5.a 6 PC Resolution 4.5.16 Oldfield Avenue Solar Garden CUP docx
CITY OF SCANDIA, MINNESOTA
PC RESOLUTION NO. 06-07-16-__
APPROVING A CONDITIONAL USE PERMIT FOR A COMMUNITY SOLAR
GARDEN LOCATED ON PARCEL NUMBER 02.032.20.230001 ON OLDFIELD
AVENUE NORTH
WHEREAS, Ameresco has made an application for a Conditional Use Permit for a
Community Solar Garden to be located on Parcel Number 02.032.20.230001 located on Oldfield
Avenue North, in partnership with Greenmark Solar, and owned by Granton J. Larson et al; and
WHEREAS, the property is legally described as follows:
NW1/4-SW1/4 Section 02 Township 032 Range 020, Washington County, Minnesota;
and
WHEREAS, the Planning Commission reviewed the request for a Conditional Use
Permit at a duly noticed Public Hearing on March 2, 2016, and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING
COMMISSION OF THE CITY OF SCANDIA, WASHINGTON COUNTY,
MINNESOTA, that it should and hereby does recommend approval of a Conditional Use Permit
to develop a Community Solar Garden on Parcel Number 02.023.20.230001, located on Oldfield
Avenue North, based on the following findings:
1. The proposed Community Solar Garden use is consistent with the goals and strategies in
the Comprehensive Plan, which encourages the use of renewable, local and diverse forms
of energy. The use is not expected to impact public facilities or the City’s capital
improvement plan.
2. The proposed use will not negatively impact the health, safety and general welfare of the
community. It will not produce emissions or pollutants. It must meet regulatory
requirements for stormwater management, erosion and sediment control and obtain
required local, state and federal permits. The use will create minimal traffic. The use
will not create noise impacts on surrounding areas. The CUP includes conditions for
screening to protect adjacent residential properties and public roadways.
3. The proposed use will not have a negative impact on property values and scenic views.
The CUP requires screening for the proposed solar garden to protect views of the site
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from Oldfield Road and adjacent properties. It will not produce noise, emissions or other
impacts that would negatively affect property values.
4. The establishment of the use will not impede the development and improvement of
surrounding properties for the uses permitted in the District.
5. Adequate public safety services and public facilities are available to accommodate the
proposed use.
6. The proposed use conforms to the regulations of the Agriculture Core District.
7. The proposed use conforms to the general and specific standards in the Development
Code for conditional uses and Community Solar Gardens.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. The project shall be in substantial compliance with the plans submitted to the City on
March 21, 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.
5. 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.
6. The applicant shall submit additional survey information, including the final plans and
grading plan, to the City Engineer so that he may determine if the driveway apron
requires a driveway culvert to maintain drainage. The grading plan shall include
sufficient information to determine that water will not pond on the access roads so that
they are able to support emergency medical vehicles.
7. The applicant’s contractor shall directional drill under the roadway or install an overhead
powerline/pole crossing to connect to the point of common coupling from the existing
overhead powerlines on the west side of Oldfield Avenue. The new power pole for an
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overhead connection shall be located outside the new easement area on the east side of
Oldfield Avenue North.
8. The applicant shall schedule a preconstruction meeting with the City prior to the start of
construction work.
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
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.
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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.
Adopted by the Scandia Planning Commission this 9nd day of June, 2016.
______________________________
Christine Maefsky, Chair
ATTEST:
_________________________________
Neil Soltis, Administrator/Clerk