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HomeMy WebLinkAbout2021-03-22 PACKET 06.2.STAFF REPORT CASE: CUP2021-022 ITEM: 6.2 PUBLIC MEETING DATE: 3/22/21 TENTATIVE COUNCIL REVIEW DATE: 4/21/21 APPLICATION APPLICANT: Northern States Power Co. d/b/a Xcel Energy REQUEST: A conditional use permit to construct an above ground natural gas regulator station within an existing easement as part of their Southeast Metro Natural Gas Project. SITE DATA LOCATION: ZONING: GUIDED LAND USE: East of Hadley Avenue near the intersection with Scott Boulevard R-3, Single Family Residential Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Low Density Residential EAST: Highway 61 Highway 61 SOUTH: Residential Low Density Residential WEST: Residential Low Density Residential SIZE: N/A DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2871; eschmitz(o-)_cottagegrovemn.gov Application Accepted:. 2/2/2021 60-Day Review Deadline: 4/2/2021 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Northern States Power Co. d/b/a Xcel Energy Conditional Use Permit Planning Case No. CUP2021-023 March 22, 2021 Proposal Northern States Power Co. d/b/a Xcel Energy has filed a planning application for a conditional use permit to construct a regulator station to be located at Scott Boulevard and Hadley Avenue. The location map is shown below: .>IX ,a 2L a, 1 , a r Location Map Review Process Application Received: February 2, 2021 Acceptance of Completed Application: February 2, 2021 Planning Commission Date: March 22, 2021 Tentative City Council Date: April 21, 2021 60-Day Review Deadline: April 2, 2021 60-Day Review Extension: June 2, 2021 Background Xcel Energy is in the process of working through their Southeast Metro Natural Gas Project, which extends from Langdon Village in Cottage Grove up to St. Paul Park. The project is needed to upgrade the existing gas line system the runs along Highway 61. The current infra- structure was installed in the 1950's and consists of 6-inch and 12-inch pipe. The new pipe will Planning Staff Report — Xcel Energy Case No. CUP2021-023 March 22, 2021 Page 2 of 5 all be 12-inch pipe, which will allow for regular testing through the entire pipeline. In addition to the new pipe being installed, Xcel Energy is replacing all underground regulator systems with above ground regulator systems providing additional safety. St PROPOSED NORTHERN TIE-IN EXISTING 6' LANGDON LINE PROPOSED 12" GAS LINE r— EXISTING REGULATOR STATION R498 PROPOSED REGULATOR STATION R313 EXISTING 17LANGDON LINE PROPOSED REGULATOR STATION R374 EXISTING 6" 1 LANGDON LINE PROPOSED 12" GAS LINE " PROPOSED r GAS LINE - p PHASE 12021 _ L PPS Grrr ,Iau4 Island STA. 00+00 STA- 275+93: MiSM! RD pi+m LAT; N44° 5f' 78.06' LAT.- N44° 48' 20.10' LONG WW2° 59'40, 71' LONG. W92' 55' 26.86' 1 tsbe Planning Considerations East efe Grove ""EXISTING 6' UWGDON LINE EXISTING REGULATOR STATION R501 n - EXISTING 8' LANGDON LINE N z� a T EXISTING LANGDON TBS' Southeast Metro Natural Gas Project Ordinance Requirements The proposed location/parcel is currently zoned within the R-3, Single Family Residential District and is guided in the City's 2040 Comprehensive Plan as Low Density Residential. City Code does permit certain essential services to operate without additional approvals; although within R-3 zoning districts, essential service structures require a conditional use permit per City Code Title 11-9C-4. Structures include the above ground pipes as proposed with the regulator system. Property Characteristics The proposed above ground regulator system would be located near the intersection of Hadley Avenue and Scott Boulevard. The parcel/outlot is privately owned with an existing public utility easement over the parcel, given the current infrastructure that is located within the area. The outlot is surrounded by an unimproved lot to the south and Highway 61 right-of-way to the north. Residential development exists across Hadley Avenue and will be approximately 60 feet from the proposed regulator infrastructure. The proposed equipment is planned to be located in the northern portion of the site and would not impact use of the site, which is restricted due its size and shape for any additional development. Planning Staff Report — Xcel Energy Case No. CUP2021-023 March 22, 2021 Page 3 of 5 Current Site/Proposed Equipment Location Conditional Use Permit A conditional use permit is required for essential service infrastructure in the form of structures or equipment located within R-3, Single Family Residential zoning districts. The proposed Xcel regulator station includes two sections of above ground regulator piping and a portion of above grade valves. Proposed Site Infrastructure Given the proposed location of the above ground regulator equipment near existing residential development, the applicant is proposing to install screening in the form of fencing. The applicant has indicated a decorative fencing with brick or stone pillars with a wood paneling. After addi- tional review, a condition of approval will require the fencing installed to be constructed of a composite material that is easily maintained long term, with plans to be submitted and reviewed by the Planning Department prior to installation of the fence. Planning Staff Report — Xcel Energy Case No. CUP2021-023 March 22, 2021 Page 4 of 5 Pipe Equipment Rendering — No Fencing Pipe Equipment Rendering — Proposed Fencing The site will not require any City utility connections. Typically, only several trips are required to the site each year for maintenance purposes. The proposed infrastructure does not create noise or odor that would be nuisances to surrounding properties. Public Hearing Notices Public hearing notices were mailed to 28 property owners who are within 500 feet of the ap- plicant's property. These notices were mailed on March 10, 2021. The public hearing notice was also published in the March 10, 2021, edition of the St. Paul Pioneer Press. City Department Review Representatives from various City Departments reviewed Xcel Energy's request at the March 3, 2021, Technical Review Committee meeting and had no additional comments. Recommendation That the Planning Commission recommend approval of a conditional use permit to allow for the construction of an above ground regulator station, subject to the following conditions: Xcel Energy shall be responsible for regular vegetation maintenance on the site. Grass and weeds shall not at anytime exceed eight inches in height. Planning Staff Report — Xcel Energy Case No. CUP2021-023 March 22, 2021 Page 5 of 5 2. 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. 3. Advertising displayed on the site is prohibited. 4. A five-foot tall fence is required to be installed as screening along Hadley Avenue. The fencing must be constructed of a composite, brick, or stone material. The applicant will be responsible for maintenance of the fence for the life of the above ground regulator sta- tion. Prior to installation of the fence, the Planning Department must review and approve the fencing detail. Prepared by: Emily Schmitz Senior Planner Attachments: - Site Plan Dated: November 24, 2020 - Xcel Energy Narrative Southeast Metro Natural Gas Proiect XcelEnergy- Conditional Use Permit Application Proposed Regulator Station (R-313) East of the intersection of Hadley Ave. and Scott Blvd City of Cottage Grove, MN January 2021 Southeast Metro Natural Gas Project Regulator Station near the intersection of Hadley Ave. and Scott Blvd. PROJECT OVERVIEW Northern States Power (NSP), operating as Xcel Energy, has begun the planning and engineering process for the Southeast Metro Natural Gas Project (Project). Part of Xcel Energy commitment to providing safe and reliable natural gas to our customers is the periodic need to upgrade the existing system. The proposed system will include new safety measures including the ability to use an inline inspection tool. The project consists of replacing the existing 1950's era 6", 8" and 12" natural gas pipeline with a new 12" pipeline that traverses the Cities of Cottage Grove and St. Paul Park. Without a consistent size of pipe, the inspection tool cannot be used. The proposed pipeline will be installed in road right of way and easements south of the Highway 61 corridor. Xcel Energy has identified a preferred route for the pipeline and identified two locations for new regulator stations. The first phase is approximately 3 miles long and will take place during the 2021 construction season in the City of Cottage Grove with the remaining 2 miles of the work to take place in 2022 in Cottage Grove and St. Paul Park. PROPOSED NORTHERN TIE-IN 'EXISTING 6" LANGDON LINE PROPOSED 12" GAS LINE New EXISTING REGULATOR STATION R498 PROPOSED REGULATOR STATION R313 '., '� hessnppm EXISTING 12' LANGDON LINE St P ~ PROPOSED REGULATOR STATION R374 East Cott. ! PHASE 2 2022 tta a Grove EXISTING F LANGDON LINE IM i EXISTING REGULATOR STATION R501 c EXISTING 6' LANGDON LINE EXISTING 8" LANGDON LINE PROPOSED 12" GAS LINE w E PHASE 12(i21 PROPOSED 6" GAS LINE La s upper Grey Cloud Island . STA.00+00: STA. 275+93: M sipp, LA T. N44° 51' 18.06' LAT.- N44° 48' 20.10" LONG: K 92° 59' 40.71" LONG: M2" 55' 26.86" Moo a lske EXISTING LANGDON T8S',: '.. W001121"8110147_VA115001► F—Al9 jXcel Energy Southeast Metro Natural Gas Project Regulator Station near the intersection of Hadley Ave. and Scott Blvd. The delivery of Natural Gas to our customer includes a system of pipelines that conveys natural gas through compressor and regulator stations and ultimately is delivered by Xcel Energy to residential and commercial customers. Natural gas regulator stations serve a role by reducing the pressure of gas arriving via bulk distribution lines to a level that can be safely utilized by residents and local businesses. Approximately 2.3 million miles of natural gas distribution and service lines are in operation in the United States. The natural gas regulator stations need to be sited in areas they will serve. As part of Phases 1 of the Project, NSP proposes to construct a new aboveground natural gas regulator station, R313, east of Hadley Ave. S. near the intersection of Scott Blvd. within an existing easement. (Figure 1). The proposed R313 regulator station, would provide natural gas to customers in the City of Cottage Grove and St. Paul Park. For the safety of our employees and the general public, Xcel Energy has implemented the practice of installing new regulator stations aboveground and no longer constructs regulator stations in underground vaults. In the future, maintenance disruptions to the community would be reduced and worker safety would be increased. The proposed regulator station R-313 is located within an existing easement that is parallel to the railroad corridor and is currently a mowed turf area. The proposed regulator station consists of above grade pipe and valve components which are approximately 4' tall. Our proposal is to install a series of wood and masonry column screen walls that are designed to screen the above grade components of the regulator station. The screen wall would be five feet tall. We believe the proposed screen wall will be an aesthetically pleasing element for the neighborhood. CONDITIONAL USE PERMIT COMPLIANCE WITH ORDINANCE A. Will the use be in conformity with the City's Comprehensive Plan and with the purpose, intent, and applicable standards of the Zoning Ordinance? EXPLAIN; The regulator station will serve the businesses and residents west of Hwy 61. The proposed facility supports many of the goals and policies outlined in the Land Use and Economic Development chapters of the Comprehensive Plan and indirectly supports many of the other goals outlined in the Comprehensive Plan. Without a reliable and safe supply of natural gas many of the goals in the plan would not come to fruition. The proposed use is an essential service and permitted in the R-3 Single Family Residential District through a Conditional Use Permit. The site is located within Outlot 2 of Thompsons Grove 8th Addition and has a PID Number of 1802721110047. An existing natural gas utility easement is located on the outlot. The regulator station site is located on the north end of the outlot and is bounded by the railroad corridor to the east and Hadley Ave to the west. An unimproved residential lot is located to the southwest. There are residential uses across Hadley Ave and approximately 400' to the south. The proposed regulator station is an essential service and will be an unobtrusive addition to the neighborhood that occupies a remnant parcel of land that is not easily suited for development. 0 Xcel Energy Southeast Metro Natural Gas Project Regulator Station near the intersection of Hadley Ave. and Scott Blvd. B. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. How does the proposed use fit these criteria? The proposed use is located within an existing natural gas easement on a narrow triangular shaped parcel bounded by Hadley Ave to the west and the railroad to the east and a vacant parcel to the south. The regulator station facility will be screened from the public right of way with wood and masonry wall. The regulator station operations consist of twice -yearly inspections and maintenance to ensure the facility is operating to specifications. Inspections are carried out by a two -person crew. The regulator station property is not readily suited for other types of development due to its narrow depth of approximately 33' feet to the south and narrowing to a point to the north. The undeveloped lot to the south is unlikely to be developed due to irregular shape and depth. C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use on surrounding property values. The surrounding properties are Hadley Ave, the railroad right of way and an undeveloped parcel to the south. The undeveloped property to the south is unlikely to be developed due to its shape and size Any diminution of value to neighboring properties is negligible. D. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution vibration, general unsightliness or other nuisances. Explain effects of proposed use. The proposed facility will not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to glare, smoke, dust, odor, fumes, water pollution vibration, general unsightliness or other nuisances. Noise levels from the regulators would be less than 80 dB at 10 feet, based on estimates from the manufacturer. The proposed screen walls will help reduce the dB levels. The regulator station will be screened from the public right of way. E. The use shall generate only minimal vehicular traffic on local streets as defined by the Transportation Element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access, or parking needs that will cause inconveniences to the adjoining properties. Explain the transportation needs for the proposed use. Served adequately by essential public services. The proposed facility is unmanned and will generate a couple of trips per year for maintenance and inspection purposes. Generally, the maintenance and inspection operations are conducted by a two - person team that parks their vehicle on the street and walks to the facility. F. The use shall be served adequately by essential public services such as streets, police, fire protection and utilities. Explain how the proposed use will be served. The use shall cause minimal adverse environmental effect. List any effects XCelEnergy§' 3 Southeast Metro Natural Gas Project Regulator Station near the intersection of Hadley Ave. and Scott Blvd. The proposed facility is an essential service and is unmanned. Water and sewer service are not required. The site abuts Hadley Ave., which will provide access. Experience indicates few occurrences requiring police and fire department involvement. G. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. Justify this statement. The proposed regulator station will be constructed without public cost for public facilities and services and in fact will be a benefit to the economic welfare of the City by providing the City with reliable and safe natural gas. H. The use shall preserve and incorporate the site's important natural and scenic features into the development of adjacent vacant land. Will these criteria be met? The site location does not include noteworthy natural and scenic features. The site is a turf area sandwiched between a railroad corridor and Hadley Ave. I. The use shall cause minimal adverse environmental effects. List any effects. The proposed regulator station will have no adverse environmental effects. J. The use shall not adversely affect the potential development of adjacent vacant land. List any potential problems. The parcel the property is located on an outlot encumbered with an existing natural gas line easement. The property to the south is vacant and has not been developed due to it the depth of the lot SUMMARY The proposed R313 regulator station has been sited on a remnant parcel of land that is not easily developable and will blend in unobtrusively with the neighborhood. The project is compliant with the zoning and comprehensive plan and will ensure the safe delivery of natural gas to the City of Cottage Grove and surrounding communities. If you need additional information, please contact Brian Sullivan at 612-330-5925 / brian.e.sullivan(a)xcelenergy.com, or Heather Risley at 651-229-2236 / heather. m. risley(a)_xcelenergy.com Thank you for your consideration. Brian Sullivan Siting and Land Rights P: 612.330.5925 1 C:612.366.0234 I F: 612.329.3096 Xcel Energy Southeast Metro Natural Gas Project Regulator Station near the intersection of Hadley Ave. and Scott Blvd. Regulator Station Location (Figure 1) 40 t i } �A l F Rio y.. I � 4q t 4y t? Xcel Energy. Southeast Metro Natural Gas Project Regulator Station near the intersection of Hadley Ave. and Scott Blvd. Detail of Proposed Regulator Station oa)" � a 0 �CD T3 < O �D(D � D Q O N O fD a y f] O» n 01 ,. U 0 C . � O U) Ut ci n; _ O C O (T ' 3 : K i a r m 3 S � c < m d � { o O 4� d CL ti a w � W R Z i } ago o; o � F'? (�D cn to z 0 o v t Xcel Energy w Southeast Metro Natural Gas Project Regulator Station near the intersection of Hadley Ave. and Scott Blvd. Screen Wall of Proposed Regulator Station