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5.a 23485 Manning Trail Community Solar GardenI C" 0 1;1'10 1 A The right time. The right people. The right company MEMORANDUM To: Scandia Planning Commission Neil Soltis, Administrator Copies To: Brenda Eklund, Clerk From: Date: SUBJECT: 444 Cedar Street, Suite 1500 Saint Paul, MN 55101 (651)292-4400 (651) 292-0083 Fax www.tkda.com Reference: Woolford Community Solar Garden CUP Ryan Goodman, PE, City Engineer Andy Melka, Minnesota Solar Connections, applicant Jennifer Woolford, owner Sherri Buss, Planner RLA AICP Proj. No.: May 30, 2017 Routing: MEETING DATE: LOCATION: 16322.008 Minnesota Solar Connections LLC Conditional Use Permit (CUP) Request for a Community Solar Garden at 23485 Manning Trail North June 6, 2017 23485 Manning Trail North APPLICANT: Andy Melka Minnesota Solar Connection- ScandiaO I, LLC 345 St. Peter Street, Suite 1600 St. Paul, MN 55102 OWNER: Jennifer Woolford 23485 Manning Trail North Scandia, MN 55073 ZONING: Agriculture Core (AG C) 60 -DAY PERIOD: July 15, 2017 ITEMS REVIEWED: Application, Revised Plans and Survey (10/14/16) and supporting materials received May 16, 2017 BRIEF DESCRIPTION OF THE REQUEST: The applicant is requesting a Conditional Use Permit (CUP) to develop a Community Solar Garden on a parcel at 23485 Manning Trail North. The property is located in the Agriculture Core (AG C) Zoning District, and includes approximately 24.5 acres. The Solar Garden is proposed to be located on an 8.2 -acre site within the larger parcel. An Employee Owned Company Promoting Affirmative Action and Equal Opportunity Woolford Community Solar Garden CUP Page 2 June 6, 2017 Scandia Planning Commission BACKGROUND AND PROJECT DESCRIPTION: Minnesota Solar Connections LLC, the applicant for the CUP, is proposing to build a Community Solar Garden on the parcel at 23485 Manning Trail North. The solar farm would be 1.0 megawatt in size and located on 8.2 acres within a 24.49 acre parcel. The site is located on an agricultural property that includes several wetland areas. The cross sections show the topography of the site. The proposed Solar Garden would be located on a relatively flat portion of the site more than 600 feet east of Manning Trail and at approximately the same elevation as the roadway. Site Layout. The Overall Site Plan (drawing C.100) shows the proposed location of the solar array on the site. The solar garden would be located east of the existing structures on the property. The applicant proposed that the existing driveway would be extended as a 16 -foot access road to the solar garden, with a new turn -around area at the east end. The application describes the proposed Community Solar Garden (CSG) as follows: "The CSG will be comprised of solar photovoltaic (PV) modules installed on single -axis tracking equipment (shown on drawing C200, Construction Details, in the application). The solar modules will be mounted on horizontal supports, attached to vertical steel posts driven or screwed into the ground at regular intervals, a method which requires no excavation or concrete foundations. Above the poles, a racking system will be installed to which the modules will be attached. The tracking system allows the solar system to track the sun across the sky each day, allowing better capture of solar energy than a fixed -tilt system. "Inverters will be attached to similar support structures as those proposed for the solar panels... The CSG will have a small transformer which will increase the voltage from 480 Volts to the Xcel Energy distribution system voltage, meters, and other electrical equipment. Feeder lines will collect the energy at the front of the project site, where the CSG will interconnect with the existing Xcel distribution system. Xcel will extend a three-phase distribution line to the site, via the path depicted in the site plan. The interconnection facilities will be made up of poles, control boxes, meters, switches and other related equipment. Final design and location of the Xcel interconnect facilities will be dictated by Xcel, and will be specified by Xcel prior to application for building permits... "The land under the panels will be planted with low -growth native vegetation that will allow water infiltration and reduce run-off rates relative to the open farmland. The vegetation mix will be pollinator - friendly, and the project will commit to enhance the biodiversity of the area and provide additional habitat for a number of native fauna, including specifically bees, butterflies, and other important pollinating species. Growth of the vegetation will be controlled by regular mowing, as needed. Weed control will be primarily through mowing, but herbicide and other weed control measures may be used as necessary to keep the site in well -kept condition." The applicant anticipates that interconnection may include an Xcel Energy utility pole. The application proposes a 6-8' chain link or woven -wire gated fence and around the solar garden for security. The applicant noted that the fence will follow Minnesota Department of Natural Resources Woolford Community Solar Garden CUP Page 3 Scandia Planning Commission June 6, 2017 guidelines for Commercial Solar fencing. The applicant has proposed vegetative screening as shown on the site plan. CRITERIA FOR GRANTING A CONDITIONAL USE PERMIT (CUP) The City's Development Code identifies the criteria that should be considered for evaluating a CUP request and granting a CUP or amendment. The Code indicates that the criteria that the Planning Commision shall consider include the following: The conditional use will be in compliance with and shall not have a negative effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values or scenic views. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. The conditional use shall conform to the applicable regulations of the district in which it is located and all other applicable standards of this Chapter. The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. The Development Code also includes general performance standards for all CUP's and specific performance standards and requirements for Community Solar Gardens. This report also analyzes the proposed project based on those standards and requirements. DETAILED EVALUATION OF THE REQUEST: Comprehensive Plan The Comprehensive Plan states that the primary land use in the Agriculture Core (AG C) District will be agricultural production. The plan encourages other uses that are consistent with agricultural use. The Comprehensive Plan notes that the City encourages the use of renewable, local and diverse forms of energy in order to increase the use of local resources, mitigate the local risk from fossil fuel scarcity and price increases, and help meet Minnesota's climate protection goals. The plan includes a number of implementation strategies that support the use of renewable energy systems. The City adopted Ordinance 174 permitting Community Solar Gardens and Solar Farms in the AG C, AP, and GR Districts to help to implement the goals and strategies in the Comprehensive Plan. The request is consistent with theoaf the Comprehensive Plan. Woolford Community Solar Garden CUP Page 4 June 6, 2017 Scandia Planning Commission Minimum Lot Size and Frontage Ordinance 174 does not identify a minimum parcel size for community solar gardens. The minimum parcel size in the AG C District is 2.0 to 5.0 acres or 20 acres and larger. The Development Code requires a minimum road frontage of 300 feet for parcels that are 4.0 acres or larger. The proposed community solar garden will be located on a leased area within a parcel that is approximately 24.5 acres in size with approximately 800 feet of frontage on Manning Trail North. The request meets the lot size and frontage requirements of the Development Code. Setbacks The Solar Ordinance structure setback requirements in all zoning districts are the following 75 feet from all parcel boundaries 75 feet from wetland boundaries The proposed structure setbacks are shown on the Proposed Site Plan (Sheet # 52.0) as follows: 75' from the north parcel boundary 77.6' from the east parcel boundary Approximately 200' from the south parcel boundary Over 600' from the west parcel boundary Estimated wetland setbacks of 75' The proposed setbacks for the solar project area meet the Development Code requirements (pending completion of a wetland delineation). Accessory Structures The Development Code (Solar Ordinance) exempts solar farm and community solar garden uses from the Residential and Agricultural Accessory Structure standards regarding the square footage and number of structures permitted on a parcel. The solar system, related interconnection equipment, and fence are the only new structures proposed on the site. Structure Height The Development Code (Solar Ordinance) permits a maximum height of 15 feet for the solar structures. The application states that the maximum height of the solar panels will be 15 feet. The applicant noted that an Xcel utility pole will be required for the project. The pole will carry the electrical service to make the 3-phase connection between the Xcel service at Manning and the solar garden and is a considered an Essential Service by the Development Code. It is permitted in the AG C district and does not require a separate permit. Woolford Community Solar Garden CUP Page 5 June 6, 2017 Scandia Planning Commission Lot Coverage The maximum allowable lot coverage is 25% in the AG C and AP Districts. The Comfort Lake -Forest Lake Watershed District (CLFLWD) stated in comments to the applicant that "solar panels would not be considered impervious if they are raised above the ground, and the underlying earth was not compacted or covered with a layer of material, or is likely to become compacted form expected use, so that it is highly resistant to infiltration by water. Any areas of soil compacted for access roads and PV/junction box foundations will be considered impervious surfaces." The applicant stated that the proposed array will be erected on posts without permanent foundations so that it may be removed in the future, and that the area under the array will be planted with a perennial vegetative ground cover. The impervious areas proposed on the site plan include the access road and existing and proposed structures, as noted on the Site Plan. Based on the site plan, the Planner estimated that the impervious cover of the parcel will be approximately 3% after development of the solar garden. The coverage meets the ordinance requirement. Ground cover. The application states that the ground under the solar panels will be planted with "low - growth native vegetation" and that the seed mix will be pollinator -friendly. The application did not include the name of the seed mix or the list of species included in the mix. Minnesota Statutes require that "owners of ground -mounted solar sites with a generating capacity of more than 40 kilowatts provide native perennial vegetation and foraging habitat beneficial to game birds, songbirds, and pollinators and that reduces stormwater runoff and erosion at the site. To the extent practicable, when establishing perennial vegetation and beneficial foraging habitat, a solar site owner shall use native plant species and seed mixes under Department of Natural Resources Prairie Establishment & Maintenance Technical Guidance for Solar Projects." While this site does not exceed 40 kilowatts, the City has required other solar projects to utilize native, local seed mixes that are pollinator -friendly and recommended by the Minnesota DNR. The Planner has included a condition similar to those required for recent solararg den approvals, as follows: The site owner shall use a native seed mix for the site that shall come from a local seed source, seed tags shall state that the mix is noxious weed free and Pure Live Seed Certified, and the mix shall be one of the mixes recommended by the Department of Natural Resources "Prairie Establishment & Maintenance Technical Guidance for Solar Projects." Access and Traffic The proposed site access road connects to Manning Trail North. The applicant is proposing to use the existing access driveway as the access for the solar project. The existing driveway would be extended to the east to the solar project site. The Planner sent a copy of the application to the City Engineer and to the Washington County Transportation Department, and requested that they provide comments and recommended conditions for the CUP. The City Engineer provided the following comments regarding the proposed access: Woolford Community Solar Garden CUP Page 6 June 6, 2017 Scandia Planning Commission Washington County is the road authority, and should review the current right-of-way and determine if additional right-of-way should be acquired. The plans for the proposed access road should be revised and the road should be constructed to a width of 20 feet. The road should be constructed of a material that will not be tracked onto the county roadway—the first 30 feet of the driveway should be constructed as a bituminous surface. The access road should be reviewed and approved by the Fire Chief. Scandia's Fire Chief reviewed the plans and provided the following comments: The turn -around needs to work for a 35' truck—dimensions need to be shown on the plan. The applicant should provide a 10-12' grassed area just inside the fence for a rescue vehicle to turn around on the site, since there is no driveway down the center of the solar garden. Washington County staff reviewed the application and indicated that the County will not require additional right-of-way or roadway easements for this use. The Planner has included conditions that require the applicant to address the Engineer and Fire Chief's comments. Lighting The applicants have not proposed new lighting at the site. Any new lighting will need to meet the ordinance requirements. Landscaping, Screening, and Potential Glare The City's Solar Ordinance requires the following: "Solar farms and community solar gardens shall be screened from view from the public right of way to the extent possible by setbacks, berming, existing vegetation, landscaping or a combination thereof. The City may require that the solar arrays be screened from view form nearby or affected properties using the same screening elements, and may require a vegetative buffer up to 25' in depth and/or screening of up to 95% of the view of the solar arrays from adjacent parcels. The screening requirement shall be achieved within 2 growing seasons from the date of project approval." "All solar farm and community solar garden facilities shall be designed and located in order to prevent reflective glare toward any inhabited buildings on adjacent properties, as well as adjacent street rights-of-way. Steps to control glare nuisance may include selective placement of the system, screening on the side of the solar array facing the reflectors, reducing the use of the reflector system, or other remedies that limit glare. Solar farms utilizing a reflector system shall conduct a glare study to identify the impacts of the system on occupied buildings and transportation rights-of-way within a half -mile of the project boundary." Screening from public right-of-way. The solar garden will be over 600 feet east of Manning Trail North. Existing buildings and topography will provide some screening from the view from the public roadway. The applicant has proposed the addition of a row of Black Hills Spruce and a row of Cardinal Dogwood shrubs to complete the screening on the west and south sides of the project. The proposed sizes at planting are 6' trees Woolford Community Solar Garden CUP Page 7 June 6, 2017 Scandia Planning Commission spaced 15' on -center, and approximately 4-5' tall shrubs spaced 8' on center. The conifers are likely to grow approximately 1' each year after establishment, and the shrubs may grow faster depending on weather conditions. The application includes a sheet of Elevation Relationship Profiles (drawing no. V.101) that show the existing grades on the site and proposed plantings at full size, after several years of growth. Screening from nearby properties. The solar project will be partially screened from views from the property to the north by an existing building on that property. Homes to the west (west of Manning Trail North) may be screened by the existing topography, buildings, and proposed screening on the site. The Commission should review the site and consider its visibility from Manning Trail North and nearby properties, and recommend whether the proposed screeningis s adequate, or whether additional screening will be required for this ,project. The City has required a mix of coniferous and deciduous trees and shrubs for other solar farm and solar garden rden projects. The Planner has provided a condition similar to those used on other solar projects in Scandia as a starting point for the discussion on June 6: "The applicant shall provide a final landscape plan for City pproval to screen the site from view from Manning Trail North and nearby_ properties. The plan shall utilize coniferous trees and deciduous trees and shrubs to provide 95% or more screening of the site from views from Manning Trail North. The plan shall use species native to Minnesota, and plant materials shall be at least six feet in height at the time of planting. The City shall approve the landscape plan before issuing the building_ permit for the project." Wastewater Treatment No wastewater treatment is needed for the proposed solar farm. Land Alteration, Grading, and Stormwater Management The application included a Civil Site Plan (drawing C.102) that includes the proposed storm water management for the project. It includes berms, shallow basins, and outlets at the northeast and southeast corners of the site. The Planner sent a copy of the application to the Comfort Lake Forest Lake Watershed District and to the City Engineer for review. The Watershed District provided the following comments regarding the plans and District Rules: It is unclear at this point if the CLFLWD's Rule 2.0 Stormwater Management will apply. We will need some additional information from the applicants in order to make this determination. I have contacted Westwood Professional Services about this as well. The CLFLWD's Rule 3.0 Erosion Control will apply to this project. The site plans indicate that more than 200 cubic yards of material will be moved, thus triggering the erosion control rule. Based on the current conditions, we do not anticipate that any other CLFLWD rules will apply. This could change if plans undergo major changes though. The City Engineer provided the following comments related to grading and stormwater management: Woolford Community Solar Garden CUP Page 8 June 6, 2017 Scandia Planning Commission 1. The proposed project will disturb fifty (50) cubic yards or more and/or disturb 1,000 square feet or more along with minor tree clearing. This will require a Grading/Land Alteration Permit. 2. All site work shall be in compliance with the rules of the Watershed District and Washington Conservation District. The Planner included proposed conditions for the CUP to address the Engineer and Watershed District comments and require the applicant to obtain the City and District permits required for the project. Shoreland and Wetland The project site is not within a Shoreland District. The site layout plan shows several wetlands on the parcel, and indicates that the solar garden is more than 75' from the wetland boundary to meet the City's setback requirement. However, the applicant did not complete a wetland delineation for the site, and has estimated the wetland boundary location on the layout. The applicant indicated that the project will complete the wetland delineation and submit it to the City. The Planner included a proposed condition for approval of the project that the applicant shall submit a wetland delineation for the project, and determine whether the proposed solar installation meets the seventy- five food setback requirement. Signage and Equipment The Solar Systems ordinance requires that the applicants place a clearly -visible warning sign concerning voltage at the base of all pad -mounted transformers and substations. Mechanical equipment shall be completely enclosed by a minimum 8 -foot high fence with a self-locking gate. The Planner has included a condition that the site shall comply with ordinance requirements for warning signage and equipment safety. Fencing The site plan shows a proposed fence around the solar array. The application states that the proposed fence is a 6-8'chain link or woven -wire security fence. The Solar Ordinance includes a performance standard that any fences installed for the project incorporate wildlife -friendly design. The site is relatively small, and the fence is unlikely to impact wildlife movements through the area given the location of the project next to existing buildings. The Planning Commission should discuss whether the proposed fence is acceptable, or whether conditions are required for the fence. The Planner has included a condition that if the fence is more than 6' in height, the applicant shall obtain an administrative permit for the fence. Environmental Issues The generation of solar energy on the site will not use water, and will not produce noise or emissions. The applicants will need to comply with Watershed District and City regulations related to stormwater Woolford Community Solar Garden CUP Page 9 Scandia Planning Commission June 6, 2017 management and erosion and sediment control, and comply with ordinance requirements and conditions to prevent glare. Existing data sources indicate that there are no rare species or conservation areas located within the project area or within one-half mile. Based on the information and plans provided and proposed conditions for approval, the proposed construction and operation is not expected to have environmental impacts on the site or surrounding area. Interconnection Agreement and Liability Insurance The Solar Systems Ordinance requires the applicant to complete an interconnection agreement with a local utility and provide a copy of the agreement to the City before approval of electrical building or other required permits, and that the system operator shall provide a visible external disconnect if required by the utility. The ordinance also requires the applicant to maintain a current general liability policy covering bodily injury and property damage with limits of at least $1 million per occurrence and $1 million in the aggregate, and provide proof that it meets the insurance requirement to the City. The Planner has included conditions for approval of the CUP that require the applicant to complete the interconnection agreement with the local utility and submit a copy of the agreement to the City before permits will be issued, and that the applicant maintain liability insurance that meets the ordinance requirement. Decommissioning Plan The ordinance requires the applicant to submit a decommissioning plan to ensure that the facilities are properly removed after their useful life. The applicant has submitted a decommissioning and site restoration plan that includes removal of all structures and electrical components and site replanting. The plan proposes that materials from the site will be salvaged and that the costs of decommissioning will be partially covered by the sale of salvaged material. The application estimates that the cost of decommissioning and restoration will be approximately $140,000. The City may require an escrow or letter of credit from applicant to ensure decommissioning. The City Attorney and City Administrator have recommended that the City require an escrow or letter of credit equal to 125% of the cost the decommissioning plan. The Planner has included a condition that the applicant shall complete a Developer Agreement with the City. The Agreement shall include a financial guarantee acceptable to the City to assure compliance with the Decommissioning Plan. FINDINGS FOR THE CONDITIONAL USE PERMIT Based on the application and analysis completed by City and agency staff, the Planner's findings related to the criteria for approving a Conditional Use Permit for a Community Solar Garden at 23485 Manning Trail North include the following: Woolford Community Solar Garden CUP Page 10 June 6, 2017 Scandia Planning Commission 1. The conditional use will be in compliance with and shall not have a negative effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed use is within the Agriculture Core (AG C) District. The Comprehensive Plan supports long-term agriculture uses and other uses that are related to agriculture in the AG C District, and encourages the use of renewable, local and diverse forms of energy to help to meet Minnesota's climate protection goals. The City's Solar Ordinance permits the proposed use in the AG C District based on the goals in the Comprehensive Plan. The proposed use is consistent with the goals and strategies in the Comprehensive Plan. It will not require new or expanded public facilities or have an impact on public facilities or the City's capital improvement plans. 2. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, and comfort. The project helps Scandia to address the renewable energy goals adopted in its Comprehensive Plan. Based on the conditions required for approval and operation of the Community Solar Garden, the proposed use will not negatively impact the health, safety, morals or general welfare of the occupants of surrounding properties. The proposed use will not produce emissions or pollutants. The applicant must meet City and watershed requirements for stormwater management and erosion and sediment control, and as a result will not impact ground or surface waters. The use will create minimal traffic and will use an existing driveway access to the property. The use will not create noise impacts on surrounding areas. The conditions for approval of the CUP include requirements to screen the solar farm from views from Manning Trail North and nearby properties. 3. The conditional use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, or substantially diminish and impair property values or scenic views. The site proposed for the solar garden will be partially visible from Manning Trail North and some nearby properties, and approval of the CUP requires screening to protect views from the public roadway and nearby properties. It will not create noise or other negative impacts on adjacent properties. With the required conditions of approval, the proposed use will not impact the enjoyment or use of nearby properties, or have a negative impact on adjacent property values or scenic views. 4. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The community solar garden will not affect the development of adjacent properties for the uses that are permitted in the AG C District. S. Adequate public facilities and services are available or can reasonably be provided to accommodate the use which is proposed. Woolford Community Solar Garden CUP Page 11 June 6, 2017 Scandia Planning Commission Manning Trail North can accommodate the traffic that will be generated by the community solar garden. Adequate public facilities and services are available to accommodate the proposed use. 6. The conditional use shall conform to the applicable regulations of the district in which it is located and all other applicable standards of this Chapter. The proposed use is allowed with a conditional use permit in the AG C District. With the required conditions, the project will conform to the dimensional standards and other regulations of the AG C District and Development Code. 7. The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. With the required conditions, the community solar garden would meet the general and specific standards for this use and the specific performance standards for Solar Farms and Gardens. The findings support granting the Conditional Use Permit. ACTION REQUESTED: The Planning Commission should listen to comments at the Public Hearing on June 6, and can recommend the following: 1. Approve the request. 2. Approve the request with conditions. 3. Deny the request with findings. 4. Table the request. PLANNING STAFF RECOMMENDATIONS: The Planner recommends approval of a Conditional Use Permit for a Community Solar Garden on the property at 23485 Manning Trail North. The Planner recommends the following conditions for the CUP: 1. The project shall be in substantial compliance with the plans submitted to the City on May 15, 2017, and shall submit updated plans to the City to address the items identified by the City Engineer and Fire Chief for review and approval before a building permit shall be approved for the project. 2. The Solar Farm shall be in compliance with all applicable local, state and federal regulatory standards, including the current Uniform Building Code, the National Electric Code, the State Plumbing Code and the Minnesota Energy Code. 3. The solar farm shall be designed, located, and/or screened to prevent reflective glare toward any inhabited buildings on adjacent properties and adjacent street rights of way. Woolford Community Solar Garden CUP Page 12 June 6, 2017 Scandia Planning Commission 4. The applicant shall use a native seed mix for the site that shall come from a local seed source, seed tags shall state that the mix is noxious weed free and Pure Live Seed Certified, and the mix shall be one of the seed mixes recommended by the Department of Natural Resources "Prairie Establishment & Maintenance Technical Guidance for Solar Projects." 5. The applicant shall address the City Engineer's and the Fire Chief's comments : The applicant shall revise the plans to include and construct a 20 -foot -wide access drive. The first 30 -feet of the access drive shall be constructed with a bituminous surface. The applicant shall obtain a Grading/Land Alteration Permit and shall include a grading and erosion and sediment control plan in the application. All site work shall be in compliance with the rules of the Watershed District and Washington Conservation District. The applicant shall revise the plan to show a turn -around area at the solar garden that will accommodate a 35' truck. The applicant shall provide a 10-12' grassed area inside the fence for a rescue vehicle to turn around on the site. 6. All new lighting and signage at the site shall meet the Development Code lighting requirements. 7. The applicant shall comply with CLFLWD Rules and obtain any required Watershed District permit(s). 8. The applicant shall complete a wetland delineation, submit the results of the delineation to the city, and revise the plans as needed to show the locations of the wetland boundaries and required setbacks to the Community Solar Garden. The applicant shall stake the wetland boundaries in the field, so that the building inspector can verify that the structures meet the required wetland setbacks. 9. The applicant shall provide a final landscape plan for City approval to screen the site from view from Manning Trail North and nearby properties. The plan shall utilize coniferous trees and deciduous trees and shrubs to provide 95% or more screening of the site from views from Manning Trail. The plan shall use species native to Minnesota, and plant materials shall be at least six feet in height at the time of planting. The City shall approve the landscape plan before issuing the building permit for the project. 10. Fencing on the site shall meet the Development Code requirements, and the applicant shall obtain an administrative permit from the City if required. 11. The applicant shall complete an interconnection agreement with the local utility and submit a copy of the agreements to the City before it issues building and other permits. 12. The applicant shall submit proof to the City that it has obtained and maintains general liability insurance that meets the ordinance requirement. 13. The applicant shall provide the warning signs at the site that are required by the City's Solar Systems Ordinance. Design, locations and specifications of signs shall conform to the Development Code. Woolford Community Solar Garden CUP Page 13 June 6, 2017 Scandia Planning Commission 14. The applicant shall complete a Developer Agreement with the City. The Agreement shall include a financial guarantee acceptable to the City to assure compliance with the Decommissioning Plan. 15. Any expansion of the Community Solar Garden shall require an amended conditional use permit. 16. The applicant shall pay all fees and escrows associated with this application.