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.
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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.
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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
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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.
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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.