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HomeMy WebLinkAbout6.e. Case 14-54-IUP & 14-56-RZ Rezoning & Interim Use permit to Allow a Solar Farm4ROSEMOUNTEXECUTIVE SUMMARY PLANNING COMMISSION Planning Commission Meeting Date: October 28, 214 Tentative City Council Meeting Date: November 18, 2014 AGENDA ITEM: Case 14 -54 -IUP &14-56-RZ, AGENDA SECTION: Rezoning and Interim Use Permit to Allow a Public Hearing Solar Farm PREPARED BY: Jason Lindahl, A.I.C.P. AGENDA NO. Planner ., ATTACHMENTS: Location Map, Solar Garden Flier, Neighborhood Meeting Summary, Future APPROVED BY: Land Use Map, Zoning Map, Applicant's Narrative and Plans, Engineer's Memo.. Dated October 22, 2014 RECOMMENDED ACTION: Staff recommends the Planning Commission make the following motions: 1. Motion to recommend the City Council approve the request to rezone the subject property from AGP — Agricultural Preserve to AG — Agricultural. 2. Motion to recommend the City Council approve the Interim Use Permit (IUP) allowing development of the Rosemount Community Solar Garden, subject to the following: a. City Council approval of the request to rezone from AGP —Agricultural Preserve to AG — Agricultural. b. Combination of the parcels that make up the 160 acre project area into one parcel. c. The project shall be subject to all requirements under city code and policy related to such development and improvements. d. Approval of a revised landscape plan including at least twenty five percent (25%) conifers and twenty five percent (25%) deciduous hardwood trees. Deciduous trees shall be no less than two and one-half (2.5) caliper inches while coniferous trees shall be no less than six feet (6') high. e. Submission of landscape security equal to 110% of the proposed landscaping in a form acceptable to the City Attorney. f. Approval of a revised site plan illustrating a minimum of four (4) parking stalls consistent with the City's off-street parking standards. g. Ground or wall signs shall be approved through a separate permit. h. Approval of a revised lighting plan consistent with the exterior lighting standards. i. Approval of a revised trash enclosure plan consistent with Section 5-1-3 of the City Code. j. Submission of a certification from Underwriters Laboratories, Inc., or other appropriate certification as determined by the city, prior to receiving a building permit. The city reserves the right to deny a building permit for proposed solar k. Any solar energy system remaining nonfunctional or inoperative for a continuous period of one year shall be deemed abandoned and shall constitute a public nuisance. The owner shall remove the abandoned system at their expense after obtaining a demolition permit. Removal includes the entire structure including transmission equipment. I. Conformance with all requirements of the City Engineer detailed in the attached memo date October 22, 2014 including but not limited to: • Execution of, and continuing compliance with the terms of, an agreement allowing for the collection of applicable fees and/or roadway costs related to future development on or adjacent to the project site. • Approval of a stormwater management plan. • Approval of a revised grading plan illustrating proposed grading contours. • Negotiation of a maintenance agreement for use of the City's driveway to the east side water tower. m. There shall be no assignment of the interim use permit without the written approval of the City. The permittee will be responsible for all requirements of this permit and all applicable City ordinances for the permit period unless the permittee gives sixty (60) days prior written notice to the City of termination and surrenders the permit to the City. n. The permittee shall grant to the City, its agents, employees, officers and contractors, including agents, employees and contractors of any surety, an irrevocable license, in a form approved by the City Attorney, to enter the property to perform all work and inspections deemed appropriate by the City to enforce conditions or to perform work as a result of the permittee's default. This license shall continue in effect until all conditions imposed by the City have been complied with. o. The permittee will reimburse the City for any costs incurred as a result of any necessary inspections to insure that the conditions of the permit are being satisfied and any costs incurred as a result of enforcing the permit. p. The permittee shall hold the City harmless from all claims or causes of action that may result from the granting of the permit. The permittee shall indemnify the City for all costs, damages or expenses, including but not limited to attorneys' fees that the City may pay or incur in consequence of such claims. SUMMARY Applicant: Rosemount Community Solar Garden (RCSG), LLC Location: South of County Road 42, North of County Road 46 & East of Minnesota State HighwayT 52 Area in Acres: 450 Acres total/ 160 solar farm Comp. Guide Plan Design: ACT - Agriculture Current Zoning: AGP — Agricultural Preserve The applicant, Rosemount Community- Solar Garden (RCSG), LLC, requests rezoning and interim use permit (IUP) approvals to allow construction of a solar farm. Solar farms are centrally located solar photovoltaic (Pr systems that provide electricity to participating subscribers (more information about solar farms (or community solar gardens can be found in the attached flier). The subject property is generally located south of County Road 42, north of County Road 46 and east of Minnesota State 2 Y 52 (seeHi hwa attached map). The site is a total of 450 acres with the solar farm facility located on the Highway southern 160 acres. The 160 acre solar farm site could contain up to 21 in.dividual solar gardens each of which would be 5 to 7 acres in size with a 1 MW (Megawatt — a unit of power equal to one million watts) tY cap aci . Each individual solar garden could provide enough energy to power approximately 200 homes. The applicant anticipates the project `will be constructed in phase over two years based on customer demand with the first phase likely in the northwest corner of the 160 acre project area. The applicant requests a 30 year term for the IUP subject to the conditions and review timeline included in the permit. According to the applicant, the 30 year term is necessary to accommodate financing of the project, the useful life of the solar equipment (in excess of 30 years) and the 25 year contract term for Xcel's Energy's Solar Rewards Community program. Should the City approve the project, the site will be marketed as a host for Xcel Energy's Solar Reward's Community program. Under this program, Xcel Energy customers may subscribe to a solar garden in order to receive a credit on their monthly Energy bill based upon the subscription size and production of their solar garden. Staff recommends approval of the requests subject to the conditions outlined in the recommended action section above. BACKGROUND Neighborhood Meeting On October 14, 2014, the applicant hosted an informational meeting for property owners within 1/4 mile of the subject property. Representatives from Geronimo Energy presented their proposal and fielded questions from the 16 people who attended. Those in attendance were generally supportive of the solar project but opposed to the proposed location. The applicant's summary of this meeting is attached for your reference. Ordinance Creation In March of 2014, the City Council approved Ordinance B-229 related to Alternative Energy Systems. Prior to approval both the Planning Commission and City Council reviewed the ordinance during multiple meetings. During this review the City Council expressed concerns with proposed height and screening standards especially for facilities located on the east side of town and outside the Metropolitan Urban Service .Area(N IUSA). In the end, the Council directed staff to revise the ordinance to require ground mounted solar energy systems, community solar gardens or solar farms be screened from view of the public right-of-way to the extent possible without reducing their efficiency by setback, berining, landscaping, walls or a combination thereof. Facility Description If constructed, the proposed 160 acre solar farm would be the largest facility of its type in Minnesota. The solar project area will consist of individual solar modules and support equipment surrounded by fencing. The applicant plan landscape screening in those areas closest to other dwellings (see landscape section below). The plans illustrate a main access from County Road 46 with a secondary access proposed from the City's water tower site along County Road 42. While the main access from County Road 46 is sufficient, the applicant is still negotiating the secondary access from the City's property. Specifically, the project's components will in photovoltaic modules mounted on a racking system with centralized inverters. The applicant has yet to decide if the site will include fixed -tilt or tracking solar 3 panels (those that move with the position of the sun). Fixed -tilt panels would be 12 feet high while tracking panels would be 10 feet high. The modules will have dimensions of approximate 4 to 6.5 feet tong y b T 2 to 3.5 feet wide, and 1 to 2 inches thick. The foundations will likely be a driven steel pier and icallY do not require concrete. Concrete pads or footings may be required for the inverter skids. Areas tYP of bare ground at each facility will be re -vegetated with a low -growing seed nu*x (e.g., clover, short grasses or flowers, low -growing forbs, low -growing wetland seed mixes or some other low growing perennial cover). The modules will be electrically strung together to meet at one of the centralized inverters. The inverters convert DC power from the modules to AC power necessary to connect to Xcel Energy's distribution system. Power from the solar farm will routed to a common switchyard through unground connection lines. Xcel Energy will extend service to the switchyard, also known as the Point of Interconnection, similar to new service for a commercial building/use. Operations and Maintenance The Project will use a Supervisory Control and Data Acquisition (SCADA) system, which allows remote control and monitoring of the status of the Project. The monitoring system provides status views of electrical and mechanical data, operation and fault status, meteorological data, and grid station data. For security, the project will be fenced and have site security cameras. Access to the project area is through a lockable gate. The Rosemount Community Solar Garden (RCSG) will be professionally maintained and operated. Primary tasks include scheduled monthly and quarterly inspections) of electrical equipment, vegetation management as well as snow removal on access drives. According to the National Renewable Energy Laboratory the RCSG operations would create up to 3.9 direct fulltime equivalents (FTEs) for on-site maintenance and operations as well 3.2 FTEs related to the supply chain and in impacts. Community solar garden program If approved, the project will be marketed as a host for Xcel Energy's Solar Reward's Community program. Under this program, Xcel Energy customers may subscribe to a solar garden in order to receive a credit on their monthly Xcel Energy bill based upon the subscription size and production of their solar garden. The total number of gardens at the RGSC will depend upon the final interconnection parameters, final equipment design and demand for garden subscriptions. Each garden will produce enough energy to power approximately 200 homes. 2013 the State of Minnesota approved legislation allowing Xcel Energy to administer a program for community solar gardens. Other utilities may elect to develop community solar programs as well. Xcel filed its initial plans to operate a community solar program with the Public Utilities Commission in September 2013. The program is expected to open for applications in November or December of 2014. Eligible projects may be up to 1,000 kW in size. There is no limit on the number of community solar g projects that can be developed. The legislation includes the following specifications for subscribers: • Subscribers to solar gardens will receive a bill credit for the electricity generated in proportion to the size of their subscription. • Individual subscriptions must be at least 200 Watts, but may not be sized at more than 120 percent of average annual subscriber energy consumption (in combination with other on-site distributed generation) . • Subscribers may live in a county adjacent to county where the solar garden is located. ISSUE ANALYSIS Legal Authority Rezonin and interim use permit requests are considered a quasi-judicial action. In such cases, the City is g actin as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and g . Subdivision Ordinance are being followed. Generally, if the application meets these requirements it must be approved. The applicable standards, along with staff findings related to each are provided below. Rezoning The applicant requests rezoning from AGP — Agricultural Preserve to AG — Agricultural. The purpose and intent of the AGP — Agricultural Preserve District to allow landowners to comply with the requirements of Minnesota statutes, chapter 473H, the Metropolitan Area Agricultural Preserves Act. According to the applicant, the subject property was removed from this program in 2006. As a result, the subject property is no longer eligible to be zoned AGP — Agricultural Preserve and should be rezoned to AG - Agricultural. There are four criteria for the City to weigh when considering a rezoning request. These criteria and staff s findings for each are outlined below. Based on this information, staff recommends approval of the rezoningproposal. Copies of the existing Land Use and Zoning maps for the area surrounding the subject property are attached for your reference. Consistency with Comprehensive Plan. The proposed rezoning is consistent with the Comprehensive Plan. First, the requested rezoning from AGP — Agricultural Preserve to AG — Agricultural is consistent with the subl ' ect property's AG — Agricultural future land use designation. Second, the requested rezoning is consistent with the sixth overall goal of the comprehensive plan which is to "promote use of renewable resources b creating sustainable development and buildinggreen." N'Tore specifically, the Environment and Natural Resources chapter of the Comprehensive plan includes the" to "encourage activities that reduce the consumption o mite resources and ensure there are opportunities to re -use or recycle natural resources'' with the associated p ff objective to "encourage activities that conserve energy and result in less/ no pollution output such as waste reduction, alternative transportation modes, alternative energy sources and compos ting." Compatibility with Present and Future Land Uses. The proposed rezoning is compatible with present and future land uses. The surrounding present and future land uses are detailed in the table below. TheP pro osed solar farm is compatible with the surrounding agriculture and mineral extraction existing land uses. TheP Pro osal is also compatible with the proposed future agriculture, residential, commercial and business park uses. It should also be noted that the applicant proposes landscape screening not required y uired b zoning in those areas directly adjacent to agricultural uses that in residential dwelling units. Conformance with Zoning Standards. The proposed solar farm development is consistent with the 5 performance standards for such uses identified in Section 11-2-12: Alternative Energy System. A detailed review of these standards can be found in the Interim Use Permit review section below. AvailabiKty of Utilities. As required by ordinance, the solar farm project area is located outside the MUSA; as a result, no utilities are available to this site. Electricity necessary to facility maintenance of the facility can be provided through the solar panels. The applicant will also be required to provide potable water and sanitary services for maintenance staff at the remote monitoring and maintenance sheds. Interim Use Permit Review Interim Use Permits are intended to permit the temporary use of a property for a specific use until a particular date, the occurrence of a particular event, or zoning regulations no longer permit the proposed use. The general standards and findings necessary for reviewing an IUP application are outlined in Section 11-10-08 and detailed below. The City must approve or deny each IUP request based on review of these criteria. Should the City approve an IUP request, it may attach conditions to mitigate anticipated adverse impacts associated with the use, ensure compliance with the standards of approval, protect the value of other property, and achieve the goals and objectives of the comprehensive plan. Standards 1. The interim use must be allowed in the zoning district where the property is located. Finding: The applicant request rezoning the subj ect property from AGP — Agricultural Preserve to AG — Agricultural. According to Section 11-2-12, Alternative Energy Systems, community solar gardens or solar farms are allowed as an interim use in the AG — agricultural outside the Metropolitan Urban Service Area (NIUSA). 2. The interim use must meet or exceed the performance standards set forth in this title and other applicable City ordinances. Finding: With a few exceptions, the proposed project meets or exceeds the performance standards for solar farms. A detailed review of these standards is provided below. Areas of non-compliance are addressed through specific conditions of approval detailed in the Recommended Action section of this report. Uses. Community solar gardens or solar farms are an interim use in the AG - Agricultural district outside the metropolitan urban service area (NIUSA). The subject property conforms to this standard subject to approval of the rezoning from AGP — Agricultural Preserve to AG — Agricultural. Staff recommends approval of the rezoning and finds it consistent with the proposed solar farm development. Setback, Heights & Lot Coverage Standards. Community solar gardens or solar farms are required to meet the principal structure setback standards for the applicable zoning district in which they are located. Should the City approve the rezoning, the proposed development is consistent with the setback standards for the AG — Agricultural district subject to the condition that the applicant combines the parcels that make up the 160 acre project area into one property. These standards are detailed in the table below. Setback Standards for the AG - Agficultural District Standard I Required Proposed 0 Front Setback south) 50 ft. 50 ft. Side Setback(East) 30 ft. 30 ft. Side Setback (West) 30 ft. 30 ft. Rear Setback north) 30 ft. 30 ft. Solar Panel Maximum Heights 15 feet Fixed -Tilt Panel = 12 ft. Tracking Panel = 10 ft. Accessory Building Maximum Height 75 feet 25 ft. Maximum Lot Coverage N/A 11 acres 6.8%) Ground mounted solar energy systems are limited to fifteen feet (15') in height. The applicant has yet to decide if the site will include fixed -tilt or tracking solar panels (those that move with the position of the sun). Fixed -tilt panels would be 12 feet high while tracking panels would be 10 feet high. In either case, thep anels will not exceed the 15 foot maximum height limitation. The site plan also shows a maintenance shed that is far below the 75 foot accessory building height limitation. Screening. The Alternative Energy Systems ordinance requires community- solar gardens or solar farms be screened from view of the public right-of-way to the extent possible without reducing their efficiency b setback, berming, landscaping, walls or a combination thereof. No portion of the 160 acre solar farm Y . project area abuts a public right-of-way and therefore no screening is required. Including the surrounding p l properties, the solar farm project area will be approximately 2,500 feet from County Road 42, 380 feet from County Road 46, 2,400 feet from Highway 52 and 3,900 feet from Emery Avenue. It should also be noted that the applicant's plans include landscape along the southern property line to screen the solar farm from the adjacent farmsteads. Landscaping & Tree Preservation. The applicant's landscape and tree preservation plans (see attached) do not meet the City's minimum requirements outlined in Section 11-6-3. While developments in the AG — Agricultural district do not require tree or foundation plantings for individual developments, the applicant plans to remove 70 trees from the project area requiring tree replacement. Areas of bare ground at each facility will be re -vegetated with a low -growing seed mix (e.g., clover, short grasses or flowers, low - growing forbs, low -growing wetland seed mixes or some other low growing perennial cover). Tree replacement standards are detailed in Section 11-6-3.E. Under this ordinance, applicant may remove up to twenty five (25) percent of the caliper inches of significant trees before replacement is required. � . Tree removal beyond the twenty five (25) percent standard requires replacement at the ratio of one-half (0.5) caliper inch per one caliper inch removed. Replacement trees shall be of a similar species to those removed, but shall also be a minimum of twenty five percent (25%) conifers and twenty five percent (25%) deciduous hardwoods. Deciduous trees shall be no less than two and one-half (2.5) caliper inches while coniferous trees shall be no less than six feet (6') high. In this case, the applicant plans to remove 70 trees from the project area totaling 852 caliper inches requiring them to replace 426 caliper inches of trees. The applicant's plans can for replacement trees to include 38 1.5" caliper Serviceberry and 169 8' Cardinal Dogwood trees totaling 729 caliper inches. While the caliper inches of replacement trees exceed the minimum required, these trees fail to meet the City's minimum size, type and diversification standards. Staff recommends that a condition of approval require thea it a revised land scape plan including at least twenty- five percent (25%) conifers and applicant to submit twenty five percent (25%) deciduous hardwood trees. Deciduous trees shall be no less than two and one - 7 half (2.5) caliper inches while coniferous trees shall be no less than six feet (6') high Access & Parking. The applicant's plans illustrate two accesses to the site consistent with City standards. The plans illustrate a main access through an existing gravel driveway connecting County Road 46 with a secondary access proposed from the existing driveway at the City's water tower site along County Road 42. While the main access from County Road 46 is sufficient, the applicant is still negotiating the secondary access from the City's property. Rosemount's parking regulations do not list specific off-street parking for the proposed solar farm use. However, the applicant's plans include maintenance and monitoring sheds and states the site is expected to have 3.9 full time equivalent maintenance staff. As a result, staff recommends a condition of approval require the applicant to submit a revised site plan illustrating a minimum of four (4) parking stalls consistent with the City's off-street parking standards. Feeder Lines. According to the applicant's plans, all cables and power lines will be buried within the project consistent with City requirements. Xcel Energy operates and maintains the distribution system which may be above ground. Compliance. The Alternative Energy ordinance requires all solar energy project to comply with all applicable building, electrical and plumbing codes. The applicant's plans state they will comply with these requirements. Certlfcation. The City's Alternative Energy ordinance requires solar electric system components to be certified by Underwriters Laboratories, Inc. and the applicant has pledged to submit this certification prior to construction. Staff recommends a condition of approval require the applicant to submit a certification from Underwriters Laboratories, Inc. prior to receiving a building permit. The city reserves the right to deny a building permit for proposed solar energy systems deemed to have inadequate certification. Utility Connection. The City's Alternative Energy ordinance requires all grid intertie systems (those that allow the passage of current between two or more systems) have an agreement with the local utility prior to the issuance of a building permit. A visible external disconnect must be provided if required by the utiliq-. Staff recommends a condition of approval require the applicant to submit a utility connection agreement with Xcel prior to issuance of a building permit. Abandonment. The City's Alternative Energy ordinance deems any solar energy system remaining nonfunctional or inoperative for a continuous period of one year is abandoned and shall constitute a public nuisance. Staff recommends a condition of approval require removal any system deemed abandoned at landowner's expense after a demolition permit has been obtained. Removal includes the entire structure including transmission equipment. Signage. The applicant's plans show no ground or building signage. All signs shall meet the requirements of the AG — Agricultural district and shall not be installed without first receiving approval of an administrative sign permit. Exterior Lighting. The applicant's plans do to not include a lighting plan. It is assumed that the site will need minimum safety and security lighting. Therefore, staff recommends a condition of approval require the applicant to submit a detailed lighting plan and cut sheet for all light fixtures consistent with the City's lighting standards prior to review by the City Council. 0 Trash Enclosure. The applicant's plans do not include information about trash storage and removal. Staff recommends a condition of approval require the applicant to submit a trash storage and removalp lan prior to review by the City Council. Engineering Comments. The Engineering Department comments are detailed in the attached memo dated October 22, 2014. The memo details comments regarding future development fees, stormvater management, grading and roadway/access. Recommended conditions in the memo include but are not limited to: • An agreement and/or condition of approval is recommended between the City and developer to allow for the collection of development fees in the future. • Submission of a stormvater management plan. • Submission of a revised grading plan illustrating proposed grading contours. • Negotiation of a maintenance agreement for use of the City's driveway to the east side water tower. 3. The interim use must comply with the specific standards for the use identified in this title, and must comply with all conditions of approval which shall be included in an IUP agreement. Finding: With a few exceptions, the proposed project meets or exceeds the performance standards for solar farms. A detailed review of these standards is provided above. ureas of non-compliance are addressed through specific conditions of approval detailed in the Recommended Action section of this report. Findings for Interim Use Permits 1. The extent, location, and intensity of the use will be in substantial compliance with the comprehensive plan. Findings: The proposed rezoning is consistent with the Comprehensive Plan. First, the requested rezoning from AGP — Agricultural Preserve to AG — Agricultural is consistent with the subject property's AG — Agricultural future land use designation. Second, the requested rezoning is consistent with the sixth overall goal of the comprehensive plan which is to `promote use of renewable resources by creating sustainable development and buildinggreen. " More specifically, the Environment and Natural Resources chapter of the Comprehensive plan includes a goal to "encourage activities that reduce the consumption of finite resources and ensure there are opportatnities to re -use or re ycle natural resources" with the associated objective to "encourage activities that conserve energy and result in less/ no pollution output such as waste reduction, alternative transportation modes, alternative energy sources and conapostijzg. " 2. The use will provide adequate ingress and egress to minimize traffic congestion in the public streets. Findings: The applicant's plans illustrate two accesses to the site consistent with City standards. The plans illustrate a main access through an existing gravel driveway connecting County Road 46 with a secondary access proposed from the existing driveway at the City's water tower site along County Road 42. While the main access from County Road 46 is sufficient, the applicant is still negotiating the secondary access from the City's property. 3. The use will not be detrimental to the existing character of the development in the immediate 01 neighborhood or endanger the public health, safety, and general welfare. Findings: The proposed solar farm use will not be detrimental to the existing character of the development in the immediate neighborhood or endanger the public health, safety, and general welfare. The proposed solar farm is consistent with the land use designation and goals and objectives of the comprehensive plan. In addition, with a few exceptions, the proposed project meets or exceeds the performance standards for solar farms. A detailed review of these standards is provided in Standard 2 above. Areas of non-compliance are addressed through specific conditions of approval detailed in the Recommended Action section of this report. 4. The use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. Findings: The applicant requests a 30 year IUP for the proposed solar farm and the subject property is located outside the 2030 MUSA. However, the City's comprehensive plan includes land use and transportation plans to serve future development in this area. Staff recommends a condition of the IUP require the applicant to acknowledge these plans and enter into to an agreement with the City to insure this project will not impede the normal and orderly development and improvement of the surrounding property. 5. The use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Findings: With a few exceptions, the proposed project meets or exceeds the performance standards for solar farms. A detailed review of these standards is provided in the Standard 2 above. Areas of non-compliance are addressed through specific conditions of approval detailed in the Recommended Action section of this report. CONCLUSION & RECOMMENDATION Staff recommends approval of the rezoning and interim use permit (IUP) applications from the Rosemount Community Solar Garden (RCSG), LLC, to allow construction of a solar farm. This recommendation is based on the materials submitted by the applicant and the findings made in this report. The site is a total of 450 acres with the solar farm facility located on the southern 160 acres. The 160 acre solar farm site could contain up to 21 individual solar gardens each of which would be 5 to 7 acres in size with a 1 1\1W capacity. The applicant requests a 30 year term for the IUP subject to the conditions and review timeline included in the permit. According to the applicant, the 30 year term is necessary to accommodate financing of the project, the useful life of the solar equipment (in excess of 30 years) and the 25 year contract term for Xcel's Energy's Solar Rewards Community program. Should the City approve the project, the site will be marketed as a host for Xcel Energy's Solar Reward's Community program. The applicant anticipates the project will be constructed in phase over two years based on customer demand with the first phase likely in the northwest corner of the 160 acre project area. 10 v�PN E N���'.t 13 �URCE WHAT IS A COMMUNITY Community Solar Gardens are centrally-located solar photovoltaic (PV) systems that provide electricity to participating subscribers. Could it work for you? Are you interested in going solar but unable to do so on your own? Perhaps you live in an apartment, have a shaded roof at home, or don't have space at your organization. Now you can join a community solar garden installed near you! Community solar gardens are a simple way to go solar. You purchase an up -front subscription, then soak in the rays (much of Minnesota is as sunny as places like Houston, TX and Tallahassee, FL). Solar PV panels are installed in sunny locations to produce renewable electricity ASMAwWA:W�F 4M AAARMIlim- Individual entities can subscribe to enough solar to cover up to 120% of their annual electricity usage credited with the electricity created by their share of the solar garden The amount of electricity you use each year helps you decide how much solar to get. Your solar garden subscription can cover up to 120% of your usage. A typical Minnesota home uses 800 kilowatt-hours (kWh) a month. Remember: a more efficient home means more cost-effective solar! Electricity Use to & mod *WW 2Nn a� ww FMAMJJASON D A typical MN home uses 800 kWh each month, or 9,600 kWh each year Solar Subscription p", 4 kW of solar could provide half the electricity used by the typical MN home Utility Bill A Solarp ower production is shown and credited on the subscriber's utility bill 7J As a subscriber, you don't have to worry about every detail. See below for key players. SUBSCRIBERS: individual entities who get solar power UTILITY: electricity provider where solar garden is installed a DEVELOPER: primary group organizing the solar garden HOST SITE: location where solar garden is installed See more details about utility programs and rules for community solar gardens on our website at SolarGardens.MnCERTs.org#Who. t4 EDEN SolarGardens.MnCERTsorg 13 � -P -1,0 FINANCE: sources of financing for the project OUTREACH PARTNERS: groups that find subscribers Summary of Rosemount Community Solar Gardens — Neighborhood Meeting When: October 14th 2014 Where: House of Coates Who: 49 property -owners within a % mile radius of the development site were mailed notification of meeting time and location on 9/30/14 • The list of property owners that were notified are the same list of property owners that was provided to the City of Rosemount under Site Plan review requirements. In Attendance Geronimo Energy Director of Solar Nathan Franzen Solar Developer Tena Rytel Associate Development Associate Andrew Catania City of Rosemount City Planner Jason Lindahl Property Owners 1. Wayne Cummings (49 property owners mailed 2. Thomas Fahey notification on 9/30/14) 3. Michael Johnson 4. Harlan & Steve Kahl 5. Wesley & Gayle Knodt 6. Sandra & Dale McCarthy 7. Nick & Wendy Rueger 8. Ken & Linda Schindeldecker 9. Jeffrey & Sarah Stoldorf Description: Geronimo Energy held a meeting for property -owners in close proximity to Rosemount Solar development site. Geronimo's intent was to educate property -owners on our development process, respond to any questions and concerns, as well as seek input from landowners on the general plan and landscaping preferences around the site. Materials Provided Printed informational material for property owners to take home was provided: o Presentation handouts o Site diagram o Maps o Information on Geronimo Meeting Overview 1. Dinner provided by Geronimo for attendees 2. Project overview and presentation from Tena Rytel a. Geronimo background and project information b. Explanation of project components c. Explanation of project construction and timeline d. Questions from audience Public Comments & Discussion 1. Geronimo sought input on location of project fence. a. It was determined that those present would prefer the fence to be located approximately 30' off of the property line so that landscaping could be located in front of the fence — rather than behind it. 2. A concern about the location of the fence along the driveway and its impact on snow drifting a. Geronimo had discussed the topic with the property owner previously and placed the fence approximately 40 feet from the fence line. Geronimo is open to further discussions on the distance the fence is from the driveway. 3. Concerns were raised about removing land from agricultural use. a. Geronimo explained that in order to economically deliver energy, the siting is required to be close to the electrical demand. b. Geronimo also explained that the City of Rosemount's solar ordinance indicates where solar farms are a permissible use. This site is adheres to those siting requirements. c. Geronimo stated that it believes developing clean sources of energy is vital for future generations. d. Geronimo also explained the low impact nature of solar development; the onsite top soil is rested for the life of the project and can be returned to agricultural use at the project's conclusion or to the highest and best use at the time. 4. City of Coates not contacted. a. Geronimo stated that because the permit is being sought from the City of Rosemount, it would defer to the City of Rosemount on all inter -city communications. 5. Concern about property value impacts. a. Geronimo stated that it has no evidence to support a positive or negative on property values. Past experience from other permitting processes has included comments from property owners who believe a solar project will have a positive effect on their properties valuation as well as those who believe it will be a detriment. 6. Request to purchase landowner home. a. It is outside of Geronimo's scope to make offers for private residences. p D C� 0 G7 �p tD O to o m O c) CD o 0 3 0- 3 n cD o v+ � QJ 0 ti� w NI _. r- ws p CLAYTON. AVE t U S 5 c D o 0 3 o cn c — 0 Z7 -` CxD o N Fa (D 3 L(D 3 d v iD O n h 07 p p � CD 0 Cl ■ C� 4 v cD QJ 00 cn ■ � O cn � X tU {D n _ (n to w _.._. to 73 r► _ 77 cn X C7 ■ ! N -imi 00 ■_ � R1 lcn ( CD C) '-i 0 o ■rn_. > c: (D Cl r r r m' (D�o n. ry � I � yy AA v ■ a ■' '` E RY AVE E � l a Cn, ■ ROSEMOUNT S 0 L A R Rosemount Community Solar Gardens, LLC Application for an Interim Use Permit Applicants: Rosemount Community Solar Gardens, LLC By: Geronirno Wind Energy, LLC dba. as Geronirno Energy -57 By: Nathan Franzen Director of Solar Hans 4rAarnse-n Property Owner Permit Fee Calculation: Application for Interim Use Permit Application: 5500,00; Site Plan Review Application: S 1,200; Rezoning Fee: S 1,500 Check Enclosed ROSEMOUNT SOLAR September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 2 of 34 ROSEMOUNT `.� SOLAR 1 Introduction 1.1 SUMMARY Rosemount Community Solar Gardens, LLC ("RCSG" or "the Project"), submits this application to the City of Rosemount Planning Commission for an Interim Use Permit (IUP), Site Plan review and Rezoning for Community Solar Gardens under the City of Rosemount Ordinance No. B-231. RCSG respectfully requests that the Commission and Council issue an IUP for the Project to be constructed and operated. The Project is to be located in Section 31, Township 115, Range 18, City of Rosemount, Dakota County, Minnesota. As required by City Ordinance, this area is located outside of the 2030 Metropolitan Urban Service Area (MUSA). The Project will consist of individual solar gardens with a nameplate capacity of up to 1 MW each. The Proj ect plans to interconnect to Xcel Energy's existing 34.5 kilovolt (W) distribution system located near the Project site and feed energy into Xcel's local distribution system. The project will be marketed as a host for Xcel Energy's Solar Reward's Community program. Under the program, Xcel Energy customers may subscribe to a solar garden in order to receive a credit on their monthly Xcel Energy bill based upon the subscription size and production of their solar garden. The total number of gardens will be dependent upon the final interconnection parameters, final equipment design and demand for garden subscriptions. Each garden will produce enough energy to power approximately 200 homes. The RCSG is a subsidiary of Geronimo Wind Energy, LLC d/b/a Geronimo Energy, LLC ("Geronimo"), a commercial and utility -scale renewable energy developer based in Edina, Minnesota. Geronimo has developed three operating wind energy projects in southern Minnesota totaling 239 MW and a 400 kW (total) solar installation on 10 Slumberland Stores in the Twin Cities metro area. Geronimo is currently in the final stages of development for over 1000 MW of wind energy power purchase agreements and was recently granted approval from the Minnesota Public Utilities Commission for the 100 MW Aurora Solar Project. Geronimo's 200 MW Prairie Rose Project in Rock County, Minnesota was placed in service in December 2012. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 3 of 34 ROSEMOUNT SOLAR 2 Project Description 2.1 SUMMARY AND LOCATION The Pro j ect site consists of 45 0 acres in S ection 31, Township 115, Range 18, City of Rosemount, Dakota County, Minnesota. The site is bordered by County Road 42 on the North and 160th St E on the South. Per the City of Rosemount Ordinance, the solar facilities are proposed to be located outside of the 2030 Metropolitan Urban Service Area (MUSA) in the southern portion of the site control area. The footprint of the solar facilities is approximately 160 acres. The site is currently zoned Agricultural Preserve, however, the site has not been in the Agricultural Preserve program since 2006. Found in Appendix G is a rezoning application for the site to be zoned Agricultural. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 4 of 34 ROSEMOUNT SOLAR 2.2 TREE INVENTORY/LANDSCAPING PLAN To install the solar arrays RCSG will need to remove 70 trees from the project area. RCSG will complete replacement as required by the Tree Preservation Ordinance. A landscaping plan detailing buffer and vegetation along the southern boundary is found in Appendix B, along with a survey of the trees that will be removed in Appendix F. Areas of bare ground at each facility will be revegetated with a low -growing seed mix (e.g., clover, short grasses or flowers, low - growing forbs, low -growing wetland seed mixes or some other low -growing perennial cover). 2.3 COMMUNITY SOLAR GARDEN PROGRAM The project will be marketed as a host for Xcel Energy's Solar Reward's Community program. Under the program, Xcel Energy customers may subscribe to a solar garden in order to receive a credit on their monthly Xcel Energy bill based upon the subscription size and production of their solar garden. The total number of gardens at RGSC will be dependent upon the final interconnection parameters, final equipment design and demand for garden subscriptions. Each garden will produce enough energy to power approximately 200 homes. Program Overview: Legislation passed in 2013 allowing Xcel Energy to administer a program for community solar gardens. Other utilities may elect to develop community solar programs as well. Xcel filed its initial plans to operate a community solar program with the Public Utilities Commission on September 30, 2013. The program is expected to open for applications in November or December of 2014. Eligible projects may be up to 1,000 kW in size. There is no limit on the number of community solar projects that can be developed. The legislation includes the following specifications for subscribers: Subscribers to solar gardens will receive a bill credit for the electricity generated in proportion to the size of their subscription. Individual subscriptions must be at least 200 watts, but may not be sized at more than 120 percent of average annual subscriber energy consumption (in combination with other on-site distributed generation). Subscribers may live in a county adjacent to county where the solar garden is located. (Community Solar Garden, Minnesota Laws 2013, Chapter 85 HF 729, Article 10, Section 2) See Docket No: E002/M-13-867 for additional details related to the PUC review process. See Appendix H for additional information. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 5 of 34 ROSEMOUNT SOLAR 2.4 PROJECT OWNERSHIP Geronimo Solar, LLC, also a subsidiary of Geronimo Energy, has a purchase option for the project site and will assign ownership to RCSG. RCSG is the IUP applicant and will assign the IUP to individual solar garden project entities as they are subscribed and built. Overall compliance of project entities with the IUP will be verified at each respective entity's building permit application. 2.5 SOLAR PROJECT FACILITES DESCRIPTION The Project's facilities will include: • Solar modules, inverters and racking; • Fencing; • Gravel access roads as required; • Underground electrical collection lines on-site; • Two meteorological monitoring stations (up to 10 feet tall); The Pro j ect area is approximately 160 acres in size. RCSG selected the specific project area based on significant landowner interest, interconnection suitability, local ordinance requirements, optimal solar resource, and minimal environmental impact. In this application, the project is providing a site plan for the solar arrays. This preliminary site plan denotes the general footprint and layout of the Project including proposed locations of facilities. The Site Plan is found in Appendix B. RCSG's final layout will optimize electrical generation and efficiency for the Project's solar resource while avoiding and minimizing environmental, cultural, and economic impacts. The Project's facilities will comply with the city's setback requirements. The Project will also comply with all other local, state, and federal regulatory standards. The Project's proposed components include PV modules mounted on a racking system and a centralized inverter(s). The modules will have approximate dimensions of 4 to 6.5 feet long by 2 to 3.5 feet wide, and 1 to 2 inches thick. The foundations will likely be a driven steel pier and typically do not require concrete. Concrete pads or footings may be required for the inverter skids. Final foundation design will be determined by geotechnical soil tests. Areas of bare ground at each facility will be revegetated with a low -growing seed mix (e.g., clover, short grasses or flowers, low -growing forbs, low -growing wetland seed mixes or some other low - growing perennial cover). The modules will be electrically strung together to meet at one of the centralized inverters. The inverters will convert the DC power from the modules to AC power. Additionally, a transformer will step up the voltage to meet the interconnection voltage of 34.5 W. From the inverters, the September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 6 of 34 ROSEMOUNT SOLAR 34.5 kV cable will be routed to a common switchyard, also known as the Point of Interconnection. Xcel Energy will extend service to the Point of Interconnection similar to new service for a commercial building/use. RCSG is working with Xcel Energy to extend services to the Point of Interconnection through Section 10 of the Minnesota Electric Rate Book. The Project will use a Supervisory Control and Data Acquisition (SCADA) system, which allows remote control and monitoring of the status of the Project. The monitoring system provides status views of electrical and mechanical data, operation and fault status, meteorological data, and grid station data. For security the Project will be fenced and have site security cameras. Access to the project area is through a lockable gate. 2.5.1 Construction Construction of the solar gardens will roll out in an as needed basis as customers subscribe. The intended completion of the Project is the end of 2016. 2.5.2 Project Components A typical photovoltaic panel system consists of the following: • Panel Type- - 300 watt photovoltaic panels • Panel Size- - 4 to 6.5 feet long by 2 to 3.5 feet wide, and 1 to 2 inches thick • Racking Type- - Linear axis tracking system or fixed -tilt racking system - Utilizes galvanized steel for foundations and frame • Panel Height- - Fixed -tilt: up to 12 feet depending on topography and assuming fixed (see attachment) - Tracking: up to 10 feet • Panel Material- - Aluminum frame Silicon - Plastic backing • Rated Power & Performance - 1000 -1500 volt system that steps up to 34.5 kV local distribution • Safety- - Tempered glass, security fence (6 foot chain link, 1 foot barbed wire), security cameras, on-site cables buried underground. RCSG is currently evaluating a number of systems for installation that include the following: September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 7 of 34 ROSEMOUNT SOLAR Linear Axis Tracking System: A linear axis tracking system tracks the solar resource throughout the day. The panels are generally aligned in rows north and south and face east in the morning, perpendicular to the ground during mid-day, and then west in the afternoon. The panels are rotated by a small motor to slowly rotate the panels throughout the day. System will use galvanized steel for the foundation and frame. Fixed -tilt Racking System: A fixed -tilt racking system does not rotate but simply stays in a fixed position generally facing in a southerly direction. System will use galvanized steel for the foundation and frame. 2.5.3 Aesthetics 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 and assuming use of anti -reflective coatings. The solar array will occupy most of the project site for the solar facilities. The electrical transformers and inverters, an O&M area, and access roads complete the solar project. Most of the facility, including the solar field, will be low -profile. Within the facility boundaries, the generation tie line will be built underground to the edge of the parcel. The solar arrays may be visible from adjacent roadways and parcels, but given their relative low profile and the fact that the project site is mostly surrounded by agricultural lands it is unlikely that they will be visible for good portions of the year. Additionally, the project design has incorporated a vegetative buffer on the southern portion of the site to provide visual relief to the residential homes in close proximity. Images 1-5 below visually show the general racking equipment and dimensions of both a fixed - tilt racking system and a linear axis tracking system. 2.5.4 Operations and Maintenance RCSG will be professionally maintained and operated. Primary tasks include scheduled monthly and quarterly inspection(s) of electrical equipment, vegetation management as well as snow removal on access drives. According to the National Renewable Energy Laboratory the RCSG operations would create up to 3.9 direct FTEs for on-site maintenance and operations as well 3.2 FTEs related to the supply chain and induced impacts. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 8 of 34 ROSEMOUNT �� SOLAR Image I- Fixed -Tilt System Racking Image 2- Fixed -Tilt System Dimensions AN Or r NACXVC G"29 jXj'-q4 v ARV September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 9 of 34 ROSEMOUNT �Sw,) SOLAR Image 3- Tracking System Racking Image 4- Tracking System Dimensions September 30, 2014 Interim Use, Site flan and Rezoning Application Page 10 of 34 Irl ROSEMOUNT �.� SOLAR Image 5 — Standard Steel Pier Foundations �rYPo�F� ,� dY7� : r wq a v tMR Typical Inverter Summary • 1 NiW Inverter Skid houses- - AC Collection - SCADA - DC Collection - Inverters - Lighting - Transformer • Noise Levels- - Noise levels adhere to the MPCA noise requirements - Distance to 50 dBA is typically approximately 100 feet, depending on final inverter manufacturer September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 11 of 34 ROSEMOUNT SOLAR Photos below illustrate typical inverters and a typical inverter skid. Image 6 - Typical Inverter Image 7 — Open Inverter Skid September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 12 of 34 ROSEMOUNT SOLAR Image 8- Enclosed Inverter Skid Typical Operation and Maintenance Sheds 4&M sheds has two primary components- • Equipment Storage - Utilizes shipping containers • S CADA Monitoring- - Houses remote monitoring system - May include small space for meeting or restrooms Image 9 - Typical Equipment Storage Container I September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 13 of 34 � ROSEMOUNT SOLAR Image 10 -- Typical Remote Monitoring Shed { r w PW:MA TA .CPC%% O^Affo am oxm&t p x 20' OFFICE/STORAGE COMA Image 11— Revegetation and Restoration of the Facility Before Restoration After Restoration a �x September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 14 of 34 ROSEMOUNT SOLAR 2.5.5 Typical Point of Interconnection The Point of Interconnection is the location where Xcel Energy's distribution system will meet RCSG's electrical system. The two systems will connect and will include the required meters. Image 12 -Typical Point of Interconnection for a Single Garden September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 15 of 34 ROSEMOUNT SO L A R 3 Compliance with the City of Rosemount Zoning Ordinance B, Section 11-2-12: Alternative Energy Systems; Section 11-10-8 Interim Use Permit; Section 11-10-3 Site Plan Review The City of Rosemount Sections 11-2-12 and 11-10-8 require a company proposing to construct, own and operate a Solar Garden or Solar Farm to obtain an interim use permit from the City of Rosemount. Additionally, a Site Plan Review is required. In this application, RCSG presents the information regarding the Project's compliance with the IUP application requirements, Solar Collector Regulations, and Site Plan Review. September 30, 2014 Interim Use, Site Plan and Rezoning Application . Page 16 of 34 ROS EM00" U NT SOLAR Table 1 outlines the information required to fulfill the requirements for the permit application as described in Sections 11-2-12, 11-10-8, and 11-10-3 of the City of Rosemount Zoning Ordinance. 3.1 PERMIT CONDITIONS REQUESTS I. 30 Year IUP: As part of the IUP, RCSG is requesting that the IUP be valid for up to thirty (30) years subject to non-compliance or standard default parameters in order to accommodate the financing of the project. Xcel's Solar Rewards Community program has an initial contract term of 25 years and the useful life of the solar equipment is in excess of 30 years. II. Two Year Construction Start: Due to the regulatory and financing complexity of the solar development process, RCSG requests that it be able to initiate construction for up to two years from the date of approval. III. Assignment: Rosemount Community Solar Gardens, LLC may assign the IUP to individual solar garden project entities as they are subscribed and built. Overall compliance of the project entities with the IUP will be verified at each respective entity's building permit application. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 17 of 34 Jo, ROSEMOUNT SOLAR Table 1: Compliance with the City of Rosemount Zoning Ordinance B, Section 11-2-12: Alternative Energy Systems; Section 11-10-8 Interim Use Permit; Section 11-10-3 Site Plan Review Application Description of Application Section in Rosemount Community -Requirement Requirement Solar Garden's Application Interim Use Permit Requirements The Project is located outside of the Location Map of the involved the MUSA, with the issuance of an MUSA and within the Agricultural properties, current descriptions Interim Use Permit a. and survey of the property and Appendix A & B RCSG will comply with the setback revised descriptions and surveys regulations within Agricultural Districts. attached. Height Structure height shall not exceed 15 feet Name, address and phone number b of the Applicant and Consultant Cover Page & Appendix A g pp for any maintenance facilities. submittin theapplication g Aesthetics Applicable only to Roof -Top Systems. Name, address, phone number and signature of the Property owner of C. which is the subject of such Cover Page & Appendix A application Current zoning district and use of the property, as well as the d• proposed zoning and use, at the Appendix A & D time of such application Project Description and e• Conditions or Requirements Application Signature of Applicant and f. Property Owner Cover Page Solar Collectors with Screening Standards Community Solar Gardens shall be permitted only on lands outside The Project is located outside of the 1 • the MUSA, with the issuance of an MUSA and within the Agricultural Interim Use Permit District. See page 3. 2 Setbacks RCSG will comply with the setback regulations within Agricultural Districts. 3. Height Structure height shall not exceed 15 feet in height for the solar array and 25 feet for any maintenance facilities. 4. Aesthetics Applicable only to Roof -Top Systems. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 18 of 34 ROSEMOUNT SOLAR Application Description of Application Section in Rosemount Community Requirement Requirement Solar Garden's Application 5. Screening RCSG is not adjacent to a public ROW. However, screening is proposed on the southern portion of the site near several existing residential homes. 6. Coverage RCSG does not exceed the maximum lot coverage standard of the agricultural district (no maximum coverage). 7. Feeder Lines All cables and power lines will be buried within the Project. Xcel Energy operates and maintains the distribution system which may be above ground. 8— 11. Compliance with Building Code, RCSG will comply with all applicable State Electric Code, and Plumbing local, state and federal codes for building, Code electrical and plumbing. 12. Certifications RCSG will utilize UL certified equipment or its equivalent. 13. Utility Connection Evidence of an interconnection agreement with an electric utility will be submitted prior to construction. 14. Abandonment RCSG requires a decommissioning plan as part of the ground lease with each respective solar garden. Site Plan Requirements Title or description of the a. proposed project including a legal Appendix B & E description of property. Name of person(s) preparing and presenting the site plan information, name(s) and b. address(es) of the Appendix B owner/developer. The Site Plan should also contain the scale, north point, date and number of streets. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 19 of 34 kk�, ROSSOEMOUNTL Application Description of Application Section in Rosemount Community Requirement Requirement Solar Garden's Application Location of the property with respect to and including names and addresses of adjacent landowners (required for the C. public notice mailings) within 1/ Appendix B & C mile. The Site Plan must include information regarding uses, streets, highways, railroads, easements and/or other landmarks. Existing topography shown on a contour map having contour intervals no greater than two feet (2'), which must include existing buildings, structures, improved d. surfaces, transmission lines, Appendix B existing and abandoned pipelines and pipeline easements, fences, septic systems and drain fields, vegetation, streams, wetlands and other water bodies Existing drainage pattern of the site showing direction and the rate e. of storm water flow, including all Appendix B offsite areas draining the sub j ect property and the final destination of flow f. A description of soils Appendix B & D The proposed size, alignment, height, building materials and use Pages 5- 14 in Application and Appendix g pp pp g. of structures, signs or work B performed, including all sign, lot and structure dimensions September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 20 of 34 � ROSEMOUNT SOLAR Application Description of Application Section in Rosemount Community Requirement Requirement Solar Garden's Application A description of driveways, h. sidewalks and parking facilities, Appendix B including a description of the type and quantity of surfacing materials A grading plan at two foot (2') contour intervals and a description of the change in grade i as it relates to structure location, Appendix B pp other lot improvements, adjacent properties, drainage control and proposed rate of storm water runoff A scaled landscape plan showing the location, size, quantity and type of landscape materials to be F explanation of anyAppendix used and an ex p existing vegetation that may be disturbed, removed or replaced. k A tree inventory as required by Appendix F pp the Tree Preservation Ordinance A description of the availability 1. and access to required public Appendix B utilities A description of the method of Not Applicable as RCSG do not create pp waste treatment to be utilized and any waste. Any broken equipment will be In. an analysis of the wastewater y removed from the premises and repaired flows generated from the or recycled. development. p September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 21 of 34 ROSEMOUNT SOLAR Application Description of Application Section in Rosemount Community Requirement Requirement Solar Garden's Application An erosion control plan, which may be necessary to prevent A SWPPP will be submitted prior to n. erosion during construction or construction. after project completion A description of lot lighting or The lighting will consist of repair lighting o. extraordinary illumination at the inverter. The lighting will be used projection from a structure. only during repairs. A description of the levels of noise, vibration, glare, smoke, Pa es 5-14. No vibration, smoke, odor, g p'enerated odor, waste or other emissions waste or other emissions will be g and the methods generated by the RCSG. employed to contain or control such emissions. A site plan showing total area of q' property/plat, dimensions, Appendix B impervious area and the area of ponding easements (if any). Any additional information needed will Other information pertinent to the be available upon request. particular application which in the Wetlands, Phase 1 and Cultural Resource r. opinion of the City or applicant studies have been contracted and currently underway.RCSG will submit y may be necessary or review of ' fif the wetland pen -nits prior to construction; prof ect. however, initial studies indicate no wetlands are found on the site. A street light plan is compliance S. with street light policy P-5, if Not Applicable. applicable. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 22 of 34 ROSEMOUNT SOLAR 4 Conclusion The Project as designed and planned complies with the City of Rosemount Ordinance and the laws of the State of Minnesota. RCSG is working in close coordination with the landowner of the project site, and will continue to engage the surrounding neighbors and the community as the project develops. RCSG respectfully requests that the Commission approve the Project's Interim Use Permit, Site Plan and Rezoning Application. September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 23 of 34 —1 I t V Z uj i ASUMACILW AW A"M6nW F. jo AMAO 0 N�wJNn AlXa~ no Ad Ix g 22W —vow— lip 41. As mircquEu AVMM f- fj 't 7el Jf el !tot 77 - OW 000l o -o" Cf Oft MAN !IlEi�i�il�€E WIPH I 44 • ski C94 UPL4 MAN !IlEi�i�il�€E WIPH I I it 04 04co I a I m I U I o 1 w 1 w 1 0 1 s I C2 L7- 104 U PIL .11 ZIP - Owl .......... 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Engineering review comments were generated from the following documents included in the submittal: • Site Plan (12 pages) • Title Survey Plan (3 sheets) • Tree Inventory • Description of Soils • Application for an Interun Use Permit and background information DEVELOPMENT FEES: 1. An agreement is recommended between the City and developer to allow for the collection of applicable development fees related to the future development of the project site. Development fees are required for the ultimate development of the site based on the City's fee list. Below is a listing of the fee rates based on the 2014 fee list. o Trunk Water Charges: $6500/acre o Water Access Charge: Based on water meter size o Trunk Sanitary Charges: $1075/acre o Sanitary Sewer Availability Charges: $2435 (MCES), $1200 (City) o Trunk Stormwater Charges: $6865/acre o Stoxmwatex Connection Charges: $2270/acre o GIS Fees: $120/acre 2. The property owner is required to provide funding for a share of the cost to develop the adjacent collector roadway system. The City's transportation plan shows six future minor collector roadways and two future major collector roadway adjacent to and/or through the property. An agreement is recommended between the City and developer to allow for the collection of roadway costs related to future development on or adjacent to the site. 3. A grading permit is required for the proposed mass grading below are the permit fees based on 38,200 CY of grading. o Permit Fees: $650.75 o Grading Bond/Letter of Credit:: 148 acres x $3000 = $444,000 STORMWATER MANAGEMENT COMMENTS: 1. A stormwater management plan is required to be submitted for review. The applicant has stated that a stormwater management will be submitted for review on October 24ffi. The plan is required to meet the City's water quantity, quality, and infiltration requirements. A summary of the city's engineering guidelines detailing the exact requirements can be found on the city website. 2. Several ponding areas are shown to extend across property lines. These ponding areas are required to be revised so the stormwater is retained on site according to the city's requirements. 3. An erosion control plan is required to be submitted for review. The plan is required to comply with all city and NPDES standards. The plan should show proposed Best Management Practices (BMPs) including silt fences, inlet protection, construction entrances, temporary sediment basins, etc. 4. A wetland delineation report has been submitted to the City for review. The City is currently reviewing the submitted documents and will provide comments by October 30"'. 5. Ponds and wetlands are required to show the Surface Water Management Plan pond number, normal water level (NWL), high water level (HWL), and storage volumes. 6. Emergency overflow routes and directional flow arrows are required to be shown on the plan. 7. The NPDES permit is the responsibility of the owner/ contractor. Documentation of permit acquisition shall be forwarded to the City prior to issuance of a building permit. GRADING COMMENTS: 4. Proposed contours are required to be shown on the grading plan for all grade changes. The proposed roadway does not show any proposed contours. At a minimum, contours should be shown for drainage conveyance along the roadway. 5. Following mass grading, a certified grading plan is required to be submitted to show that the site has been graded as proposed. ROADWAY/ACCESS COMMENTS: 8. The typical section of the access roads is required to be shown on the plan. 9. A driveway access is proposed to connect to the City's existing driveway to the east side water tower. Should consideration be given to allow access to this driveway, it is recommended that a maintenance agreement between the City and developer be developed to address maintenance and extent of the access use. Below are some items that should be addressed in the maintenance agreement. . o Size of vehicles allowed and frequency of use o Snow plowing, damage to the pavement, and maintenance costs o The future relocation of the City driveway due to the future expansion of the Hwy 42/Hwy 55 interchange. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015. Physical Development Division Steven C. Mielke, Director October 24, 2014 Dakota County Dear Mr. L i n d a h l: Western Service Center Jason Lindahl 14955 Galaxie Avenue City of Rosemount Apple Valley, MN 55124-8579 2875145 th Street West 952.891.7000 Rosemount, MN 55068 Fax 952.891.7031 Dakota County Physical Development Division staff has reviewed the document and sdakatacun_Y.us RE: Public Comment for Geronimo Energy Environmental Resources Land Conservation Dear Mr. L i n d a h l: Groundwater Protection Surface Water Waste Regulation Thank you for the opportunity to comment on the Interim Use Permit Application Environmental Initiatives from Geronimo Energy LLC for the Rosemount Community Solar Gardens LLC. Office of Planning Dakota County Physical Development Division staff has reviewed the document and offer the following comments for consideration: Operations Management Facilities Management Transportation Fleet Management Parks The proposed sites are adjacent to County roads. The applicant will need to contact Butch McConnell regarding future site access permits, work in the right-of-way, Transportation Highways etc... The northernmost location is adjacent to CSAH 42. We encourage the city to Surveyor's office consider consolidated access between the solar farm and adjacent property, such as Transit office the city's water tower site. Access to the south could be via Donnelly Avenue off of CSAH 46. CSAH 48 is still under County jurisdiction and permitting processes, so the applicant needs to contact the County if future access is to be to CSAH 48. We strongly encourage the City to provide us with site plan details prior to permit issuance and project installation if the project area is not to be platted. Otherwise, the Transportation Department will provide more comments during the platting process. Environmental Resources Wells: Staff has reviewed the potentially impacted properties for known or suspected wells. The following parcels were reviewed: PIN 340300050010 Hans Abrahamsen. (From Well Audit for CP 42-82 (RE: TH 52/CSAH 42) Rosemount) There is a disturbed area along County 42 in the northwest corner of this parcel that may have an unused unsealed well. A structure is shown here in the 1874 Plat map, but not in later plat maps. Site disturbance is evident in the 1937 aerial photo, which cot "ed on M<Ycw pave' *" 30%, post-tansumer waste. AN EQUAL.-. RTUNfrY EMP! OYER appears to indicate gravel taking and untilled slope, but is also consistent with prior habitation disturbance. The site history should be investigated and the wells found if indicated. PIN 340320060010 Hans Abrahamsen There is an irrigation well, Unique Number W05904 with DNR appropriations permit 1976-6277, near the middle of the western boundary. To our knowledge this well is in use. PINS 340310011010 340310019010 340310085013 340310001020 340320035010 No well records were identified for any of these parcels. The historic plat maps and historic aerial photography were reviewed. Hazardous Materials: Two current hazardous waste generators have been identified within Yz mile of the subject properties. Historic Releases: No records of releases on the subject properties have been identified. Waste Sites and Generators: There are three records of waste sites and five past and current hazardous waste generators within Y� mile of this site. Information relating to these sites is included in Attachments 1 and 2. High Priority Natural Areas: Staff reviewed the potentially impacted properties and did not identify any High Priority Natural Areas within the project area that require specific preservation goals. If you have any questions relating to our comments, please contact me at 952-891-7007 or Steven.Mielke @co.dakota.mn.us. Sincerely, Steven C. Mielke, Director Physical Development Division Attachments 1. Environmental Audit Map Z. 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