08.b2 Staff Report Ferrin Local SES CUP
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Memorandum
To: Scandia City Council Reference: Ferrin Local SES CUP
Copies To: Brenda Eklund, Clerk
Ken Cammilleri, City
Administrator
Donna Pickard, Applicant Project No.: 18407.000
Randy and Kathy Ferrin,
Owners
From: Evan Monson, Planner Routing:
Date: July 7, 2022
SUBJECT: Conditional Use Permit to have a ground-mounted Local Solar Energy
System exceed a footprint of 800 SF in size
MEETING DATE: July 19, 2022
LOCATION: 23290 Quentin Avenue North, PID 06.032.19.32.0003
APPLICANT: Donna Pickard – TruNorth Solar
OWNER: Randy and Kathy Ferrin
ZONING: Agricultural Core (AG C)
REVIEW PERIOD: 60 day period ends July 17, 2022, 120 day period ends September 15th
ITEMS REVIEWED: Application and plans received May 18, 2022
DESCRIPTION OF THE REQUESTS
The owner of 23290 Quentin Avenue North is looking to add onto their existing solar setup on their
property. Their system provides power for their residence and accessory structures, with excess energy
sold to the electrical grid. Systems such as this are referred to as ‘Local Solar Energy Systems (SES)’ in
the city’s Development Code. For reference, larger commercial sized solar developments are referred to
as ‘Distribution SES’ or ‘solar farms’.
Local SES can be building-mounted, or ground-mounted, and are permitted as an accessory use
throughout the city. Ground-mounted Local SES are limited to a footprint of 800 SF in size (Chapter Two,
Section 4.34(A)(1)(B)); anything exceeding this size requires approval through a Conditional Use Permit
(CUP).
The existing setup is under 800 SF in size. The proposed addition would bring the system to a size of
1,296 SF, which would be 496 SF above the 800 SF threshold, triggering the need for a CUP. The
Planning Commission reviewed the request at their July meeting, and recommended approval of the
request with conditions. Their recommendation is located at the end of this report.
Ferrin CUP Staff Report July 19, 2022
Scandia City Council Page 2
PROPERTY INFORMATION
Parcel description: 23290 Quentin Avenue North is located on the east side of St Croix Trail N /
Minnesota TH 95. The property consists of two parcels: the larger 8.59 parcel that has the Local SES and
the residence on it, and the smaller 1.42 acre parcel has some accessory structures on it. The parcel with
the Local SES has some slopes near the north and south ends, as well as near its west end by the
highway. Trees and vegetation are located throughout both parcels, shielding views of the property from
nearly all angles.
Land Use: Local SES, single family residential, open space/vacant
Figure 1: Aerial of nearby properties, per City GIS
EVALUATION OF REQUESTS
Applicant’s Explanation of the Requests
See application included with meeting materials.
Development Code Requirements
Requirements for Local SES are found in Chapter Two of the Development Code – Section 4.34(A). This
section outlines general requirements applicable to all Local SES systems when acquiring a building
permit, as well as requirements for specific types (ground- or building-mounted). These requirements and
standards will not change in the new Unified Development Code (UDC), which is being reviewed and
considered for adoption at the time of writing this staff report.
Ferrin CUP Staff Report July 19, 2022
Scandia City Council Page 3
Local SES are limited to 800 SF in size; anything with a footprint larger than 800 SF requires a CUP prior
to receiving building and electrical permits. The proposed system would be located near the existing
array, on the north half of the parcel. The system would be less than 15 feet in height at maximum tilt, and
is able to utilize the existing vegetation on the site to screen it fr om view from neighboring lots. The
screening on the site already shields the location from view from Quentin Avenue. The location of the
panels is over 700 feet from Highway 95; combined with the trees on the site the panels are not visible
from that right-of-way.
Figure 2: Zoomed-in aerial of subject property, per City GIS
CUP CRITERIA
CUP Criteria
Chapter One, Section 8.4 of the Development Code lists the standards to meet to grant a CUP in italics,
with the Planner’s findings following:
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 a permitted accessory use in the AG C zone and is not in conflict with the
Comprehensive Plan. It will not require new public facilities or impact the City’s capital
improvement plan.
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
or comfort.
The proposed use will generate electric power from the sun, which will be used on-site by the
landowner. Excess electricity will be sent into the grid to be used by other users . The use will not
Ferrin CUP Staff Report July 19, 2022
Scandia City Council Page 4
create adverse impacts on the public health safety, morals, comfort or general welfare of the
public.
3. 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 site is already screened from other lots by existing vegetation, and is not able to be seen
from Quentin Avenue or Highway 95. It will not substantially diminish or impair nearby 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 proposed use will not noticeably change the site from what it is today, and therefore will not
impede development or improvement of surrounding properties.
5. Adequate public facilities and services are available or can be reasonably provided to
accommodate the use which is proposed.
Public facilities are not required to serve 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 consistent with the applicable regulations of the Agricultural Core District,
and is consistent with the requirements of Local SES as outline in Chapter Two, Section 4.34(A)
of the Development Code.
7. The conditional use complies with the general and specific performance standards as specified
by this Section and this Chapter.
This proposed conditional use meets the general and specific performance standards of the
Development Code.
ACTIONS REQUESTED
The Scandia City Council can do one of the following:
1. Approve, with or without conditions
2. Deny the request, with findings for denial
3. Table the request
Ferrin CUP Staff Report July 19, 2022
Scandia City Council Page 5
RECOMMENDATION
The Planning Commission recommended to the City Council approval of a Conditional Use Permit for a
Local SES exceeding 800 SF in size, located at 23290 Quentin Avenue North. The following amendments
were recommended:
1. The proposed system shall not have a footprint exceeding 1,296 SF in size, as shown on the
plans submitted to the city and reviewed with this request.
2. The applicant shall adhere to the requirements of a Local SES, as outlined in Chapter Two,
Section 4.34(A) of the city’s Development Code.
3. The applicant shall secure all applicable local, state, and federal permits for the proposed
conditional use.
4. The applicant shall pay all fees and escrow costs related to the application.