4.c) PC Resolution 10-06-15-03 ForestLakeHoldco CUP
CITY OF SCANDIA, MINNESOTA
PC RESOLUTION NO. 10-06-15-03
APPROVING A CONDITIONAL USE PERMIT FOR A COMMUNITY SOLAR
GARDEN ON PARCEL ID 18.032.20.33.0001
WHEREAS, Gordy Simanton has made an application for a Conditional Use Permit for
a Community Solar Garden to be located on a Parcel with the ID 18.032.20.33.0001 (located on
the northwest corner of TH 97 and County Road 15A), on behalf of Solar Stone Partners, and
owned by Forest Lake Holdco LLC; and
WHEREAS, the property is legally described as follows:
The South 59 acres of the West One-half of the Southwest Quarter all in Section 18,
Township 32, Washington County, Minnesota; and
WHEREAS, the Planning Commission reviewed the request for a Conditional Use
Permit at a duly noticed Public Hearing on October 6, 2015, 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 with the ID 18.032.20.33.0001, based on the
following findings:
1. The proposed use will not negatively impact the health, safety and general welfare of the
occupants of surrounding lands. 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 topography of the site and location
of the solar arrays in a position that is lower than the surrounding site should prevent
glare impacts to adjacent properties.
2. The existing and anticipated traffic conditions will not negatively impact roadways or
adjacent uses.
3. The proposed use will assist 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. The proposed use will not have a negative impact on property values and scenic views.
The proposed solar array would be positioned in a location on the parcel where
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topography should screen the array from view from TH 97 and surrounding properties. It
will not produce noise, emissions or other impacts that would negatively affect property
values.
5. The proposed use is consistent with the goals and strategies in the Comprehensive Plan,
which encourages the use of renewable, local and diverse forms of energy.
6. 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. The proposed use will not have negative impacts on groundwater, surface waters and air
quality. The use is required to obtain Watershed District and City permits to manage
grading, erosion an sediment control to protect surface waters. The proposed plan avoids
impacts to wetlands and related buffers.
8. The proposed use is allowed with a Conditional Use Permit in the Agriculture Core
District.
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
September 18, 2015.
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 TH 97 and County Road 15A so that
the responsible road authorities and Building Inspector can verify the setbacks before
construction begins.
4. 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.
5. The applicant shall identify the boundaries of the wetland buffers in the field prior to
construction of the facilities on the site.
6. All new lighting and signage at the site shall meet the Development Code lighting
requirements.
7. The applicant shall obtain the required Watershed District permit(s).
8. The applicant shall obtain the required Grading/Land Alteration Permit from the City.
9. The applicant shall obtain all necessary approvals form the appropriate road authority of
site access and driveways.
10. The applicant shall address the City Engineer’s comments included in his letter dated
September 24, including increasing the width of the access road, adding a second access
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to County Road 15A, and revising and resubmitting the project plans to show the fence
location.
11. The applicant shall comply with the Development Code and Solar Ordinance fencing
requirements, and shall obtain an Administrative Permit for the fence if it exceeds 6 feet
in height.
12. 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.
13. The applicant shall submit proof to the City that it has obtained general liability insurance
that meets the ordinance requirement.
14. 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.
15. The applicant shall provide a letter of credit or escrow to the City equal to 125% of the
cost of the decommissioning plan.
16. Any expansion of the Community Solar Garden shall require an amended conditional use
permit.
17. The applicant shall pay all fees and escrows associated with this application.
Adopted by the Scandia Planning Commission this 6th day of October, 2015.
______________________________
Christine Maefsky, Chair
ATTEST:
_________________________________
Brenda Eklund, Clerk