounding land develops and should be substantially screened as a part of this expansion in preparation for this future development. The City's Forester has verified the proposed species, spacing, and number are sufficient to ensure a diverse canopy and a solid natural screening as the trees mature on the east and west sides. NNG's proposed landscape plan (shown above) does not indicate landscape screening along the south side of the site, and a condition of approval will require the applicant to provide an updated landscape plan to be reviewed and approved prior to the issuance of the building permit. The updated landscape plan should indicate the recommended berming and landscap- ing (number, species, and size at time of planting) and will require review and approval by the Community Development Department and the City's forester and horticulturalist. Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 9 of 11 NNG will be responsible for the installation and maintenance of the landscape screening located on the NNG owned parcel, within the facilities easement, and on the Goebel's property. Mainte- nance will include regular weed and vegetation control at the site within the rows of trees up to the chain-link fence as well as replacement, if needed, of a tree at a minimum of 8 feet tall and sized as indicated on the approved landscape plan. Vegetation should be cut no less than twice per growing season and more as needed to maintain the aesthetics of the site. Utilities The property is within the Metropolitan Urban Service Area (MUSA). 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 proposed three buildings and the hard -surfaced access drive are proposed. The proposed additional impervious surfaces would not trigger additional treatment Comprehensive Plan The City's 2040 Comprehensive Land Use Plan guide this area as future High Density and Mixed Use development. The surrounding parcels are currently used for agricultural purposes until such time they develop. NNG's pipeline facilities at this location would not appear to have any significant adverse impacts to the future development of this area. Public Hearing Notices Public hearing notices were mailed to 19 property owners who are within 500 feet of the ap- plicant's property. These notices were mailed on May 6, 2020. The public hearing notice was also published in the May 6, 2020, edition of the St. Paul Pioneer Press. City Department Review Representatives from various City Departments reviewed NNG's site expansion request at the May 13, 2020, Technical Review Committee meeting and had no additional comments. Recommendation That the Planning Commission recommend approval of a conditional use permit and site plan review to allow for the construction of three public utility/public service structures, and a zoning amendment for a planned unit development allowing for reduced setbacks and multiple struc- tures on a parcel within the AG -1, Agricultural Preservation District, subject to the following conditions: 1. Evergreen trees are required to be planted on the east and west sides of the site in a double row, spaced 15 feet apart. The evergreen trees shall be a minimum of eight feet in height at time of planting, and NNG shall be responsible for maintenance and replace- ment of these trees within the easement area (east side) as well as on the Goebel prop- erty (west side). Berming shall be installed on the south side of the site (no less than six feet in height with a 3:1 side slope) and shall include six inches of topsoil and seeded with a low maintenance turf and substantial landscaping to be reviewed and approved prior to issuance of a building permit. Any dead or dying trees or shrubs as indicated on Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 10 of 11 the approved landscape plan are required to be replaced immediately by NNG regardless of the location or reason they did not survive with a minimum eight -foot replacement tree or shrub size as indicated on the approved landscape plan. A landscape plan is required to be submitted for review and approval by the Community Development Department and City Forester prior to the issuance of a building permit. 2. Installation of the landscaping and berming shall occur prior to final building inspector ap- proval and shall be consistent with the approved landscape plan. 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) prior to the issuance of any build- ing permits. The financial guarantee shall be in effect for one year from the date of installation to insure the installation, survival, and replacement of the landscaping im- provements. 3. NNG will be responsible for regular maintenance of the site vegetation (NNG parcel, permanent easement, and landscape and berm area on the Goebel property on east and south sides). Regular maintenance of the site to keep weeds and vegetation at a height below eight inches within the landscape screening area and along the chain-link fence is required no less than twice per growing season. 4. The exterior materials and architecture of the new 20 -foot x 50 -foot and two 10 -foot x 16 - foot structures shall be of a decorative masonry brick material with colors and architec- ture (roof pitch, over hang, soffit etc.) similar to that of the existing 16 -foot x 24 -foot structure. All four sides of the structure shall be constructed of the same materials and color scheme. A corrugated galvanized metal roof is prohibited. The hip roof shall be constructed of asphalt shingle materials. The Community Development Department must review and approve proposed architecture and exterior materials of the structures prior to the issuance of a building permit. 5. 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. Detailed construction plans shall be submitted to the City's Building Inspections office for review and approval. 6. Advertising displayed on the side of the equipment/monitoring building or any above- ground piping is prohibited. 7. The eight -foot high chain link fence is required to be a black -coated vinyl material. 8. The existing access drive to the Northern Natural Gas site must be paved from Old 70th Street South to the property line. A right-of-way permit for the improvement of the private access drive must be applied for and issued by the City before excavation and construc- tion of the access drive begins. 9. Any approved resolution(s) for a conditional use permit, site plan review, and zoning amendment (PUD) must be recorded against the Northern Natural Gas parcel (10471 Old 70th Street South) as well as the permanent easement area secured from the Goebel's as indicated on the easement exhibit dated October 28, 2019. Planning Staff Report — Northern Natural Gas Case No. CUP2020-026, SP2020-028, and ZA2020-027 May 15, 2020 Page 11 of 11 Prepared by: Emily Schmitz Senior Planner Attachments: - Site Plan — Drawing No. P7-2 - Landscape Plan — Drawing No. S7-2 - NNG Narrative - Permanent Easement Exhibit 120'-0" i NEW PROPERTY LINE EXISTING PROPERTY LINE_ _ _ _ .72.-0.. _ NEW FENCE LINE L.—.—.—.—.—.-1—.—.—. FENCE LINE z — — — _ _ _ _ _ _ _ _ _ _ _ _EXISTING �I 5-0100 O TIE-IN EXISTING IL NEW FENCE METER BU LOINS 7 E� 1 HASTINGS TBS 1B �I w z j PROPERTY LINE) `FENCELIKE I 0— REMOVED REMOVED 1 I I BUILDING BY W.D,#01127094 T ---- 111 '4 I 1 I 1 24"MNM86501 'S'LINE 4"---- ----- 1 I 1 - - - - — -64'-10Y2"- b a I I 1 I w I 1 i j 1 q I GATE 14'-4" 10'_6%" 15'-V 10'-6/4' I 'g 4MAN -30" OD, 0438" Wr, X66 30" MNM86502 'C' LINE - - -- - 3 - - - - - - - - - - - - - - - - - - 30 4 § 600# IF Q REGBLDG. �16 1216 1i616-0x10-0 FENCE FUTURE LINE REMOVEDi O? 16 1216 UDINGPROPERTY LINE CONTROL REMOVED . L --I --- — 8 50'-0" 50'-0" - - - - - -- NTS NTS 50'-0" 1 BUILDING w 5-0100 FENCE DETAILS ro 4 SEE DWG. P111 O NEWFENCELINE 3 P.J b LAT. 44.848063 � LON. -92.895028 � - 80' E FENCE - I PROPERTY a LEGEND J PROPERTY ________ EXISTING FACILITIES E NEW CONSTRUCTION SCALE NOTES: 48" 0 64" 12'4" 25'.0" 1. IF PAPER SIZE IS 22" x 34"- NOTED SCALE APPLIES 2. IF PAPER SIZE IS 11"x 17"- SCALE WILL BE DOUBLED 'O SCALE'. 3/32" = 1'-0" 111111D All—D4 30" MNM86502'C' LINE �oihern APPROVED 'FEUM 11A FARMINGTON M450C MAOP INCREASE ALT. Natural Gas INTERNAL INFORMATION FOR SITE PIPING PLAN IO [i(f 913179 Qt%( .+IRkoROERNo U1127697 DISTRIBUTION/COPIESLIMTED TO PROJECT NEEDS C CONSTRUCTION 913179 SEC. 2, T27N, R21W 0 ISSUED FOR CONSTRUCTION N oy,G No P7-2 a N _ WASHINGTON COUNTY, MINNESOTA R-SION_DATFCHKD LAN PING NOTES 1. DOUBLE ROW OF CONIFEROUS TREES PLANTED AT 8 FEET TALL SURROUNDING THE OUTSIDE OF THE FENCED AREA. TREES SHOULD BE SPACED AT 15 FEET APART IN A STAGGERED DOUBLE ROW. 2. PROPOSED TREES INCLUDE'. BLACK HILLS SPRUCE WHITE PINE RED PINE NORWAYSPRUCE DOUGLAS FIR BALSAM FIR NO LESS THAN 3 SPECIESAND SHOULD BE PLANTING IN GROUPINGS. 3. THE ACCESS TO THE SITE SHOULD BE PAVED FROM THE ROAD TO THE PROPERTY LINE, WITHIN THE R.O W., THE REMAINED OF THE SITE CAN REMAIN As CLASS 5. 4. DO NOT PLANT TREES WITHIN 40 FEET WEST OF 24 INCH LINE AND 55 FEET EAST OF 30 INCH LINE, PER ES4065. 5. REPLACE EXISTING TREES ON WEST SIDE OF PROPERTY. PAVED DRIVEWAY 16' WIDE x30'± LONG LAT. 44.848063 LON. -92.895028 SCALE NOTES: 1. IF PAPER SIZE IS 22" 2. NOTED SCALE APPLIES 3. IF PAPER SIZE IS 11"x 1]"- 4. SCALE WILL BE DOUBLED LEGEND .------- EXISTING FACILITIES .NEWCONSTRUCTION 48" 0 5'-0" 12'-0" 25'4" SCALE'. 3/32" = 1'-0" vV vL./ NEW PROPERTY LINE NOTE 5 vV EXISTING PROPERTY vV LINE vV 30" MNM86502'C' LINE Northern I NEW FENCE LINE E EXISTING FENCE LINE I I I i I � i FARMINGTON M450C MAOP INCREASE ALT. Natural Gas INTERNAL INFORMATION DISTRIBUTION/COPIES-I IT _ G METER _ W.0. 0112]094 T ----- � I I FOR NOTE 4 24" MNM86501 'BLINE SITE LANDSCAPE PLAN ____ PROJECT NEEDS 1 - - --- - - - - - - - - liD - - = I I SEC. 2, T27N, R21 W 01127697 40'.4,16" i I ISSUED FOR CONSTRUCT ION ACA 30" MNM86502 'C' LINE tT=_ - _DATE - - - - 50'_0" - - - - - - - - - - - - - NOTE 4 I � 24'-03/41 18�, �� 16'-0.. 85'-83 _ i Wi i = 4 REGULATOR BUILDING FUTURE �i� CONTROL �� � I I I I � 9 z � i NEW FENCE LINE ------------------------ — —•— —•— — _ 155-0" LAN PING NOTES 1. DOUBLE ROW OF CONIFEROUS TREES PLANTED AT 8 FEET TALL SURROUNDING THE OUTSIDE OF THE FENCED AREA. TREES SHOULD BE SPACED AT 15 FEET APART IN A STAGGERED DOUBLE ROW. 2. PROPOSED TREES INCLUDE'. BLACK HILLS SPRUCE WHITE PINE RED PINE NORWAYSPRUCE DOUGLAS FIR BALSAM FIR NO LESS THAN 3 SPECIESAND SHOULD BE PLANTING IN GROUPINGS. 3. THE ACCESS TO THE SITE SHOULD BE PAVED FROM THE ROAD TO THE PROPERTY LINE, WITHIN THE R.O W., THE REMAINED OF THE SITE CAN REMAIN As CLASS 5. 4. DO NOT PLANT TREES WITHIN 40 FEET WEST OF 24 INCH LINE AND 55 FEET EAST OF 30 INCH LINE, PER ES4065. 5. REPLACE EXISTING TREES ON WEST SIDE OF PROPERTY. PAVED DRIVEWAY 16' WIDE x30'± LONG LAT. 44.848063 LON. -92.895028 SCALE NOTES: 1. IF PAPER SIZE IS 22" 2. NOTED SCALE APPLIES 3. IF PAPER SIZE IS 11"x 1]"- 4. SCALE WILL BE DOUBLED LEGEND .------- EXISTING FACILITIES .NEWCONSTRUCTION 48" 0 5'-0" 12'-0" 25'4" SCALE'. 3/32" = 1'-0" APPROVED 30" MNM86502'C' LINE Northern I E FARMINGTON M450C MAOP INCREASE ALT. Natural Gas INTERNAL INFORMATION DISTRIBUTION/COPIES-I IT FOR SITE LANDSCAPE PLAN .+'oRkoROE"No PROJECT NEEDS CONSTRUCTION liD T SEC. 2, T27N, R21 W 01127697 0 ISSUED FOR CONSTRUCT ION ACA _DATE N _ WASHINGTON COUNTY, MINNESOTA S�-2 u Written Narrative of Need Northern Natural Gas is a distributor of natural gas products. Currently Northern has a town border station off of Old 701h St S that services two of Northern's pipelines. Due to increased development and demand for natural gas in the region the Federal Energy Regulatory Commission has reclassified much of the region as High Consequence Area. As such, it has become necessary to add additional equipment for the regulation and control of natural gas flowing through these pipelines. These additional capacities must be located in close proximity to the pipelines. The equipment must be sheltered from the elements by two buildings, a 20' x 50' building to house the regulator and a smaller 10' x 16' building to house the electronic control equipment. In addition some of the existing buildings on site are starting to show their age and will need to be replaced. It is therefore necessary to expand the existing lot and construct the above referenced buildings to ensure the safe and reliable transportation of natural gas to the area. Presently the expanded lot area is zoned Agricultural Preservation District. This zoning type specifically lists utility gas regulator stations within its conditional use subsection. The City of Cottage Grove issued a conditional use permit for the existing station at this location in September of 2002. It is Northern's intent to design and construct these buildings with coordination with the City of Cottage Grove requirements for aesthetics. The prior building at this location used asphalt shingles and decorative masonry material approved by the city. The new buildings are designed to conform to these requirements. For security purposes an 8 foot tall fence with barbed wire will surround the expanded facility. With city permission all 4 sides of the yard will be screened with evergreen trees as to minimize any visual impact from adjacent parcels. This screening will be place at the time of building construction and will be maintained by Northern. The existing expansion project is in keeping with Northern's commitment to provide safe and reliable natural gas to its customers. It is consistent with the existing use as a town border station and keeps the number of station to a minimum. All proposed work will also meet the city's aesthetic and screening requirements to limit any visual impact from neighboring parcels. Respectfully Submitted, Daniel J. Gorman Northern Natural Gas — ROW 651-456-1730 EASEMENT EXHIBIT -FOR- M Northern I Natural Gas N. E. CORNER OF THE N. W 114 OF SEC. 2- —' � \ (FOUND C.I.M.) \ 11 � /✓ L Y ROAD CR.O.— S A 20 � _ o \� S75957W POINTOFI I � y 50.00 BEG/N A / 582 00'03"W I/ --755.00 Oh Vob o1I corm * sas er mw, nW a wr<u1. ixa land s ,y,,, sl me 1871 I1 Ze2 �I�ti I UAV �3'W V I ktu lu ^ =2 W44 ;n IO IV82!90',j -W C I I ' 700.00 / S LINE OF , '!u N EX%S 3 I NNG FACIL/TY o IN0 n� FAC/L/7 ASE4,1FVr I 1820003'1 1550p N8200 p3••W /L OF -;6723 C ROAD /N DOC. AS DESCR/BED NO. 899984 \ ry — I SLY RO p I n W L/NN- 1 �= •r OF THE S 7/4 OF SEC. 2 N89'57J6 "W 2659.81 I -S. W CORNER OF THE S. W 1/4 OF SEC. 2 (FOUND C.I.M.) LEGEND t6 3 y 2 N c N O � N Q � JQIW O � o � a OI 4i 30 - i I/ S. E. CORNER OF THE S.W 1/4-� OF SEC. 2, TWP. 27 N, RGE 21 W, WASHINGTON COUNTY, MN (FOUND C.I.M.) O DENOTES FOUND CAST IRON MONUMENT SUMMARY tAJtMtNI AKtA 18,225 sq. ft. / 0.4184 acres I hereby certify that this sixVLv\�fi�,�tV report was prepared by r* 6r;. der my �N supervision and that I arm a ,duly Licensed Land Surveyor under thq a%t ofLt6EM3fii� of Minnesota. = LAND Date: October 28, 201?-- SURVEYOR 47476 Eric A. Roeser Minnesota License No. 47476 0 80 160 SCALE IN FEET Bearings based on NAD 83, Washington County, MN grid system EXHIBIT "A" Maorthern MINIM 86502 Natural Gas S.W. 1/4 OF SEC. 2, FILE NO. 01126607 TOWNSHIP 27 N, RANGE 21 W, WASHINGTON COUNTY, MINNESOTA SHEET 1 OF 2 EFN FILE NO. 6119 EFN PROJECT NO. 38687 1229 Tyler Street NE, Suite 100 MlnneopOUs, Minnesota 55413 .� PHONE: (612) 466.3300 N FAX: (612) 466.3383 Egan, Field & Nowak, Inc. WWW.EFNSURVEY.COM a corm * sas er mw, nW a wr<u1. ixa land s ,y,,, sl me 1871 0 80 160 SCALE IN FEET Bearings based on NAD 83, Washington County, MN grid system EXHIBIT "A" Maorthern MINIM 86502 Natural Gas S.W. 1/4 OF SEC. 2, FILE NO. 01126607 TOWNSHIP 27 N, RANGE 21 W, WASHINGTON COUNTY, MINNESOTA SHEET 1 OF 2 EFN FILE NO. 6119 EFN PROJECT NO. 38687 EASEMENT EXHIBIT -FOR- Maorthern ,, Natural Gas A perpetual easement for pipeline facility purposes over, under, and across that part of the Southwest Quarter of Section 2, Township 27 North, Range 21 West, Washington County, Minnesota described as follows: Commencing at the southeast corner of the Southwest Quarter of said Section 2; thence North 01 degrees 16 minutes 04 seconds East, bearings based on the Washington County, Minnesota coordinate system, along the east line of said Southwest Quarter, a distance of 277.14 feet centerline of County State Aide Highway No. 20 as described in Doc. No. 899984; thence North 82 degree 00 minutes 03 seconds West, along said centerline, a distance of 367.23 feet; thence South 07 degrees 59 minutes 57 seconds West, a distance of 50.00 feet to the southerly right—of—way line of said County State Aide Highway No. 20 and the northeast corner of the existing Northern Natural Gas Facility as described in warranty deed per Doc. No. 3416568; thence continuing South 07 degrees 59 minutes 57 seconds West, along the east line of said existing Northern Natural Gas Facility, a distance of 120.00 feet; thence North 82 degrees 00 minutes 03 seconds West, along the south line of said existing Northern Natural Gas Facility, a distance of 100.00 feet; thence South 07 degrees 59 minutes 57 seconds West, a distance of 75.00 feet; thence South 82 degrees 00 minutes 03 seconds East, a distance of 155.00 feet; thence North 07 degrees 59 minutes 57 seconds East, a distance of 195.00 feet to said southerly right—of—way line; thence North 82 degrees 00 minutes 03 seconds West, along said southerly right—of—way line, a distance of 55.00 feet to the point of beginning. EXHIBIT "A" MNM 86502 1229 Tyler Street NE, Suite 100 FILE NO. 01126607 MlnneopoUs, Minnesota 55413 .� PHONE: (612) 466.3300 N FAX: (612) 466.3383 Egan, Field & Nowak, Inc. WWW.EFNSURVEY.COM a cormwHre xas er mw, ron a wr<u1. ixa lana s eyo.s since ,e�z EXHIBIT "A" MNM 86502 _northern Natural Gas FILE NO. 01126607 S.W. 1/4 OF SEC. 2, TOWNSHIP 27 N, RANGE 21 W, SHEET 2 OF 2 WASHINGTON COUNTY, MINNESOTA EFN FILE NO. 6119 EFN PROJECT NO. 38687