HomeMy WebLinkAbout2012-02-13 PACKET 07.B.CITY OF COTTAGE GROVE
MINNESOTA
TO: Zac Dockter
FROM: John McCool
DATE: February 8, 2012
RE: Werner Electric's Wind Turbine Proposal
Thank you for sending me a copy of Werner Electric's proposal to install a 100 foot monopole
with a 20 kilowatt wind turbine mounted at the top. The proposed location of this wind turbine is
at the southwest corner of their facility located at 7450 95 Street South.
This proposal was presented to the Technical Review Committee today. City staff that attended
this meeting was informed of the following Zoning Ordinance requirements:
• A conditional use permit is required for small wind energy conversion systems (WECS).
• The maximum height limitation for this type of WECS is 150 feet.
• The minimum setback from Werner Electric's property boundaries is 1.1 times the
WECS's height.
• The minimum setback from conservation easements or public parks is 1,320 feet.
City staff members attending this meeting found the proposed location of the WECS to be
approximately 235 feet from Werner Electric's closest property boundary line, which abuts the
Hamlet Park corridor connection to 95 Street. The closest residential structure is southwest of
the proposed WECS location, a distance of approximately 430 feet. Because the Hamlet Park
property abuts the north and west boundary lines for Werner Electric, the 1,320 foot setback
requirement from public parks does not permit the placement of a free - standing WECS on
Werner Electric's property. An aerial photo of Werner Electric's property is shown on the next
page.
Information from Ben Granley's (Director of Operations at Werner Electric) letter to the Parks,
Recreation and Natural Resources was also highlighted in the presentation. Attendees found
the WECS illustrated on the photographs provided by Werner Electric to be innocuous. It was
asked if Werner Electric would consider placing the WECS someplace east of their building for
purposes of providing more separation between the proposed WECS and the residential
neighborhood and trail corridor within Hamlet Park.
A copy of the City's WECS ordinance regulations was previously sent to you. It appears Werner
Electric's proposal complies with all the WECS regulations, except for the public park setback
requirement of 1,320 feet.
Memo to Zac Dockter
Werner Electric's WECS Proposal
February 8, 2012
Page 2 of 2
Aerial photo of Werner Electric's property
WERNER ELECTRIC — PROPOSED WIND ENERGY PROJECT
TENTATIVE INSTALL: SPRING 2012
Greetings Parks Commission!
Attached is some information in preparation for our proposed wind energy project at Werner Electric's
corporate head quarters, located at 7450 95 Street South. Werner is an electrical wholesale company that
moved to Cottage Grove in 2008. Since then Werner has grown their business by over 50 %, and added many
jobs to the community.
As a part of our growth, we are expanding our sales into the clean energy market. This includes solar, wind,
electric vehicle, and energy savings. With your support, we are looking to install a 20 kilowatt small wind turbine
in Cottage Grove. The unit is manufactured by Renewegy in Oshkosh WI and is a turbine we will be selling to
local businesses in the Twin Cities.
Currently, in section G line 8 of the Wind Energy Conservation ordinance (WECS - 11 -4 -6) for Cottage Grove
there is a 1320' setback from any public park or conservation easement. As a part of our move to Cottage Grove
the city purchased additional land with Werner to expand Hamlet Park so our property abuts the park. We are
seeking a variance to reduce the setback to allow the installation to happen near the front of our office (see site
plan, page 2).
We have developed 2 renderings for your review (page 3 -4) to show what this unit would look like from 95
Street in front of Werner and from Hamlet Park. The Renewegy unit stands 99ft tall and has blades that are 15ft
long. With utility sized units (300 -400ft tall) there can be many concerns, like noise /sound, which would justify a
large set back similar to the one in Cottage Grove. The unit we are proposing has a different profile and size
which has less impact to surrounding properties.
Please review these materials and we will come to your February 13 meeting ready to discuss any potential
concerns you might have with this project. With your support we will be proposing this project, applying for a
variance and the required conditional use permit, and hope to break ground in early spring.
As an initial step the city has asked us to reach out to every residential neighbor with in 1000' of our facility. On
January 26 we hosted a community Q &A session at Werner and the support from our community was
wonderful. We had 10 out of 60 requested residents show up and 9 out of the 10 voiced their support with a
survey that we conducted at the end of the session. I look forward to our discussion.
Thank you for your time!
Ben Granley - Director of Operations — Werner Electric
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11 -4 -6: WIND ENERGY CONVERSION SYSTEMS (WECS):
A. Purpose: The purpose of this section is to provide for the regulation of the construction and
operation of wind energy conversion systems in Cottage Grove, subject to reasonable conditions
that will protect the environment, public health, safety, and welfare.
B. Definitions:
FACILITY OPERATOR: The entity responsible for the day to day operation and maintenance of
the wind energy conversion system.
FACILITY OWNER: The entity or entities having controlling or majority equity interest in the wind
energy conversion system, including their respective successors and assigns.
SUBSTATION: The apparatus that connects the electrical collection system of the WECS(s) and
increases the voltage for connection with the utility's transmission lines.
WECS, LARGE: A wind energy conversion system consisting of one or more wind turbines, a
tower(s), and associated control or conversion electronics, which has a total rated capacity of
fifty (50) or more kilowatts.
WECS, SMALL: A single system designed to supplement other electricity sources as an
accessory use to existing buildings or facilities, wherein the power generated is used primarily for
on site consumption. A small wind energy conversion system consists of a single wind turbine, a
tower or roof mounted system, and associated control or conversion electronics, which has a
total rated capacity less than fifty (50) kilowatts.
WIND POWER: The conversion of wind energy into another form of energy.
WIND TURBINE HEIGHT: The distance measured from grade at the center of the tower to the
highest point of the turbine rotor or tip of the turbine blade when it reaches its highest elevation.
C. Conditional Use: Wind energy conversion systems shall be allowed as a conditional use in the
zoning districts listed below:
District Roof Small
Mounted WECS
AG -1 and
R -1 and R -2 I CUP CUP Not
permitted
R -2.5, R -2A, R -213, R -2C, R -2D, R- CUP Not Not
2E, R -2F, R -3, R -4, R -5, and R -6 permitted permitted'.
UR
B -1, B -2, B -3, P -B, and B -N
CUP Not Not
permitted
p permitted
p
CUP CUP ( Not
Large
WECS
CUP
1 -1
1 -2, 1 -3 and 1 -5
1 -4
PUD and PDO
p ermitted
CUP CUP Not
permitted
CUP CUP P
CUP Not Not
permitted permitted
CUP Site plan Not
review permitted
F _.
Mississippi River corridor critical area CUP CUP Not
overlay district permitted!
D. Permit Application: Application for a WECS permit shall be accompanied by drawings that show
the following:
1. Location of the proposed WECS, including guywires and any other auxiliary equipment.
2. Property lines and physical dimensions of the lot.
3. A photograph or detailed drawing of the WECS, including the tower.
4. Specific information on the WECS, including type, size, rated power output, rotor material
and performance, safety and noise characteristics.
5. Specific information on the type, height and material of the tower.
6. Clearance distances between the farthest extension of the WECS blades to property lines.
7. Location, dimensions and types of existing structures and uses on the lot.
8. Location of all aboveground utility lines within distance equivalent to the total height of the
WECS.
9. Location and size of structures, trees and other objects within three hundred feet (300')
which are taller than the lowest extent of the blades of the proposed WECS.
E. Size Regulations; Compliance:
1. Rotors:
a. No WECS in a residential or commercial district shall have rotors that are longer than thirty
five feet (35') in diameter.
b. No WECS in an industrial or agricultural district shall have rotors that are longer than fifty feet
(50') in diameter.
c. The minimum height of the lowest extent of any WECS rotor shall be thirty feet (30') above the
ground.
2. Height:
a. Freestanding wind turbine height limits:
i
District j Small WECS Large
WE
AG -1 and AG -2 150 feet 250 feet
R -1 and R -2 150 feet n/a
R -2.5, R -2A, R -213, R -2C, R -2D, R -2E, R -2F, R -3, R- j n/a n/a
4, R -5, and R -6
UR n/a n/a {
r . ...... _... _ - - -- .—
B -1, B -2, B -3, P -B, and B -N ! 150 feet n/a
I -1 150 feet n/a
1-2,1-3 and 1 -5 ; 150 feet 250 feet
i
1 -4 n/a n/a
PUD and PDO 1 Site plan n/a
review
Mississippi River corridor critical area overlay district i 150 feet i n/a
b. Roof mounted wind turbines must not exceed fifteen feet (15') above the height limit
established for the principal or accessory structure.
3. Compliance With Regulations: All WECS shall comply with federal aviation administration
notification requirements and any other applicable regulations.
F. Installation And Design:
1. Towers:
a. All WECS tower structures shall be designed and constructed to be in compliance with
pertinent provisions of the Minnesota state building code. Indication of compliance may be
obtained from the manufacturer's engineering staff or a state professional engineer.
b. The compatibility of the tower structure with the rotors and other components of the WECS
shall be certified by the manufacturer's engineering staff or by a state professional
engineer.
c. WECS towers shall either have tower climbing apparatus located not closer than twelve feet
(12') to the ground or be unclimbable by design for the first twelve feet (12').
2. Safety Wires: Safety wires shall be installed on the turnbuckles on guywires of guyed WECS
towers.
3. Overspeed Controls: Every WECS shall be equipped with manual and automatic overspeed
controls. The conformance of rotor and overspeed control design and fabrication with good
engineering practices shall be certified by the manufacturer's engineering staff or by a state
professional engineer.
4. Electrical Requirements:
a. All electrical components of the WECS shall be in compliance with the applicable
requirements of the national electrical code as currently adopted by the Minnesota state
building code division and shall be inspected by a qualified electrical inspector. The
interconnection between the WECS and the electric utility shall be in compliance with the
most recent edition of the national electrical code. Certification will be supplied in writing
that the WECS will automatically disconnect from the utility when there is no power input
from the utility. This certification can be supplied by the manufacturer of the WECS.
b. The interconnection of the WECS with the local electrical utility shall comply with all
applicable federal and state regulations. Every applicant for a WECS permit should notify
his /her electrical utility in advance of his /her installation plans.
c. Every battery storage unit associated with a WECS shall be in compliance with the
national electrical code as currently adopted by the Minnesota state building code division
and shall be inspected by a qualified electrical inspector.
d. The WECS, including the blades, shall be grounded and shielded to protect against
natural lightning strikes in conformance with the national electrical code.
e. No WECS shall have affixed or attached lights, reflectors, flashers or any other
illumination, except for those devices required by the federal aviation administration.
5. Structural Components:
a. The safety of structural components of every WECS and the compatibility of the rotors
with the towers of WECS shall be certified by a state engineer. The safety of electrical
components of every WECS shall be certified by a state registered electrical engineer or
individual with technical training on WECS.
b. The safety of all modifications to any WECS shall be certified by a state registered
professional engineer. Certification of safety is required before the building permit is
granted for modifications made prior to installation. Certification of the safety of
modifications made after the WECS is installed and the permit is granted is also
required. Failure to have the safety of modifications certified after the permit has been
granted shall result in revocation of the permit until certification has been obtained.
6. Signs Required: At least one sign shall be posted at the base of the WECS tower and shall
contain the following information:
a. Notice of no trespassing; and
b. Warning of high voltage.
c. The visual appearance of WECS shall at a minimum:
(1) Be a nonobtrusive color such as white, off white or gray; and
(2) Not display advertising (including flags, streamers or decorative items), except for
identification of the turbine manufacturer, facility owner and operator.
G. Siting:
1. Setbacks: The base of the tower of any WECS shall be set back from any property line a
minimum of:
District
Small WECS
i Large
WECS !
AG -1 and AG -2
1.1 times the
1,000 feet
WECS's height
R -1 and R -2
1.1 times the
n /a'
WECS's height
i
R -2.5, R -2A, R -2B, R -2C, R -2D, R -2E, R -2F, 1
n/a
n/a
R -3, R -4, R -5, and R -6 (
`
i
U R
n/a
n/a
B -1, B -2, B -3, P -B, and B -N
1.1 times the
n /a'
WECS's height
i
-1 I
1.1 times the
n/a
WECS's height
1-2,1-3 and 1 -5
1.1 times the
1,000 feet
i
WECS's height
i
4
1 -4 r
n/a
n/a
PUD and PDO ;
1.1 times the i
n/a };
WECS's height'
2. Easements: No part of a WECS shall be located within or over drainage, utility or other
established easements.
3. Property Lines: No part of a WECS shall be located on or over property lines.
4. Yards: The base of a WECS or the guywire anchors of a guyed WECS tower shall not be on
any required minimum front, side or rear yards.
5. Mississippi River Corridor Critical Area Overlay District: No large WECS shall be located
within the Mississippi River corridor critical area overlay district.
6. Vehicular Areas: Efforts should be made when siting a WECS and any related equipment to
avoid locations that may be vulnerable to vehicular accidents.
7. Clearance From Electrical Lines: Clearance between a WECS and electrical lines shall be in
compliance with the requirements outlined in the most recent edition of the national electrical
code.
8. Wind Turbines: A wind turbine must not be within one thousand three hundred twenty feet
(1,320') from any conservation easements or public parks.
9. Siting On Top Of Buildings: Every WECS sited on top of a building shall comply with
applicable provisions of the Minnesota state building code. Certification of compliance by a
state professional engineer is required. The WECS must be less than ten (10) kilowatts and
not extend higher than fifteen feet (15') above the maximum height allowed for the structure
the WECS is mounted on.
H. Nuisance Concerns:
1. Noise Control: Noise area classification (NAC1, NAC2, etc.), established by the Minnesota
pollution control agency shall be used to evaluate and regulate noise from every WECS. The
audible sound from a WECS will be measured at the property boundary line. Every owner of
a WECS that is found to be in violation of Minnesota pollution control agency's noise
standards shall cooperate in taking reasonable mitigating measures.
2. Electrical Or Radio Frequency Interference: Efforts should be taken by the proposed WECS
owner to purchase, build or recondition an electrical generator that will not create electrical or
radio frequency interference to reception of communication signals. Complaints about
electrical or radio frequency interference shall be directed to the federal communications
commission.
3. Communication Interference: Efforts should be made to site each WECS to reduce the
likelihood of blocking or reflecting television or other communication signals. If signal
interference occurs, both the WECS owner and the individual receiving interference shall
make reasonable efforts to resolve the problem. If the problem cannot be eliminated or
reduced to a reasonable level, the WECS can be shut down.
I. Other Regulations:
1. Supplying More Than One Structure: A WECS that supplies energy to two (2) or more
structures shall be allowed as long as the proposed WECS complies with all applicable
zoning regulations.
2. Wind Access: Adequate wind access is essential to the safe and efficient operation of a
WECS, and the city encourages the use of private and restrictive covenants to protect wind
access.
3. Maintenance Requirements; Abandonment; Nuisance:
a. It shall be a public nuisance if any of the following conditions exist:
(1) A WECS is not maintained in operational condition and poses a potential safety
hazard; or
(2) A WECS is not maintained and operated in compliance with applicable zoning
provisions and state and federal laws; or
(3) A WECS has not generated electricity for a period of twelve (12) consecutive months
and the wind energy facility owner has failed to remove the WECS or make it
operational within thirty (30) days after the city has given written notice to remove the
WECS.
b. The city has the right to abate a public nuisance under the procedures set forth at section
4 -1 -6 of this code, provided that the maximum notice period set forth at subsection 41-
66 of this code shall be sixty (60) days and not thirty (30) days for any abatement under
this section.
4. Exemptions From Provisions: Any WECS that is by nature ornamental, rather than functional,
shall be exempt from this section if total height is less than twenty five feet (25').
5. Inspections: Each WECS shall be inspected yearly by the building official, to verify that the
WECS is operational and that all requirements of installation continue to be met.
6. Wind Turbines: All wind turbines shall comply with all applicable state and federal regulatory
standards, including the uniform building code as adopted by the state of Minnesota; national
electrical code as adopted by the state of Minnesota; federal aviation administration (FAA)
requirements; and Minnesota pollution control agency (MPCA) /environmental protection
agency (EPA) regulations (hazardous waste, construction, stormwater, etc.).
7. Violation; Revocation Of Permit: Violation of any provision of this section is grounds for
revocation of a conditional use permit for a WECS. (Ord. 857, 4 -15 -2009)