Item 3.3 NNG Riverbend SouthITEM 3_3
TPC
The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 14 June 2021
60 -DAY DATE: 20 July 2021
RE: Otsego — Riverbend South; Northern Natural Gas
TPC FILE: 101.02
BACKGROUND
Northern Natural Gas (NNG) has high-capacity natural gas transmission pipelines through
Otsego that extend between the Mississippi River and 60th Street. There is a valve facility for
the pipelines located on a 0.09 acre parcel between Outlot C, Wildflower Meadows and Outlot
C, Riverbend South abutting TH 101. NNG is proposing to relocate the valve facility to an
easement area within Outlot C, Riverbend South closer to 72"d Street for easier access. The
existing valve facility will remain and be used by Centerpointe Energy as part of a local
distribution pipe line. The proposed NNG transmission pipelines valve facility requires
consideration of a conditional use permit. A public hearing to consider the application has been
noticed for the Planning Commission meeting on 21 June 2021.
Exhibits:
■ Site Location Map
■ Proposed Easement Exhibit
■ Building Plan
■ Site Plan
■ Grading Plan
1
ANALYSIS
Use. The subject site is zoned B-3, General Business District. Section 11-77-6.D of the Zoning
Ordinance allows essential services, such as transmission pipelines, as a conditional use within
the B-3 District. Performance standards for essential services are established in Section 32 of
the Zoning Ordinance.
Lot Requirements. Section 11-77-7 of the Zoning Ordinance establishes lot requirements and
setbacks for the B-3 District, shown in the table below. The valve facility is to be developed
within an easement area within the subject site. The lot and proposed site plan comply with
the applicable lot requirements and setbacks of the B-3 District.
Building. The valve facility is housed within a 456 square foot building that is one story in
height with a pitched roof. The exterior materials for the proposed building are not specified
but appear to be metal standing vertical seam with an indicated earth tone color. Section 11-
17-4.F.1 of the Zoning Ordinance provides exceptions for exterior finish requirements for
essential service uses. This exception is based on the functional exterior finishes for some
structures such as water towers. The City has utilized service buildings with masonry exterior
finishes for well houses and the pressure station. This type of finish will be more compatible
with the future development of the subject site and City staff recommends that this be made a
condition of approval.
Access. There is a driveway off of 72nd Street used to access the existing valve facility. The site
plan for the relocated valve facility indicates that access will continue to come off of this
driveway. We recommend that the existing driveway from the back -of -curb of 72nd Street to
the north line of Outlot C, Riverbend South be paved to better control dust and drainage. This
will also avoid having rock carried onto the trail along the north side of 72nd Street.
The site plan for the proposed valve facility indicates a walking gate on the east side of the site
and a roller fence on the south side of the site parallel to 72nd Street. The only access allowed
off of 72nd Street will be at the existing curb access. The roller gate must be relocated to the
east fence line with a paved driveway from the site access to the gate.
Off -Street Parking. Section 11-21-8 of the Zoning Ordinance does not specify a minimum
number of off-street parking stalls to be provided for essential services uses and that the Zoning
Administrator is to determine the number of required stalls based upon the characteristics of
the use. The valve facility is not manned except for maintenance. A paved space from the
existing driveway to the proposed gate will be adequate for off-street parking needs at the
facility.
I
Min. Lot
Area
Min. Lot
Width
Setbacks
ROW
East
North
Required
1.00ac.
200ft.
30ft.
10ft.
20ft.
Proposed
4.32ac.
215ft.
40ft.
40ft.
85ft.
Building. The valve facility is housed within a 456 square foot building that is one story in
height with a pitched roof. The exterior materials for the proposed building are not specified
but appear to be metal standing vertical seam with an indicated earth tone color. Section 11-
17-4.F.1 of the Zoning Ordinance provides exceptions for exterior finish requirements for
essential service uses. This exception is based on the functional exterior finishes for some
structures such as water towers. The City has utilized service buildings with masonry exterior
finishes for well houses and the pressure station. This type of finish will be more compatible
with the future development of the subject site and City staff recommends that this be made a
condition of approval.
Access. There is a driveway off of 72nd Street used to access the existing valve facility. The site
plan for the relocated valve facility indicates that access will continue to come off of this
driveway. We recommend that the existing driveway from the back -of -curb of 72nd Street to
the north line of Outlot C, Riverbend South be paved to better control dust and drainage. This
will also avoid having rock carried onto the trail along the north side of 72nd Street.
The site plan for the proposed valve facility indicates a walking gate on the east side of the site
and a roller fence on the south side of the site parallel to 72nd Street. The only access allowed
off of 72nd Street will be at the existing curb access. The roller gate must be relocated to the
east fence line with a paved driveway from the site access to the gate.
Off -Street Parking. Section 11-21-8 of the Zoning Ordinance does not specify a minimum
number of off-street parking stalls to be provided for essential services uses and that the Zoning
Administrator is to determine the number of required stalls based upon the characteristics of
the use. The valve facility is not manned except for maintenance. A paved space from the
existing driveway to the proposed gate will be adequate for off-street parking needs at the
facility.
I
Fence. The site plan illustrates that the proposed valve facility is to be enclosed with a
perimeter fence. The submitted plans do not provide details regarding the proposed fence.
Section 11-19-4.1-1 of the Zoning Ordinance allows the proposed fence to be eight feet in height,
with barbed-wire security arms at least seven feet above grade. The portion of the fence within
30 feet of the right-of-way line of 72nd Street must be chain link. A fence permit subject to
review and approval by the Zoning Administrator must be issued prior to location of the fence
upon the property.
Landscaping. The submitted plans do not include landscaping. Section 11-32-4.D.4 of the
Zoning Ordinance requires that the essential service be screened from view of adjacent
properties and public rights-of-way by landscaping. We recommend that landscaping be
deferred until the subject site is developed and irrigation is installed to ensure survivability of
plantings intended to provide screening. Screening the essential service site will be a
conditional of approval for future development of Outlot C, Riverbend North.
Exterior Lighting. Section 11-16-6 of the Zoning Ordinance establishes performance standards
for exterior lighting. The submitted plans do not indicate installation of exterior lighting. Any
exterior light fixtures are to have a 90 degree horizontal cut-off and not cast more than 0.4
foot-candles of light at the property lines as required by Section 11-16-6.0 of the Zoning
Ordinance
Signs. No information is indicated to show installation of signs upon the property. Any signs to
be installed must comply with Chapter 37 of the Zoning Ordinance and have a sign permit
approved by the Zoning Administrator prior to installation of signs upon the property.
Grading. Plans for grading, erosion control, and storm water management have been
submitted for the subject site. All grading, drainage, and erosion control plans are subject to
review and approval of the City Engineer.
Utilities. The proposed valve facility does not include connection to City sewer or water
utilities. Payment of utility availability and connection charges will be deferred until such time
as Outlot C, Riverbend South is final platted for development.
Criteria. Consideration of the conditional use permit is to be based upon, but not limited, to
the criteria established by Section 11-4-2.F of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The 2012 Comprehensive Plan includes a goal to ensure adequate
distribution and provide for access to all facilities and services. Although the facility is a
transmission line, it is a necessary component for regional distribution of natural gas to
make services available in Otsego. The proposed NNG facility is consistent with the
goals of the Comprehensive Plan.
3
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is located upon an outlot planned for future commercial uses
and across from an existing convenience store with motor fuel facilities. The proposed
NNG facility will be compatible with existing and planned uses in the area.
The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed NNG facility will comply with the performance standards of the
Zoning Ordinance and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The subject site is accessed from 70th Street (CSAH 38) via 72nd Street. CSAH
38 designated as a minor arterial roadway by the Transportation Plan and 72nd Street is
a local commercial street. Both roadways have adequate capacity to accommodate
traffic that will be generated by the proposed NNG facility.
The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The subject site will not affect City service capacity.
RECOMMENDATION
The proposed relocation of a NNG valve facility for their existing high capacity transmission
pipelines satisfies the requirements of the Zoning Ordinance. Our office recommends approval
of the conditional use permit as outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a conditional use permit for an essential service
facility within Outlot C, Riverbend South subject to the following conditions:
1. The utility building shall be a prefabricated structure with masonry exterior
finishes subject to review and approval of the Zoning Administrator.
11
2. Access:
The existing driveway from the back -of -curb of 72,d Street to the north line
of Outlot C, Riverbend South be paved with asphalt or concrete, subject to
review and approval of the City Engineer.
b. The site plan shall be revised to locate the roller gate to the east fence line
with a paved driveway from the site access to the gate.
3. The proposed fence shall comply with Section 11-19-4.H of the Zoning
Ordinance, subject to review and approval by the Zoning Administrator and
issuance of a fence permit.
4. Screening as required by Section 11-32-4.D.4 of the Zoning Ordinance shall be be
deferred until Outlot C, Riverbend South is final platted and developed.
All exterior lighting shall comply with Section 11-16-6.B of the Zoning Ordinance.
6. All signs shall comply with Section 37 of the Zoning Ordinance and require
approval of a sign permit by the Zoning Administrator prior to placement upon
the property.
7. All grading, drainage, and erosion control plans are subject to review and
approval of the City Engineer.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
5
Site Location Map
Overview
Legend
Roads
CSAHCL
CTYCL
— MUNICL
— PRIVATECL
TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/'Township Limits
0
❑ t
❑� Parcels
Torrens
EASEMENT EXHIBIT -FOR- -northern
Natural Gas
A Ar-AnnlA/^
III IAIC- IVI LLnV�/VV�
IVAV IL_IJI L -v VV LF
V-N.W. CORNER OF OU710T C, RIVERBEND SOUTH N.E. CORNER OF OUMOT C, RIVERBEND SOU7H-
(FOUND 1/2 -INCH IRON PIPE #26724) (FOUND 1/2 -INCH IRON PIPE 06724)
(N8904'15"E WILDFLOWER MEADOWS) -`
N8903'02"E 377.54
N•LY LINE OF OUXOT C / \
I
I j E'LY LINE OF OUTLOT C�
I I
I I
I I
\ I m
—NNG 75 -FOOT WIDE PIPELINE EASEMENT ^ ti
AS DEPICTED IN DOC NO. 596007-1\
/
/
J (.j i 3
/ 20.00-\ _` I y
\ `_��
589'03.02"W 150.05_
'f POINT OF BEGINNING- I W
I I S•LY LINE OF 75 -FOOT' WLY LINE OF 20 -FOOT- I I i -C
WIDE PIPELINE EASEMENT WIDE UTILITY EASEMENT \ o a
WI �
oI oW /
h � rW�
N8903'02 E 9264 /
LEGEND SUMMARY
• DENOTES FOUND IRON MONUMENT AS NOTED EASEMENT AREA
��1111t1I111111/��,,, 20,185 sq. ft. / 0.4634 acres
I hereby certify that this st,
report was prepared by 173e
supervision and that I a1t1;
Land Surveyor under the$al
of Minnesota. -*
Date: April 28th, 2021
Minnesota License No. 47476
my
0 40 80
LAND ;yF_
SURVEYOR a
SCALE IN FEET
47476 .AA Bearings based on NAD 83,
Wright County, MN grid system
1229 Tyler Street NE, Suite 100
Minneapolis, Minnesota 55413
I� PHONE: (612) 466-3300
FAX: (612) 466.3383
7n, Held &Nowak, Inc. WWW.EFNSURVEY.COM
WPII.inO WI b EW F • NMK M0.
d sir e - sloe¢ 1872
EXHIBIT "A"
ya
ST. MICHAEL #1A TBS
Natural Gas
,V
SECTION 26,
FILE NO.
TOWNSHIP 121 N, RANGE 23 W.
JK
WRIGHT COUNTY, MINNESOTA
SHEET 1 of 2
Sh10
N8903'02 E 9264 /
LEGEND SUMMARY
• DENOTES FOUND IRON MONUMENT AS NOTED EASEMENT AREA
��1111t1I111111/��,,, 20,185 sq. ft. / 0.4634 acres
I hereby certify that this st,
report was prepared by 173e
supervision and that I a1t1;
Land Surveyor under the$al
of Minnesota. -*
Date: April 28th, 2021
Minnesota License No. 47476
my
0 40 80
LAND ;yF_
SURVEYOR a
SCALE IN FEET
47476 .AA Bearings based on NAD 83,
Wright County, MN grid system
1229 Tyler Street NE, Suite 100
Minneapolis, Minnesota 55413
I� PHONE: (612) 466-3300
FAX: (612) 466.3383
7n, Held &Nowak, Inc. WWW.EFNSURVEY.COM
WPII.inO WI b EW F • NMK M0.
d sir e - sloe¢ 1872
EXHIBIT "A"
Northern
ST. MICHAEL #1A TBS
Natural Gas
OUTLOT C, RIVERBEND SOUTH
SECTION 26,
FILE NO.
TOWNSHIP 121 N, RANGE 23 W.
WRIGHT COUNTY, MINNESOTA
SHEET 1 of 2
EFN PROJECT NO. 39652
EASEMENT EXHIBIT —FOR— Miorthern
Natural Gas
A perpetual easement for pipeline facility purposes over, under, and across
that part of the following described property.
Outlot C, RIVERBEND SOUTH, Wright County, Minnesota.
Said easement is more particularly described as follows:
Commencing at the northeast corner of said Outlot C; thence South
00 degrees 33 minutes 54 seconds West, bearings based on the Wright
County, Minnesota coordinate system, along an easterly line of said
Outlot C, a distance of 75.01 feet to the southerly line of a 75—foot
wide pipeline easement, as depicted in Document No. 596007; thence
South 89 degrees 03 minutes 02 seconds West, along said southerly
line of a 75—foot wide pipeline easement, a distance of 20.00 feet to
the westerly line of a 20—foot wide utility easement, as depicted on
the plat of Riverbend South and the point of beginning of said
easement to be described; thence continuing South 89 degrees 03
minutes 02 seconds West, along said southerly line of a 75—foot wide
pipeline easement, a distance of 150.05 feet; thence South 00 degrees
33 minutes 54 seconds West, a distance of 150.05 feet; thence North
89 degrees 03 minutes 02 seconds East, a distance of 92.64 feet to
the northwesterly right—of—way line of 72nd Street N.E; thence
Northeasterly a distance of 94.01 feet, along said northwesterly
right—of—way line of 72nd Street N.E. and a non—tangential curve,
concave to the southeast, having a radius of 280.00 feet, a chord that
bears North 38 degrees 24 minutes 02 seconds East, and a central
angle of 19 degrees 14 minutes 14 seconds, to said westerly line of a
20—foot wide utility easement; thence North 00 degrees 33 minutes 54
seconds East, not tangent to last said curve, along said westerly line
of a 20—foot wide utility easement, a distance of 77.67 feet to the
point of beginning.
EFN PROJECT NO. 39652
EXHIBIT "A"
ST.
ST. MICHAEL #1A TBS
-Jorthern
,,Natural Gas
1229 Tyler Street NE, Suite 100
C, RIVERBEND SOUTH
Minneapolis, Minnesota 55413
.� PHONE: (612) 466-3300
SECTION 26,
FILE NO.
FAX: (612) 466-3383
TOWNSHIP 121 N, RANGE 23 W.
Hgan, Field &Nowak, Inc.
'0'.. ESmx �': Now
land s ..yo sloe¢ 1872
WRIGHT COUNTY, MINNESOTA
SHEET 2 OF 2
EFN PROJECT NO. 39652
Ev0
38'-0"
INTERNAL INFORMATION
DISTRIBUTION/COPIES LIMITED TO
N PROJECT NEEDS
m
�VBUILDING SKID PLAN
BY BUILDING VENDOR REF. DWG. P7-1
WHITE
DOOR O
LOUVERS
ALL DOORS TO
3E KEYED ALIKE
ISSUED FOR CONSTRUCTION
REVISION - DESCRIPTION
EAST/WEST ELEVATION
04/16/21
DATE I CHK'D
P-0200
38'-0"x12'-0" BUILDING
W/ 8'-0" EAVE HEIGHT
WHITE
DOOR O
LOUVERS
ALL DOORS TO
3E KEYED ALIKE
FOR STATUS
PRELIM
REFERENCE
BID
ONLY
CONST.
DATE
RIDGE & GABLE VENTILATION
12
41
WINDOW 1
WINDOW
6'-0" 6'-O"
NORTH ELEVATION
NOTES:
1. BUILDING DESIGN LOADS (DEAD, LIVE, WIND AND AUXILIARY LOADS)
SHOULD BE SPECIFIED IN ACCORDANCE WITH THE PROJECT
REQUIREMENTS OR THE REQUIREMENTS OF THE LOCAL BUILDING
AUTHORITY, WHICHEVER IS MORE STRINGENT. MINIMUM DESIGN
LOADS SHOULD BE NO LESS THAN THE FOLLOWING: ROOF LIVE
LOAD - 25 PSF, WIND LOAD - 90 PSF (3 SEC GUST), SNOW LOAD - 55
PSF.
2. DOORS TO INCLUDE PANIC HARDWARE AND A MEANS TO HOLD THE
DOOR OPEN ALL DOORS TO INCLUDE WINDOWS. ALL DOORS TO BE
KEYED ALIKE.
3. TEST PORTS TO BE INCLUDED FOR ALL METER AND REGULATOR
BUILDINGS. THE TEST PORT SHOULD CONSIST OF A 1.5" DIAMETER
OPENING, WITH RUBBER BOOTS AND A WEATHERPROOF COVERING
TO ENCLOSE THE ORIFICE.
1.5" 0 TEST PORT
5'-0" HIGH
SEE NOTE: 3
LIGHT GRAY
COLORED ROOF
i�N� TEST PORT DETAIL
SCALE: 1)Q'= V-0"
WHITE GUTTERS
(TYP.)
EARTH TONE
COLORED SIDING
4.5" OD PIPE
0
5'-2}2" _ I _ 6 -9) I
SOUTH ELEVATION
FAC.CODE: 751052 RE -W.0. NIA
PL# MNB67701 CONST.YR 2021
STA# NIA POIN 12935
BY DATE
DESIGN I BFT 1 03125/21
RLE NO.:
SCALE
12" 0 1'-0" 3'-0" 5-0"
SCALE: 1/2" = V-0"
SCALE DISCLAIMER:
NOTED SCALE APPLIES TO 22' AW' PAPER SIZE ONLY
ST MICHAEL 1ANorthern
HEATER REPLACEMENT Natural Gas
DRAWING NAME WORK ORDER NO.
SEC. 26, T121N, R23W 01135071
DWG. NO.
WRIGHT COUNTY, MINNESOTA PF -1 G
NOTES:
1. ALL NEW CONSTRUCTION TO BE DONE BY CONTRACTOR.
2. CONTRACTOR TO FIELD VERIFY ALL DIMENSIONS AND ELEVATIONS
PRIOR TO FABRICATION.
3. CONTRACTOR TO EXERCISE EXTREME CAUTION WHILE DITCHING
DUE TO ANY BURIED PIPE, CONDUIT OR CABLE NOT SHOWN ON
DRAWING.
INTERNAL INFORMATION
DISTRIBUTION/COPIES LIMITED TO
PROJECT NEEDS
C
C
Y
ISSUED FOR CONSTRUCTION
REVISION - DESCRIPTION
REF. DWG. AR -01
APPROVED
PRELIM
FOR
BID
04116/21 CONSTRUCTION
DATE I CHK'D APP'D CONST.
DATE
FAC. CODE: 751052
PL# MNB67701
STA# N/A
RLE NO.:
SCALE
RELW.O. N/A
CONST. YR 2021
P010 12935
DATE
0312521
032521
LEGEND
________ NEW FACILITIES
________ EXISTING FACILITIES
—R/V ROW LINE
— e PROPERTY LINE
— x — FENCE LINE
48" 0 5'-0" 12'-0" 25'-0"
SCALE: 3/32" =1'-0"
SCALE DISCLAIMER:
NOTED SCALE APPLIES TO 22''X34" PAPER SIZE ONLY
ST MICHAEL 1A 14gorthern
HEATER REPLACEMENT Natural Gas
SITE PIPING PLAN WORK ORDER NO.
SEC. 26, T121N, R23W 01135071
DWG. NO.
WRIGHT COUNTY, MINNESOTA P7-1 L