HomeMy WebLinkAbout2016-05-23 PACKET 06.2.SUPPLEMENTAL
STAFF REPORT CASE: CUP16-028, V16-039
ITEM: 6.4
PUBLIC MEETING DATE: 5/23/16 TENTATIVE COUNCIL REVIEW DATE: 6/15/16
APPLICATION
APPLICANT: Sunrise Development, LLC
REQUEST: A conditional use permit to allow a community solar garden and a
variance to the setback requirements along an internal property line
between two parcels under the same ownership.
SITE DATA
LOCATION:
ZONING:
GUIDED LAND USE:
11576 Point Douglas Road South
AG -1, Agricultural Preservation
Transition Planning Area
LAND USE OF ADJACENT PROPERTIES: CURRENT
NORTH:
Agricultural
EAST:
Agricultural
SOUTH:
Commercial
WEST:
Agricultural
SIZE
DENSITY:
101 acres
N/A
RECOMMENDATION
GUIDED
TPA/Rural Residential
Rural Residential
Commercial
Transition Plan Area
Approval, based on the findings of fact and subject to the conditions
listed in this staff report.
Cottage
Grove COTTAGE GROVE PLANNING DIVISION
J
�Mne�e Pride and PoSPedty Meet
Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; Imccool(aDocttage-grove. org
Application Accepted:. 3/2/16 120 -Day Review Deadline: 6/30/16
City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016
Planning Staff Report — Supplement No. 2
Sunrise Development, LLC — Community Solar Garden Project
Planning Case Nos. TA2016-027, V2016-29, and CUP2016-28
May 23, 2016
Proposal
Sunrise Development, LLC applied for the following planning applications:
1) A zoning text amendment to Exhibit "A" in City Ordinance No. 948, Solar Collector Systems,
to add approximately 101 acres of land located at 11576 Point Douglas Drive South to Exhibit
"A" in Ordinance No. 948. Exhibit "A" is a map showing areas within the community where
community solar gardens and solar farms are allowed by conditional use permit.
2) Variances to Title 11, Chapter 4, Section 10 (C)(3) and Title 11, Chapter 8, Article 8A -2(6)(A),
Lot Dimensions and Setbacks, to allow allowing a community solar garden facility to be
erected across a common boundary line of two parcels that are in the same ownership.
3) A conditional use permit application for the proposed construction of a five megawatt com-
munity solar garden on approximately 29.5 acres of land consisting of two taxing parcels
(PIN 36.027.21.13.0001 and 36.027.21.12.0002) having an aggregate acreage of approxi-
mately 101 acres. Both parcels are in the same property ownership. The properties are lo-
cated at 11576 Point Douglas Drive South and are owned by K & R Land Holdings, LLP,
12912 Farnham Avenue, White Bear Lake, MN.
Below is an illustration showing the 101 acres (highlighted in yellow) Sunrise Development, LLC
is requesting to add to Exhibit "A" in Ordinance No. 948.
`'
EXHIBIT A
Solar Collection System Areas
Cottage Grove, MN r
LEGEND
Solar Collection System Areas f
CG City Boundary AREA PROPOSED TO BE
— Railroad TO SOLAR
Mississippi River COtDDED
LECTION
TEM AREA
IN EXHIBIT "A- OF ORD. 948
n 05 1 2 3
Irides
Proposed Ord. No. 948 Amendment — Exhibit "A"
Planning Staff Report Supplemental No. 2 — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
May 23, 2016
Page 2 of 6
Review Process
Application Received: March 2, 2016
Acceptance of Completed Application: March 2, 2016
Tentative City Council Date: May 18, 2016
60 -Day Review Deadline: May 1, 2016, extended to June 30, 2016 per applicant's request
Planning Commission — April 25, 2016 Public Hearing
At the April 25, 2016 Planning Commission meeting, the continued public hearing was opened for
public testimony. City staff summarized the contents of the supplementary planning staff report
dated April 25, 2016. Public testimony was received at the public hearing. Most of the testimony
generally supported the proposed five mega -watt community solar garden. Some concerns were
voiced for potential visual and property value impacts.
Bill Weber, consultant representing Sunrise Energy Development, stated that if the City requires
the solar array area labeled as "Move to Alternate Location?" on their revised site plan to be
moved to the "Location Alternate" area, that they agree to plant conifer trees in the gaps between
existing clusters of deciduous trees along a portion of the north and east property boundary lines
in the northeast corner of the site. Weber said the solar panels would not be visible from State
Highway 61.
The applicant also stated that they intend to have a contract with Xcel Energy for a 25 -year period.
After that period of time, the solar collectors can be removed. The applicant also stated that if the
City requires the southern portion of the solar arrays (labeled as "Move to Alternate Location") on
their revised site plan to be moved to the "Alternate Location" at the northern portion of the prop-
erty, commercial development and local roadway system(s) could then be developed through the
southern portion of their site. The distance from the north -bound roadway edge of State Highway
61 to the northern edge of the "Move to Alternate Location" boundary is approximately 560 feet.
Weber displayed photos of the current conditions along State Highway 61 and described the tree
loss that 61 Marine & Sports removed from their property. He stated that the solar panels will still
be well hidden from the highway because there are two large berms, and Sunrise will supplement
the screening with a double row of balsam firs and spruce that are six to eight feet tall.
On May 19, 2016, Sunrise Development submitted a revised site plan that relocates a grid of solar
collectors closest to Highway 61 to the northern area of the property. The applicant's revised site
plan and an aerial photo showing the locations for the conifer trees proposed to be planted are
shown below.
Planning Staff Report Supplemental No. 2 — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
May 23, 2016
Page 3 of 6
Revised Site Plan — May 19, 2016
Proposed Landscaping Plan — April 18, 2016
Sunrise
601 Carlson Parkway
Suite 1050
Minnetonka, MN 55305
Tel: (612) 293-9900
Fax: (612) 293-3839
su nriseenergyventures.com
Project: Cottage Grove
Site Address:
11576 Point Douglas Rd S.
Cottage Grove, MN 55033
Legend
Proposed Fend
Property Boundary
Property Line Setback
Existing Overhead Line
Underground MV Line
Wetland
--- Wetland Setback Line
Stream
- - - Stream Setback Line
Proposed Access Road
Proposed Inverter
CG Solar Layout
Planning Staff Report Supplemental No. 2 — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
May 23, 2016
Page 4 of 6
At the April 25, 2016 Planning Commission meeting, the Commission voted to recommend that
the City Council adopt an ordinance amending Exhibit "A" in the solar collection system ordinance
(Ord. No. 948) to add the applicant's 101 acres of land to the shaded area of Exhibit "A." The
motion passed on a vote of 5 ayes to 4 nays (Brittain, Fox, Graff, and Zopfi).
The Planning Commission also directed City staff to prepare a list of conditions recommending
the approval of the variance and conditional use permit applications for Sunrise's proposed five -
megawatt community solar garden project at 11576 Point Douglas Drive South. This list of condi-
tions were prepared for the Planning Commission's consideration. The Commission can add,
delete, or modify any of these conditions.
Conclusion
If the Planning Commission intends to recommend to the City Council that the variances to Title
11, Chapter 4, Section 10 (C)(3) and Title 11, Chapter 8, Article 8A -2(6)(A), Lot Dimensions and
Setbacks be granted to allow a community solar garden facility to be erected across a common
boundary line of two parcels that are in the same ownership, the finding of facts supporting said
variances are based on the following:
A. The two parcels of land (PIN 36.027.21.12.0002 and 36.027.21.13.0001) are in the same own-
ership.
B. The north boundary line for the southeasterly parcel (PIN 36.027.21.13.0001) adjoins that seg-
ment of the east -west oriented boundary line that is the southeast boundary line for the north-
westerly parcel (PIN 36.027.21.12.0002). The setback variances only apply to the east -west
oriented common boundary line between the two parcels with the same ownership.
C. All other minimum setback requirements comply with City regulations for the proposed
community solar garden project.
D. The east -west oriented common boundary line is centrally located between the two parcels
that have a 101 -acre cumulative land area.
The Planning Commission also recommends to the City Council the approval of Sunrise Devel-
opment, LLC's conditional use permit application for the proposed construction of a five megawatt
community solar garden on approximately 101 acres of land consisting of two taxing parcels (PIN
36.027.21.13.0001 and 36.027.21.12.0002) located at 11576 Point Douglas Drive South. This
recommendation is based on the applicant's revised site plan dated May 19, 2016 and the land-
scaping plan dated April 18, 2016, subject to the following conditions:
Upon the City's acceptance of the decommissioning cost estimate, the applicant shall pro-
vide the City with a cash escrow, bond, or irrevocable letter of credit in an amount equal to
125 percent of the accepted decommissioning estimate. The financial guarantee must be
remitted to the City before a building permit will be issued.
2. All on-site and off-site electric power lines necessary to interconnect the electric power
created from the community solar garden to the utility company grid system must be un-
Planning Staff Report Supplemental No. 2 — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
May 23, 2016
Page 5 of 6
derground. The only exception, if necessary, is at the connection point where the commu-
nity solar garden underground electric line needs to be connected to the utility company's
existing power pole/local distribution line. Details of this interconnection between the com-
munity solar garden and the utility company's electric grid must be submitted to the City at
the time the applicant files their building permit application with the City.
3. The project must comply with the City's Solar Collector System Ordinance regulations.
4. The applicant's stormwater management plan must be approved by the South Washington
Watershed District and City Engineer before the City will issue the building permit for the
proposed community solar garden project.
5. Perimeter landscaping showing 33 balsam fir trees eight feet in height, 22 white spruce
trees eight to twelve feet in height, and 21 balsam fir trees six to eight feet in height, as
shown on the landscaping plan dated April 18, 2016, must be planted within 30 days in
advance of the solar array panel installation. A letter of credit in the amount of 150 percent
of the landscape estimate shall be submitted to the City as required by City ordinance. The
financial guarantee shall be in effect for one year from the date of installation to ensure the
installation, survival, and replacement of the landscaping improvements.
6. Minnesota Department of Labor and Industry and the private utility company that is allowing
the interconnection between Sunrise's community solar garden and the private utility com-
pany's electric system must approve the design for this interconnection. A copy of the
Minnesota Department of Labor and Industry and private utility company's written approval
must be given to the City before a building permit is issued by the City.
7. The applicant shall remove all noxious weeds on the site.
8. The applicant shall be responsible for all permits, including but not limited to MPCA Na-
tional Pollutant Discharge Elimination System (NPDES) Construction Stormwater Permit.
NOTE:
The applicant has again revised their site plan to relocate the solar collector arrays that were
previously labeled on the revised site plan dated April 18, 2016 as "Move to Alternate Location"
to the northern area labeled "Alternate Location." The distance from the State Highway 61 north-
bound roadway edge to the closest point of the solar collection system is approximately 560 feet.
City Council approval for the proposed zoning ordinance amendment to Exhibit "A" in Ord. No.
948, Solar Collection Systems, will require a majority vote by the City Council in order to pass
said amendment.
Prepared by:
John McCool, AICP
Senior Planner
Planning Staff Report Supplemental No. 2 — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
May 23, 2016
Page 6 of 6
Attachments:
• Planning Staff Report Supplement dated April 25, 2016
• Sunrise Energy Ventures' Zoning Text Amendment Responses
• Sunrise Energy Ventures' Letter (Text Amendment) dated March 2, 2016
• Sunrise Energy Ventures' Conditional Use Permit Responses
• Sunrise Energy Ventures' Letter (Conditional Use Permit) dated March 2, 2016
• South Washington Watershed District Letter dated February 23, 2016
• Stormwater Management Plan Narrative (Draft) by EOR Water Ecology Community
• Sunrise Energy Ventures' Response to Variance Criteria
• Sunrise Energy Ventures' 60 -day Extension Letter dated March 25, 2016
• Sunrise Energy Ventures' Project Summary Update dated April 18, 2016
• James Pedersen Letter dated April 21, 2016
SUPPLEMENTAL
STAFF REPORT CASE: ZA16-027, CUP16-028, V16-039
ITEM: 6.4
PUBLIC MEETING DATE: 4125116 TENTATIVE COUNCIL REVIEW DATE: 5118116
APPLICATION
APPLICANT: Sunrise Development, LLC
REQUEST: A zoning amendment to City Code Title 11-4-10D, Solar Collection
Systems, to add approximately 101 acres of land to Exhibit A to allow a
solar collection system; a conditional use permit to allow a community
solar garden; and a Variance to the setback requirements along an
internal property line between two parcels under the same ownership.
SITE DATA
LOCATION:
ZONING:
GUIDED LAND USE:
11676 Point Douglas Road South
AG -1, Agricultural Preservation
Transition Planning Area
LAND USE OF ADJACENT PROPERTIES:
CURRENT
GUIDED
NORTH:
Agricultural
TPA/Rural Residential
EAST:
Agricultural
Rural Residential
SOUTH:
Commercial
Commercial
WEST:
Agricultural
Transition Plan Area
SIZE:
DENSITY:
101 acres
NIA
RECOMMENDATION
Denial, based on the findings of fact listed in this staff report.
cottage COTTAGE GROVE PLANNING DIVISION
J Grovz
���e Prlde and 4+osperliy Feet
Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; imccooI@octtage-qrove.org
Application Accepted:. 312116 60 -Day Review Deadline: 4130116
City of Cottage Grove Planning Division • 12800 Ravine Parkway South + Cottage Grove, MN 55016
Planning Staff Report —Supplement
Sunrise Development, LLC — Zoning Text Amendment
(Community Solar Garden Project)
Planning Case Nos. TA2016-027, V2016-29, and CUP2016-28
April 25, 2016
Proposal
Sunrise Development, LLC has applied for the following planning applications:
1) A zoning text amendment to Exhibit "A" in City Ordinance No. 948, Solar Collector Systems,
to add approximately 101 acres of land located at 11576 Point Douglas Drive South to Exhibit
"A" in Ordinance No. 948. Exhibit "A" is a map showing areas within the community where
community solar gardens and solar farms are allowed by conditional use permit.
2) Variances to Title 11, Chapter 4, Section 10 (C)(3) and Title 11, Chapter 8, Article 8A -2(6)(A),
Lot Dimensions and Setbacks, to allow allowing a community solar garden facility to be
erected across a common boundary line of two parcels that are in the same ownership.
3) A conditional use permit application for the proposed construction of a five megawatt com-
munity solar garden on approximately 29.5 acres of land consisting of two taxing parcels
(PIN 36.027.21.13.0001 and 36.027.21.12.0002) having an aggregate acreage of approxi-
mately 101 acres. Both parcels are in the same property ownership. The properties are
located at 11576 Point Douglas Drive South and are owned by K & R Land Holdings, LLP,
12912 Farnham Avenue, White Bear Lake, MN.
Below is an illustration showing the 101 acres (highlighted in yellow) Sunrise Development, LLC
is requesting to add to Exhibit "A" in Ordinance No. 948.
EXHIBIT A
Solar Collection System Areas
Cottage Grove, MN
LEGEND
I= %' Solar Collechon Systern Areas
CG Cily Boundary
��— Railroad
I Mississippi River
FEM
� cc
tl' / E'1 aq t o'v'a d•Ys....;c yr ..`''
tidy
a a s i 2 3
`� LLlgs
Proposed Ord. No. 948 Amendment — Exhibit "A"
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 2 of 15
Review Process
Application Received: March 2, 2016
Acceptance of Completed Application: March 2, 2016
Tentative City Council Date: May 18, 2016
60 -Day Review Deadline: May 1, 2016, extended to June 30, 2016 per applicant's request
Planning Commission -- March 28, 2016 Public Hearing
At the March 28, 2015 Planning Commission meeting, the scheduled public hearing was opened
for public testimony. City staff reported that the applicant granted a 60 -day extension for the City
to review and take final action on their text amendment, conditional use permit, and variance
applications. Staff also stated that the applicant requested that the Planning Commission not take
any action on their planning applications, but continue the hearing to April 25, 2016.
Public testimony was received at the public hearing. Most of the testimony generally supported
the proposed five mega -watt community solar garden. Some concerns were voiced for potential
visual and property value impacts. The applicant stated that if the City requires the solar array
labeled as "Move to Alternate Location?" on their revised site plan to Location "A" or Location "B",
that they would agree to plant conifer trees in the gaps between existing clusters of deciduous
trees along a portion of the north and east property boundary lines in the northeast corner of the
site. Adjoining property owners opposed the placement of the solar arrays closer to their residen-
tial dwellings.
At the public hearing, the applicant stated that the existing wooded areas along State Highway 61
and the existing terrain in the field will adequately screen the views from the highway of their
proposed solar arrays. In the last couple weeks, 61 Marine and Sports has removed many decid-
uous trees along their north property line, which abuts the community solar garden site. Below is
a photograph of the tree removal on the 61 Marine & Sports property toward the proposed
community solar garden site from Highway 61.
61 Marine Tree Removal — Lower Right Corner in Photograph
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 3 of 15
61 Marine Tree Removal - North of Highway 61
The Planning Commission voted unanimously to continue the public hearing to April 25, 2010.
Background
Beginning in May 2015, the Planning Commission and Environmental Commission initiated discus-
sions about regulating solar collections systems since Cottage Grove's City Code did not allow solar
collection systems in the community. City staff reported that inquiries from solar collector companies
and property owners pertinent to solar collection regulations were increasing. The Planning Com-
mission and Environmental Commission generally supported solar collection systems on rooftops
and walls as permitted uses in the agricultural, residential, commercial, and industrial zoning districts,
but recommended that a solar collection system ordinance be prepared.
As reported to the Commissions in 2015, public interest pertaining to commercial solar collection
systems was increasing because the State of Minnesota Legislature mandated that they make solar
power an appealing option for home and business owners and that "each public utility shall generate
or procure sufficient electricity generated by solar energy to serve its retail electricity customers in
Minnesota so that by the end of 2020, at least 1.5 percent of the utility's total retail electric sales to
retail customers in Minnesota is generated by solar energy." It was also reported that interest in solar
technology is apparently growing and costs for alternative energy systems are beginning to
decrease.
The City has allowed a limited number and size of solar energy systems as accessory uses to pro-
vide ancillary electric energy for the principal use on the property. These ancillary solar systems were
treated as accessory uses in respect to yard setbacks and other applicable zoning standards. For
free-standing and large-scale utility systems, City staff reported that systems proposed as a principal
use were not allowed in the community.
The Planning Commission discussed solar collection regulations on May 18, June 22, and July 27
in 2015 and the Environmental Commission on July 8, 2015. A draft solar energy ordinance was
presented to the Planning Commission and Environmental Commission members at a joint work-
shop meeting on August 24, 2015.
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 4 of 16
The draft solar ordinance incorporated many different ordinance examples from other counties and
cities to appropriately address various issues associated solar collector systems. Some of the regu-
lations recommended in the draft ordinance were unique to Cottage Grove. Examples of these
regulations are: 1) prohibiting solar collector systems on accessory structures; 2) prohibiting free-
standing solar systems on property with less than five acres of land; 3) prohibiting solar collector
systems on the face of a residential dwelling facing a public street; and 4) requiring community solar
gardens and solar farms to be outside the Metropolitan Urban Service Area (MUSA). The City
Council added a map showing the areas in the community that would potentially allow community
solar gardens and solar farms.
The public hearing for the solar collection system ordinance was held by the Planning Commission
at their regular meeting on September 28, 2015. At this meeting, the Commission re -affirmed that
community solar gardens and solar farms should only be allowed outside the Metropolitan Urban
Service Area (MUSA) and that a conditional use permit is required. Several property owners
stated their support for the solar collector system ordinance. One property owner requested that
community solar gardens and solar farms be allowed inside the MUSA. The Planning Commission
unanimously (8 -to -0 vote) recommended to the City Council that the proposed solar collection
system ordinance as drafted and presented at the public hearing be approved.
The City Council discussed the draft solar collector system ordinance on October 7, 2015. The
Council did not support large solar collector systems in areas designated as Transition Planning
Area on the Future Land Use map in the Future Vision 2030 Comprehensive Plan or along the
State Highway 61 corridor. For these reasons, Exhibit "A" was incorporated in the ordinance ap-
proving the solar collection system. The City Council unanimously approved Ordinance No. 948
adopting solar collection systems on October 7, 2015.
Planning Considerations
Metropolitan Urban Service Area
At the Planning and Environmental Commission workshop, there was a general understanding why
land within the Metropolitan Urban Service Area (MUSA) is important for Cottage Grove's future
growth and maintaining the availability of
public utilities for planned development
within the MUSA. The City's investment in
providing city utilities in certain areas in the
community was completed in the West
Draw, East Ravine, and Southwest District
with the anticipation that development was
going to occur in the future. With large utility -
scale solar collector systems occupying land
within the MUSA, development interests
might be delayed or deterred in the MUSA.
The Planning Commission's recommenda-
tion to the City Council included a regulation
requiring all community solar gardens or
solar farms to be located outside the MUSA.
Legend
P.WSA
CG City Boundary
_ Pmk and Open Space
k455isslppi River
Supplemental Planning Staff Report —Sunrise Development, LLC
Planning Case Nos, TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 5 of 15
Their recommendation also included City Council approval of a conditional use permit and required
a minimum land area of five acres for all free-standing solar collection systems.
The 101 -acre site is located outside the MUSA. City utilities are not planned to be extended to this
area of the community for several decades.
Transition Planning Area
In advance of the City Council meeting on October 7, 2015, City staff was asked to provide an ad-
dendum to the proposed solar ordinance that not only required large -utility solar collector systems to
be outside the MUSA, but must not be within a "Transition Planning Area" as designated on the
Future Land Use 2030 map in the adopted Future Vision 2030 Comprehensive Plan.
Transition Planning Areas are located outside the MUSA and are areas where additional planning
efforts are required prior to establishing future land use designations. It was intended that a master
plan would be prepared for each transition planning area once the development staging plan for a
particular Transition Planning Area is adequately addressed in the City's Comprehensive Plan. The
Transition Planning Area is shown below in dark navy blue on the Future Land Use 2030 map and
encompasses approximately 2,659 acres.
The Future Vision 2030 Comprehensive Plan and Future Land Use 2030 map designates the 101 -
acre site as a Transition Planning Area. The land area north and east of the subject property is
designated Rural Residential.
A
114
Cottage Grove Future Land Use 2030 ....
Excerpts from advisory commission meetings, planning staff reports for the draft solar collection sys-
tem ordinance, draft ordinance, and an amendment alternative were distributed to the City Council
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 6 of 15
in advance of their meeting on October 7, 2015. Prior to this City Council meeting, staff was asked
to provide another option to the proposed ordinance that excluded areas along State Highway 61
and designated with a Transition Planning Area land use. This alternative resulted in the preparation
of a map (Exhibit "A") depicting areas in the community where solar collection systems would be
allowed as a principal land use with approval of a conditional use permit. A copy of Exhibit "A" in
Ordinance No. 948 is shown below.
Exhibit "A" in Ordinance No. 948
The proposed changes to the Planning Commission's recommendation was distributed to individuals
that had expressed interest in the proposed ordinance before the October 7 City Council meeting. A
copy of the two letters received supporting the inclusion of land in transition planning areas and
M'USA were distributed to the City Council prior to the October 7 meeting.
The City Council also expressed concerns community solar gardens or solar farms might have near
and along Highway 61. The concerns generally pertain to impacts large scale solar collection sys-
tems might have for future development near and along Highway 61. For these reasons, the City
Council was presented with a draft solar collection ordinance modification that excluded solar col-
lection gardens and/or solar farms from certain lands near the Highway 61 corridor, which is shown
as Exhibit "A" in Ordinance No. 948.
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 7of15
Applicant's Planning Applications for Solar Collection Project
Sunrise Development, LLC has applied for a zoning text amendment to Exhibit "A" in City Ordi-
nance No. 948, Solar Collector Systems; variances to Title 11, Chapter 4, Section 10(C)(3) and
Title 11, Chapter 8, Article 8A -2(6)(A), Lot Dimensions and Setbacks; and a conditional use permit
application for the proposed construction of a five megawatt community solar garden on approxi-
mately 29.5 acres of land. The solar collection project is proposed on land that consists of two
taxing parcels (PIN 36.027.21.13.0001 and 36.027.21.12.0002) with a cumulative acreage of
approximately 101 acres. A location map is shown below.
Location Map
The smaller parcel is 35 acres and the other parcel is 66 acres. The smaller parcel is in the south-
east corner of the site where most of the farm buildings are located. Both parcels are in the same
property ownership, and the property address is 11576 Point Douglas Drive South.
The illustration below shows the 101 acres outlined in red, and the property boundary lines are
shown in yellow. The two parcels described above for the proposed community solar garden are
shown inside the red boundary. This aerial photo also shows the treed areas, farm buildings on
the smaller parcel of land, and cropland areas.
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 8 of 15
2013 Aerial View of the 101 -Acre Site
On April 18, 2016, the applicant submitted a revised site plan showing the general layout for the
proposed five megawatt community solar garden. The applicant stated that the most convenient
location for Sunrise would be to locate the solar arrays in the southern part of the site. This location
would minimize the view of the solar arrays by the neighbors located northeast of the property.
Sunrise is willing to relocate the southern portion of the solar arrays to the north -central part of
the site. If the solar collectors are placed in the north -central area, they propose to plant 33 balsam
fir trees that are eight feet in height and spaced ten feet apart, and 22 white spruce trees eight to
twelve feet in height spaced ten feet apart would be planted in the northeast corner of the solar
garden site. An additional 21 balsam fir trees that are six to eight feet in height and spaced at ten
feet apart are proposed along the ridge line bisecting the field in the southern portion of the site.
These illustrations are shown below and are attached to this report.
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 9 of 15
-
�ti
RALSAM FIR
WHITE SPRUCE
1.
f' ti E
rs .i
w. 'r•- --
IaYERa.
,
I r ,
MCGRATM
IERNHOLZ
FUTURE SOLAR
GARDEN SITE
1
� ( r
Proposed Community Solar Garden Site Plan — Received April 18, 2016
The applicant has prepared responses to the variance and conditional use permit criteria. A copy
of their supporting documents for the zoning ordinance amendment, variance, and conditional use
permit applications are attached to this planning staff report.
Access for the proposed community solar garden will be from the existing farmstead access drive
that connects to State Highway 61. This private access drive is a gravel -surfaced driveway. An
additional driveway is not proposed.
The two photographs below were taken from State Highway 61 looking northeasterly into the
proposed solar array field area in the southeast corner of the 101 acre site. The applicant believes
that the existing deciduous vegetation and trees along State Highway 61 will effectively screen
the public's view of the proposed solar arrays.
r
State Highway 61 in the Foreground — Subject Property in Background
..
J.State Highway 61 in the Foreground — Subject Property in Background
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 10 of 15
The applicant is proposing to mount fixed -position solar collection panels on metal racking struc-
tures that are affixed to the ground using either driven posts or helical ground screws. The overall
height of the solar collectors will be eight to twelve feet. These types of ground -mounted systems
allow stormwater infiltration under the solar panels and minimized ground disturbance. The solar
arrays are relatively low to the ground. The ground beneath and around the solar collector panels
will be seeded with a low -growing native seed mix that will require periodic mowing to prevent
woody species from growing. Illustrations of the ground mounted systems and solar arrays are
shown below.
Solar Array Example
Solar Collector Array Illustration
Tree Removal
The applicant has reported that the only trees proposed to be removed is a strip of mature trees
that bisect the cultivated field located north of the farm buildings. The total area of these trees is
approximately one acre. The loss of these trees will not require tree replacement or mitigation. All
other existing tree masses will not be impacted. The illustration below shows the area where trees
are proposed to be removed.
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027„ V2016-029 & CUP2016-028
April 25, 2016
Page 11 of 15
Tree Removal Area
Perimeter Fence
The applicant is proposing to install a galvanized chain-link fence around the perimeter of the
proposed community solar garden facility. The fence will be six feet in height with three strands
of barbed wire above the chain-link fence. Opaque slats are proposed to be woven in the chain-
link fence.
Grading and Drainage
Grading for the community solar garden will be limited to creating gravel service roads among the
sections of solar arrays and pads for electrical inverters. The solar arrays will conform to the
contours of the existing fields.
Wetland and Streams
The National Wetland Inventory shows a Public Waters wetland in the northwestern corner of the
property, and it has been determined that two streams enter and cross the site. One stream enters
the site in the northwest corner and the other from the northeast corner. The two intermitted
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 12 of 15
streams join near the southern end of the wetland and flows south under State Highway 61.
Delineating the wetland boundaries will be verified on the property early in spring.
Neighboring Properties
Rural residential properties and dwellings are located east and northeast of the proposed com-
munity solar garden. Much of the existing deciduous vegetation around the perimeter of the site
will remain. The closest residential dwelling is 389 feet from the northeast corner of the solar site.
The applicant has proposed to plant additional evergreen trees along the northeast corner of the
solar site (east and north boundary lines) that is closest to neighboring residential dwellings if the
City requires a portion of the solar array closest to State Highway 61 to be relocated north of the
agricultural buildings. Additional evergreen trees are also proposed at the two openings near State
Highway 61.
The applicant believes that none of the solar arrays proposed in the southern area of the site will
be seen from State Highway 61 because of existing wooded berms along State Highway 61 right-
of-way and the terrain in the southern area of the farm field.
Existing Woodland and Distances to Neighboring Residential Dwellings
Decommissioning Plan
Sunrise's five megawatt array of fixed -positioned photovoltaic panels will generate electricity that
will be purchased by Xcel Energy under a 25 -year contract. Decommissioning will include remov-
ing all photovoltaic panels, inverters, transformers, above -ground electrical collection systems,
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 13 of 15
security fencing, lighting, and supply structures for the project. Dismantling and repurposing, sal-
vaging, recycling or disposing of the solar energy materials, equipment and improvements will be
properly be performed. The land will be returned to agricultural production and the reclaimed
topsoil will be restored to previous grade elevations. Decommissioning is estimated to take
approximately six months to complete.
Connection to Xcel System
The proposed community solar garden will connect to Xcel Energy's existing overhead electric
distribution lines that parallel the northeast side of the State Highway 61. The electrical connection
to Xcel's grid is proposed at or near the existing gravel driveway connection to State Highway 61.
The applicant states that Xcel Energy will probably require a set of "interconnection facilities" for
each one megawatt of solar electric energy generated. The proposed community solar garden
project will technically be five total solar gardens, each capable of generating one megawatt of
electricity. An interconnection facility consists of a meter, air switch, inverters, transformers, and
a main substation transformer, and will provide the interface between each one -megawatt solar
garden and the electrical grid by the utility company. The proposed interconnection location inte-
rior of the solar array site is on the north side of an existing grove of trees and brush. Initially, the
applicant said a series of utility poles and overhead lines would be installed between the solar
garden's interconnection location to Xcel's electric distribution lines along State Highway 61. City
staff has asked for more details describing these interconnection facilities. The applicant stated
that the details have not yet been prepared and that they continue to work on the design with Xcel
Energy.
Since nobody knows at this time how these interconnection system will be designed, it is sus-
pected that additional utility poles and overhead power lines might be proposed. Because this is
an important element in considering the approval of this project, a condition of approval will not
only require that all power lines be placed underground within the interior of the community solar
garden property, but also require that the utility company must place all new power lines neces-
sary to facilitate the interconnection between the community solar garden and the utility com-
pany's electric grid underground. Details of this interconnection between the community solar
garden and the utility company's electric grid must be submitted to the City at the time the appli-
cant files their building permit application.
Neighborhood Meeting
The applicant held a neighborhood meeting on Wednesday, March 16, 2016. This meeting was
held at the Cottage Grove City Hall. Six neighboring property owners attended the meeting. The
applicant explained their five mega -watt solar collector system, showed maps of the subject prop-
erty, and answered attendee' questions. Several landowners expressed concerns for tree removal
and the potential adverse impacts viewing the solar fields from their homes.
The applicant explained that most of the existing trees will not be removed and offered to plant
additional evergreens in certain areas along the east boundary line of the 101 -acre site in an effort
to mitigate neighboring residents' views they might have of the solar field. The applicant also
explained that they would relocated a portion of the solar arrays closest to State Highway 61 to
the north end of the site if the City requires this for purposes of mitigating the view of solar arrays
from State Highway 61.
Supplemental Planning Staff Report— Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 14 of 15
Environmental Commission
The Environmental Commission met on March 21, 2016. The applicant attended the meeting and
introduced their solar garden project to the Commission at their Open Forum. No action was taken
by the Environmental Commission.
Public Hearing Notices
The public hearing notice was published in the South Washington Bulletin on March 16, 2016.
Public hearing notices were mailed to 22 property owners within 500 feet of the 101 acre area on
March 16, 2016.
A second public hearing notice was mailed to surrounding property owners informing them that
the Planning Commission continued the March 28, 2016 public hearing to April 25, 2016. The
public hearing will again be opened for testimony.
Zoning Amendment Process
A zoning amendment may only be approved if it is consistent with the Comprehensive Plan, would
not impede orderly development, and will not detrimentally impact surrounding properties.
The Planning Commission must hold a public hearing and make a recommendation to the City
Council on the proposed zoning amendment, variance, and conditional use permit applications.
The City Council has the authority to approve or deny the applications. A denial must be supported
by findings of fact.
Property Taxes
The 101 -acre site is zoned AG -1, Agricultural Preservation, and is currently being used for agri-
cultural crop production. Minnesota State Statute 272.0295 establishes a solar energy production
tax for solar gardens that are larger than one megawatt. The facility is required to pay $1.20 per
megawatt hour in taxes to the County in which the system is located. Property tax classification
changes from agricultural land to Class 8a -Utility, which is taxed at a higher rate. Property tax for
the underlying agricultural land use will continue to be collected.
Recommendation
Recommendation No. ?
That the Planning Commission recommend that the City Council deny Sunrise Development,
LLC's zoning text amendment to Exhibit "A" in Ordinance No. 948 and accept the staff's proposed
findings of fact listed below.
The City has initiated the process to update the City's Comprehensive Plan. During this pro-
cess, the subject property and properties surrounding the proposed Sunrise Development
community solar garden site will be evaluated for the appropriate land use designations,
future arterial and collector roadways, and future city utilities that will benefit public invest-
ment for future development. The implications of a solar collector system near the State
Highway 61 corridor may deter future extensions of public infrastructure systems, future eco-
nomic development, or sustainable development where future development is planned.
2. The area depicted on Exhibit "A" in Ordinance No. 948 provides for approximately 4,206
acres of land where community solar gardens and/or solar farms could be located. These
Supplemental Planning Staff Report — Sunrise Development, LLC
Planning Case Nos. TA2016-027, V2016-029 & CUP2016-028
April 25, 2016
Page 15 of 15
designated areas are outside the Metropolitan Urban Service Area (MUSA), without a Tran-
sition Planning Area land use designation and are beyond the State Highway 61 corridor.
3. The future land use designation for the proposed 101 -acre site is "Transition Planning Area."
This land use designation is shown on the Future Land Use 2030 map in the Future Vision
2030 Comprehensive Plan. Transition Planning Areas are located outside the MUSA and are
areas where additional planning efforts are required prior to establishing future land use desig-
nations. It was intended that a master plan would be prepared for each transitional planning
area once the development staging plan for a particular Transition Planning Area is adequately
addressed in the City's Comprehensive Plan.
Recommendation No. 2
Based on the recommendation denying an amendment to Exhibit "A" of Ordinance No. 948; the
variance and conditional use permit applications cannot be approved. For this reason, the Plan-
ning Commission should recommend to the City Council that Sunrise Development LLC's vari-
ance and conditional use permit applications be denied based on the fact that the proposed five
megawatt community solar garden project is not within the designated areas that allows commu-
nity solar gardens or solar farms.
Prepared by:
John McCool, AICP
Senior Planner
Attachments:
• Sunrise Energy Ventures' Zoning Text Amendment Responses
• Sunrise Energy Ventures' Letter (Text Amendment) dated March 2, 2016
• Sunrise Energy Ventures' Conditional Use Permit Responses
• Sunrise Energy Ventures' Letter (Conditional Use Permit) dated March 2, 2016
• South Washington Watershed District Letter dated February 23, 2016
• Stormwater Management Plan Narrative (Draft) by EOR Water Ecology Community
• Sunrise Energy Ventures' Response to Variance Criteria
• Sunrise Energy Ventures' 60 -day Extension Letter dated March 25, 2016
• Sunrise Energy Ventures' Project Summary Update dated April 18, 2016
• James Pedersen Letter dated April 21, 2016
Zoning Text
Amendment
Application
Sunrise
jeo'W ENERGY VENTURES
601 Carlson Parkway, Suite 1050,
Minnetonka, Minnesota 55305
REGOVED
MAR - 2 2016
OITY OF COTTAGE GROVE
Sunrise
=000 ENERGY VENTURES
March 2, 2016
Community Development Department
City of Cottage Grove
12800 Ravine Parkway
Cottage Grove, MN 55016
Re: Zoning Text Amendment Application
Dear Members of the Staff, Planning Commission and City Council:
MAR - 2 2016
CITY Or COTTAGE GROVE
SEV MN 1, LLC ("Sunrise"), a subsidiary of Sunrise Energy Ventures, respectfully
presents this application to the City of Cottage Grove to amend the text of the zoning
code.
The proposed change would potentially allow Sunrise to build a 40 acre community solar
garden on a site immediately adjacent to the current Solar Collection System Area. The
site is located in the extreme southeastern corner of the City, is not prime farm land and is
1.5 to 2 miles from the Metropolitan Urban Service Area.
The solar garden will not generate any carbon or other harmful emissions, will be created
from an inexhaustible source, the sun, will help Xcel Energy meet the State's mandate for
use of renewable energy sources, and will align with the City's goals for sustainability. In
addition, Xcel customers may subscribe to a share of the electrical output from the project,
thus supporting this clean source of energy. We will own and operate the development for
its lifetime.
We have also submitted an application for a Conditional Use Permit to allow the project.
You approval of these applications will allow us all to benefit from this wise new source
of electricity for our homes and businesses.
Sincerely,
Dean Leischow
Chief Executive Officer
601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305
612-293-9900 deam@Sunriseenergyventures.com
Table of Contents
Ordinance Section Proposed for Amendment ...............
Proposed Addition.........................................................
Support for the Amendment .........................................
Zoning Text Amendment Application 1
City of Cottage Grove
Ordinance Section Proposed for Amendment
SEV MN 1, LLC ("Sunrise"), a subsidiary of Sunrise Energy Ventures, proposes that the
following section of the Cottage Grove City Code be amended:
Title 11, Chapter 4, Special Zoning Provisions, Section 10, Solar Collection Systems.
Sub -Section D reads:
"Community Solar Garden or Solar Farm. A conditional use permit is required for
community solar garden or solar farm systems and must be located within the designated
areas shown in Exhibit "A". Utility -scale solar energy systems are allowed in all zoning
districts. A minimum of five acres of land is required."
Proposed Amendment
Sunrise Development proposes that the subject section of the City Code be amended by
revising Exhibit A, Solar Collection System Area, to include the parcels shown in yellow
by Figure 1.
0 Solar Collection
System Area
0 Parcels to Add
to Solar Collection
System Area
u
0 0.5 7 2 7
il',1Jos
Zoning Text Amendment Application 2
City of Cottage Grove
Site Location and Conditions
Site Location
The site of the proposed community solar garden is northeast of Highway 61-10 between 110"
and 114'' Streets extended as shown by Figure 1.
Figure 1: Site Location
Comprehensive Land Use Plan
The Comprehensive Land Use Plan map
indicates that the site and nearby properties
are guided in the Rural Residential
classification, as shown by Figure 2.
Zoning Text Amendment Application
City of Cottage Grove
Site
Figure 2: Comprehensive Land Use Plan Map
Existing Conditions
Nearby Land Use
Land uses near the site are agricultural (AG -0), rural residential (R -R) and a church, as shown
by Figure 3.
Figure 3: Nearby Land Use
Topography
The land surface slopes gently
down toward the stream that
bisects the site, as shown by 88b ,l �..
Figure 4. 8-
�� l P~80.0
�. �87�
:fS
Figure 4:
Topography
C
Zoning Text Amendment Application 4
City of Cottage Grove
8@0 7-7
a.
go
C
Zoning Text Amendment Application 4
City of Cottage Grove
Vegetation
Vegetation on and near the site includes mature deciduous woods, wooded wind breaks, grass,
shrubs and cultivated fields.
Figure 5: Vegetation
Soils for Structures
The soils on the 101 -acre site are suited for buildings and structures except for those in the two
small streams channels and the 3 -acre wetland. Most of the soils are sandy loam or loamy
sand, according to the Soil Surney of Rarnsey and Washington Counties prepared by the U5
Department of Agriculture.
Retired Farm Operation
Despite favorable soils, the site is not considered prime for farming because of the small size
and inefficient shape of its fields.
Portions of the site have been cultivated in the past. However, the site is not presently being
farmed and the farmstead is no longer occupied. The original farm was long ago subdivided
and most of it sold for rural residential development.
Site Access
Access to the site of the community solar garden will be at the same point along Highway 61
as the existing farmstead road. The two driveways will have a shared access easement. .
Zoning Text Amendment Application
City of Cottage Grove
Support for the Amendment
The rationale for the proposed Code amendment includes these points:
Adjacent to the Solar Collector System Area
The current Solar Collection System Area abuts this site to the east, as illustrated by Figure 1,
above.
Distant from the Urban Service Area
The subject property is 1.6 miles from the nearest edge of the Metropolitan Urban Service
Area. It is 2.6 miles from the MUSA if the Cottage Grove Ravine Regional Park is not
considered. Please refer to Figure 6, below.
Consequently, the site is designated as Stage 5 (of 8) for urban development in the
Comprehensive Pian. The plan indicates that Stage 5 development will not occur until after
year 2030. Please refer to Figure 7, below.
The initial Sunrise contract with Xcel Energy would expire after 25 years, after which time the
facility would be de -commissioned and removed.
9
Figure 6: Metropolitan Urban Service Area Boundary
Zoning Text Amendment Application 6
City of Cottage Grove
Figure 7: Utilities Staging Plan
Zoning Text Amendment Application 7
City of Cottage Grove
Compatible with Its Surroundings
A community solar garden on this site would be visually compatible with its agricultural and
rural residential neighborhood by virtue of these characteristics:
• The solar collectors will be only 8 to 10 feet in height feet in height.
There are mature trees and shrubs around the perimeter of the site. Figure 8, below,
illustrates that views to the site from nearby houses are obscured by either dense woods,
perimeter windbreak trees and shrubs, or trees and shrubs planted for visual privacy
around those houses.
Figure 8 Visual Buffers
Non -Prime Farmland
The site is not prime for agriculture because of the small size and odd configuration of its
fields.
Easily Served by the Xcel System
This site is easily linked to the Xcel Energy system by connecting to an existing overhead line
that runs along Highway 61 immediately adjacent to the southern edge of the site.
Zoning Text Amendment Application 8
City of Cottage Grove
Conditional
Use Permit
Application
•ayy��� Sunrise
sasa�a.
4-`A ENERGY VENTURES
awavol
601 Carlson Parkway, Suite 1050,
Minnetonka, Minnesota 55305
'-
Sunrise
ENERGY VENTURES
March 8, 2016
Community Development Department
City of Cottage Grove
12800 Ravine Parkway
Cottage Grove, MN 55016
Re: Conditional Use Permit Application to Develop a Community Solar Garden
Dear Members of the Staff, Planning Commission and City Council:
SEV MN 1, LLC ("Sunrise"), a subsidiary of Sunrise Energy Ventures, is pleased to
present this application to the City of Cottage Grove to develop and operate a community
solar garden.
This 5 megawatt array of photovoltaic panels will generate electricity that will be
purchased by Xcel Energy under a 25 -year contract.
The solar garden will not generate any carbon or other harmful emissions, will be created
from an inexhaustible source, the sun, will help Xcel Energy meet the State's mandate for
use of renewable energy sources, and will align with the City's goals for sustainability. In
addition, Xcel customers may subscribe to a share of the electrical output from the project,
thus supporting this clean source of energy. SEV MN 1, LLC will own and operate the
development for its lifetime.
It is important to us to be a good corporate citizen and work cooperatively with each local
community. This helps us respond to any concerns with conditions that create a
successful energy development while supporting the City's community development
objectives.
Please give our application your approval so that we can all benefit from this wise new
source of electricity for our homes and businesses.
Sincerely,
Dean Leischow,
Chief Executive Officer
601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305
612-293-9900 dean@Sunriseenergyventures.com
-4,0 Sunrise
Aililip ENERGY VENTURES
Table of Contents
Project Description........................................................ 2
SiteLocation..................................................................................2
Comprehensive Land Use Plan.....................................................2
Retired Farm Operation...............................................................................4
SitePlan........................................................................................5
SiteAccess.....................................................................................6
Grading, Drainage and Erosion Control........................................6
Wetlands and Streams..................................................................6
Visual Compatibility and Screening...............................................9
Solar Energy Conversion Panels..................................................11
Connection to the Xcel System...................................................12
Tree Protection...........................................................................13
PerimeterFence..........................................................................13
Sign..............................................................................................13
Response to Ordinance Criteria ..................................... 14
Construction.................................................................. 17
Operations and Maintenance ....................................... 20
De -Commissioning, Restoration and Repowering ........ 22
Noise Emissions............................................................. 26
Conditional Use Permit Application 1
City of Cottage Grove
Sunrise
ENERGY VENTURES
Project Description
Site Location
The site of the proposed community solar garden is northeast of Highway 61-10 between 110°i
and 114t" Streets extended as shown by Figure 1.
Figure 1: Site Location
Comprehensive Land Use Plan
The Comprehensive Land Use Plan map
indicates that the site and nearby properties
are guided in the Rural Residential
classification, as shown by Figure 2.
Conditional Use Permit Application
City of Cottage Grove
Figure 2: Comprehensive Land Use Plan Map
V
Sunrise
ENERGY VENTURES
Existing Conditions
Nearby Land Use
Land uses near the site are agricultural (AG -O), rural residential (R -R) and a church, as shown
by Figure 3.
Figure 3: Nearby Land Use
Topography
The land surface slopes gently
down toward the stream that
bisects the site. Some grading
will be needed for the solar
collectors. Refer to Figure 4.
Figure 4:
Topography
Conditional Use Permit Application
City of Cottage Grove
ORSunrise
y� ENERGY VENTURES
Vegetation
Vegetation on and near the site includes mature deciduous woods, wooded wind breaks, grass,
shrubs and cultivated fields.
Figure 5: Vegetation
Soils for Structures
The soils on the site are suited for buildings and structures except for those in the steam
channels and wetland (see Figures 10 and 11). Most of the soils are sandy loam or loamy sand,
according to the Soil Survey ofRaunsey and Washington Counties, US Department of
Agriculture. Solar panels will only be located on soils that are conducive to building.
Retired Farm Operation
Despite favorable soils, the site is not considered prime for farming because of the small size
and inefficient shape of its fields. Portions of the site have been cultivated in the past.
However, the site is not presently being farmed and the farmstead is no longer occupied. The
original farm was long ago subdivided and most of it sold for rural residential development.
The outbuildings to the northeast of the farm house will be removed but the house will remain.
Site Plan
The site development plan for the community solar garden is shown by Figure 6.
Approximately 29.5 acres of the 101 -acre site will be devoted to the facility.
Conditional Use Permit Application 4
City of Cottage Grove
-001 Sunrise
#10 ENERGY VENTURES
Figure 6: Site Plan
Conditional Use Permit Application 5
City of Cottage Grove
-OT Sunrise
&O, ENERGY VENTURES
Site Access
Access to the site of the community solar garden will be via the existing farmstead road that
links to Highway 61. Gravel service lanes will be constructed among blocks of solar panel
arrays.
Grading, Drainage and Erosion Control
Grading for the community solar garden will be limited to creating gravel service roads among
the blocks of arrays and pads for the electrical inverters. The fixed -position solar arrays can
conform to the slopes and do not require that terraces be created because each solar array is
installed by simply drilling posts into the ground.
Normal steps will be taken to control erosion during and after the installation process, and
these can be specified as conditions of the Permit. Disturbed soils will be returned closely to
their original contours. The final site will be seeded with fast-growing grasses and mowed as
necessary to prevent woody species from establishing. Consequently, the rate, volume and
quality of the surface water runoff is expected to be improved from the present values
generated by a plowed field of row crops.
Emmons and Olivier Resources, Inc., will provide to the City, the Watershed and MnDOT
hydrologic modeling calculations for rate control, volume control and water quality, including
proposed pond locations. These calculations will reflect the fact that water from this site
drains to the undeveloped property to the south owned by 61 Marine and Sport and the fact
that more than 80 acres of land to the east of this site drains through the southeastern corner of
this property. The submittal to be presented to the Minnesota Department of Transportation
will ensure that peak discharge will not being increased for flows to the Highway 61 right-of-
way.
Please see the attached "Sample" Stormwater Management Plan Narrative for details regarding
site drainage, and Stormwater Management AND Erosion & Sediment Control Best
Management Practices.
Wetlands and Streams
Public Waters Wetland
The National Wetland Inventory has mapped a Public Waters wetland in the northwestern
corner of the property as illustrated by Figures 7 and 8. This wetland will not be disturbed by
the project, and a buffer of at least 100 feet will be maintained from its edge. The site plan will
be adjusted, if necessary, when the wetland boundary and quality have been officially
determined.
Public Waters Streams
Two streams enter and cross the site. One stream enters from the northwest and the other fro
the northeast. They join near the southern end of the wetland and flow south under highway
61 toward the Mississippi River as illustrated by Figure 8. Both are classified as Public Waters.
Neither will be directly impacted by the project, and a buffer of at least 100 feet will be
maintained from its edge. The site plan will be adjusted, if necessary, when the stream
boundary has been officially determined.
Conditional Use Permit Application
City of Cottage Grove
Sunrise
ENERGY VENTURES
Wetland Delineation
Emmons and Olivier Resources is in the process of detennining the boundary and quality of
this wetland and working to determine whether there are any other wetlands on the property.
A "desktop" review of hydrology, soils, topography and historic aerial photography of the site
has been completed and delivered to the South Washington Watershed District for review.
The Watershed District has concurred in writing (Appendix A) that no apparent wetlands exist
in the agricultural fields, but this will need to be verified during the growing season.
A field investigation will be completed after May 1s' and also reviewed by the Watershed
District. Prior to the start of construction, the Watershed District will issue a Wetland
Conservation Act Notice of Decision on behalf of itself acting as the WCA Local Governing
Unit. The wetland permitting process will be coordinated with the Army Corps of Engineers ,
which has regulatory authority for Section 404 of the Clean Water Act. The Minnesota
Department of Natural Resources may require permits through the Minnesota Public Waters
program that they administer. Avoidance and minimization of all impacts to wetlands and
public waters is being incorporated into the site design and implemented.
Figure 7: Approximate Location of the National Wetland Inventory Wetland
Conditional Use Permit Application 7
City of Cottage Grove
X001' Sunrise
:WOO ENERGY VENTURES
Figure 8: Location of the Mapped Wetland and the Public Waters Streams
Floodplain
There is no floodplain mapped on the site by the Federal Emergency Management
Administration. Nevertheless, the solar collectors and related components will be set a safe
distance from the stream and wetland for mutual protection.
Conditional Use Permit Application 8
City of Cottage Grove
�d9 Sunrise
ENERGY VENTURES
Visual Compatibility and Screening
The community solar garden will be visually compatible with its agricultural and rural
residential neighborhood by virtue of these characteristics:
■ The solar collectors will be only 10 to 12 feet in height feet in height.
■ The existing vegetation around the perimeter of the site will be retained. Figure 9, below,
illustrates that views to the site from nearby houses are obscured by distance and mature
woods, perimeter windbreak trees and shrubs, or trees and shrubs planted for visual
privacy around those houses.
• There are tall, wooded berms along the Highway 61 frontage; refer to Figures 10, 11 and
12 on the following page.
■ In the southern half of the site, there is a secondary berm, running -east -west
approximately 400 feet from the highway, behind which the collectors will be located.
■ Conifers will be planted at two visual gaps along the Highway 61 frontage and along the
northeastern perimeter. A specific planting plan, including species, size and location, will
be submitted for City approval before receiving aBuilding Permit.
Figure 9: Visual Buffers
Conditional Use Permit Application 9
City of Cottage Grove
a,
a
0
0
3
N
0
Y
U
A
O
u
i
m
0
N
0
O
C
a)
L
O
(U
al
w
0
a
T
OJ
Y
m
>_
x
O
L
Q
Q
m
a)
bA
a
_N yj
m c
� O
m ++
o.v
c
w O
L U
O =
O
m 4L
N a ami
Y �
V1 m C_
+• 3 m
w L
o � v
O N �
L
Y
� O bo
C �
u —
N m Ia
m
m a �
m C
fAc v
O _c
Y
a
C
O '> m
Y N CCN
Y Y
� c �
N v
s E w
2 9 Y
m .o
� 3 c
3 � a
� O L
O
m a
H is N
� � U
3 m N
ii H O
R
�� Sunrise
AW ENERGY VENTURES
Solar Energy Conversion Panels
The typical solar energy conversion panel will be a fixed -angle model, 10 to 12 feet tall and
arranged in arrays as illustrated by Figures 14 through 17.
Figure 14: Typical Fixed -Angle Solar Arrays
Figure 15: Typical Fixed -Angle Solar Arrays
�.
If.t
Figure 16: A Sunrise Community Solar
Garden in another Community
Figure 17: Appearance of Typical Solar Panel Arrays in a Field
Conditional Use Permit Application 11
City of Cottage Grove
0
5Sunrise
ENERGY VENTURES
Connection to the Xcel System
The proposed community solar garden will connect to the Xcel Energy grid at an existing
distribution line that runs along the northeastern side of the right-of-way of Highway 61
immediately adjacent to the site.
The connection to the Xcel grid will occur at a location that is completely shielded from view
of the highway by dense woods and a natural berm as illustrated by Figure 10, above. That
connection will consist of five pairs of wooden poles and overhead wires. Xcel Energy insists
that this "cormnon coupling" be made above ground. However, if the City makes it a
condition of CUP approval that the link be under ground, we will use that to negotiate with
Xcel.
Only three wires will run overhead from the common coupling to the line existing along
Highway 61.
"Common Coupling"
Figure 18: Connection of a Typical Community Solar Garden to a Utility Network
Conditional Use Permit Application
City of Cottage Grove
12
tda Sunrise
ENERGY VENTURES
Tree Protection
Approximately 1 acre of mature trees is proposed to be removed from this 101 -acre site for the
project, which will constitute a small percentage of the "qualifying trees." The percentage of
loss will be much less than the allowable threshold. A tree preservation plan will be submitted
according to City Code 11-6-6 at least 14 working days before receiving a grading permit. The
location of the trees to be removed is illustrated by Figure 12, below.
Perimeter Fence
Figure 35:
Tree Removal Area
A restricted -access galvanized chain-link perimeter fence will be installed for safety and
security. The fence will be 6 feet tall, topped with three strands of barbed wire and include
opaque slats. The fence alignment is illustrated by Figure 6, Site Plan.
The fence will only encompass the facility and will be located toward the interior of the site
relative to existing perimeter trees and shrubs in order to maintain that vegetation and obscure
the view of the fence. On the southern property line, Sunrise will attempt to coordinate with
the owner of the adjacent property, 61 Marine and Sport, regarding fence location and type.
Sign
A small freestanding identification sign will be erected near the entrance to the site. The sign
will be within the height and size limits of City Code 9-8, Signs.
Conditional Use Permit Application 13
City of Cottage Grove
Y1 ..II � I'd •
•b`y
Alternate Location B
Alternate Location `
p y ,
•ill{ ;War
r ►y A`•� E' �' 41 ' � e>=sef.swaasJ� � -��.ar.o-._.;, '� 1 � - �
let
lo
1 � Ifs
r' � � .I' - zee_ '�a5etsrropu�+ees�atr-,�ss¶1j'; E,ti- 1 r
-�'• I IAp� ra..�m+rtr�aaztcvs�es
♦.1 1 .��. :. ]4.A.rt��^� Fid C
s ��.�, r�z. rsass�ca-.raa�w- � •��rr y�_A+J�f6
psi : •, �,:
I }•
Interconnectl�
Location ' �saraszrl.a.;:ru� ..
lJ 1
1� l � 1 (� L �msacrmra �®'F!�6f®Ta+mRfIGIRI�
i���tr�� I r r � 4AlY �25T�AdxaPrtlT1[a++cm�ra. 11 .
li At 1 hr r .' ••�. {
rw" el I
_. I •;. IMove-1o�.d�Itennate;
_
l r grate>a r>aua,_
-0VSunrise
40 ENERGY VENTURES
Response to Ordinance Criteria
In order to aid in the review process, please give a DETAILED response to the following
ordinance criteria on this form or on separate exhibits. Your ability to meet the criteria is what
the Planning Commission/City Council is required, in part, to base their review, so be specific.
A. Will the use be in conformity with the City's Comprehensive Plan and with the
purpose, intent, and applicable standards of the Zoning Ordinance? Explain.
Yes, assuming that Title 11, Chapter 4, Special Zoning Provisions, Solar Collection
Systems, of the Zoning Code has been amended to include the subject parcel(s) in the
Solar Collection System Areas. An application for that amendment has been
submitted. The site is presently adjacent to but outside of a Solar Collection System
Area. It is also in a Transition Area, but since it is far f -o n existing sewer and water
lines, development is not expected until far in the future.
The following elements promote conformance with the Comprehensive Plan and
Zoning Ordinance:
• The site is more than 5 acres in size.
■ The site is planned Rural Residential. See the section, Comprehensive Plan,
above.
■ The site is located two miles from the Metropolitan Urban Service Area, zoned
AG -1 and planned Agriculture. A community solar garden is allowed by
Conditional Use Permit in any zoning districts that are in the Solar Collection
System Area.
• The site is not productive for agriculture because of the small size and odd
configuration of its fields. Please refer to the section, Vegetation, above.
■ The community solar garden will be the Principal Use on the site.
• The solar collectors will meet or exceed the setback for a Principal Use.
■ The solar collectors will be 10 to 12 feet tall, will meet all electrical standards
and will have all necessary certifications. Please refer to the section, Solar
Energy Conversion Panels, above.
■ The solar collectors could be removed in as little as 25 years, as the contract for
power purchase by Xcel Energy will expire at that time. The entire site would
then be available for urban development, although it seems doubtful that
development will reach this location by then. Please refer to the section, Dc -
Commissioning, below.
• Generating electricity for local use through an inexhaustible, non-polluting
source; the sun, is consistent with the City's stated objectives for sustainability.
B. The use shall be located, designed, maintained and operated to be compatible with
the existing or intended character of that zoning district in which it is located. How
does the proposed use lit these criteria?
The community solar garden will consist of structures 10 to 12 feet tall. They will not
move and will make minimal noise. There will be virtually no traffic to or from the
site once construction is complete. Existing and planned perimeter landscaping will
obscure views from nearby housing. The closest houses are well buffered by trees and
shrubs. Please refer to the sections, Visual Compatibility, and Nearby Land Use,
above.
Conditional Use Permit Application 14
City of Cottage Grove
- Sunrise
ENERGY VENTURES
C.
The use shall not depreciate values of surrounding property. Explain effects of the
proposed use on surrounding property values.
It is highly unlikely that the community solar garden will decrease nearby property
values as they will be barely noticeable because of surrounding vegetation, low
height, silent operation and lack of traffic. All nearby houses are set a considerable
distance from the site. Distances range from 370 (partially obscured) to 970 feet on
the eastern side and 280 feet on the western side (but that viewed is obscured by
woods).
D.
The use shall not be hazardous, detrimental or disturbing to present and potential
surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution
vibration, general unsightliness or other nuisances. Explain effects of proposed use.
The site will be kept neat and clean. The ground cover will be grass, which will be
periodically mowed. Solar glare will be reflected upward. Surface water runoff will
be less than under its present use as a cultivated field. The existing wetland and creek
will not be disturbed and required buffers will be protected. Please refer to the
section, Visual Compatibility, above.
E.
The use shall generate only minimal vehicular traffic on local streets as defined by
the Transportation Element of the Comprehensive Plan. The use shall not create
traffic congestion, unsafe access, or parking needs that will cause inconveniences to
the adjoining properties. Explain the transportation needs for the proposed use.
There will be virtually no traffic to the site once construction is complete.
F.
The use shall be served adequately by essential public services such as streets, police,
fire protection and utilities. Explain how the proposed use will be served.
Demands on City services will be absolutely minimal. No new public streets, sewer
lines or water lines will be needed. Police and fire protection services are not likely to
be needed.
G.
The use shall not create excessive additional requirements at public cost for public
facilities and services and shall not be detrimental to the economic welfare of the
City. Justify this statement.
No public investments or expenses will be needed for the community solar garden.
The solar equipment will be subject to real property taxes and a production tax in lieu
of personal property taxes.
H.
The use shall preserve and incorporate the site's important natural and scenic
features into the development of adjacent vacant land. Will these criteria be met?
The wetland and streams on the site will be protected and buffered. Soil erosion will
be reduced from present levels. The existing woods on the site will be preserved.
Only minor tree removal will be needed. Please refer to the section, Site Plan, above.
1.
The use shall cause minimal adverse environmental effects. List any effects.
No adverse environmental effects will be generated.
Conditional Use Permit Application 15
City of Cottage Grove
071 Sunrise
�� ENERGY VENTURES
J. The use shall not adversely affect the potential development of adjacent vacant land.
List any potential problems.
The community solar garden will not interfere with the development of nearby
properties. Surrounding land is all zoned Agricultural. There are no collector or
arterial roads planned along the perimeter or through the site. The solar collectors
could be removed from the site long before serviced urban development reaches the
vicinity.
Conditional Use Permit Application 16
City of Cottage Grove
*0,0- Sunrise
-W ENERGY VENTURES
Construction
Site Preparation
Construction of the community solar garden will include stabilizing the construction entrances
and exits and access road and establishing the parking and staging areas for vehicle and
equipment storage / laydown and maintenance. The laydown areas will be used for pre -
assembly of components and materials storage and staging. These areas will also provide
construction worker parking. The site access roads will remain in place for the operational
phase of the Project.
The extent of grading will be determined during final design. Grading will be minimized to
the extent practicable. Typically, grading will consist of small cut and fill areas needed to
reshape slopes to allow for photovoltaic modules to be installed within a range of 4 to 7 feet
off of the ground when at their zero -degree position for trackers, which is when they are
horizontal to the ground. Fixed tilt systems would always be the same distance from the
ground. Their maximum height when tilted will be 12 feet. Some grading will also be
required for structure foundations, but grading for access roads will be limited to removal of
unsuitable soils since they will be designed and constructed at -grade when possible. Dust
suppression on access roads will follow MPCA guidelines.
During final design, the location of stripped and stockpiled topsoil may be removed during
grading will be designated. Soil stockpiles could be as tall as 6 feet. During decommissioning,
the stripped and stockpiled topsoil will be replaced following the de -commissioning plan.
General facility grading will occur in entrance access areas and preparation of the staging / lay
down area. The temporary staging / lay down areas will be about 4 to 5 acres and located at
various locations within the facility. The staging/lay down areas will be used for storage of
construction materials and shipped equipment containers, receiving construction deliveries,
and temporary parking for Project related vehicles. A temporary construction office nailer will
be located at the facility during construction.
PV Equipment Installation
Facility construction is designed for minimal site grading. Site grading and drainage will be
conducted in accordance with the grading and drainage plan approved by the County and the
State.
The Project will be constructed using photovoltaic (PV) modules mounted on single axis
trackers on embedded post foundations.
Electrical Power Collection and Distribution System
The PV modules will convert sunlight into direct current (DC) electricity. The PV -generated
DC power will be collected from each of the multiple rows of PV modules through one or
more combiner boxes and conveyed to an inverter. The inverter will convert the DC power to
alternating current (AC) power, which will then flow to a medium -voltage transformer that
converts the output of the inverter to 480 volts. Multiple medium -voltage transformers will be
connected in a daisy -chain configuration and power will be delivered to the onsite main
distribution switchgear from separate 34.5kV circuits. This switchgear acts as the primary
Conditional Use Permit Application 17
City of Cottage Grove
47! Sunrise
iWOENERGY VENTURES
interconnection point, after which power is transmitted to the utility -owned grid via overhead
power lines. Inverters, Transformers and switchgear will be mounted on poured concrete
foundations.
Roads
Access to the Project will be from Highway 61 at a driveway shared with existing farm road.
Fencing
The project site will be fenced with 6 -foot -tall chain link fencing to secure the facility. Entry
gates will be provided at several locations.
Heavy Equipment
Sunrise Development estimates that there will be between 15 and 35 large trucks used daily for
equipment delivery during construction. Light duty hocks will also be used on a daily basis
for transportation of construction workers to and from each facility. Construction equipment
such as scrapers, bulldozers, dump trucks, watering trucks, motor graders, vibratory
compactors, backhoes and the following will be used during construction:
■ Skid steer loader
■ Vibratory post driver
■ Medium duty crane
■ All -terrain forklift
■ Concrete truck and boom truck
■ High reach bucket truck
■ Truck -mounted auger or drill rig.
Table 1
Construction Timeline for the Project
Day Elapsed
Construction Milestones
+ 1
Project approval and construction begins:
■ Installation of job facility trailers, temporary restroom facilities
• Grading and vegetation clearing where necessary,
■ Preparation of roadways, staging/lay down yards,
• Installation of piers and racking (installation possible year round)
+60
Footings in place
+90
Primary wiring completed
+120
Control wiring completed
+150
Start acceptance testing
+180
Generation operational.
Regular NPDES/SWPPP inspection during and after construction.
Provide to the City an as -built drawing for the drainage improvements
Conditional Use Permit Application 18
City of Cottage Grove
Sunrise
ENERGY VENTURES
Solar Equipment Installation
The solar energy system (arrays, collection and distribution systems) will be installed along
with access roads after site preparation. The solar facility will be constructed in blocks, and
multiple blocks will be constructed simultaneously. The Project will be constructed in
approximately six months. Electrical testing and equipment inspections will be conducted
prior to beginning commercial operations.
As portions of the Project near completion, temporary staging and lay down areas will be
vacated, and disturbed areas will be reseeded and re -vegetated. Once installation is complete,
the primary staging areas will be reduced in size and the supply structure and associated
permanent infrastructure will be constructed. All toilet facilities are temporary; no permanent
restroom facilities or septic systems are needed for operation of the Project.
After construction, temporarily disturbed areas within the Project will be restored to their pre -
construction condition, The Project facility will be graded to pe -construction grades where
possible, and soil will be loosened and seeded with low -growing perennial grass and forb
species. Once construction is complete, the permanent access roads within the Project facility
will be repaired and dressed as necessary to ensure their long-term function. Erosion control
methods during and after construction will depend on the contours of the land, as well as
requirements of relevant permits. Sunrise anticipates that the post -construction clean-up and
Facility restoration activities will last approximately two to four weeks.
Telecommunication Line and Other Construction
A redundant set of telecommunication lines will be installed via an overhead utility pole to the
facility. This will connect and interact with the XcePs electrical system. Sunrise coordinates
with Xcel and/or the local telecommunications utility to arrange for a connection to the
existing system.
conditional Use Permit Application 19
City of Cottage Grove
OR Sunrise
AWP! ENERGY VENTURES
Operations and Maintenance
The expected service life of the proposed facility is 25 to 30 years, and Sunrise estimates that
the Project will result in one to two FTE permanent positions to operate and maintain this
Project along with other projects owned by Sunrise in the area.
A maintenance plan will be created for the Project to ensure ongoing performance, including a
scheduled check of the facility's components and a predictive maintenance approach for the
devices subjected to derating / degradation. Derating / degradation refer to the known process
of components losing efficiency over the expected useful life. Like all technology and
physical components, a certain amount, sometimes 20 percent, of this efficiency loss is
unavoidable over the expected component life. Sunrise will plan for and maintain the facility
to ensure the maximum performance over the expected life of the components. Once
construction is complete, staff will be present on a daily basis, with potentially more personnel
at the facility at intervals associated with the maintenance
All maintenance activities will be performed by qualified personnel during the day to the
extent that they do not significantly disrupt energy production. Activities that have the
potential for substantial noise generation will be performed during the day to minimize impacts
to residents. It may be desirable to perform certain maintenance functions after sunset to
minimize loss of power production. If a particular PV module, tracker row or tracker block
within the community solar garden needs repairing, only that particular component will need to
be disconnected and will be done by opening the combiner box circuit.
The PV module can then be replaced and the combiner box circuit closed. Because of the
modular way the that community solar garden components are assembled and controlled, a
temporary shutdown such as this would result in only a minimal loss of energy production.
Additionally, the power production circuits are separated from the tracking circuits. This
allows the PV modules to operate during an unscheduled outage of the tracker system. A
reserve of spare parts, components and tools for maintenance will be kept at a supply structure.
Equipment Inspection
Equipment inspection will occur at regular intervals, including:
• PV modules: visual check of the PV modules, tracking system and surrounding grounds to
verify the integrity of the PV modules and racking structure, or the presence of animals
and nests, etc.;
■ Inverters, transformer and electrical panels: visual check of the devices including the
connection equipment and the grounding network.
■ Check for presence of water and dust;
■ Electrical check: measurement of the insulation level and dispersion.
• Check of the main switches and safety devices (fuses);
• Noise: check of abnormal sounds;
■ Cabling and wiring: visual check of electrical lines (where visible) and connection box to
verify its status.
Conditional Use Permit Application 20
City of Cottage Grove
Sunrise
A0ENERGY VENTURES
Performance Monitoring
Performance monitoring will consist of a real-time and continuous assimilation of the data
acquired by the facility meteorological station, energy meter and SCADA system. Operators
and or maintenance personnel will be immediately notified of abnormalities so timely
corrective action such as repair or replacement on; modules, racking, the collection system,
and etc., can occur.
Facility Maintenance
Routine maintenance of the Project will include road maintenance, fence and gate inspection,
and lighting system checks. Module washing is not needed on a scheduled basis. Rahn keeps
the modules sufficiently clean and the site is vegetated to keep dust down so that washing
modules would occur infrequently and only as determined by maintenance technicians. Snow
and ice removal is not needed. The trackers and modules are designed to shed rain, snow and
ice. Vegetation maintenance will include scheduled mowing and spot spraying weeds using
registered herbicides.
Maintenance Frequency
The electrical and mechanical components of the community solar garden would be checked
on a regular basis to ensure safety and reliability. The maintenance schedule would range from
weekly to yearly depending on the component.
Conditional Use Permit Application 21
City of Cottage Grove
OF Sunrise
��11 ENERGY VENTURES
De -Commissioning, Restoration and Repowering
At the end of commercial operation, Sunrise will be responsible for decommissioning by
removing all of the arrays and equipment.
Decommissioning of the Project at the end of its useful life, estimated to be approximately 25-
30 years, as shown in Table _, would include removing the arrays, inverters, transformers,
above -ground portions of the electrical collection system, fencing, lighting, and supply
structure from the Project.
Standard decommissioning and restoration practices will be used, including dismantling and
repurposing, salvaging, recycling or disposing of the solar energy improvements, and
restoration. Land returned to agricultural production will be reclaimed to restore topsoil that
may have been scraped and stockpiled from areas that are designated in the final design plan.
Table 2
De -Commissioning Plan Summary
Phase
Facility
I
Timeline
Decommissioning is estimated to take approximately six (6)
months to complete. The decommissioning crew will ensure that
all equipment is recycled or disposed of properly.
Financial
Sunrise will be responsible for all costs to decommission the
Resource Plan
Project. Because of the uncertainty in predicting future
decommissioning costs and salvage values, Sunrise will review
and update the original decommissioning plan that was
approved by the City closer to the end of the Project's life.
Sunrise will abide by the applicable condition(s) and ensure the
Project is decommissioned in accordance with the Conditional
Use Permit.
Removal and
The removal and
disposal of the Project components are found
Disposal of
below.
Project
Components
photovoltaic
Modules
PV modules will be inspected for physical
damage, tested for functionality, and
removed from racking. Functioning PV
modules will be packed and stored for reuse.
Non-functioning PV modules will be sent to
the manufacturer or a third party for
recycling or other appropriate disposal
method.
Racking, Poles
Racking, utility poles, and fencing will be
and Fencing
dismantled/removed and will be sent to a
metal recycling facility. Holes will be
backfilled with soil from the Project facility.
Wire
Above -ground wire will be sent to a facility for
proper disposal and/or recycling. Below -
Conditional Use Permit Application 22
City of Cottage Grove
Sunrise
ENERGY VENTURES
Phase
Facility
ground wire will be cutback to a depth of two
to three feet below grade and abandoned in
place.
Conduit
Above -ground conduit will be disassembled
at the Project and sent to a recycling facility.
Junction Boxes,
The boxes will be sent to an electronics
Combiner
recycler.
Boxes, External
Disconnect
Boxes, etc.
Inverters
Functioning inverter parts will be re -used.
Non-functioning inverters will be sent to the
manufacturer or an electronics recycler as
applicable.
Concrete Pads
Material from concrete pads will be removed
and sent to a concrete recycler.
Computers,
Computer components will be sent to an
Monitors, Hard
electronics recycler and functioning parts will
Drives and
be reused.
Similar
Restoration
After all equipment is removed, the Project site will be restored
and
to a condition similar to its pre -construction use if the Project
Reclamation of
site will once again be used for agricultural. If holes are created
the Site
when infrastructure is removed, they will be back-filled and
covered with topsoil. Concrete pads and all other equipment
will be removed and disposed of as described above. Unless
requested otherwise, permanent access roads constructed on
the Project will be removed. Topsoil that was stripped and
relocated to designated areas on the site during construction
will be re -worked to cover exposed subsoils.
Project Components
The activities involved in the facility closure would depend on the expected future use of the
site. Certain facility equipment and features such as transmission facilities, roads, and
drainage features, may be left in place for firture uses. The future use will be determined at the
point that decommissioning is determined to be in order.
The key Project components to be affected by decommissioning activities are discussed below.
The general decommissioning approach would be the same whether a portion of the Project or
the entire Project would be decommissioned.
Conditional Use Permit Application 23
City of Cottage Grove
OT SunRGY rise
wo
Decommissioning Preparation
The first step in the decommissioning process would be to assess existing site conditions
and prepare the site for demolition, access roads, fencing, electrical power, and other
facilities will temporarily remain in place for use by the decommissioning workers until
no longer needed. Demolition debris will be placed in temporary onsite storage area(s)
pending final transportation and disposal and/or recycling according to the procedures
listed below.
Permits and Approvals
Depending on the regulatory requirements at the time of decommissioning, permits or
approvals may be required for the decommissioning activities. The project will not impact
waters of the United States or Threatened or Endangered species, so no federal approvals are
expected. Appropriate applications for approvals would be submitted and approves issued prior
to decommissioning activities.
Erosion Control
Prior to commencement of decommissioning activities, erosion control measures would be
implemented. The type and extent of these measures would be dictated by the regulatory
requirements at the time of decommissioning.
Health and Safety
A Health and Safety Plan will be developed prior to decommissioning activities. The plan wil
be designed to ensure worker and public safety during decommissioning. A Health and Safety
Manager will be assigned to the decommissioning activities to provide worker training and
health and safety monitoring.
PV Equipment Removal
During decommissioning, Project components that are no longer needed would be removed
fi•om the site and disposed of at an appropriately licensed disposal facility. Above ground
portions of the PV module supports will be removed. Below ground portions of the PV
module supports will be removed entirely where practical. Those supports that are more
firmly anchored (e.g., such as embedded in bedrock) may be cut off below grade, and the
remaining support left in place. This will avoid impact of underground equipment on future
farming activities.
The demolition debris and removed equipment may be cut or dismantled into pieces that can
be safely lifted or carried with the onsite equipment being used. The debris and equipment
will be processed for transportation and delivery to an appropriately licensed disposal facility
or recycling center.
No hazardous materials or waste will be used during operation of the solar facility, and
disposal of hazardous materials or waste will not be required during decommissioning.
Electrical Power Connection/Distribution System
All electrical equipment, including combiner boxes, inverters, transformers, and switchgear,
will be de- energized and dismantled and removed. AC power equipment can be de -energized
Conditional Use Permit Application 24
City of Cottage Grove
-0107 Sunrise
IWAO ENERGY VENTURES
by the utility at point of interconnection and safely removed, and DC power can be de -
energized by first operating the combiner box disconnects and then unplugging module leads.
The cast -in-place concrete foundations will be broken up, removed and recycled. The
underground distribution cables and raceways will be cut below grade and will remain in place.
Roads
Onsite roads will remain in place to accomplish decommissioning at the end of the Project's
life. At the time of decommissioning, if the City of Cottage Grove determines that some of
these roads will be beneficial for future use of the site; those roads may remain after
decommissioning. Roads that will not be used will be restored. If there are any gravel roads
or parking areas, the gravel would be removed and shipped to an appropriate disposal site. The
area of the roads will be graded, consistent with existing land contours.
Fencing
Project site perimeter fencing will be removed at the end of the decommissioning project. to
return the site to pre -project condition.
Site Restoration
Once removal of all Project equipment is complete, any excavated areas from post or
equipment removal will be backfilled with native soil. Any areas backfilled or otherwise
disturbed will be stabilized and reseeded.
Future Land Use
While the decommissioning plan is based upon the site being returned to a condition consistent
with pre -construction use, the actual activities involved in the facility closure would depend on
the actual future use of the site. Certain facility equipment may be used in the future, such as
the transmission facilities and roads. Therefore, the actual extent of site closure activities
would be determined at the time of the closure.
Project Decommissioning Costs and Bonding
For the purpose of bonding, an estimate of the cost of decommissioning the Project will be
presented to the City. Funding mechanisms to cover the estimated cost of implementing this
Decommissioning Plan shall be secured in the form of a corporate guarantee. Every ten years,
over the life of the Project, an updated estimate of decommissioning costs will prepared by
Sunrise to adjust for inflation.
Decommissioning Schedule
Decommissioning activities will be completed prior to expiration of the life of the community
solar garden.
Conditional Use Permit Application 25
City of Cottage Grove
Sunrise
ENERGY VENTURES
Noise Emissions
Noise Emitted by the Project
During Project construction, noise will be emitted by the construction vehicles and equipment,
including vibratory pile drivers for installation of piers. The equipment noise will in the 80 to
90s dBA range, which will vary based on the type of construction that is occurring on a given
day. These noise impacts will be temporary during the Project construction phase.
Since this is a solar photovoltaic facility, operational noise is generated during daylight periods.
There will be limited maintenance noise after sunset. During Project operation, the main
source of noise will be generated by the electric inverters, and to a lesser extent from the
transformers and rotation of the tracking system. All electrical equipment will be designed to
National Electrical Manufacturer Association (NEMA) Standards. Sunrise plans to use AE
1000NX, or equivalent, inverters. These inverters produce 65 dBA of sound at their source.
The noise generated from the inverters at 30 feet away will be below the nighttime residential
MPCA noise standards.
Inverters are centrally located within the I MW -AC CSG; therefore, the noise levels from the
Project equipment are not expected to be discernible from background noise levels at homes
surrounding the Project. During final design, Sunrise will confirm that MPCA noise standards
will be met at sensitive receiver (homes, parks, schools businesses, etc.).
Mitigation Measures
Noise will be mitigated during constriction by maintaining engine mufflers following
manufactures specifications. Sunrise plans to limit construction to daylight hours. During
operation, no adverse noise impacts are anticipated. Therefore, no additional mitigation
measures are proposed.
Noise Description
Noise is defined as unwanted sound. It may consist of sound from a single source and
intensity or a combination of many frequencies and intensities. Noise is measured in units of
decibels (dB) on a logarithmic scale. Because human hearing is not equally sensitive to all
frequencies of sound, certain frequencies are given more weight. The A -weighted scale
(dB(A)) is used to reflect the selective sensitivity of human hearing. This scale puts more
weight on the range of frequencies that the average human ear perceives, and less weight on
those that we do not hear as well, such as very high and very low frequencies.
Common sound sources within an agricultural and/or rural environment include, but are not
limited to, sound from motorized farm equipment, sound generated from traffic on roadways,
sounds from bids, and wind passing through vegetation. Typically, the ambient acoustic
environment of a rural or agriculturally -oriented area has equivalent continuous sound levels
(Leq), which is an energy- based time -averaged noise level, ranging from 30 dB(A) to 60
dB(A). A comparison of common noise- generating sources is outlined in Table
Conditional Use Permit Application 26
City of Cottage Grove
.1000Wq Sunrise
4 ENERGY VENTURES
Table 3
Decibel Levels of Common Noise Sources
Sound Pressure (dBA)
Noise Source
140
Jet Engine (at 25 meters)
130
Jet Aircraft (at 100 meters)
120
Rock and Roll Concert
110
Pneumatic Chipper
100
Jointer/Planer
90
Chainsaw
80
Heavy Truck Traffic
70
Business Office
60
Conversational Speech
50
Library
40
Bedroom
30
Secluded Woods
20
Whisper
Source: "A Guide to Noise Control in Minnesota" MPCA (2008).
The MPCA has authority to adopt noise standards pursuant to Minnesota Statutes Section
116.07, subd. 2(c). The adopted standards are set forth in Minnesota Rule 7030. The MPCA
standards require A -weighted noise measurements. Different standards are specified for
daytime (7:00 AM to 10:00 PM) and nighttime (10:00 PM to 7:00 AM) hours. The noise
standards specify the maximum allowable noise volumes that may not be exceeded for more
than 10 percent of any hour (L10) and 50 percent of any hour (L50). Household units,
including farmhouses, are included in Land Use Classification NAC -l. Table 5 shows the
MPCA State Noise Standards.
Table 4
State Noise Standards
Conditional Use Permit Application 27
City of Cottage Grove
Daytime
Nighttime
Land Use Classification
L10
L50
L10
L50
Residential
NAC -1
65
60
55
50
Commercial
NAC -2
70
65
70
65
Industrial
NAC -3
80
75
80
75
Conditional Use Permit Application 27
City of Cottage Grove
OF Sunrise
Aa.ENERGY VENTURES
South Washington
kf4TERS1111)
District
February 23, 2016
Mr. Jason Naber,
Natural Resource Specialist
Emmons and Olivier Resources, Inc.
651 Hale Avenue North
Oakdale, MN 55128
RE: Cottage Grove Solar Garden Wetland Delineation Report.
Dear Mr. Naber:
The South Washington Watershed District (SWWD) has reviewed the information
provided regarding the existence of wetlands on a parcel located in Cottage Grove, MN
(PID 36.027.21.12.0002 and 36.027.21.13.0001). Review included consultation with
Technical Evaluation Panel (TEP) members. The information was submitted outside of
the growing season as defined in S W WD rule and no official application was made for
delineation concurrence. The information reviewed included a desktop review of
hydrology, soils, topography and historic aerial photography. The conclusion from this
information was that no wetlands existed within the agricultural fields. Apparent
signatures evident in the historical photography appear to correspond with the shoulder
position of steeper slopes. Soils in these locations also indicates coarse texture soils on
"B" and "C" slopes (2-15%)
One wetland exists from the NWI located in the North Central portion of the property.
This wetland, and possible wetlands not within the agricultural fields, will need to be
fully delineated and will need to be verified by the TEP in the field. Please submit the
complete delineation report and application to the SW WD after the start of the growing
season, May 1, 2016. In addition a Public Waters Watercourse exists on the site and
will need to be investigated and potentially permitted for wetlands..
Based on review of the above information the S W WD agrees that no apparent wetlands
exist within the agricultural fields, This will need to be verified in the field by the
TEP during the growing season. This letter should not be deemed a concurrence of
delineation or a wetland permit granted by the S W WD.
2302 Tower Drive • Woodbury, MN 55125. 651-714-3729 • Fax 651-714-3721
www.swwdmn.org
Conditional Use Permit Application 28
City of Cottage Grove
Mr. Jason Naber, Natural Resource Specialist
Cottage Grove Solar Garden Wetland Delineation Report.
February 23, 2016
Attached is a color infrared red photo of the site. If you have any questions or need additional
information please contact me at 651-714-3729 or mmoore@ci.woodbury.rnn.us.
Sincerely,
South Washington Watershed District
Matt Moore
S W WD Administrator
c: SW WD Board of Managers
Mr. Jack Clinton, Jack W. Clinton, P.A.
Mr. Jed Chesnut, Washington Conservation District
Conditional Use Permit Application 29
City of Cottage Grove
"Sample"' St®rmwater Management Plan Narrative
For
Community Solar Garden
Sunrise Energy Ventures
601 Carlson Parkway, Suite 1050
Minnetonka, MN 55305
Prepared By:
F.01
w a t e r
e c o l o g y
community
Original: March XX, 201X
EOR is an Equal Opportunity Affirmative Action Employer
Emmons & Olivier Resources, Inc. 651 Hale Ave N Oakdale, MN 55128 T/651,770.8448 F1651.770.2552 www.eoHne.com
I. Civil and Site Design Package
The civil and site design package consists of the following documents:
1. Subsurface Soil Analysis prepared by "Geotechnical Engineering Company".*
2. Tree Inventory and Classification Information prepared by "free Company"*
3. Civil and Site Design Plan Sheets — Dated,!)
A. Sheet 1 of 8 —Existing Drainage Areas
B. Sheet 2 of 8 — Proposed Drainage Areas
C. Sheet 3 of 8 — Grading & Drainage Plan
D. Sheet 4 of 8 — Erosion & Sediment Control Plan
E. Sheet 5 of 8 — Vegetation Restoration Plan
F. Sheet 6 of 8 — Engineering Details
G. Sheet 7 of 8 —Engineering Details
H. Sheet 8 of 8 — Stormwater Pollution Prevention Plan (SW PPP)
4. Water Quality Calculations
5. Hydrology and Hydraulic Calculations
A. Existing Conditions
B. Proposed Conditions
6. Volume Generation Calculations
7. Stormwater Management Plan (Described herein)
*Services performed by others and contracted directly with the owner.
II. Proiect Summar
See the "Conditional Use Permit Application" for a complete summary of the project
The site of the proposed community solar garden is northeast of Highway 61 between I I& and 114`s street; directly
north of the 61 Marine & Sports business. At this time, all proposed work is intended to take place on private
property, with no need to request permission for constructing improvements within MnDOT Right -of -Way. In
addition to submitting to the City of Cottage Grove, additional review will need to be performed by MnDOT. It is
anticipated a submittal will be made to MnDOT once the project receives City approval.
As part of the project, a "Vegetation Restoration Plan" will be prepared that will include specifications for
revegetating the existing agriculture fields. As part of the plan, it's anticipated a specified degree of soil restoration
will be required; if this technique is necessary it shall be accomplished by completing decompaction consisting of
deep ripping of soils to a depth of 18 -inches per the standards of South Washington Watershed District, and the
addition of MnDOT Grade 2 (or 1) compost shall be incorporated into the top 6" of soil to assist with reducing
runoff.
Additional project requirements include meeting stormwater management rules for the City, SW WD, and MnDOT
shall be adhered to. The drainage area included in the project is approximately XXX acres, which includes
approximately 80.0 acres that drains from parcels located offsite and to the east. Typical Stormwater Management
(Best Management Practices) BMPs shall include, but not be limited to the following: vegetation & soil restoration
as referenced above, vegetated swales or ditches, bioretention basins, and standard stormwater management ponds.
III. Land Cover Type
Existing land cover for offsite drainage areas consists of agricultural row crops. And, existing land cover for onsite
drainage consists of building roofs, gravel driveway & storage areas, turf lawn areas,, woods with sparse understory
vegetation, and woods & grass combination.
Emmons & Olivier Resoumes, Inc. 651 Hale Ave N, Oakdale, MN 55128 T/ 651.770.844E F/ 651.770.2552 www.eorine.com
IV. Site Specific Soils
Soils consist of a combination of non -hydric and hydric (primarily in low areas), and shall be investigated futher
through a subsurface investigation survey.
V. Curve Numbers
For existing conditions, it's anticipated the following pervious and impervious curve number (Cl) values selected
for HSG B type soil (as described below) will be applicable:
Existing Conditions
• 50-75% Grass cover, Fair: 69
• Brush, Fair: 56
• Gravel Parking: 85
• Row Crops: 78
• Unconnected roofs: 98
• Woods/grass combination, Fair: 65
Proposed Conditions
• SWM, HSG A: 39 (Biofiltration Basin)
• Brush, Fair: 56
• Gravel Parking: 85
• Meadow, non -grazed: 58 {HSG B to account for proposed decompaction after grading)
• Row Crops: 78
• Unconnected roofs: 98
• Woods/Grass, Fair: 65
VI. Rainfall Data
Rainfall event data from NOAA Atlas 14; Type B, MSE 3 Distribution was used to determine the 24 hour rainfall
depths for the following events:
• 1 -year event: 2.44 inches
• 2 -year event: 2.80 inches
• 10 -year event: 4.16 inches
• 50 -year event: 6.16 inches (for runoff
directed to MnDOT ROW)
• 100 -year event: 7.20 inches
VII. Stormwater Management Best Management Practices
To meet the requirements of the City of Cottage Grove Surface Water Management Plan, dated August 2008,
several Stormwater Management Best Management Practices (BMPs) will be implemented.
As described above, BMPs shall include the following:
• Typical Stormwater Management (Best Management Practices) BMPs shall include, but not be limited to the
following: vegetation & soil restoration as referenced above, vegetated swales or ditches, bioretention basins,
and standard stormwater management ponds.
• In addition - Typical Erosion & Sediment Control BMPs shall include, but not be limited to the following:
- Rock construction entrances
- Topsoil management
- Concrete washout areas
Silt fence, filter logs, and/or topsoil berms for perimeter control;
- Silt fence, filter logs, and/or riprap j -hook or ditch checks for surface flow control;
- Temporary sedimentation ponds w/skimmer outlet structures;
Emmons & Olivier Resources, Inc, 651 Hale Ave N, Oakdale, MN 65128 T/651.770.8448 F/651.770.2552 www.ecrinc.com
- Temporary and permanent seeding and straw or hydro mulching;
- Dust suppression;
Street sweeping
Water Quality:
To meet the requirements of Policy 3.2, the BMPs shall remove a minimum of 80% of total suspended solids (TSS)
and 50% of total phosphorous (TP) prior to runoff leaving the site.
Pollutant removal percentages shall be determined based on values provided in the Minnesota Stormwater Manual
and those determined by the MIDS Calculator.
Peak Discharge Runoff Rates:
To meet the requirements of Policy 2.3, and SW WD Rules, and MnDOT Rules, the BMPS shall meet pre -developed
or existing conditions for the rate of stormwater leaving the site.
Stormwater calculations will be determined by using HydroCAD or SWMMM. A comparison of existing and
proposed peak rmoffrates for the 1-, 2-, 10, 50- (Mn/DOT only), and 100 -year storm events will be made. Common
discharge locations will be noted.
An example table has been provided:
Table X. Total Rate of Stormwater Leavine Site (Node XX)
Event Existing [cfs] Proposed [cfs] Difference [cA]
1 -year
2 -year
10 -year
50 -year
100 -year
Average Annual Runoff Volume:
To meet the requirements of Policy 2.3, and SW WD Rules, the BMPS shall provide volume control that is equal to
or less than the average annual runoff volume for pre -developed or existing conditions.
To demonstrate the proposed conditions meet or reduce the average annual runoff volume of the pre -developed or
existing conditions, HyroCAD, SWMM and/or the MIDS calculator will be used.
Example tables are provided here:
Table X. Volume of Stormwater Generated by Site ode XX
Average Annual Runoff Volume Determined by the MIDS Calculator
Event
Existing [af]
Proposed [af]
Difference [af]
Annual Average
(31.4 —Inches
Reduction
Table X. Volume of Stormwater Managed by Site (Node XX)
Average Annual Runoff Volume Determined by the MIDS Calculator
Volume
Volume
Reduction
Event
Performance
Reduction
Difference [al]
Goal [afJ
Achieved [afJ
Annual Average
31.4 — Inches
Emmons & Olivier Resources, Inc. 651 Hale Ave N, Oakdale, MN 56128 T/ 651.770.8448 F/ 651.770.2552 www,eorinc.com
Peak Elevations:
To demonstrate proposed swales or ditches have adequate capacity to maintain flow within the cross-section, an
example table has been included that shows various Swale centerline elevations and the corresponding high water
elevation for the average depth at peak storage.
Table X. Peak Elevations for (Node X)
Swale Centerline Elevation
[feet]
100 -Year Event Average
Depth at Peak Storage in
Swale feet
Corresponding 100 -Year
Event Average Water
Elevation in Swale [feet]
Adjacent Top of Berm
Elevation feet
Difference [feet]
Flow Contained Within Swale
Sincerely,
Derek Lash, PE, CPESC
Civil Engineer
MN License # 45156
Emmons & Olivier Resources, Inc. 651 Hale Ave N, Oakdale; MN 55128 T/651.770.8448 F/651.770.2552 www.eorinc.com
/' ,•,,,, ,o„ Community Development Department Planning Division
�Xd Grow 12800 Ravine Parkway South Telephone: 651-458-2827
■��..,, ,..aatT� Cottage Grove, MN 55016 Fax: 651-458-2897
www.cottage-grove.org E -Mail: planning(ftottaae-orove.ora
VARIANCE APPLICATION — RESPONSE TO ORDINANCE CRITERIA
The Planning Commission and City Council may recommend a variance from the strict application of the zoning ordinance, if
they find that your application meets the findings below. Please provide a DETAILED response to all of the following
findings:
1. The variance is in harmony with the purposes and intent of this title. Please circle: Yes X No
i
2. The variance is consistent with the comprehensive plan. Please circle: Yes X NoFWP
MAR 2 2016
3. The proposal puts the property to a reasonable use. Please explain. CITY of CDiiAGE GROVE
The variance would allow the installation of a community solar garden (a solar energy conversion facility). The solar
arrays would cross an internal property line between two parcels under the same ownership. The intention is to
develop the two parcels as if they were one. The two parcels will remain under single ownership by Sunrise Energy
Development, LLC.
4. There are unique circumstances to the property not created by the landowner. Please identify these circumstances.
The two parcels were divided through metes and bounds descriptions by another land owner many years ago.
5. The conditions upon which an application for a variance is based are unique to the parcel of land for which the
variance is sought and are not applicable, generally to other property within the same zoning classifications. Please
list the conditions that are unique.
This variance is intended to be applied to just these two parcels.
6. The purpose of the variance is not based exclusively upon a financial hardship. Please circle: Yes X No
7. The granting of the varianre will not be detrimental to the public welfare or injurious to other land or improvements in
the neighborhood in which the parcel of land is located. Please circle: Yes X No
8. The proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially
increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Please
identify any potential impact the requested variance may have.
There would be no such external effects.
tconomlc hardship Is not regarded by the Courts as a reason for approval. Neighborhood support or opposition.
without any basis of facts, is not regarded by the Courts as reason for either approval or denial.
Applicant Name: Case
Tr
--
unnse
#{
ENERGY VENTURES
March 25, 2016
Mr. John McCool, AICP
Community Development Department
City of Cottage Grove
1.2800 Ravine Parkway
Cottage Grove, MN 55016
Re: Applications for Zoning Text Amendment, Conditional Use Permit and Variance
Dear Mr. McCool:
Sunrise Development, LLC, hereby requests that the City of Cottage Grove grant a 60 -day
extension to the "60 Day Rule" beginning with the end of the initial 60 day period, consistent
with M.S. 15.99, Subd. 3 (g). -
Thank you. MAR 1 8 1016
Sincerely, CITY 0;= Ca r'AG• — G!'011.
Dean Leischow
Chief Executive Officer
60.1 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305
612-293-9900 dean@)Sunriseenergyventures.com
Sunrise
RECEIVE
APR 1 B 2016
ENERGY VENTURES
CITY OF COTTAGE GROVE
5 Megawatt Community Solar Garden
A Commercial Temporary Land Use
Sunrise will have a contract with Xcel Energy for 25 to 30 years. After that time, the solar panels
can be removed. Sunrise will agree to seek City permission to continue beyond that point.
Municipal sewer service is not expected to be available to this site before then.
Can Accommodate other Commercial Development Short -Term and Longer -Term
The solar panels can be located on the central part of the site, leaving the southern part open to be
split off and sold for commercial or residential development. An extension of 1140' Street across
the lower portion can also be accommodated. After the solar project is retired, the entire site will
again be open for other uses. In any case, to the southeast along Manning Avenue, there is a flat,
open 25 -acre site better suited for commercial use, particularly in the absence of sewer service.
Well Screened from Highway 61 and Neighboring Properties
Along Highway 61, there is a dense growth of trees and shrubs plus a natural berm. Also, the
solar panels can be located north of a secondary ridge. The facilities for connecting to the Xcel
system will be completely hidden behind dense woods, and the link out to the highway can be
underground. The site is naturally screened from neighboring properties, and Sunrise will
supplement that vegetation with spruce and fir trees. (Please see the next page.)
Environmentally Compatible
There will be minimal grading and no impact
to the wetlands or streams. The quality of
surface water runoff will actually be improved.
The facility will be silent and motionless. It
will produce power without any carbon or
other emissions. Only 35 to 40 of the 101
acres will be occupied.
Will Pay Property and Production Taxes
The facility will pay property tax and a
production tax.
Site plan showing alternate location for the solar panels
4.
Myers 89'
00000 " 486'
McGrath-
Fernholz
• a- o0 Proposed Conifer _
i 00 Plantings ,
p/ 6
937 het
a "
o
I 940 fee
Retired
I Farmstead 'f
n V -
Ridge Line s 900 feet F
F'
Proposed ('orot'LIr
3. 114th Street. .I
'ti1m\ (,. _ `I.f,: ��K ` 11. "A i[•,• .. ��Yti�����i�"�iO,�. @� ��1 � '1 �Y i�
i mar � t�'S=SGta1P Tirl 1 � ' kT ! -
} 7A
Perimeter Supplementary Planting Plan
33 Balsam Fir trees -- 8 feet tali — planted 10 feet on -center
22 White Spruce trees — 8 to 12 feet tall — planted 10 feet on -center
21 Balsam Fir trees — 6 to 8 feet tall — planted 10 feet on -center
Please see species illustrations on the next page.
LEGEND
BALSAM FIR rr oY
WHITE SPRUCE
MYERS
r
�F ��,ti .�;�:. •��,� � , ,. ,� ��r � ..els, -
. .' �, -
MCGRAiH -
FERNHOLZ
14'.
FUTURE SOLAR
GARDEN SITE
t C 5•i 1 1
�, I I.N. \ .
� S
1 s �
1 I
�1
l �
i k w
6, ) �.
..f
RECEIVED
Sunrise
AFR 1 r3 2010
� .
ipf��t ENERGY VENTURES
CITY OF COTTAGE GROVE
Perimeter Supplementary Planting Plan
33 Balsam Fir trees -- 8 feet tali — planted 10 feet on -center
22 White Spruce trees — 8 to 12 feet tall — planted 10 feet on -center
21 Balsam Fir trees — 6 to 8 feet tall — planted 10 feet on -center
Please see species illustrations on the next page.
LEGEND
BALSAM FIR rr oY
WHITE SPRUCE
MYERS
r
�F ��,ti .�;�:. •��,� � , ,. ,� ��r � ..els, -
. .' �, -
MCGRAiH -
FERNHOLZ
14'.
FUTURE SOLAR
GARDEN SITE
t C 5•i 1 1
�, I I.N. \ .
� S
1 s �
1 I
�1
l �
i k w
6, ) �.
..f
s i 1r"J �
I ci fl, r
�.
sp,
y
1
REC IVED - - From: Diane Bailey <pedersen2bailey@aol.com> ,Q� 2 2016
Sent: Thursday, April 21, 2016 1:02 PM
To: John McCool
CITY O� COTTAGE GROVE
Subject: Sunrise Energy Ventures
I am James Pedersen have lived at 11300 Pt Douglas Rd 41 years and am very supportive of the Solar Garden that will
be my new neighbor to the east of me. The pluses are the beautiful natural screening and a 10 percent energy saving.
Also thru the years living here I have seen flooding run thru the valley and over the highway (61) as high as the billboards.
So the planning to leave the valley as is, is an excellent idea. I believe this is a good start for Cottage Groves clean future
energy needs.
This email has been scanned by the Symantec Email Security.cloud service.
For more information please visit http://www.symanteceloud.com