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9.a 2 2016-08-16 Plan Revision narrative Oldfield Rev 2 Greenmark / Ameresco Scandia, MN PLAN REVISIONS August 9, 2016 AME16002 August 16, 2016 Project Narrative 2 INTRODUCTION On behalf of Greenmark and Ameresco, Landform is pleased to submit requested revisions to the landscape and grading plan for the construction of a community solar garden on 38.93 acres at 23359 Oldfield Avenue North. We are excited about the improvements proposed for this site and have been working with the City to ensure that a high quality solar development is constructed in the community. Background Planning Commissioners reviewed plans for a proposed community solar garden on March 2, 2016, April 5, 2016, and May 27, 2016. At the meetings, residents and Planning Commissioners expressed concerns about views of the proposed solar development from surrounding residences and from the right-of-way. The development team revised plans to address concerns and the Planning Commission recommended approval at the May 27, 2016 meeting. At the June 21, 2016 City Council meeting, the development team presented plans to Council members for the proposed community solar garden. REQUESTED REVISIONS Council reviewed the plans on June 21, 2016 and asked Greenmark and Ameresco to do three things: 1. Provide an accurate landscape plan. 2. Provide an accurate grading plan. 3. Clarify views from 236th and 237th Streets. Staff provided a follow-up email with additional comments from the meeting. The development team as addressed these requested revisions as follows: Revision Request 1: Landscaping and Screening Source City Requirement Applicant Response Email from City Staff dated June 22, 2016 The landscape plan should show the locations and species of trees, shrubs, and type of ground cover proposed. Sheet L2.1 demonstrates compliance with this requirement Email from City Staff dated June 22, 2016 The plan should include a schedule that shows the species, size, and number of trees proposed Sheet L2.1 demonstrates compliance with this requirement Email from City Staff dated June 22, 2016 The conifers in the plan should be shown as 10’ stock at planting, or indicate why this is not feasible and why 6-8’ plants are proposed. Sheet L2.1 demonstrates compliance with this requirement. Plans propose 10’ stock for major groupings of trees and 6-8’ coniferous trees for additional fill. AME16002 August 16, 2016 Project Narrative 3 Condition 12 of the staff report from July 21, 2016 The landscape materials shall be of the following minimum size at the time of planting: coniferous trees—minimum 6-8 feet in height; deciduous trees, minimum 2-1/2 caliper B&B stock; shrubs shall be a minimum 10 gallon size. Sheet L2.1 demonstrates compliance with this requirement. Condition 11 of the staff report from July 21, 2016 The applicant shall submit revised grading and landscape plans that are consistent with the plans submitted on May 27, and that increase the plantings along the north boundary of the property to create continuous or nearly-continuous screen of the views from the north on Oldfield Road. The plan should include a mix of coniferous and deciduous tree and shrub species, consistent with the species list in the Woodland and Tree Preservation section of the Development Code, and should be consistent with Scandia’s rural character. Sheet L2.1 demonstrates compliance with this requirement. Condition 14 of the staff report from July 21, 2016 The applicant shall submit the proposed seed mix for the area under the array to the City for administrative approval. The seed mix shall be limited to seeds that are native and come from a local seed source and include pollinator- friendly species. The seed tags shall state that the mix is noxious weed free and Pure Live Seed Certified. Sheet L2.1 demonstrates compliance with this requirement. Plans propose a seed mix that complies with the DNR’s Prairie Establishment and Maintenance Technical Guidance for Solar Projects Manual, which is consistent with State statutes for pollinator plantings. There were several questions that were brought raised by meeting attendees that we have addressed as follows: Q. Why can’t you build a berm on the north side of the site? A. Building a berm on the north side of the site is not practical for the development of the project and does not offer any significant screening advantage over the screening provided by the existing trees. If we were to build a berm, we would have to remove the established trees on the northern boundary of the site. Even if a berm were constructed behind the trees, placement of the berm would suffocate the root system, killing the trees. Due to the topography of the site, the size of the berm required to be constructed would be huge. Any additional berming would remove buildable area available for solar panels, which we have already reduced due to other constraints on site. AME16002 August 16, 2016 Project Narrative 4 Q. How tall and wide is the berm proposed on the west side of the property? A. The height and width of the berm varies based on the location of the berm on the site and the existing topography of the site. Generally, the berm is 10 feet above the existing grade, eight feet wide at the top, and has a 25% slope. Q. Why don’t you plant 20-40 foot evergreen trees on top of the berm? A. We are proposing 10-foot evergreen trees along the edges of the site. Planting trees larger than this is very risky on a berm condition because of the fragile state of the root system. We wouldn’t anticipate a successful transplant of a 20-40-foot tree. Berm conditions are dry and windy, so trees without a well-established root system are likely to die. The trees proposed have the potential to grow up to 40-50 feet. Q. Won’t evergreens provide more screening than deciduous trees? A. Evergreens would provide more screening at the end of the project’s lifecycle than at the beginning of the project’s life. In 25 years, evergreens will provide the majority of screening. Until then, deciduous shrubs and trees fill in quickly, and provide a more natural look than lines of coniferous trees. As a bonus, a mix of species increases wildlife value and provides more year-round visual interest. Revision Request 2: Grading Source City Requirement Applicant Response Email from City Staff dated June 22, 2016 The plans should show the required right- of-way on Oldfield Avenue North (condition #4)—“the applicant shall secure and record the Oldfield Avenue North right-of-way along the entire western boundary of the property (Parcel ID: 02.032.20.230001), 33 feet east of the section line.” Sheet C3.1 demonstrates compliance with this requirement Email from City Staff dated June 22, 2016 The new berm should be located outside the required ROW Sheet L2.1 demonstrates compliance with this requirement Email from City Staff dated June 22, 2016 No trees should be located within the required ROW Sheet L2.1 demonstrates compliance with this requirement Email from City Staff dated June 22, 2016 The grading plan should maintain the existing drainage in the ditch along Oldfield Avenue North. Sheet C3.1 demonstrates compliance with this requirement AME16002 August 16, 2016 Project Narrative 5 Condition #5 from the June 7, 2016 staff report The site access road location shall be revised on the plan to align with the intersection of 237th Street North and Oldfield Avenue North. The access road shall maintain a width of twenty (20) feet or greater and typical section of the access road shall be suitable to support emergency medical vehicles. The revised plan shall eliminate the ninety (90) degree turns, and appropriate radii shall be installed to provide access for fire equipment. The City Engineer and Fire Chief shall review and approve the final plans. Sheet C3.1 demonstrates compliance with this requirement Condition #5 from the July 21, 2016 The applicant shall work with the City Engineer to finalize an access road location that provides for the screening shown on the plans the applicant submitted on May 27 and that addresses the Engineer’s comments on location relative to 236th and 237th Street North. Sheet C3.1 and sheet L2.1 demonstrate compliance with this requirement. Revision Request 3: Views from 236th and 237th Streets To demonstrate visibility of the panels from 236th and 237th Streets from a point on the road similar to the model, we have provided two sections that provide the sight line of a 6’ person looking at the site. Like the model, the sections were developed using data from the certified survey. As we have repeatedly emphasized, the hill and the panels will not be 100% screened from all points on these streets and we agree that there are likely other points on the road that you are going to see the hill. SUMMARY As noted in the letter dated May 27, 2016, we have provided Council plan sets that demonstrate compliance with your CUP standards, design standards and addresses concerns of the neighbors. We have worked with your Planning Commissioners at three meetings and two site visits. We remain committed to working with the City to ensure that standards are met and the site is developed with care. We look forward to providing a high quality solar development that is consistent with the rural character of Scandia. We respectfully request approval of a conditional use permit to allow construction of a community solar garden at 23359 Oldfield Avenue North. AME16002 August 16, 2016 Project Narrative 6 CONTACT INFORMATION This document was prepared by: Mary Matze Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Mary Matze at mmatze@landform.net or 612.638.0227.