Date: January 16, 2020
To: Members of the Planning Commission
From: Mikayla Schmidt, City Planner
Title
Consider a Conditional Use Permit Request for a 1MW Solar Garden.
Body
Action Requested:
The Planning Commission is requested to make a recommendation to City Council regarding a Conditional Use Permit application for a 1MW community solar garden.
Summary Report:
Hyacinth Solar, LLC is proposing a 1MW solar garden project located west of the Northfield Hospital and Benedictine Living Community in Dakota County. St. Olaf College owns the A-S: Agricultural zoned parcel which is located within corporate limits. The project is adjacent to, and south of, the existing solar garden lying north of North Avenue/330th St. and west of the intersection with Eaves Avenue.
Geronimo Energy, a renewable energy developer based in Edina, Minnesota, is developing the proposed Hyacinth project. Geronimo Energy will use inverters and a linear axis tracking system. The estimated start date for construction is spring 2020.
The applicant will be providing a revised lease agreement and property description document to replace Exhibit A and A-1, which currently reflect an earlier layout for the project. These exhibits will be updated to accurately reflect the proposed project area.
Based on the project review and criteria (listed below), staff recommends approval of up to a 1MW solar garden.
Conditional Use Permit Analysis:
A solar garden is allowed as a conditional use according to Table 2.7-1: Permitted Principal Uses. A conditional use permit (CUP) follows the Type 4 Review Procedure found in Section 5.4.7 of the LDC. When reviewing a CUP, the following criteria are to be considered:
a) The proposed use is allowed as a conditional use in the district for which it is proposed.
Yes, commercial solar farms are an allowed conditional use in the Agricultural (A-S) zoning district per Table 2.7-1.
b) The conditional use will be in accordance with the general objectives, or with any specific objective, of the city’s comprehensive plan and this LDC.
The Existing Land Use map from the Comprehensive plan denotes the project location as a priority growth area.
The Comprehensive Plan Transportation Plan identifies a future major collector roadway that dissects this property. This project avoids creating an obstruction to the future planned roadway. This Plan element was overlooked on the existing solar garden and that project should have left the future roadway free and clear of obstructions as well. Exacerbating the obstruction with another project would be in conflict with the purpose of sound planning and orderly growth.
Environmental Resources Strategy 10 indicates the City will remain responsive to issues of climate change and will act to reduce Northfield’s contribution to climate change. Specifically, ER 10.3 is to "promote the reduction of greenhouse gas emissions at residential, industrial and commercial scales".
The Climate Action Plan outlines, in Policy and Planning - 3 Renewable Energy, how the City can focus on generating electricity from ground-mount solar installations and to promote community solar garden subscriptions.
The proposal meets the Site Development Standards for the Agricultural Zone District as defined in Article 3 of the LDC and the Use Specific Standards found in Article 2.
c) The conditional use will be designed, constructed, operated, and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area.
The Hyacinth project will have an appearance similar to the existing solar garden and is adjacent to that project. This project will not alter the essential character of the area as most of the facility, including the solar field, will be low-profile and is a low-impact use. The solar arrays will be setback approximately 322 feet from North Avenue and will have a vegetated buffer around the south and east side of the facility.
d) The conditional use will not be hazardous or reasonably disturbing to existing or future uses.
Public Works/Engineering reviewed the proposal and noted on-site storm water management that is more linear to mimic runoff that currently exists, without a concentrated discharge point, is the preferred design. The applicant will submit a storm water management plan, have a maintenance agreement with the City for their private on-site storm water management and must apply for all applicable grading, sediment and erosion control permits.
The land is currently in agricultural land use. The project will have a positive impact on the land because it will be re-vegetated with low-growing species, providing better quality habitat and soil-building conditions. A reversion to the agricultural land use or a change to another land use can occur after the project is removed at the end of the project’s useful life.
e) The conditional use will be served adequately by essential public facilities and services such as streets, police and fire protection, drainage structures, refuse disposal, water and sewer.
Minimal access is required for this use. The property is adequately served by public utilities and is connected to essential public services (police and fire protection) being it is adjacent to the Northfield Community Solar Garden which already has a roadway connection in place.
f) The benefits of the conditional use outweigh the potential negative effects of the surrounding community.
Clean energy from this garden will be a benefit to local residents. The City of Northfield will benefit from the facility in their commitment to the Green Step Cities Program and the Climate Action Plan.
g) The conditional use will not create excessive additional requirements at public cost for public facilities and services.
Limited essential public services (police and fire protection) will be necessary for construction and operation of the Project.
h) The conditional use will not involve uses, activities, processes, materials, equipment and conditions or operations that will be detrimental to any persons, property or the general welfare by reason of excessive traffic, noise, smoke, fumes, glare, or odors.
During construction, noise will be emitted by the construction vehicles and equipment. The amount of noise will vary based on what type of construction is occurring on a given day. These noise impacts will be temporary and during daylight hours. Once the Project is operational, it makes virtually no noise.
To limit reflection, solar PV panels are constructed of dark, light-absorbing materials and covered with an anti-reflective coating. Today’s panels reflect as little as two percent of the incoming sunlight depending on the angle of the sun. According to the American Planning Association (APA), solar panels often have much lower reflectivity than that of other nearby materials such as glass, steel, or snow.
i) The conditional use will not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance as may be established in the comprehensive plan or other city plans related to natural, scenic, or historic features
The Project is not expected to result in adverse impacts to natural, scenic or historic features of major importance.
j) The traffic and parking generated by the use will not lower the Levels of Services as described in the comprehensive plan for intersections within a quarter mile of the site.
Once constructed, traffic to the site will be limited to period inspection and maintenance. There will be little or no impact on the level of service for intersections within a quarter mile of the site. Traffic during construction is estimated to be 15-25 trucks daily. Traffic will include light pickup trucks/employee vehicles, semi-trailers for delivery of equipment, and other machinery. Once the Project is operational, site visits will be infrequent and would not be anticipated to be a burden to the existing roads.
k) In residential districts.
Not applicable to this site because the Project is not in a residential district.
l) In the Perimeter Transition Area (PTA).
Not applicable to this site, as the Project is not in the Perimeter Transition Area.
m) Impacts such as noise, hours of activity, and outdoor lighting have been addressed to mitigate negative impacts on nearby uses.
Temporary impacts to nearby uses from construction may occur during daylight hours, but few uses are within close proximity. The site will not be permanently lit once operational. During operations, lighting will be motion-activated and down lit for security and safety. During construction, it is anticipated to limit construction between the hours of 6 AM and 7 PM, Monday through Saturday, with the potential for limited low-noise activities on Sundays.
n) Parking is adequately provided for the proposed conditional use.
Parking is not required for community solar gardens, but parking will be provided during construction of the site as a temporary laydown location. Maintenance personnel would be on site infrequently and will be able to park within the fenced boundary.
Alternative Options:
If a proposed conditional use satisfies both the general and specific standards set forth in the zoning ordinance, the applicant is entitled to the conditional use permit.
If the applicant meets the general and specific standards, there is typically no legal basis for denying the CUP. If necessary to meet applicable criteria or mitigate for potential adverse impacts, conditions may be placed on a Conditional Use Permit.
Financial Impacts:
NA
Tentative Timelines:
January 16, 2020 - CUP reviewed by Planning Commission
Tentative: February 4, 2020 - CUP reviewed by City Council