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3.a1 OldfieldAveCommunitySolarGardenCUP PC 3.2.16444 Cedar Street, Suite 1500 Saint Paul, MN 55101 (651) 292-4400 (651) 292-0083 Fax www.tkda.com MEMORANDUM To: Scandia Planning Commission Reference: Oldfield Avenue Solar Garden CUP Neil Soltis, Administrator Copies To: Brenda Eklund, Clerk Ryan Goodman, PE, City Engineer Christoph Heinzer, Ameresco, applicant Granton J. Larson, owner Greenmark Solar From: Sherri Buss, RLA AICP, Planner Proj. No.: 16022.006 Date: February 23, 2016 Routing: SUBJECT: Ameresco Request for CUP for Oldfield Avenue Site Solar Garden MEETING DATE: March 2, 2016 LOCATION: PID 02.032.20.230001—north of 23359 Oldfield Avenue North APPLICANT: Christoph Heinzer Ameresco 9855 West 78th Street, Suite 310 Eden Prairie, MN 55344 OWNER: Granton J. Larson et all 39th Avenue NE, #102 Columbia Heights, MN 55421 ZONING: Agriculture Core (AG C) 60-DAY PERIOD: April 12, 2016 ITEMS REVIEWED: Application, Plans, and other materials received February 12, 2016 BRIEF DESCRIPTION OF THE REQUEST: The applicant is requesting a Conditional Use Permit (CUP) to develop a Community Solar Garden on parcel 02.032.20.230001, north of 23359 Oldfield Avenue North. The subject property is located in the Agriculture Core (AG C) Zoning District, and includes 39.93 acres. Oldfield Avenue Community Solar Garden Page 2 March 2, 2016 Scandia Planning Commission BACKGROUND AND PROJECT DESCRIPTION: Ameresco and its partner, Greenmark Solar, are proposing to develop a community solar garden on the parcel north of 23359 Oldfield Avenue that is consistent with the State of Minnesota Solar Garden Program that was established in 2013. The program allows developers to permit, develop, own and operate solar projects with the ability to sell the solar electricity directly to customers. The projects connect to Xcel Energy’s distribution grid, and Xcel delivers the power to customers. Ameresco is the Engineering, Procurement, and Construction (EPC) contractor for the proposed project. The proposed project will become the primary use on the parcel. The current use is agriculture. Figure 2 attached to the application form, titled “Existing Site Conditions,” shows the existing site. Commissioners should note that some of the figures submitted with the application show a larger site that was originally included in planning for the project. Staff have asked the applicant to revise the figures to accurately show the proposed site. Staff have included an aerial photo that identifies the correct parcel and parcel identification number. Plan sheet G-130 submitted with the application also shows the correct site area. Site Plan. The solar garden will consist of five 1 Megawatt (MW) Solar Gardens. Each garden is proposed to occupy approximately four acres of land. The proposed layout is shown on plan sheet G-130. The application state that the final layout of the arrays will be subject to engineering and final Xcel Energy approval with the goal of avoiding wetlands and drainage ways and meeting the requirements of the City’s Development Code. The applicant states that the ground cover below the solar modules will be planted as a short to medium height “prairie-type” grass. The project includes an access road from Oldfield Avenue for construction and maintenance that ends in a cul de sac in the central portion of the site. It may also include a security fence around the site. The applicant says that each of the 1MW AC solar arrays will consist of 4,320 modules and a fixed axis tilt racking system that will connect to SMA Tripower 60kW inverters. Each module will measure approximately 76.9x38.7x1.57 inches, and contain 72 multi-crystalline solar cells that are connected in series. The modular frames will be constructed of an anodized aluminum alloy and be coated in approximately 3.2 mm of tempered glass. Individual modules weigh approximately 48.5 pounds. Each 1 MW AC array will consist of approximately 240 strings with 18 modules wired in series per string. Approximately 15 strings feed one 60 kW inverter. Inverters are then connected to a meter which measures the amount of electrical energy produced. The electrical energy will be distributed directly to Xcel, the public utility grid, via a point of interconnection in the center of the parcel on the west side, located along Oldfield Road in proximity to the 20’ wide gravel access road. The application states that the solar arrays will face south, will typically be tilted at a 30-degree angle, and will not exceed 15 feet in height when oriented at maximum tilt. The applicant noted that all photovoltaic systems will comply with the Minnesota State Electric Code and other applicable codes. Oldfield Avenue Community Solar Garden Page 3 March 2, 2016 Scandia Planning Commission 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:  Impact of the proposed use on the health, safety and general welfare of the occupants of surrounding lands  Existing and anticipated traffic conditions, including parking facilities, and impacts  Effect of the proposed use on utility and school capacities  Effect of the proposed use on property values and scenic views  Relationship to the Comprehensive Plan  Ability of the proposed use to meet the standards of the Development Code  Effect of the proposed use on groundwater, surface waters and air quality  That the proposed use is allowed with a conditional use permit in the designated zoning district in which it is proposed. The Development Code also includes specific performance standards and requirements for Community Solar Gardens. This report also analyzes the proposed project based on the general and specific standards and requirements for CUP’s and solar gardens. 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 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 form 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 recently adopted Ordinance 162 permitting Community Solar Gardens and Solar Farms in the AG C and General Rural (GR) Districts to help to implement the goals and strategies in the Comprehensive Plan. The proposed site is located within the AG C district on a site that has been used for agriculture. About 82% of the site is tillable, and about 18% of the site is woodlands. The proposed site use to produce solar energy is consistent with the energy-related goals of the Comprehensive Plan. The request is consistent with the goals of the Comprehensive Plan. Minimum Lot Size and Frontage Ordinance 162 requires that Solar Farms and Solar Gardens be located on parcels that are a minimum size of 5 acres. The Development Code requires a minimum road frontage of 300 feet for parcels that are 4.0 acres or larger. The proposed solar garden is located on a 39.93-acre parcel with over 1,300 feet of frontage. The request meets the lot size and frontage requirements. Oldfield Avenue Community Solar Garden Page 4 March 2, 2016 Scandia Planning Commission Setbacks The AG C District and Solar Ordinance structure setback requirements are the following  40 feet front  20 feet side  50 feet rear The proposed structure setbacks are shown on the Proposed Site Plan G-130. The proposed setbacks meet the ordinance requirement. 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. Structure Height The Development Code (Solar Ordinance) permits a maximum height of 15 feet for the structures in the system. The application states that the maximum height of the solar panels will be 15 feet, and the Elevation Drawing submitted with the site plan shows the panel height as approximately 9 feet at 30% tilt. The proposed structures meet the height requirement. Lot Coverage The maximum allowable lot coverage is 25% in the AG C District. The Comfort Lake-Forest Lake Watershed District commented that the solar array as proposed will not be counted as impervious area if the panels are elevated on posts and the area under the panels is fully-vegetated. The array will be erected on posts without foundations so that it may be removed in the future. The applicants stated that the area under the solar modules will be planted as a short to medium height natural “prairie-type” grass. The impervious areas proposed on the site plan include a 20-foot wide access road and driveway between the rows of solar panels on the site. There is no existing impervious coverage on the parcel. The Planner calculated the impervious area of the parcel to be less than 1% with the proposed improvements. The coverage meets the ordinance requirement. Roadways, Access and Traffic The proposed site access road connects with Oldfield Road, a city street. The access road will be used for construction and on-going maintenance of the facility. After construction is complete, a few vehicles may access the site each week for security and maintenance. The Planner sent a copy of the application to the City Engineer and requested that he provide comments or suggested conditions for the CUP. His comments and requests for conditions for approval include the following: Oldfield Avenue Community Solar Garden Page 5 March 2, 2016 Scandia Planning Commission  The applicant shall secure and record the Oldfield Avenue North right-of-way along the entire western boundary of the property (Parcel ID: 0203220230001), thirty-three (33) feet east of the section line.  The applicant shall secure and record the right-of-way and an easement along the eastern side of Oldfield Avenue North within the City of Scandia on parcels numbered 0203220220001, 0203220220003, 0203220220002 and 030322011004 to accommodate the planned locations of overhead electric lines to the substation. The applicant may choose to extend this line on the west side of Oldfield Avenue North because of the significant tree line on private property of 23935 Oldfield Avenue North, which would include different parcel identification numbers than those cited previously.  The applicant shall obtain additional right-of-way and easement(s) in Chisago Lake Township and Franconia Township along the gravel road portion of Oldfield Avenue North, if required by Chisago County, and shall obtain a permit from Chisago County if additional infrastructure needs to be installed within the County right-of-way to incorporate lines to the substation.  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.  The applicant shall submit additional survey information to the City Engineer so that he may determine if the driveway apron requires a driveway culvert to maintain drainage.  The applicant shall be responsible for any damage to public roadways from construction equipment or hauling trucks. The applicant shall restore the roadway(s) to the existing condition prior to construction activities. The Planner included the Engineer’s conditions as proposed conditions for approval of the CUP. 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.”  “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 Oldfield Avenue Community Solar Garden Page 6 March 2, 2016 Scandia Planning Commission to identify the impacts of the system on occupied buildings and transportation rights-of-way within a half-mile of the project boundary.” The application includes a discussion of the potential glare from the solar arra y. The application states: “The modules will be in a fixed orientation pointed to the South, and tilted upward at a 30-degree angle from the plane of the ground. Residences to the North, East or West of the array therefore will not be affected by glare, because it will be directed southward. The only site located within one-half mile from the south side of the site is already buffered from view by existing areas of trees and vegetation. “Therefore glare is only a concern for northbound travelers on Oldfield Avenue. Approximately 700 feet and farther South of the site, travelers are screened from view of the modules by the topography of the land and existing trees and vegetation. There is a stretch of roadway within 700 feet and closer south of the site which has potential for glare. A glare analysis may be done to determine the amount, if any, glare that will be in view for travelers on this section of Oldfield Avenue.” The application did not include a vertical sketch elevation of the premises drawn to scale that shows the proposed system and relationship to structures on adjacent lots within 150 feet of the parcel boundary because there are no structures within 150 feet of the site boundary. The topographic information suggests that portions of the site are 20 feet or move above the elevation of Oldfield Avenue. The application does not provide information about the proposed grading on the site, and whether the elevations will be changed to accommodate the solar garden. The elevation will affect the visibility of the system, and may increase the visibility from Oldfield Road. The existing vegetation on the parcel to the south of the parcel where the solar garden is proposed (PID 02.032.20.32.0001) may help to screen views of the system from the south, but will not screen views form Oldfield Road. The Planning Commission should discuss the location of the array in relation to the roadway, and discuss whether additional screening or information are needed to address the ordinance requirements. The Planner has included conditions that the community solar garden shall be designed, located, and screened to prevent reflective glare toward any inhabited buildings on adjacent properties and adjacent street rights-of-way, and to require that 40% screening be added on the west side of parcel 02.032.20.230001and parcel 02.032.20.320001 to the south, similar to the screening required for the Forest Lake Holdco Solar Garden approved previously, for Planning Commission discussion. Wastewater Treatment No wastewater treatment is needed for the proposed Community Solar Garden. Land Alteration, Grading, and Stormwater Management The Planner sent a copy of the application to the Comfort Lake-Forest Lake Watershed District (CLFLWD) and to the City Engineer for review. The Watershed District provided the following comments: Oldfield Avenue Community Solar Garden Page 7 March 2, 2016 Scandia Planning Commission  “For this site, Stormwater Management per Rule 2.0 will be required if they are adding more than 1 acre of impervious surface. Gravel, access, roads, solar posts and equipment pads all count towards impervious. Quantification of total impervious area is required.  Because they will be moving more than 200 cubic yards of material, a permit will be required for Rule 3.0 Erosion Control.” The City Engineer provided the following comments on the application: 1. Proposed project will disturb fifty (50) cubic yards or more and/or disturb 1,000 square feet or more along with clearing trees. This will require a Grading/Land Alteration Permit Application. The following items should be added to the construction plans: a. Proposed locations of grading activity with submittal of a grading plan b. Erosion and sediment control plan shall be prepared for construction activities 2. All site work shall be in compliance with the rules of the Watershed District and Wetland Conservation Act. The Washington Conservation District shall review the wetland delineation and proposed wetland setbacks and buffers. The Planner has included the following conditions based on the CLFLWD and Engineer comments:  The applicant shall obtain all required Watershed District permits for the project.  The applicant shall obtain a Grading/Land Alteration Permit for the project.  The applicant shall add the following items to the construction plans: proposed locations of grading activity with submittal of a grading plan, and an erosion and sediment control plan for construction activities.  All site work shall be in compliance with the rules of the Watershed District and Wetland Conservation Act. The Washington Conservation District shall review the wetland delineation and proposed wetland setbacks and buffers. Wetlands Figure 1 titled “Hydrology Features” identifies the wetlands that are shown on the site by the National Wetlands Inventory. The applicant did not submit a Wetland Delineation for the site. Delineations cannot be completed during the winter months. The Planner requested that the applicant contact Jed Chesnut of the Washington Conservation District for a wetland determination. If Jed is able to complete the determination prior to the Planning Commission meeting, the information will be available to the Commission at the meeting. Jed provided the following information and several maps: “I have reviewed desktop map resources for parcel #02.03.22.02.30001.  The Washington County Soil Survey indicates there is a mapped hydric (wetland) soil along the western boundary and in the northwest corner of the property;  The National Wetland Inventory does not show wetlands on this parcel;  There are various drainageways on the property. There is one associated with the mapped hydric soil and one in the northeast corner of the property. These low areas may or may not contain wetland. Field verification is needed for these areas; Oldfield Avenue Community Solar Garden Page 8 March 2, 2016 Scandia Planning Commission  There are no mapped DNR Public Waters/wetlands on the parcel;  A review of aerial imagery shows possible signatures that could be characteristic of soil saturation and/or wetland in the drainageways, as mentioned above; “Based on my review of the desktop resources, I am unable to make a conclusive “no wetlands present” determination for the subject parcel. With the mapped hydric soil, landscape position of drainageways/swales, and the possible photographic signatures of possible soil saturation and wetland vegetation, wetlands may exist on the parcel. This summary is not an official determination of wetland presence/absence. It is my opinion that field verification is necessary for a wetland determination for various areas on this property.” The City’s ordinance specifies that solar facilities are not allowed within regulated wetlands. The applicant will be required to maintain 75’ wetland buffers around the regulated wetlands. The Comfort Lake Forest Lake Watershed District may have additional requirements for wetland buffers or setbacks. The Planner has included a condition that the applicant shall complete a wetland delineation for the site, and provide a copy of the report to the City. The applicant shall update the site plan to show the delineated wetlands, setbacks and buffers that the City and Watershed District require, and to show that no structures are located within the wetlands, setback, and buffers. The applicant shall identify the boundaries of the wetland buffers in the field prior to construction of the facilities on the site. Signage 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 perimeter fence around the solar garden, but does not indicate the fence height or material. The Development Code requirements related to fencing on the site include the following:  The side of the fence considered to be the face shall face the abutting property.  No fence shall be constructed on the public right-of-way.  Fences which exceed 6-feet in height are permitted by an Administrative Permit, except in a yard area abutting a road right-of-way. No fence shall exceed 12 feet in height.  Fences along a property line abutting a road right-of-way may be up to 6 feet in height provided the fence is a wire strand, woven wire, or wood rail fence.  Fences may be placed along a property line provided no physical damage of any kind results to abutting property. The Planner has included a condition for approval of the CUP that the applicants comply with the fencing requirements of the Development Code and the Solar Ordinance. The applicants shall obtain an Administrative Permit for the boundary fence if it exceeds 6 feet in height. Oldfield Avenue Community Solar Garden Page 9 March 2, 2016 Scandia Planning Commission Environmental Issues The generation of solar energy on the site involves no moving parts, will not use water, and will not produce emissions. The Planner has included proposed conditions for approval to address potential glare from the project that may impact public roadways and adjacent residential properties. The applicants will need to comply with Watershed District and City regulations related to stormwater management and erosion and sediment control. There are no rare species or conservation areas located within one-half mile of the project site. Based on the information and plans provided, 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 applicant states that the owner will maintain a current general liability policy that meets the insurance requirement. The Planner has included conditions for approval of the CUP that require the applicant to complete an 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 submit proof on 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 brief decommissioning plan that indicates it expects the solar garden to have a 30-year lifetime, and have no cost for removal based on estimated compensation for recycled materials. The City may require an escrow or letter of credit from the owner or operator 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 City needs to have resources to cover the costs to remove a significant amount of material from the site if needed. The Planner has included a condition that the applicant provide a letter of credit or escrow to the City equal to 125% of the cost of decommissioning. Oldfield Avenue Community Solar Garden Page 10 March 2, 2016 Scandia Planning Commission 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 a Community Solar Garden at the proposed site included the following: 1. Impact of the proposed use on the health, safety and general welfare of the occupants of surrounding lands. The proposed use will not produce emissions or pollutants. The applicant must obtain required permits and 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. The use will not create noise impacts on surrounding areas. The CUP will include conditions for screening to protect adjacent residential properties and public roadways. With the conditions included for approval, the proposed use will not impact the health, safety or general welfare of the occupants of surrounding properties. 2. Existing and anticipated traffic conditions, including parking facilities, and impacts The site is currently vacant and generates little or no traffic. The proposed use will create traffic during construction. After construction, the site will generate a minimal number of trips in and out to maintain the facility. The applicant is required to obtain an access permit from the City with the building permit. The use does not require dedicated parking. The proposed use will not have negative traffic impacts on adjacent roadways. 3. Effect of the proposed use on utility and school capacities The proposed use will help local energy utilities and the State of Minnesota to meet goals for the generation of renewable energy, and therefore will have a positive impact on utilities. It will not impact local school capacities. 4. Effect of the proposed use on property values and scenic views The City will require screening for the proposed solar array to protect views of the site from Oldfield Road and the adjacent residences. It will not produce noise, emissions or other impacts that would negatively affect property values. With the conditions for approval, the proposed use will not have a negative impact on adjacent property values or scenic views. 5. Relationship to the Comprehensive Plan The Comprehensive Plan encourages the use of renewable, local and diverse forms of energy to help to meet Minnesota’s climate protection goals. The proposed use is consistent with the goals and strategies in the Comprehensive Plan. 6. Ability of the proposed use to meet the standards of the Development Code Oldfield Avenue Community Solar Garden Page 11 March 2, 2016 Scandia Planning Commission The proposed use meets the dimensional requirements of the Development Code, and with the conditions proposed for approval, would meet the requirements and performance standards for Community Solar Gardens in the Code. 7. Effect of the proposed use on groundwater, surface waters and air quality The proposed use will be required to obtain Watershed District and City permits that will include requirements for managing grading, erosion, and sediment control to protect ground and surface waters. The proposed plan will include required buffers and setbacks to protect wetlands. The project will not impact air quality. The proposed use will not have negative impacts on groundwater, surface waters or air quality. 8. That the proposed use is allowed with a conditional use permit in the designated zoning district in which it is proposed. The proposed use is allowed with a conditional use permit in the Agriculture Core District. ACTION REQUESTED: The Planning Commission 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 parcel 02.032.20.230001. 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 February 12, 2016, and shall be updated to comply with these conditions of approval. 2. The Community Solar Garden 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 applicant shall stake the required setbacks from Oldfield Avenue North and other parcel boundaries so that the responsible road authorities and Building Inspector can verify the setbacks before construction begins. 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), thirty-three (33) feet east of the section line. Oldfield Avenue Community Solar Garden Page 12 March 2, 2016 Scandia Planning Commission 5. The applicant shall secure and record the right-of-way and an easement along the eastern side of Oldfield Avenue North within the City of Scandia on parcels numbered 0203220220001, 0203220220003, 0203220220002 and 030322011004 to accommodate the planned locations of overhead electric lines to the substation. The applicant may choose to extend this line on the west side of Oldfield Avenue North because of the significant tree line on private property of 23935 Oldfield Avenue North, which would include different parcel identification numbers that those cited previously. 6. The applicant shall obtain additional right-of-way and easement(s) in Chisago Lake Township and Franconia Township along the gravel road portion of Oldfield Avenue North if required by Chisago County, and obtain a permit from Chisago County, if additional infrastructure needs to be installed within the County right-of-way to incorporate lines to the substation. 7. 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. 8. The applicant shall submit additional survey information to the City Engineer so that he may determine if the driveway apron requires a driveway culvert to maintain drainage. 9. The applicant shall be responsible for any damage to public roadways from construction equipment or hauling trucks. The applicant shall restore the roadway(s) to the existing condition prior to construction activities. 10. The community solar garden shall be designed, located, and/or screened to prevent reflective glare toward any inhabited buildings on adjacent properties and adjacent street rights of way. 11. The revised project plans shall include a landscape plan that provides for screening of approximately 50% of the view of the site from Oldfield Road on parcels 02.032.20.230001 and 02.032.20.320001. 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. The plan may be approved administratively. 12. The applicant shall complete the wetland delineation for the site, and provide a copy of the report to the City. The applicant shall update the site plan to show the delineated wetlands, setbacks, and buffers that the City and Watershed District require, and to show that no structures are located within the wetlands, setbacks, and buffers. 13. The applicant shall obtain the required Watershed District permit(s) for the project. 14. The applicant shall obtain a Grading/Land Alteration Permit Application. The following items shall be added to the construction plans: a. Proposed locations of grading activity with submittal of a grading plan b. Erosion and sediment control plan shall be prepared for construction activities Oldfield Avenue Community Solar Garden Page 13 March 2, 2016 Scandia Planning Commission 15. All site work shall be in compliance with the rules of the Watershed District and Wetland Conservation Act. 16. The applicant shall identify the boundaries of the wetland buffers in the field prior to construction of the facilities on the site. 17. All new lighting and signage at the site shall meet the Development Code lighting requirements. 18. The applicant shall comply with the Development Code and Solar Ordinance fencing requirements, and shall obtain an Administrative Permit for the fence if required. 19. 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. 20. The applicant shall submit proof to the City that it has obtained general liability insurance that meets the ordinance requirement. 21. The applicant shall provide the warning signs at the site that are required by the Solar Systems Ordinance. Design, locations and specifications of signs shall conform to the Development Code. 22. 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. The applicant shall provide a letter of credit or escrow to the City equal to 125% of the cost of decommissioning the project. 23. Any expansion of the Community Solar Garden shall require an amended conditional use permit. 24. The applicant shall pay all fees and escrows associated with this application.