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Home My WebLink About2021-05-24 PACKET 06.2.STAFF REPORT CASE: CUP2021-034 ITEM: 6.2 PUBLIC MEETING DATE: 5/24/21 TENTATIVE COUNCIL REVIEW DATE: 6/16/21 APPLICATION APPLICANT: Northern States Power Company, d/b/a Xcel Energy REQUEST: A conditional use permit to construct a new aboveground natural gas regulator station on the Youth Service Bureau property within an existing easement, as part of their Southeast Metro Natural Gas Project, which consists of replacing an existing 1950's era natural gas pipeline. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7064 West Point Douglas Road PB, Planned Business Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Commercial EAST: Highway 61 SOUTH: Commercial WEST: Vacant Land SIZE: N/A DENSITY: N/A RECOMMENDATION GUIDED Commercial Highway 61 Commercial Commercial Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Sam Burns, Planning Intern; 651-458-2860; sburns _cottagegrovemn.gov Application Accepted:. 4/28/2021 60-Day Review Deadline: 7/28/2021 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Xcel Energy Regulator Station — Conditional Use Permit Planning Case No. CUP2021-036 May 24, 2021 Proposal Northern States Power Company d/b/a Xcel Energy, in partnership with the Youth Services Bureau has filed a planning application for a conditional use permit for the installation of gas regulator station at 7064 West Point Douglas Road South. E ",ey9h\ 932 R — Q OakxwtlF.�� _ FOgM1 School eomsiree+somn Cottage Grove °s Site Location Review Schedule Application Received: April 28, 2021 Acceptance of Completed Application: April 28, 2021 Planning Commission Date: May 24, 2021 Tentative City Council Deadline: June 16, 2021 60-day Review Deadline: July 28, 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 that runs along Highway 61. Planning Staff Report- Youth Services Bureau and Xcel Energy Regulator Station Case No. CUP2021-036 May 24, 2021 Page 2 of 4 PROPOSED NORTHERN TIELIN PPHASE 2; -" EXISTING S'LANGDON LINE SS27 OA, X 0.156' W'J.. STEEL PROPOSED 12- GAS LINE (PHASE 2j PROPOSED 6' GAS LICE N {PHASE 2) PROPOSED REGULATOR STATION R576{PHASE I) t EMIHG IT LANGDON LINE B 12.75VU. XCt21T W,T., STEEL EXISTING 6"R974 LATERAL ,. FxISTINO REGULATOR 6b25' O.D. X 0.156' W.T.. STEEL STATION R698 I �` PROPOSED 6' GAS LINE (PNASE 1) Tm car. PRDPOSED REGULATOR STATION R. PROPOSED I T GAS LINE) (PHASE IF (PHASE 2I 9F 1. 11 EXISTING S"LANGDON LINE 6.W 0.D.XA156"W.T., STEEL PROPOSE012"GAS LNEJ' r'q\� EXISTING STATION R5SE TPxASE 11� E705TING 6'R566 LATERAL E%(STING 6'LANGDON LNE 6,62S 0.[%X 0.1 TW.T„STEEL EXISTING 6' LAGOON LINE G626' O.U. X VW W,T„STEEL � U S 562Y O.D. X 0.15T W.T. STEEL 11J 71,y .; �. _ PROPOSED 6'GAS LINE h,2 - jPMA5E 1j :ww ni.w - STA IWId7 STA 2n-15.' PROPOSED iANNSHER EXISTING 1T LWIGOGN LINE LAT: NIA' W04.74' IAT-W4T'IS`37W CONHEDTIOH AMC RDY 12.T€0"O.D.XD2ITW.T., STEE. ,ONG' W92`56' TT.54' LONG M2' 55'26.66' {PHASE T) EXISTING IAWTON TPS Xcel's Southeast Metro Natural Gas Project Map Planning Considerations Ordinance Requirements The subject property is currently zoned as FIB, Planned Business District, and is guided for com- mercial use in the City's 2040 Comprehensive Plan. Per City Code Title 11-10B-1, Structures, including the above ground pipes, are classified as essential services and require a conditional use permit. Property Characteristics The proposed above ground regulator station will be located at the southeastern corner of the property (see site map below). Highway 61 abuts the subject property to the north and east with West Point Douglas Road abutting the property to the south and west. The majority of the property is occupied by the owner of the site, Youth Services Bureau, who provides family counseling services. The proposed equipment will be located in an unused portion of the property that is mostly out of view from the existing building. Current Site/Proposed Equipment Location Planning Staff Report- Youth Services Bureau and Xcel Energy Regulator Station Case No. CUP2021-036 May 24, 2021 Page 3 of 4 Conditional Use Permit The proposed regulator station would be built and maintained by Xcel on the subject property. The regulator station will act as a service and inspection point for the gas lines currently owned and operated by Xcel in the surrounding area. The proposed regulator station consists of above - grade pipe and valve components that are approximately 4 feet tall. The proposed station will be unmanned and will generate two trips a year for maintenance and inspection purposes. ~ PROPOSED 6" PE GAS LINE PROPOSED TO BE COORDINATED PATH XCEL) PRO POSED REGULATOR CHAINLINK STATION R579(SEE 6000 FENCE EXISTING PERMANENT SERIES FOR R579 DETAILS) EASEMENT INSTALL LANDSCAPE PROPOSED 12"BALL VALVE A11- FABRIC AND 6" T PROPOSED 6' . .. ERIS7ING MNDOTR.O.W. GRAVEL WITHIN _ ALL VALVE - FENCE AREA PROPOSED DRILL ENTRY PIT o ( '6' END TEMPORARY FENCE REMOVAL \ E SFNITAGRY f o YOUTH SERVICE 111111 \ B SEWER LINE - 170272123721230002 PROPOSED \ PROPOSED DRILL RIG PROPOSED 6 E%ISTING 2' ELECTRIC LINE TEMPORARY USE AREA - i TALL FENCE - 7,494 S0. FT. / Ir FO lH F E.Ag'{1NGR' OW alp I`.G'B' SICR11 _In= .. � ST — S-I ST ST ST - E%ISTING 2'ELECTRIC LI�uE , EXISTING ROAD EDGE EXISTING 3'CCI.I'.XIE 51 6 E E EFO EF FO Site Plan for Conditional Use Permit s - ss ss ss Gas Regulator Station 374 - EXISTING 16 VATER LINE Xcel Energy 7064 W Point Douglas Road S Cottage Grove Site Plan Screening Xcel has offered to provide screening in the form of a 6-foot fence encasing the regulator station. The proposed screening will be required to be constructed with maintenance -free fencing and will be Xcel's responsibility to maintain. South Wash.ngton -- --- Natwal Ges Protect PHOTO SIMULATION I11r1�Y4..n. XcelFnergy Proposed Screening Planning Staff Report- Youth Services Bureau and Xcel Energy Regulator Station Case No. CUP2021-036 May 24, 2021 Page 4 of 4 The proposed location should have little to no impact on future development of the parcel as it is located on the far southeastern corner of the property. Given the shape of the property, it would be difficult to locate a structure in this area due to required property line setbacks. In addition, the proposed screening should limit the visual impact with the present use and any future use. Should the visual impact of the infrastructure be a concern with future redevelopment, a condition of ap- proval will allow for re-evaluation of the impact at such time the parcel redevelops to determine if additional landscape screening should be required. Public Hearing notices Public hearing notices were mailed on May 12, 2021, to 27 property owners who are within 500 feet of the subject property. A notice of the hearing was also published in the May 12, 2021 edition of the St. Paul Pioneer Press. City Department Review Representatives from various City Departments reviewed Xcel Energy's request at the May 5, 2021, Technical Review Committee meeting and had no additional comments. Recommendation That the Planning Commission recommend that the City Council approve the conditional use per- mit allowing Xcel Energy to construct and maintain a regulator station at 7064 West Point Douglas Road South, subject to the following conditions: Xcel Energy shall be responsible for regular vegetation maintenance on the site. Grass and weeds shall not at any time exceed eight inches in height. 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 six-foot tall fence is required to be installed as screening around the entirety of the reg- ulator station. 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 station. Prior to installation of the fence, the Planning Department must review and approve the fencing detail. 5. Should the property be sold or redeveloped, Xcel Energy shall be responsible for the cost of fence removal and/or new landscaping around the regulator station as the owner or developer requests. Prepared by: Attachments: Sam Burns Site Plan Dated: April 2020 Planning Intern Xcel Energy Narrative Southeast Metro Natural Gas Project �& Xcel Energy Conditional Use Permit Application Proposed Regulator Station (R-374) Youth Services Bureau 7064 W Point Douglas Road S, Cottage Grove, MN 55016 April 2021 Southeast Metro Natural Gas Project Regulator Station 374 - Youth Services Bureau. 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. PJROPOSED NORTHERN TIEAN (PHASE 2) EXISTING 6" LANGDON LINE 6.625" O.D. X 0.156' W.T.. STEEL PROPOSED 12" GAS LINE (PHASE 2) PROPOSED 6" GAS LINE MVr�. (PHASE 2) PROPOSED REGULATOR STATION R578 (PHASE 1) EXISTING 12' LANGDON LINE _ 12.750" O.D. X 0.219" W.T.. STEEL EXISTING 6' R374 LATERAL EXISTING REGULATOR w 6.625' O.D. X 0.156" W.T., STEEL STATION R498 PROPOSED 6" GAS LINE (PHASE 1) PROPOSED REGULATOR STATION R579 PROPOSED 12" GAS LINE (PHASE 1) (PHASE 2) ?;�, ge Grove EXISTING fi'° LANGDON LINE 6.625' O.D. X 0.156" W.T„ STEEL PROPOSED fit" GAS LINEg71��iai EXISTING REGULATOR STATION R565 IPHASE 1) �1 EXISTING 6' R565 LATERAL 6.625' O.D. X 0.156' W.T,. STEEL EXISTING 6" LANGDON LINE �' "I'll 6.625' O.D. X 0.156' W.T., STEEL EXISTING 8" LANGDON LINE ti 1j�� 1j�f 8.625' O.D. X 0.156' W.T., STEEL PROPOSED 6" GAS LINE (PHASE 1) s STA106+f 6 STA• 27T+g� PROPOSED LAUNCHER EXISTING 12' LANGDON LINE . _ : < CONNECTION AND RCS 12.750' O.D. X 0,219' W.T,. STEEL �, .. LA T-- N44' 50' 04.74" LAT.- N44' 48' 20.10" LONG: W92` 58' 11.54' LONG: W92` 55'26 86" (PHASE 1) p EXISTING LANGDON TBS PROJECT LOCATION MAP Xcel Energy,rc Southeast Metro Natural Gas Project Regulator Station 374 - Youth Services Bureau. 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, R579, on the Youth Services Bureau property located at 7064 West Point Douglas Rd, south of Grange Blvd. (Figure 1). The proposed R579 regulator station, would provide natural gas to customers in the City of Cottage Grove, east of Hwy 61. 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-579 is located within an existing easement that occupies the southeast corner of the property and is adjacent to the Hwy 61 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 6 feet tall fence with masonry column that are designed to screen the above grade components of the regulator station. 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 east 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 PB- Planned Business zone through a Conditional Use Permit. The site is located within the Youth Services Bureau property and has a PID Number of 1702721230002. An existing easement is located on the lot that permits the use of a regulator station. The regulator station site is located on the southeast end of the lot and is bounded by the Highway 61 corridor to the northeast and West Point Douglas Road to the southwest, and the Youth Services Bureau Building and parking to the northwest. An existing utility easement is adjacent to the regulator station easement, which from a development standpoint effectively isolates the regulator station from the remainder of the lot. There is a commercial use across West Point Douglas Road. The Xcel Energy,rc Southeast Metro Natural Gas Project Regulator Station 374 - Youth Services Bureau. 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. 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 easement on triangular shaped parcel bounded by West Point Douglas Road to the southwest and the Highway 61 to the northeast and the Youth Services Bureau facilities to the northwest. The regulator station facility will be screened from the public right of way with a fence with masonry columns. 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 the existence of another easement in the area C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use on surrounding property values. The surrounding properties are West Point Douglas Road, the Highway 61 road right of way, undeveloped properties to the north of the Youth Services Bureau property. Across the street to the southwest is a commercial use, the area closet to the regulator station is a wetland complex and not easily developable. 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 enclosed in a fence and 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 two 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 �& Xcel Energy® Southeast Metro Natural Gas Project Regulator Station 374 - Youth Services Bureau. The proposed facility is an essential service and is unmanned. Water and sewer service are not required. The site abuts West Point Douglas Road, 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 existing trees along the Hwy 61 corridor are volunteer trees and will be replaced if removed to install the regulator station. The site is a turf area sandwiched between Highway 61 and West Point Douglas road. 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. There is no vacant developable property adjacent to the regulator station. SUMMARY The proposed R579 regulator station is in the corner of the Youth Services Bureau lot 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(d-)xcelenergy.com, or Heather Risley at 651-229-2236 / heather. m.risley(d)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,rc Southeast Metro Natural Gas Project Regulator Station 374 - Youth Services Bureau. Regulator Station Location Xcel Energy,rc Southeast Metro Natural Gas Project Regulator Station 374 - Youth Services Bureau. Screen Wall of Proposed Regulator Station =3 } r4 I qilm s � z C H O- � VA .C.. is ��iy�m� n M ti "�5 o v � N e o Xcel Energy® Cottage Community Development Department Planning Division Grove 12800 Ravine Parkway South Telephone: 651-458-2827 eir;ty Meet Cottage Grove, MN 55016 Fax: 651-458-2897 here pride andP�OSP www.cottagegrovemn.gov E-Mail: cgplanning(acottagegrovemn.gov CONDITIONAL USE PERMIT / INTERIM CONDITIONAL USE PERMIT RESPONSE TO ORDINANCE CRITERIA In order to aid in the review process, please give a DETAILED response to the following ordinance criteria on this form or on separate exhibits. Your ability to meet the criteria is what the Planning Commission/City Council is required, in part, to base their review, so be specific. 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. Please refer to the attached Project Description 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? Please refer to the attached Project Description C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use on surrounding property values. Please refer to the attached Project Description 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. Please refer to the attached Project Description 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. Please refer to the attached Project Description 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. Please refer to the attached Project Description 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. Please refer to the attached Project Description 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? Please refer to the attached Project Description I. The use shall cause minimal adverse environmental effects. List any effects. Please refer to the attached Project Description