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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
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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
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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.
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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.
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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:
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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
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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:
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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
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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:
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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.
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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.
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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.
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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.