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HomeMy WebLinkAbout2016-12-01 Planning Commission Agenda Packet CITY OF CORCORAN *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. Corcoran Planning Commission Agenda December 1, 2016 -7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum 5. Minutes a. Minutes – November 3, 2016* 6. Unfinished Business 7. New Business a. PUBLIC HEARING. Ordinance Amendment for Dynamic Signs in MP District (city file 16- 029)* i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing v. Commission Discussion & Recommendation b. Lennar Ravinia 7th Addition PUD Amendment (city file 16-030)* i. Staff Report ii. Commission Discussion & Recommendation c. PUBLIC HEARING. IUP for Solar at 23710 Highway 55 (City file 16-032)* i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing v. Commission Discussion & Recommendation 8. Reports/Information a. Planning Project Update* b. City Council Report* – Council Liaison Hank c. Other Business 9. Commissioner Liaison Calendar City Council Meetings 11/21 12/8 12/19 01/12/17 01/26 02/09 02/23 Theis Wu Russel Jacobs Schultz Theis Schultz 10. Adjournment CITY OF CORCORAN Corcoran Planning Commission Minutes November 3, 2016 -7:00 pm The Corcoran Planning Commission met on November 3, 2016, at City Hall in Corcoran, Minnesota. Present were: Chair Jacobs, Vice-chair Schultz, Commissioner Wu, Commissioner Theis and Commissioner Russel. Also present were: City Administrator Martens, City Planner Lindahl, Planner Kathleen Hammer, Code Compliance Official Pritchard, and Council Liaison LaFave 1.Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:00pm 2.Pledge of Allegiance 3.Agenda Approval Motion made by Wu seconded by Theis to approve the agenda as presented. Voting Aye: Jacobs, Russel, Wu, Theis, and Schultz. (Motion carried 5:0) 4.Open Forum – None 5.Minutes a.Minutes – September 1, 2016 Motion made by Schultz seconded by Wu to approve the minutes as presented. Voting Aye: Jacobs, Russel, Wu, Theis, and Schultz. (Motion carried 5:0) 6.Unfinished Business – Chair Jacobs welcomed Jennifer Russel to the Planning Commission. 7.New Business a.Public Hearing. Ordinance Amendment for Single Family Design Standards (city file 16-024) i.Staff Report – Planner Hammer presented her staff report ii.Open Public Hearing – Chair Jacobs opened the public hearing. iii.Public Comment – None iv.Close Hearing Motion made by Schultz seconded by Russel to close the public hearing. Voting Aye: Jacobs, Russel, Wu, Theis, and Schultz. (Motion carried 5:0) v.Commission Discussion & Recommendation – The Commission discussed types of materials and percentages. Staff clarified the difference between a front and side yard per code. The Commission suggested removing “Hardi-board” as it is a proprietary product. They shared concerns that the requirements would create extra costs for the builder/homeowner. Staff clarified that the standards would not be required in the Rural Residential District. The Commission heard from Paul Tabone (Lennar); he suggested requiring 3 materials on the front but only 2 materials on the “secondary frontage.” The Commission shared concerns with the practicality and appearance of 3 materials on the “secondary frontage.” The Commission recommended removing “Architectural design” from Subd. 8 C. 1; as well as removing the term “higher quality” from Subd. 8 A. 1. The Commission recommended offering 2 options to the Council. One option would be to present the ordinance as-is with the minor changes noted above and two would be to present a less restrictive option. Motion made by Wu to recommend approval of the Ordinance Amendment as-is with minor changes. Motion failed due to lack of a second.) 5a. Motion made by Schultz seconded by Russel to recommend presenting two options to Council. Voting Aye: Jacobs, Russel, Theis, and Schultz. Voting Nay: Wu. (Motion carried 4:1) b. Public Hearing. Schwalbe/Lennar Preliminary PUD Development, Rezoning and Preliminary Plat (city file 16-026) i. Staff Report – City Planner Lindahl presented her staff report. ii. Open Public Hearing – Chair Jacobs opened the public hearing. iii. Public Comment – Jeff Yates, 6705 County Road 101, shared concerns with water drainage and elevation from grading. Mr. Yates stated that he still had standing water from the previous rain fall and could not mow parts of his property. He asked if the water would be held inside Ravinia or flow over his property. Administrator Martens stated that he would respond to Mr. Yates’ specific questions regarding drainage. Kathy Schwalbe, owner of subject property: 6635 County Road 101, stated that she had been working through this process for 12 years and is hoping to sell. She said that she does not want any negative impacts to the neighboring properties. Paul Tabone (Lennar), stated that they were working on final plans and were adding two catch basins to prevent water discharge onto the Yates’ property. Mr. Tabone stated that his understanding is that it is illegal to discharge more water than is currently existing to a neighboring property and that their hydraulic models showed that it would not discharge more water than is currently crossing the property and that any excess would be handled on-site via a stormwater pond. Mr. Tabone stated that even with all preventative measures in place, the amount of rain received earlier this year was too much and flooding could not have been prevented. iv. Close Hearing Motion made by Wu seconded by Schultz to close the public hearing. Voting Aye: Jacobs, Russel, Wu, Theis, and Schultz. (Motion carried 5:0) v. Commission Discussion & Recommendation – The Commission asked Lennar why they were proposing trees instead of the required shrubs. Mr. Tabone stat ed that they wanted to pack trees as tight as possible to create a good buffer as well as utilize a berm for separation form County Road 101. He also stated that Lennar would update their plans to meet the requirements. The Commission was concerned that without the shrubs, there would be little height variation and in time it may not screen as well. Staff clarified that the resolution as proposed would require Lennar to meet the landscape requirements and update their turn-around. Staff also clarified that a mixed variety of boulevard trees would be required. The Commission asked if the trees located at the dead end could be preserved by way of a buffer setback. They also asked for filtration pond information and stormwater drainage clarification. Staff clarified that the proposed addition is consistent with Ravinia 4th Addition. The Commission inquired about park dedication. Staff stated that the new lots, with the exception of outlots, would require park dedication. Motion made by Wu seconded by Russel to recommend approval of the Rezoning, Findings of Fact, and Preliminary PUD with a change to the setback to County Road 101 from 100 feet to 60 feet. Voting Aye: Jacobs, Russel, Wu, Theis, and Schultz. (Motion carried 5:0) 8. Reports/Information a. Planning Project Update – Information Only. b. City Council Report – Council Liaison LaFave updated the Planning Commission on City Council activities. c. Other Business – None 9. Commissioner Liaison Calendar City Council Meetings 11/10 11/21 12/8 12/19 01/12/17 01/26 02/09 Theis Schultz Wu Russel Jacobs Schultz Theis 10. Adjournment Motion made by Schultz seconded by Russel to adjourn Voting Aye: Jacobs, Russel, Wu, Theis, and Schultz. (Motion carried 5:0) Meeting adjourned at 9:20pm. Submitted by Mike Pritchard Code Compliance Official 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Mary Matze through Kendra Lindahl, Landform DATE: November 23, 2016 for the December 1, 2016 Planning Commission Meeting RE: Sign Ordinance Update for Dynamic Signs in the MP (Manufactured Home Park) District (City File 16-029) 60-DAY REVIEW DEADLINE:N/A 1.Summary The City Council identified a sign ordinance update as one of the 2015 priorities. After working with City staff to identify the most critical updates, City Council authorized re-writing the sign ordinance to address concerns raised by local business owners and development professionals. The City Council adopted the new sign ordinance on July 23, 2015. At the August 25, 1016 City Council meeting, Council reviewed a variance request from Maple Hill Estates and Mobile Hope to allow a shared dynamic sign on property zoned Manufactured Home Park (MP). Council approved three of the requested variances (for size, setbacks and off-site signage), but denied the variance for dynamic signage. The Council found that that the variance to allow a dynamic display on a residential property did not constitute a practical difficulty in complying with the Zoning Ordinance and that the conditions up which a petition for a variation were not unique to the parcel of land. While Council found that the Maple Hill Estates application did not meet the variance standards, Council members still felt that the location and placement of a dynamic sign in the MP District would be appropriate. At the September 22, 2016 City Council Meeting, Council directed staff to amend the Sign Ordinance to allow dynamic signs in the MP District. 2.Analysis Residential uses in a residential district are allowed a freestanding sign at the entrance of residential subdivisions with more than six lots and for medium and high density apartments, but are not allowed to have dynamic signage. However freestanding signs with dynamic display are allowed for non-residential uses in a residential district. In many ways, the manufactured home park functions like a high-density housing development as it is managed by an association. The intent of the freestanding sign restrictions in the residential zoning district is to prevent individual homeowners from placing freestanding signs on individual lots and to prohibit dynamic displays in residential neighborhoods where they could be distracting to residents and inconsistent with the character of the neighborhood. Agenda Item _7.a. Sign Ordinance Update (city file 16-029) 2 December 1, 2016 However, the Council directed staff to amend the ordinance to allow dynamic signage in the MP district to allow the requested dynamic sign requested by Maple Hill Estates and Mobile Hope. Since there is only one parcel in the City zoned MP District, this change would not significantly increase the amount of signage in the City. The draft ordinance amends the language as directed by the City Council. 3. Recommendation Move to recommend approval of the following: a. Ordinance amending the sign ordinance to allow freestanding dynamic signs in the MP District b. Resolution approving findings of fact for the ordinance amendment Attachments 1. Draft Ordinance allowing dynamic signs in the MP district 2. Draft Resolution approving Findings of Fact 3. Zoning Map showing location of MP District City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-xx Page 1 of 2 Motion By: Seconded By: A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF CHAPTER 84 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN SIGN ORDINANCE (CITY FILE 16-029) WHEREAS, the City Council directed staff to prepare an ordinance amendment to allow Dynamic Signs in the MP (Manufactured Home Park) District; and WHEREAS, there is only one parcel zoned MP District in the City; and WHEREAS, the MP district is a unique zoning classification in the City; and WHEREAS, the amendment would not change the sign standards for other residential districts: and WHEREAS, the amendment would be consistent with the 2030 Comprehensive Plan; and WHEREAS, the amendment would be consistent with other City Code standards and City policies; and WHEREAS, the Planning Commission has reviewed the proposed text amendments at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the Sign Ordinance text amendment, based upon the finding that the proposed amendment would be consistent with State law and the City’s Comprehensive Plan, and compatible with other provisions of the City Code. VOTING AYE VOTING NAY Guenthner, Ken Guenthner, Ken Hank, Pat Hank, Pat Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Thomas, Ron Thomas, Ron City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-xx Page 2 of 2 Whereupon, said Resolution is hereby declared adopted on this xx day of December 2016. ___________________________________ Kenneth Guenthner - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Clerk City of Corcoran December xx, 2016 County of Hennepin State of Minnesota ORDINANCE NO. 2016-xx Motion By: Seconded By: CITY OF CORCORAN AN ORDINANCE AMENDING THE TEXT OF CHAPTER 84 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN SIGN ORDINANCE (City File 16-029) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Chapter 84.05, Table 2-“Freestanding Signs” (Sign Ordinance) of the Corcoran City Code is hereby amended by deleting the stricken material and adding the underlined material as follows: Table 2 – Freestanding Signs Monument Sign Pylon Sign District Qty Sign Copy Area Height** Illumination Additional Standards Residential Districts RSF-1, RSF-2, RSF-3, RMF-1, RMF-2, RMF-3, TCR Non-residential uses 1 32 6 -External -Internal -Reverse channel letter -Dynamic Display Residential subdivision (more than 6 lots) and medium and high density apartments 2 32 6 -External -Internal -Reverse channel letter Must be located at primary entrance of subdivision. One additional sign not to exceed 16-square feet shall be allowed at each secondary entrance. MP 1 32 6 -External -Internal -Reverse channel letter -Dynamic Display Page 2 of 2 CR Non-residential uses 1 64 16 -External -Internal -Channel letter -Dynamic display C / GMU Non-residential uses 1 64 16 -External -Internal -Channel letter -Dynamic display BP / I 1 64 16 -External -Internal -Channel letter P-I 1 64 16 -External -Internal -Channel letter -Dynamic display DMU Freestanding signs are not permitted in the DMU district. **The top of a sign, including its support shall be no higher than the roof of the principal building. SECTION 2. Effective Date. This Ordinance shall be in full force and effect upon its passage. VOTING AYE VOTING NAY Guenthner, Ken Guenthner, Ken Hank, Pat Hank, Pat Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Thomas, Ron Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of December 2016. ___________________________________ Kenneth Guenthner - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!! ! ! ! ! !!! ! !! ! ! ! ! ! ! ! !!!!!!! ! ! !! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!! ! ! ! ! !!!! ! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!! ! ! !!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! !!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!! ! ! !!!!! ! ! ! ! !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!! î î î s s òñð òñð ñ ñ ï ï î î s ñ ROADSCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD OLD SETTLERS RD HORSESHOE TRAIL STIEG RD WILLOW D RIVE HACKAMORE ROAD TR AIL HAVEN ROAD CAI N ROAD O A K D A L E D R STREHLER ROAD PIONEER TR COUNTY ROAD 117 ROLLLING HILLS RD LARKIN RD CITY OF GREENFIELD CITY OF MAPLE GROVE SCOTT LAKE BECHTOLD ROAD $+ $+ $+ $+ $+ $+ $+ $+ MORINLAKE GOOSELAKE COOKLAKE RUSH CREEK Official Zoning Map43,000 0 3,0001,500 Feet ï Cemetery î ChurchsGolf Course ñ Government Building òñð Public Park ! !! !! 2030 Metropolitan Urban Service Area City Limit Open Water Shoreland Overlay District Zoning Districts: UR Urban Reserve RR Rural Residential RSF-1 Single Family Residential 1 RSF-2 Single Family Residential 2 RSF-3 Single and Two Family Residential 3 RMF-1 Medium Density Residential RMF-2 Mixed Residential RMF-3 High Density Residential MP Manufactured Home Park P-I Public / Institutional TCR Transitional Rural Commercial CR Rural Commercial C-1 Neighborhood Commercial C-2 Community Commercial DMU Downtown Mixed Use GMU General Mixed USe BP Business District I-1 Light Industrial PUD Planned Unit Development Updated August 2015Adopted June 2011 19 10 30 116 101 50 19 10 City ofCORCORAN 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: November 22, 2016 for the December 1, 2016 Planning Commission Meeting RE: PUD Amendment for U.S. Home Corporation (dba Lennar) for Ravinia 7th Addition and an Amended Grading Plan (City File 16-030) 1. Application Request Lennar is requesting approval of a PUD amendment to modify the 7th Addition from a mix of 65- and 75-foot wide lots to a mix of 55- and 65-foot wide lots. Lennar is also requesting approval to expand the grading limits to include the entire area north of Gleason Parkway. The request is to allow rough grading in compliance with the approved preliminary plans but would not allow any street or utility construction until the final plans/final plat are approved and recorded. 2. Analysis of Request The Council has a relatively high level of discretion in approving or denying a PUD amendment and grading expansion. A PUD must be consistent with the City’s Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. Staff has reviewed the application for consistency with the approved preliminary plans, as well as City policies. PUD Amendment As part of the original PUD approvals, the applicant submitted a series of house plans and color palettes. The plans include four different home series (Landmark, American Heartland, Lifestyle and NextGen), with options that allow more than 80 different home elevations with a wide variety of color and material combinations. Earlier this year, Lennar requested approval of 55-foot wide lots in the 4th Addition and on the Schwalbe property to allow the new “Discovery” home series. Lennar is now proposing to build Discovery homes in some of the 7th Addition. The Discovery series offers a smaller home (2,100 – 2,600 sq. ft.) than some of the others currently offered in Ravinia and will have 2-car garages. The target market for these homes is young families. Staff finds that the proposed homes are consistent with vision for this PUD and that it will add variety to the housing stock within the community and this neighborhood. Agenda Item: _7.b. Lennar PUD amendment and grading expansion (16-030) 2 December 1, 2016 The new concept is very similar to the layout approved with the preliminary plat. The change in the lot sizes will increase the number of lots from 80 in the preliminary approvals to 92 in the concept. It would also eliminate one cul de sac, which will reduce long-term maintenance costs for the City. If this PUD amendment were approved, it would result in 470 lots on 125.6 net acres in Ravinia (including the addition of the Schwalbe property that was approved on November 21st). This would increase the total Ravinia project net density (including future phases) to 3.74 units per acre where 3-5 units per acre are required. Staff notes that when Ravinia was approved, the City acknowledged that the project would be modified over the 10-year build-out to respond to changes in the product line and to marketplace demand. Staff finds that the minor modifications proposed in the 7th Addition are consistent with the original purposed and intent of the PUD. Parks and Trails The original PUD approvals for 426 homes on 266.57 gross acres, included dedication of 32.12 net acres of park land where the ordinance required dedication of 22.74 net acres. This additional park land dedication is one of the benefits of the PUD. • Public Park 1 in the northwest portion of the site is 23.06 net acres (42.84 gross acres) • Public Park 2 north of Gleason Road in the central portion of the site is 3.57 net acres (5.12 gross acres) • Public trails. The applicant is showing 4.99 net acres (4.99 gross acres) of public easements for off-road trails. Additional park dedication was required for the Schwalbe plat as that added additional land to the Ravinia subdivision that was not originally anticipated. The Schwalbe approvals require cash in lieu of land for the new lots plus dedication of a trail easement (and grading of the trail) with no park dedication credit given. The additional park dedication was required because the land was not included in the original PUD approvals. Staff finds that the additional 12 lots proposed in the modified version of the 7th Addition would not trigger additional park dedication demand. While, the current park dedication ordinance increased the required amount of park dedication from 11% to 15% of the net land area, it does not seem reasonable to change the park dedication requirements in the middle of a multi-phase project. If Ravinia were proposed today, they would be required to provide 31 net acres of park land. Staff does not recommend additional park dedication be required simply because they wish to add 12 additional units in this phase. The proposed park land dedication was agreed upon with the original PUD in both land and improvements (Lennar is paving the trails and grading the public parks without reimbursement). Staff finds that no additional park dedication should be required for this change. Grading Expansion A preliminary grading plan and tree preservation plan was approved with the Preliminary PUD Plan/Preliminary Plat approvals. With each final plat phase, a final grading plan is approved and grading within that approved phase is allowed to begin. Lennar PUD amendment and grading expansion (16-030) 3 December 1, 2016 The Council has approved three amended grading plans to allow Lennar to grade outside of the limits of the approved final plat areas to help the developer balance the site: • On September 11, 2014, the City Council approved an amended grading plan that allowed Lennar to rough grade land that was in Phases 2-4 of the project, in addition to grading that was approved in phase I. This allowed them to balance the site materials and be able to work during the summer season to prepare for coming phases. • On June 23, 2016, the City Council approved an amended grading plan to allow grading adjacent to Ravinia 5th Addition on the 40-acre property adjacent to Hackamore (Larson Property). • On August 25, 2016, the City Council approved an amended grading plan to allow grading on the east side of the side between the 3rd Addition and the Hunter neighborhood. Lennar is now requesting approval to grade the remaining land north of Gleason Parkway. This would help them to balance the site as new phases are constructed. They would be allowed to rough grade in compliance with the preliminary grading plan and tree preservation plan, but would not be able to construct streets, utilities or final sites until the PUD final plan and final plat are approved and recorded. As noted in previous approvals for grading expansion, allowing Lennar to expand their grading allows them to be more efficient with their grading operations and rather than truck the materials off site, Lennar is proposing to use this material to fill this future development area. Using materials on site rather than trucking off site saves the developer time and money and minimizes traffic on City streets now and in the future when the fill material would need to be returned to the site. The approval would allow limited grading subject to the conditions in the City Engineer’s memo and draft resolution. 3. Recommendation Staff recommends that the Planning Commission recommend approval of the following: a. Draft resolution approving the PUD amendment. b. Draft resolution approving the Grading Expansion. Attachments a. Draft Resolution approving the PUD Amendment b. Draft Resolution approving the grading expansion c. Engineer’s memo dated November 23, 2016 d. Applicant’s narrative e. Ravinia 7th Addition – Approved vs. Proposed f. Ravinia Overall Density Exhibit g. Grading Expansion Plans City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-__ Page 1 of 2 Motion By: Seconded By: APPROVING PUD AMENDMENT FOR “RAVINIA 7TH ADDITION” FOR PROPERTY NORTH OF GLEASON PARKWAY (CITY FILE 16-030) WHEREAS, U.S. Home Corporation (dba Lennar) (“the applicant”) has requested approval of an amendment to the PUD standards related to the unit types planned for Ravinia 7th Addition, on land legally described as follows: Insert Legal WHEREAS, the Final PUD Development Plan, master Development Contract and Final Plat for phase I were approved on April 24, 2014; WHEREAS, the applicant submitted a plan that included 80 lots with a mix of 65- and 75-foot wide lots; WHEREAS, the applicant has indicated that the market has changed and they would like to offer a mix of 55- and 65-foot wide lots in this phase; WHEREAS, the revised plan is generally consistent with the final PUD development plan; WHEREAS, the applicant will comply with all other PUD approvals: NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request by U.S. Home Corporation for a PUD amendment for Ravinia based on the following findings and conditions: 1. All conditions of the preliminary approvals in Resolutions 2013-60 and 2013-61 remain in place and must be met, except as modified by this resolution. 2. All conditions of the final approvals in Resolution 2014-20 and 2014-21 remain in place and must be met, except as modified by this resolution. 3. The applicant is allowed to submit a final PUD development plan and final for 92 lots in Ravinia 7th Addition where 80 lots were originally proposed. 4. All platted lots shall comply with the approved Ravinia development standards. City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-__ Page 2 of 2 VOTING AYE VOTING NAY Guenthner, Ken Guenthner, Ken Hank, Pat Hank, Pat Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Thomas, Ron Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of December 2016. ___________________________________ Kenneth Guenthner - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Clerk City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-__ Page 1 of 2 Motion By: Seconded By: APPROVING A GRADING EXPANSION FOR “RAVINIA 7TH ADDITION” AND FUTURE PHASES PLANNED NORTH OF GLEASON PARKWAY (CITY FILE 16-030) WHEREAS, U.S. Home Corporation (dba Lennar) (“the applicant”) has requested approval to allow rough grading to occur on the portion of the property north of Gleason Parkway that is planned for future development phases: Insert Legal WHEREAS, the Final PUD Development Plan, master Development Contract and Final Plat for phase I were approved on April 24, 2014; WHEREAS, the plans submitted and approved in 2014 included a tree preservation plan and preliminary grading plan; WHEREAS, the applicant has requested the ability to rough grade the portions of the site north of Gleason Parkway in advance of final plat approval in order to be more efficient in their grading operations; WHEREAS, the ability to grade these future phases allows them to balance the site grades rather than truck the materials off-site, which will save the developer time and money and minimize traffic on City streets; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request by U.S. Home Corporation for a grading expansion for Ravinia based on the following findings and conditions: 1. All conditions of the preliminary approvals in Resolutions 2013-60 and 2013-61 remain in place and must be met, except as modified by this resolution. 2. All conditions of the final approvals in Resolution 2014-20 and 2014-21 remain in place and must be met, except as modified by this resolution. 3. The applicant must comply with the approved tree preservation plan. 4. The applicant must provide an updated grading plan showing tree protection fencing. 5. The amended grading plan is approved in accordance with plans dated October 18, 2016, except otherwise amended by this resolution. 6. Rough grading shall be permitted, but no street or utility work shall be permitted until the final plat is recorded at Hennepin County. City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-__ Page 2 of 2 7.The applicant shall comply with all conditions in the City Engineer’s memo datedNovember 23, 2016.VOTING AYE VOTING NAY Guenthner, Ken Guenthner, Ken Hank, Pat Hank, Pat Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Thomas, Ron Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of December 2016. ___________________________________ Kenneth Guenthner - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Clerk Technical Memo Wenck Associates, Inc. | 1800 Pioneer Creek Center | P.O. Box 249 | Maple Plain, MN 55359-0249 Toll Free 800-472-2232 Main 763-479-4200 Email wenckmp@wenck.com Web wenck.com - To: Kendra Lindahl From: Kevin Mattson, P.E., Kent Torve, P.E. Date: November 23rd, 2016 Subject: Ravinia Development – Phase 7 Extended Grading Request Lennar has submitted a request for approval for an extended grading area located within the Ravinia Development. The following conditions shall apply prior to beginning any tree removal or grading work: 1.Comply with any watershed and MPCA requirements for stormwater regulations. 2.Submit grading plans for review prior to construction. a.Plans may be modified based on drainage to (or from) adjacent properties. 3.Provide LOC to city. 4.Hold preconstruction meeting prior to construction activities. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 x x x 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Mary Matze through Kendra Lindahl, Landform DATE: November 23, 2016 for the December 1, 2016 Planning Commission Meeting RE: Public Hearing. Interim Use Permit for a community solar garden on a 74.9-acre site at 23710 State Highway 55 (PID 31-119-23-32-0001) (City File 16-032) 60-DAY REVIEW DEADLINE: January 7, 2017 1. Application Request The applicant has requested approval of an Interim Use Permit to allow operation of a community solar garden on the property at 23710 State Highway 55. 2. Context Level of City Discretion in Decision-Making The City’s discretion in approving or denying an interim use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the interim use permit. Zoning and Land Use The property is guided Light Industrial in the 2030 Future Land Use Plan and zoned Urban Reserve (UR). The property to the north is guided Rural / Ag Residential and zoned Rural Residential (RR). Property to the northeast half of the site is guided Light Industrial and zoned UR and Light Industrial (I-1). Property to the southeast is guided Commercial and zoned Community Commercial (C-2). Property to the west is located in Greenfield, MN. Natural Characteristics of the Site The site is currently used for farming and there are no trees present on site. The Hennepin County natural resource map shows that there are potential wetlands on site and that there are no forests or woodlands on-site. The applicant has provided a wetland delineation, which shows that there are wetlands present on the southern half of the site. Background On August 25, 2016 City Council adopted a solar ordinance that allows multiple types of solar facilities in the City. This ordinance was initiated at the request of the applicant, Minnesota Solar, Agenda Item: 7.c. Minnesota Solar IUP for Community Solar Garden (16-032) 2 December 1, 2016 who requested that the City adopt an ordinance that would allow Community Solar Gardens, specifically on this site. Community solar gardens produce energy that is channeled into the local power grid. While the energy produced by the community solar garden is used locally, it is technically purchased by subscribers that reside in Hennepin County or a neighboring county. While the ordinance includes provisions for many types of solar installations, Community Solar Gardens are the largest scale systems that are allowed in the new ordinance. The ordinance allows the City to approve community solar gardens via an Interim Use Permit. 3. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report. Interim Use Permit The applicant is requesting approval of an Interim Use Permit to allow construction and operation of a 5 megawatt (MW) community solar garden at 23710 State Highway 55. Community solar gardens are a result of state-mandated legislation that requires Xcel to generate a percentage of their energy from alternative energy sources. The community solar program allows subscribers within the same county or neighboring counties of the community solar garden to purchase energy produced by the community solar garden. Zoning and Land Use Section 1060.110 (Solar Energy Systems) of the Zoning Ordinance allows the City to approve Interim Use permits for Community Solar Gardens for property in the UR District, but limits the location to parcels guided Light Industrial and identified for staging in 2015 and beyond by the Sewer Staging Plan in the 2030 Comprehensive Plan. The subject property meets both of these requirements. Glare Section 1060.110, Subd. 3, 4 of the Zoning Ordinance requires the applicant to submit a glare study that analyzes the potential for permanent eye damage. If the results of the study demonstrate that there is potential for permanent eye damage, the ordinance requires that the applicant install panels with anti-reflective coating or textured glass. The applicant has provided a glint and glare study that shows that there will be potential for permanent eye damage in several areas of the site. The study notes that the effects of glint and glare may be mitigated through the use of vegetation. Staff has included a condition that the applicant install panels with anti-reflective coating or textured glass to mitigate the potential for permanent eye damage. Power and communication lines The facility does not require any sewer or water connection and will connect to the existing electrical infrastructure. Section 1060.110, Subd. 3, 5 of the Zoning Ordinance provides standards for power and communication lines. Specifically, the standard notes that lines running between banks of solar Minnesota Solar IUP for Community Solar Garden (16-032) 3 December 1, 2016 panels and to electric substations or interconnections with buildings shall be buried underground and that all new power lines shall be buried consistent with Section 945.060 (Other Utilities) of the Subdivision Ordinance. Section 945.060, Subd. 1 states that whenever existing utility facilities are located above ground, except when existing on public roads and right-of-way, they shall be removed and placed underground. Plans show that an underground circuit from the transformers on the southeast corner of the solar array to the right-of-way is planned along the access drive to the interconnection point at existing power lines at the southeast corner of the site on US Highway 55. Plans show that the applicant is planning on installing several power poles on the southeast corner of the site, however, this is not consistent with the requirements that all utilities be placed under ground. The memo from Minnesota Department of Transportation (MNDOT) dated October 25, 2016 notes that utility lines may not be located in the right-of-way. Staff has included a condition that all power lines be buried and that the applicant comply with the requirements in the MNDOT memo. Setbacks Section 1060.110, Subd. 3. A. 6. of the Zoning Ordinance provides standards for setbacks. The proposed project meets these setbacks as follows: Required (UR District) Proposed From residential dwelling units 100 feet Setback is greater than 100 feet Principal Front Setback 100 feet 100 feet Side 25 feet 25 feet Rear 30 feet 30 feet Panel Height The applicant’s narrative states that panels will meet the height requirements of the district, however, a detail of the solar panel has not been provided with the packet. It is staff’s understanding that the industry standard for panel height is significantly less than the code’s height restriction of 12 feet. Staff has included a condition that the applicant submit a panel detail for staff review prior to building permit. Screening/Landscaping Section 1060.110, Subd. 3. A. 8. of the Zoning Ordinance provides standards for landscaping. Applicants must install a mix of pollinator and native groundcover mix beneath panel arrays that provide native perennial vegetation and foraging habitat beneficial to gamebirds, songbirds, and pollinators and reduces stormwater runoff and erosion at the solar generation site, subject to the standards of Minnesota State Statutes §216B.1642. The state statute specifically refers to the Minnesota DNR’s “Prairie Establishment & Maintenance Technical Guidance for Solar Projects” which provides general guidelines for plantings. The applicant’s landscape plans demonstrate compliance with the standards provided in the DNR’s manual. Applicants are also required to provide a minimum of one coniferous or shade tree per 15 lineal feet Minnesota Solar IUP for Community Solar Garden (16-032) 4 December 1, 2016 of security fence and one tall shrub or hedge material per 10 lineal feet of security fence to buffer the solar energy system from adjacent properties and public rights-of-way. The ordinance allows Council to grant exceptions to buffering standards if the existing natural landscape provides screening from public right-of-ways and neighboring properties. There are some areas where existing wooded areas just outside of the perimeter of the property will provide natural screening. The applicant is requesting City approval to use these existing off-site trees to provide the required screening. Staff notes that existing trees on the neighboring properties are providing the existing screening on site and that it would be possible for those property owners to cut down their trees. In the areas where there is no natural screening, the applicant has provided a landscape buffer consisting of a mix of coniferous and deciduous trees and shrubs (196 trees and 389 shrubs). The plans meet the required number of trees and shrubs for those areas. Staff believes that using the off-site trees to provide screening is consistent with ordinance requirements. Landscape plans show a chain-link fence 6 feet in height with an additional 1-foot of barbed wire at the top. Section 1060.080, F. 3. states that fences over 6 feet in height shall meet all building setback requirements for the zoning district in which it is located. Plans generally comply with this requirement however, fencing on the western edge of the solar garden does not appear to meet the required setback. Staff has included a condition that the location of the fence be revised to comply with the setbacks for the UR Zoning District. Erosion and Sediment Control The plans show a stormwater pond in the northeast portion of the site. The applicant is also proposing limited site grading for the access routes. The City Engineer report notes several minor conditions related to labeling the plans. Staff has included a condition that the applicant comply with the City Engineer’s memo. Decommissioning Plan Section 1060.110, Subd. 4 of the Zoning Ordinance requires the applicant to provide the City with a decommissioning plan prepared by a professional engineer or a contractor outlining the financial resources available to pay for decommissioning and system removal, means for disposing, re-using, or recycling project components, and site restoration. This section also states that “The city may at its discretion require the owner and/or operator of the commercial or utility scale system to provide financial security in the form of a cash escrow, bond, or irrevocable letter of credit in an amount to be determined by Council.” The applicant has provided a decommissioning plan in their narrative that generally seems realistic with a $236,762 estimate for removal of the solar energy system. However, the plan has not been reviewed by an engineer or contractor to verify the cost of removal. Given that the technology and development type is new to the state, and no solar facilities have been tested for decommissioning, staff feels that requiring a financial security would be appropriate. The applicant has proposed a Security in the amount of $25,000, however, this is significantly less than the site decommissioning estimate of $236,762. The proposed security amount is less than Minnesota Solar IUP for Community Solar Garden (16-032) 5 December 1, 2016 11% of cost to demolish the facility. Staff does not believe that this is an adequate financial guarantee. Staff has researched a number of other community standards for how much security is required. This language was left intentionally vague as it truly is a policy issue for the City Council. We are not asking the Planning Commission to make a recommendation on the amount. Staff has included a condition that the decommissioning plan and cost for removal be verified by a certified engineer and that the applicant shall pay a financial security in an amount to be determined by City Council. Access/Traffic The applicant is proposing an entrance on the southeast corner of the property from Highway 55. Plans were sent to the Hennepin County Transportation Department and the Minnesota Department of Transportation (MNDOT) on October 25, 2016. MNDOT noted that power poles may not be located in the right-of-way. Staff has included a condition that the applicant work with MNDOT to address their comments. Parking/Drive Aisles The proposed community solar garden will have no on-site employees and does not allow public access, therefore no on-site parking is required. The applicant is showing a 16-foot wide access road on the southeast corner of the site. The City Engineer notes that a 20-foot wide emergency access road be provided. The Public Safety Committee reviewed the plans on November 22, 2016 and is requiring that the applicant also provide a turnaround. Staff has included a condition that the applicant comply with requirements from the City Engineer and with the requirements noted in the Public Safety Committee memo. Site Lighting The applicant is not proposing any lighting. Signage The applicant is not proposing any signage. However, public safety will require an address sign or other small sign identifying the location of the solar garden to be installed at the entrance off Highway 55. The sign must be installed in compliance with ordinance requirements. Maintenance The community solar garden will not have any employees on site. Panels are monitored from a remote computer system 24 hours a day, 365 days a year. The applicant’s narrative states that if there is a problem, personnel are dispatched to the site to make repairs. With the proposed native landscaping, minimal maintenance of the site will be required. However, the applicant’s narrative notes that grounds maintenance will be performed by two off-site crews on a monthly basis. Details about the maintenance plan, including how the perennial landscaping will be maintained must be submitted for review and approval by the city prior to issuance of permits. Minnesota Solar IUP for Community Solar Garden (16-032) 6 December 1, 2016 Wetlands The applicant has submitted a plan showing several wetbacks on the project site. Section 1050, Subd. 5 of the Zoning Ordinance requires wetland buffer strips and setbacks for lots of record created after March 23, 2004. Since the applicant is not subdividing, wetland buffers are not required by the City, however, they are strongly encouraged. The applicant will need to comply with Elm Creek Watershed Management Commission (ECWMC) standards for wetland buffers. Staff has included this as a condition of approval. The ECWMC approved the wetland delineation on May 4, 2016 earlier this year. Interim Use Permit Standards Section 1070.030 of the Zoning Ordinance establishes standards for an Interim Use Permit as follows: A. Meet the requirements of a conditional use permit set forth in Section 1070.020, Subd. 3. Section 1070.020 Subd. 3 of the Zoning Code provides seven factors that the Planning Commission should consider when evaluating a conditional or interim use permit as follows: i. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The application demonstrates compliance with the Comprehensive Plan and with the goals for public facilities and capital improvement plans. Chapter 4, Section 8 of the Comprehensive Plan states that the “City of Corcoran will protect [solar] access by requiring minimum standards for lot sizes, amounts of open space, yard setbacks, and maximum height of buildings for urban residents that create the opportunity for all building owners to develop solar energy facilities if desired. The proposed facility will have no impact on public facilities or capital improvement plans. While the facility is proposed on a site guided for industrial uses, the Zoning Ordinance limits the amount of solar in industrial-guided properties by requiring solar development in those areas identified for sewer staging in 2015 and beyond. In 30 years, the applicant will need to remove the use or return to Council to renew the Interim Use Permit. ii. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The establishment, maintenance or operation of the use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. Community solar gardens do not produce nuisance conditions such as noise or pollution and need minimal maintenance. The community solar garden will promote and enhance the general public welfare because the Zoning Ordinance requires the applicant to provide a mix of vegetation beneath the solar array that provides beneficial habitat for gamebirds, Minnesota Solar IUP for Community Solar Garden (16-032) 7 December 1, 2016 songbirds, and pollinators and that reduces stormwater runoff and erosion at the solar generation site. iii. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The use will have no impact to property values on property in the immediate vicinity of the proposed location. iv. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The property adjacent to the proposed community solar garden is also guided urban reserve, however, the parcels are currently developed as mini storage. If the mini- storage units were to be redeveloped the solar garden would not impact development of residential units on those parcels. v. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. The community solar garden does not require public facilities or services, therefore this condition is met. vi. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The use conforms to the applicable regulations of the UR District and to the performance standards of Section 1060.110 (Solar Energy Systems). vii. The conditional use and site conforms to performance standards as specified by this Chapter. The use and site conforms to the performance standards specified by this Chapter. B. The use is allowed as an interim use in the respective zoning district. Community solar gardens are allowed as an interim use in the UR District when the parcel is guided Light Industrial and identified for staging in 2015 and beyond in the Sewer Staging Plan in the 2030 Comprehensive Plan. C. The date or event that will terminate the use can be identified with certainty. Minnesota Solar IUP for Community Solar Garden (16-032) 8 December 1, 2016 The Zoning Ordinance requires that the Interim Use Permit expire 30 years from the date of issuance. D. The use will not impose additional unreasonable costs on the public. The use will not impose any additional costs on the public. E. The user agrees to any conditions that the City Council deems appropriate for permission of the use. The City Council has not issued any conditions related to this application. 5. Recommendation Move to recommend approval of the resolution approving the IUP for a Community Solar Garden. Attachments 1. Draft resolution approving Interim Use Permit 2. Site Aerial Location Map 3. Hennepin County Natural Resources Map 4. City Engineer’s memo dated November 22, 2016 5. Public Safety Memo dated November 23, 2016 6. Applicant’s Narrative dated October 18, 2016 7. Site Plan received November 8, 2016 City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-XX Page 1 of 3 Motion By: Seconded By: APPROVING AN INTERIM USE PERMIT FOR MINNESOTA SOLAR FOR A COMMUNITY SOLAR GARDEN AT 23710 STATE HIGHWAY 55 (PID 31-119-23-32-0001) (CITY FILE 16- 032) WHEREAS, the Minnesota Solar has requested approval of an interim use permit to allow a Community Solar Garden at property legally described as follows: That part of the Southwest Quarter, Section 31, Township 119, Range 223 EXCEPT that part thereof described as follows: Beginning at a point on the west line of said Southwest Quarter 379.48 feet North of the southwest corner thereof; thence East and parallel with the south line of said Southwest Quarter 751.4 feet; thence South and parallel with the west line of said Southwest Quarter to the northerly line of State Trunk Highway No. 55; thence Westerly along said northerly line to its intersection with the west line of said Southwest Quarter; thence North along said west line to the point of beginning. WHEREAS, the Planning Commission has reviewed the interim use permit at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for an interim use permit, subject to the following findings and conditions: 1. An interim use permit is approved to allow a community solar garden, in accordance with the application received by the City on October 25, 2016 and revisions received on November 8, 2016, except as amended by this resolution. 2. The Zoning Ordinance allows Community Solar Gardens as Interim Uses in the UR zoning district on properties that are guided industrial and are identified for sewer staging in 2015 and beyond in the 2030 Comprehensive Plan. Furthermore: 3. The applicant shall install photovoltaic panels that have an anti-reflective coating, textured glass, or equivalent material that demonstrates a reduction in the potential for after-image, as defined by Sandia National Laboratories. 4. No approvals are granted for impacts to wetlands. The applicant is responsible for coordinating with Elm Creek Watershed Management Commission for any required wetland of stormwater permits. 5. Prior to building permit, the applicant shall: a. Submit detailed drawings of photovoltaic panels and associated infrastructure to the City. b. Revise plans to demonstrate compliance with the required fence setbacks in the UR Zoning District. City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-XX Page 2 of 3 c. Revise plans to demonstrate compliance with Section 945.060, Subd. 1 (Other Utilities) of the Subdivision Ordinance. d. Provide a decommissioning plan verified by a certified engineer. e. Demonstrate compliance with the conditions of the City Engineer Memo dated November 22, 2016. f. Demonstrate compliance with the conditions of the memo from the Minnesota department of Transportation dated November 10, 2016. g. Provide proof of ECWMC approval for the project. h. Provide an updated maintenance plan for staff review and approval. i. Comply with all conditions in the public safety memo dated November 23, 2016. 6. Prior to beginning the site work, the applicant/landowner must: a. Record the approving resolution at Hennepin County and provide proof of recording to the City. b. Obtain all necessary approvals from MNDOT for work in the public right-of-way. c. Submit electronic files of the survey and site plan prepared by Westwood Engineering. to the City in AutoCAD format. d. Provide a financial guarantee for the decommissioning plan 7. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY Guenthner, Ken Guenthner, Ken Hank, Pat Hank, Pat Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Thomas, Ron Thomas, Ron City of Corcoran December xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-XX Page 3 of 3 Whereupon, said Resolution is hereby declared adopted on this xx day of December 2016. ___________________________________ Kenneth Guenthner - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator He nn e pin Cou n ty P ro perty Ma p Pr op osed lo ca tio n of Co mmun ity So lar G ar den Da te : 10 /31/2 016 Comm en ts: 1 inc h = 8 00 fee t PAR CEL ID: 31119 23 320 00 1 OWN ER N AME: E P Sc hu mac he r E ta l Tru stee s PAR CEL AD DRESS: 2 371 0 Sta te H w y No 55 , C or co ra n MN 5 53 57 PAR CEL AR EA: 74 acres , 3,223 ,402 sq ft A-T-B: Ab stra ct SAL E PR ICE: $4,10 0,00 0 SAL E D ATA: 1 0/20 04 SAL E C OD E: Exclu de d Fro m Ra tio Stud ies ASSESSED 20 15 , PAYABLE 201 6 PROPERT Y TYPE: Fa rm H OM ESTEAD : H ome ste ad M AR KET VAL UE: $1,4 12,00 0 TAX TO TAL: $11,754 .64 ASSESSED 20 16 , PAYABLE 201 7 PRO PER TY TYPE: Fa rm HO MESTEAD: Ho meste ad MARKET VALU E: $1 ,4 28 ,0 00 This data (i) is fur nish ed 'A S IS' wit h no represent at ion as t o com ple ten ess or acc urac y ; (ii) is furnis hed w it h n o war rant y of an y k ind; an d (ii i) is not sui tab le for lega l, engi neering or surv ey ing purposes . Hen nepin County s hall not be l iable fo r a ny damage, in jury or los s re sul ting f rom this dat a. COP YRIG HT © H EN N EPIN COU N TY 20 1 6 Da te : 11 /11/2 016 He nn e p in Co u nty Natu ra l R es o urc es Map Legen d Eco lo gically Signif icantAreas Lan d Co ver - Q u al it y High Q u alit y Go od Q u alit y Mode rat e Q ualit y Poor Q ualit y Al te red Non-N ativ e P lantCommunity: N ativ e S pec ie sPresent Al te red Non-N ativ e P lantCommunity: N o N ativ eSpecies Pre sent Co mm e nt s :¯PID: 3 111 9233 2 000 1 Add re s s: 2 3 710 STA TE H W Y N O 55, C OR C OR AN O wne r N am e: E P SC H UM AC H ERETAL TR U STEE S Acr es: 74 1 inc h = 8 00 f ee t This data (i) is fu rnished 'AS IS' wit h n o re prese nta tion as to completene ss or a ccuracy; (ii) is furnish ed wit h n o wa rran ty o f any kind; a nd (iii) is not suitab le f or leg al, e ng in ee rin g o r surveying pu rposes. He nnepin County sh all no t be lia ble for any d amag e, in jury or loss re sulting from this d at a.CO PYRIGHT © HENNEP IN COUNTY 20 16 Technical Memo Wenck Associates, Inc. | 1800 Pioneer Creek Center | P.O. Box 249 | Maple Plain, MN 55359-0249 Toll Free 800-472-2232 Main 763-479-4200 Email wenckmp@wenck.com Web wenck.com - To: Kendra Lindahl From: Kevin Mattson, P.E., Kent Torve, P.E. Date: November 22nd, 2016 Subject: MN Solar IUP – Plan Review Comments A concept figure, dated 9/20/16, has been received. The following comments are in regards to the plans submitted and should be considered in revisions to next submittal. General 1. Comply with any watershed and MPCA requirements for stormwater regulations. It appears that there are proposed wetland impacts in the NE corner of the project. 2. Resubmit construction plans for review prior to construction. 3. Hold preconstruction meeting prior to construction. Grading 4. Submit an exhibit that identifies offsite drainage flow paths. Maintain existing flow paths unless otherwise identified and approved by City. 5. Provide pond OCS details for control structures. 6. Identify and label all EOF locations and elevations. Streets 7. Expand the access road to provide a 20-foot wide emergency access to the facility. 8. Obtain driveway access approval from DOT and submit documentation to City. 9. Road section shall be a minimum of 12” aggregate base and pass a roll test after placement of materials as observed by City Engineer. End of Comments CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Public Safety Director Gottschalk Date: November 23, 2016 Re: MN Solar IUP A Public Safety review meeting for the proposed MN Solar project was held on 11/22/2016. In attendance were: Director of Public Safety Gottschalk, Lt. Burns, Fire Chief Leuer, Fire Marshal Kohnen, and Code Compliance Official Pritchard. The following are comments from the meeting: 1. Access road to be constructed per City Engineer’s memo. 2. The access road should extend to the north end of the property with a City approved turnaround. 3. The site shall be signed at the entrance to the public street. 4. City approved lock box(es) shall be installed at all secured/gated entrances. 5. Property landscaping shall be maintained as to prevent overgrowth. 6. Must maintain access throughout the site year-round. 7. An emergency plan should be in place. This shall include emergency contact information, shut-off locations, first responder shut-down procedures, and general site information.                                             INTERIM  USE  PERMIT  APPLICATION     October  18,  2016   2   COVER  LETTER     October  18,  2016         Brad  Martens   City  Administrator   City  of  Corcoran  City  Hall   8200  County  Road  116     Corcoran,  MN  55340     RE:  Application  by  Minnesota  Solar  LLC  for  an  Interim  Use  Permit  to  Construct  and  Operate  a   Community  Solar  Garden:  Parcel  ID  31-­‐119-­‐23-­‐32-­‐0001     Dear  Brad:     Pursuant  to  §1060.100  of  the  new  ordinance  of  the  City  of  Corcoran  (the  “City”)  regarding  solar  energy  systems   and,  specifically,  community  solar  gardens,  Minnesota  Solar  LLC  is  submitting  this  Interim  Use  Permit  (“IUP”)   application  for  a  solar  garden  on  property  located  at  23710  Highway  55  (the  “Property”).    We  believe  the  Property   is  well  qualified  for  the  interim  use,  as  it  conforms  to  all  the  criteria  delineated  by  the  city.    It  is  located  in  the   Urban  Reserve  District,  guided  Light  Industrial,  and  is  identified  for  staging  in  2015  and  beyond  by  the  Sewer   Staging  Plan  in  the  City’s  2030  Comprehensive  Plan.         Enclosed  you  will  find  the  full  IUP  application,  which  is  proposed  for  five  (5)  contiguous  community  solar  gardens   of  1  MW  each.    We  believe  that  this  community  solar  garden  is  an  ideal  candidate  for  an  interim  use  permit  on  this   property.    Minnesota  Solar  LLC  is  a  turnkey  community  solar  developer,  coordinating  all  project  details— development,  permits,  finance,  construction,  management,  insurance,  maintenance,  monitoring,  and  customer   service.           We  are  looking  forward  to  working  with  the  City  on  this  project,  and  we  appreciate  the  steps  it  has  taken  so  far  in   working  with  us  to  enact  this  ordinance.  Please  contact  us  with  any  questions,  comments,  or  points  for   clarification.         Sincerely,     Michelle  Matthews,  VP  of  Business  Development  &  Regulatory  Affairs   T  ●  612.260.2230     MINNESOTA  SOLAR  LLC   100  North  6th  Street,  Suite  222C   Minneapolis,  Minnesota,  55403     3   CONTENTS CONTENTS ..................................................................................................................................................... 3   1.  SITE  DESCRIPTION  AND  NATURE  OF  THE  REQUEST ..................................................................................... 4   2.  PROPERTY  ATTRIBUTES  AND  IMPACT  ON  ADJOINING  PROPERTIES .............................................................. 5   3.  SITE  PLAN  &  SETBACKS ............................................................................................................................ 5   4.  HOURS  AND  DAYS  OF  OPERATION ............................................................................................................ 5   5.  UNDER-­‐ARRAY  VEGETATION  –  SEEDING  FOR  NATIVE  VEGETATION .............................................................. 6   6.  LANDSCAPING  AND  SCREENING  PLANS ..................................................................................................... 6   7.  DRIVEWAYS,  ACCESS  ROADS  AND  PARKING  SPACES ................................................................................... 8   8.  DRAINAGE  AND  GRADING  PLAN ............................................................................................................... 9     APPENDIX  A  –  ALTA  SURVEY   APPENDIX  B  –  GLARE  STUDY   APPENDIX  C  –  SITE  PLAN   APPENDIX  D  –  PRELIMINARY  DRAINAGE  REPORT   APPENDIX  E  –  EROSION  CONTROL  PLAN   APPENDIX  F  –  WETLAND  DELINEATION  REPORT       4   1. SITE  DESCRIPTION  AND  NATURE  OF  THE  REQUEST   This  application  is  for  an  interim  use  permit  for  the  construction  and  operation  of  a  community  solar  garden  on  a   site  we  call  “Corcoran.”    The  proposed  solar  garden  is  fully  described  throughout  the  sections  below.    This   proposed  array  will  be  a  community  solar  garden,  meaning  that  residents  and  businesses  in  Corcoran  or  adjacent   cities  or  towns  who  are  Xcel  Energy  customers  will  be  able  to  subscribe  to  a  portion  of  the  electricity  generated   and  receive  bill  credits  on  their  retail  electric  bills.    In  this  way,  local  residents  and  businesses  benefit  directly  from   the  array  and  its  renewable  energy.   The  proposed  community  solar  garden  is  located  in  the  furthest  southwest  corner  of  the  City  of  Corcoran,  along   Highway  55.    It  is  slated  for  future  industrial  development,  and  we  have  structured  the  proposed  garden  with  a   large  south,  highway-­‐facing  setback  to  accommodate  industrial  development.     The  major  equipment  components  of  a  community  solar  garden  are  solar  panels,  inverters,  and  racking.  Fixed-­‐tilt   solar  racks  provided  by  a  vetted  manufacturer  hold  up  the  solar  panels,  which  reach  10  to  12  feet  off  of  the  ground   at  the  highest  point.    Fixed-­‐tilt  racks  are  installed  with  driven  piles  that  are  embedded  into  the  ground  to  the   appropriate  depth  to  guarantee  long-­‐term  stability  and  structural  soundness,  based  on  detailed  structural  and   geotechnical  analysis.    Driven  piles  also  facilitate  decommissioning  at  the  end  of  the  life  of  the  solar  garden,  as   they  do  not  require  cement  foundations.    Most  importantly,  we  offer  ongoing  maintenance  of  all  of  our  solar   gardens.  On  a  consistent  schedule,  we  will  analyze  solar  array  performance,  detecting  and  diagnosing  any   production  outages,  identifying  and  addressing  underperformance  issues,  managing  service  teams  and  technicians,   and  contacting  landowners  and  the  utility.    All  of  our  solar  gardens  operate  and  are  monitored  24  hours  a  day,  365   days  a  year  after  construction  is  complete  and  the  system  is  producing.    We  monitor  the  garden  remotely  through   a  computer  acquisition  system,  both  to  monitor  system  performance  as  well  as  to  detect  any  potential  problems.     In  the  case  of  any  problem  or  outage,  we  can  dispatch  personnel  appropriately  to  address  the  concern.     5   2. PROPERTY  ATTRIBUTES  AND  IMPACT  ON  ADJOINING  PROPERTIES   The  proposed  Corcoran  site  is  a  75-­‐acre  parcel.  To  provide  more  detailed  information  about  the  site,  we  have   enclosed  an  uncertified  ALTA  Survey  (Appendix  A)  to  document  the  current  site,  and  we  are  open  to  further   inquiries  by  the  city  as  we  go  through  the  permitting  process.    In  order  to  accommodate  future  industrial   development  to  this  area  of  Corcoran,  we  have  situated  the  solar  garden  further  north  on  the  property.    This   leaves  room  for  businesses  to  develop  the  most  visible  and  accessible  portion  of  the  property,  along  Highway  55.   In  general,  large  solar  gardens  need  sites  with  substantial  acreage  (more  than  is  commonly  available  or  economic   in  higher-­‐density  urban  areas),  soils  sufficient  to  support  the  equipment,  access  to  adequate  electric  transmission   facilities,  and  clear  access  to  sunlight.  In  other  words,  a  shaded  commercial  parcel,  situated  between  taller   buildings,  isn’t  practicable  for  a  solar  garden.  In  addition,  solar  arrays  require  no  water  or  other  infrastructure   improvements,  allowing  them  to  be  located  outside  developed  areas  without  imposing  burdens  on  public  facilities.   This  site  contains  the  many  characteristics  needed  for  a  solar  array,  as  noted  above.     We  anticipate  that  this  solar  garden  will  have  minimal  impacts  on  the  adjoining  properties.    The  property  to  the   east  is  a  storage  facility,  and  the  agricultural  property  to  the  north  is  separated  from  the  proposed  solar  array  with   dense  vegetation.    While  there  is  residential  property  to  the  west,  the  array  will  be  set  back  considerably  from   these  residences  and  also  separated  by  a  vegetated  buffer.    In  addition,  we  consider  solar  gardens  to  be  good   neighbors.    They  do  not  generate  any  dust,  noise  or  odors.    After  construction,  they  generate  very  little  traffic,  and   they  provide  energy  to  the  local  community.    To  address  any  concerns  regarding  glare,  we  have  provided  a   detailed  glare  study  as  Appendix  B.       With  respect  to  this  parcel  of  land,  Minnesota  Solar  LLC  is  working  in  conjunction  with  a  willing  and  interested   landowner.    They  see  the  potential  for  future  industrial  development  in  this  area,  but  it  is  too  soon  for  full-­‐on   investment  and  development.    A  solar  garden  is,  essentially,  a  friendly  neighbor  that  not  only  provides  benefits  to   the  current  neighbors  but  also  buys  time  before  the  rest  of  the  land  is  developed.    It  does  not  impede  any  orderly   development  of  the  neighborhood.     3. SITE  PLAN  &  SETBACKS   A  preliminary  site  plan  is  enclosed  as  Appendix  C  to  highlight  our  vision  for  the  community  solar  garden  and  its   conformance  with  required  setbacks,  height  and  coverage  limitations  for  the  LI  District.  The  proposed  solar  garden   is  not  located  within  100  feet  of  any  residential  dwelling  units,  and  all  power  and  communication  lines  running   between  the  banks  of  panels  and  to  the  on-­‐site  transformers  are  buried  underground.    There  are  no  buildings  to   be  constructed  or  utilized.    As  the  process  of  detailed  engineering  continues  in  the  coming  weeks,  there  may  be   some  changes  made  to  ensure  compliance  with  Xcel  Energy  and  the  city.       4. HOURS  AND  DAYS  OF  OPERATION   An  operational  solar  garden  is  a  mostly-­‐unmanned  facility,  without  any  moving  parts  or  noise.    It  is  monitored   remotely  for  efficient  operation  and  will  only  require  quarterly  visits  for  preventive  maintenance  and  some   potential  repair  visits  due  to  routine  maintenance  requirements.    In  both  cases,  crews  will  arrive  in  a  truck  with   approximately  two  technicians  to  perform  the  necessary  tasks.    In  addition,  on  an  estimated  monthly  basis,  ground   maintenance  crews  will  arrive  in  the  summer  seasons  for  vegetation  control  and  other  such  ground  maintenance   activities.   6   Hours  or  operation  for  a  solar  garden  are  sunrise  to  sunset.  However,  there  will  be  no  on-­‐site  personnel  during   normal  operational  hours,  except  for  the  minimal  visits  for  preventive  and  corrective  maintenance  as  described   above.  The  facility  will  be  fenced,  locked,  and  remotely  monitored.   5. UNDER-­‐ARRAY  VEGETATION  –  SEEDING  FOR  NATIVE  VEGETATION   MN  Solar  LLC  is  committed  to  planting  native  grasses  to  blanket  the  ground  beneath  our  solar  gardens,  consistent   with  Minn.  Stat.  §216B.1642  and  the  city’s  ordinance.    As  such,  we  plant  a  diverse  mix  of  multiple  species  of  low-­‐ lying,  deep-­‐rooted  grasses.    A  recent  study  has  shown  that  these  native  plantings  reduce  storm  water  runoff  by   23%  for  the  2-­‐year  storm  (2.9  inches  of  rain)  and  8%  for  the  100-­‐year  storm  (7.8  inches  of  rain)  (Jeffrey  Broberg,   “Utility  &  Community  Solar  Should  Use  Native  Landscaping,”  http://cleantechnica.com/2016/03/15/utility-­‐and-­‐ community-­‐solar-­‐should-­‐use-­‐native-­‐landscaping/).     At  the  end  of  our  solar  gardens’  25-­‐year  life,  we  decommission  our  projects.    In  other  words,  we  remove  the  solar   system  and  return  the  land  to  the  way  we  found  it  (details  below).    We  remove  the  solar  panels  and  racking,  the   concrete  inverter  pads,  and  all  other  equipment.    Because  we  use  helical  piles  driven  into  the  ground,  removing   the  system  is  relatively  simple  and  disrupts  the  land  very  little.    Neighbors  are  left  with  an  undisturbed  field  of   native  grasses.    The  solar  garden  is  not  a  permanent  transformation  of  the  land,  and,  once  decommissioned,  the   vegetation  is  as  good  as,  or  better  than,  CRP  land.       At  Minnesota  Solar  LLC,  we  are  committed  to  using  pollinator-­‐friendly  vegetation  mix  underneath  the  solar  panels   and  in  the  surrounding  areas  within  the  project  site.    We  propose  using  a  seed  mix  design  specific  to  this  site  based   on  the  parameters  and  methodology  defined  by  the  Minnesota  Department  of  Transportation:    http://www.dot.state.mn.us/environment/erosion/pdf/native-­‐seed-­‐mix-­‐dm.pdf     The  design  goals  for  this  solar  garden  seed  mix  will  be  to:   • Withstand  harsh  climate  conditions   • Minimize  maintenance  costs   • Minimize  erosion   • Improve  water  quality   • Reduce  storm  water  runoff     We  will  work  with  a  local  landscaping  company  to  maintain  the  vegetation,  mowing  it  and  maintaining  it  as  needed   to  maximize  weed  and  erosion  control,  while  also  not  restricting  any  sunlight  reaching  the  solar  panels.   6. LANDSCAPING  AND  SCREENING  PLANS   We  understand  and  appreciate  that  many  communities—like  Corcoran—would  like  to  see  landscape  screening  on   the  periphery  of  solar  gardens  developed  in  their  areas.    We  have  confronted  this  head-­‐on  in  other  communities   across  the  region  by  proposing  optimal  species  and  locations  for  screening  our  projects.    Minnesota  Solar  LLC  has   consulted  with  both  local  contractors  and  arborists  with  experience  in  landscape  screening  in  the  area  inform  our   landscaping  plan.  They  have  provided  the  exact  size,  quantity,  planting  spacing,  and  appropriate  species  of   vegetation  to  accomplish  effective  screening.  In  addition,  the  following  document  was  referenced  to  determine   which  species  of  vegetation  would  be  appropriate  for  the  City  of  Corcoran:   • Minnesota’s  Native  Vegetation:  A  Key  to  Natural  Communities,  version  1.5   7   Minnesota  Solar  LLC  proposes  to  plant  a  mix  of  species  of  trees  and  shrubs  to  act  as  screening.  Figures  1  and  2   show  samples  of  the  preferred  White  Cedar  Evergreen  and  Black  Hills  Spruce  (final  selection  depending  on   availability),  while  Figures  3  and  4  show  seasonal  samples  of  the  deciduous  dogwood  hedge.                        Figure  1:  Example  of  White  Cedar  Evergreen                                                          Figure  2:  Example  of  Black  Hills  Spruce        Figure  3:  Dogwood  hedge  examples,  summer  and  fall   Our  proposed  solar  garden  site  is  unusual  in  that  it  has  a  periphery  of  natural  vegetation.    As  you  can  see  in  the   birds’  eye  view  below,  the  northern  and  western  boundaries  of  the  property  are  lined  with  trees.    On  the  eastern   edge,  there  is  a  line  of  vegetation,  as  well.    It  is  spottier,  however,  and  we  would  ensure  that  our  screening   conforms  to  the  required  landscaping  enumerated  in  the  ordinance.    In  addition,  we  will  screen  the  southern   boundary  of  the  solar  garden  to  shield  any  sightlines  from  future  industrial  development  on  the  southern  part  of   the  parcel  (highlighted  in  orange  below).       8       PLANTING  METHODOLOGY   The  evergreen  trees  we  would  propose  using  will  be  approximately  7  feet  tall  at  planting,  planted  at  16  or  8  feet  on   center,  depending  on  the  species.  Within  two  growing  seasons,  the  trees  will  significantly  screen  the  perimeter  of   the  solar  garden.    We  will  add  dogwood  bushes  and  serviceberry.    In  addition,  we  ensure  that  our  landscape   contractors  provide  first-­‐year  watering,  while  the  plants  are  establishing  and  a  full  year  of  care,  maintenance,  and   warranty.   FENCING  DETAILS   In  addition  to  vegetative  screening,  our  solar  garden  will  include  a  fence  around  the  entire  perimeter.    This  is  for   security  purposes.    We  propose  a  chain  link  fence,  approximately  7-­‐foot  tall.    While  the  security  fence  will  run  the   entire  perimeter  of  the  project,  the  location  and  length  of  the  proposed  vegetative  screening  for  the  Corcoran  site   is  depicted  in  orange  above.   7. DRIVEWAYS,  ACCESS  ROADS  AND  PARKING  SPACES   The  existence  of  an  access  road  through  the  middle  of  the  solar  array  is  important  for  a  few  reasons.    For  one,  it   provides  necessary  access  for  constructing  and  removing  the  garden,  as  well  as  consistent  mowing  and   maintenance  over  the  years.    Additionally,  it  provides  access,  if  necessary,  for  emergency  crews.  There  is  a   relatively  simple,  three-­‐part  process  for  creating  the  access  road:       (1) Remove  16-­‐foot  wide  area  of  topsoil,  and  store  this  onsite  as  a  berm,   (2) Lay  down  a  geotech  fabric  barrier,  if  necessary,  then     9   (3) Add  approximately  four  to  eight  inches  of  aggregate.       Typically,  only  8-­‐12  inches  of  topsoil  is  removed.  (Only  the  amount  needed  to  enable  a  strong  support  base  for  the   road.)  In  areas  of  particularly  soft  soils,  additional  excavation  and/or  stabilization  of  the  subgrade  may  be  required.     The  amount  of  aggregate  necessary  depends  on  the  depth  of  soil  at  each  particular  site.  The  idea  is  to  emulate  the   original  grading  on  the  site  for  the  purposes  of  maintaining  the  existing  drainage  and  runoff  patterns.  By   constructing  the  access  road  at  the  level  of  the  existing  grade  and  maintaining  the  current  drainage  patterns,  the   impact  to  the  surrounding  lands  is  minimalized.       The  amount  of  aggregate  necessary  depends  on  the  depth  of  soil  at  each  particular  site.    The  idea  is  to  emulate  the   original  grading  on  the  site  for  the  purposes  of  drainage  and  runoff.    At  the  end  of  the  25-­‐year  life  of  the  solar   garden,  the  removal  of  the  road  is  simple.    A  bulldozer  is  able  to  dig  down  inches  to  remove  the  aggregate  as  it  was   laid  down.    The  barrier  is  removed,  and  the  stored  topsoil  is  replaced.     The  proposed  solar  garden,  once  operational,  requires  no  daily  traffic.    Quarterly  trips  may  be  necessary  for   preventive  maintenance,  plus  monthly  trips  in  the  summer  for  ground  maintenance.    Please  see  additional  details   above.    During  the  operational  phase  of  the  solar  garden,  there  will  be  approximately  two  parking  spots  on-­‐site   and  within  the  boundaries  of  the  perimeter  fence.    During  construction,  a  temporary  parking  area  will  be  created   for  installation  crews  and  delivery  trucks  of  the  solar  equipment  (as  needed  for  the  different  phases  of  delivery  of   equipment),  as  well  as  to  accommodate  construction  and  supervision  personnel  for  proper  execution  of  the   project.   8. DRAINAGE  AND  GRADING  PLAN   Minnesota  Solar  LLC  proposes  no  substantial  grading  or  filling  at  this  time  as  grading  is  minimally  required  on  some   areas.    However,  a  preliminary  drainage  study  is  included  as  Appendix  D  for  review  by  the  city.    In  addition,  we   have  provided  an  erosion  control  plan  (Appendix  E)  and  Wetland  Delineation  Report  (Appendix  F)  for  approval  by   the  City  Engineer.    This  provides  information  regarding  erosion  mitigation  measures  during  construction  and   identifies  critical  areas.    The  information  above  regarding  landscaping  and  under-­‐array  seeding  further  adds  to  the   erosion  control  measures  we  plan  to  undertake.           9. ENVIRONMENTAL  IMPACT   The  National  Renewable  Energy  Laboratory  recently  studied  the  environmental  effect  of  solar  panel  manufacturing   and  concluded  that  the  manufacturing  energy  cost  versus  the  energy  payback  is  less  than  4  years.    A  community   solar  garden,  like  the  Corcoran  project  proposed  here,  will  provide  25+  years  of  pollution-­‐free  and  greenhouse  gas-­‐ free  electrical  generation.       In  addition  to  the  positive  effects  of  solar  energy,  several  of  the  sections  above  detail  how  and  why  a  solar  garden   does  not  have  adverse  effects  on  the  environment.    Because  we  choose  sites  that  are  relatively  flat,  and  because   our  solar  panels  and  racking  systems  can  accommodate  some  undulation  and  variation  in  topography,  we  need  to   do  very  little,  if  any,  grading  on  the  site.    In  addition,  the  native  grasses  that  we  plant  beneath  and  between  the   rows  of  solar  panels  reduce  runoff  (compared  to  row  crops).    These  are  just  a  few  of  the  reasons  that  our  proposed   use  does  not  adversely  affect  the  environment  –  in  fact,  it  does  quite  the  opposite.     10. DECOMMISSIONING  PLAN   PROCEDURE  FOR  DECOMMISSIONING  AT  END  OF  LIFE  OF  THE  COMMUNITY  SOLAR  GARDEN   10     A  community  solar  garden  consists  of  numerous  recyclable  materials,  including  glass,  semiconductor  material,   steel,  aluminum,  copper,  and  plastics.    When  the  project  reaches  the  end  of  its  operational  life,  which  we  expect  to   be  25  years  from  now,  but  could  be  in  excess  of  40  years,  the  component  parts  will  be  dismantled  and  recycled  as   described  below.    In  addition,  the  decommissioning  can  also  take  place  after  twelve  (12)  months  of  non-­‐operation,   as  required  by  the  site  lease  and  the  city.     At  the  time  of  decommissioning,  the  project  components  will  be  dismantled  and  removed  using  minimal  impact   construction  equipment,  and  materials  will  be  safely  recycled  or  disposed.    Specific  opportunities  for  reuse  or   recycling  (e.g.,  panels)  will  be  considered  to  the  maximum  amount  practicable.  Where  such  options  are  not  viable,   components  will  be  decommissioned  and  disposed  of  at  an  appropriately  licensed  facility.       As  laid  out  below,  the  security  fence  and  equipment  will  be  dismantled,  stored  on  site  and  then  transported  to  the   appropriate  locations.  All  access  roads  will  be  removed,  and  grading  will  be  returned  to  original  state  (unless   determined  otherwise  by  the  landowner  and/or  city).    Based  on  our  preliminary  designs,  we  expect  that  the  solar   gardens  will  be  installed  with  minimal,  if  any,  grading  required.  Hence  any  restoration  activities  at  the  time  of   decommissioning  will  likewise  require  minimal  re-­‐grading.       MN  Solar  LLC  will  be  responsible  for  all  the  decommissioning  costs.    The  elements  of  such  decommissioning  will  be:     a. Obtain  any  permits  required  for  the  decommissioning,  removal,  and  legal  disposal  of  project  components   prior  to  commencement  of  decommissioning  activities   b. Remove  and  dispose  all  equipment  components     c. Remove  all  hazardous  materials  (if  any)  and  transport  them  to  be  disposed  of  by  licensed  contractors  at   an  appropriate  facility,  in  accordance  with  rules  and  regulations   d. If  appropriate,  re-­‐grade,  and  re-­‐vegetate  in  accordance  with  permits  and  in  compliance  with  all  applicable   rules  and  regulations   e. Preserve  and  reclaim  the  soils  on  the  project  site  to  a  level  of  pre-­‐project  quality   f. Reclaim  soils  in  the  access  driveway  and  equipment  pad  areas  by  removing  imported  aggregate  material   and  concrete  foundations  and  replace  with  soils  as  needed   g. Remove  electrical  conduits  and  backfill  trenches  with  the  native  soils  removed   h. Reseed  and  mulch  disturbed  areas  using  a  seed  mix  pre-­‐approved  by  the  city   TEMPORARY  EROSION  CONTROL     During  the  decommissioning  of  the  project,  Minnesota  Solar  LLC  will  use  appropriate,  temporary  (construction-­‐ related)  erosion  and  sedimentation  control  best  management  practices.     EQUIPMENT  REMOVAL  PROCESS     The  decommissioning  of  the  project  proceeds  in  reverse  order  of  the  installation:       1. The  solar  system  will  be  disconnected  from  the  utility  power  grid.   2. PV  modules  will  be  disconnected,  unattached,  collected,  and  removed.   3. Site  aboveground  and  underground  electrical  interconnection  and  distribution  cables  will  be  removed  and   recycled  off-­‐site  by  an  approved  recycler.   4. PV  module  support  racking  will  be  removed  and  recycled  off-­‐site  by  an  approved  recycler.   5. PV  modules  support  steel  and  support  posts  will  be  removed  and  recycled  off-­‐site  by  an  approved   recycler.   6. Electrical  devices,  including  transformers  and  inverters,  will  be  removed  and  recycled  off-­‐site  by  an   approved  recycler.   11   7. Concrete  pads  will  be  removed  and  recycled  off-­‐site  by  an  approved  recycler.   8. Fencing  will  be  removed  and  recycled  by  an  approved  recycler.     The  project  site  may  be  converted  to  other  uses  in  accordance  with  applicable  land  use  regulations  at  the  time  of   decommissioning.    There  are  no  permanent  changes  to  the  site,  and  it  can  be  restored  to  its  original  condition.  This   is  one  of  the  many  great  things  about  solar  gardens.  If  desired,  the  site  can  return  to  productive  farmland  after  the   system  is  removed.     ESTIMATED  COST  OF  DECOMMISSIONING     The  estimated  cost,  salvage  value,  and  net  costs  of  decommissioning  the  project:                                                                                       DECOMMISSIONING  FUND     The  purpose  of  the  decommissioning  fund  is  to  ensure  there  is  sufficient  money  available  to  return  the  project  site   to  the  appropriate  condition  at  the  end  of  the  project’s  useful  life  or  earlier,  should  the  solar  garden  cease   operations  for  a  twelve-­‐month  period.     The  city  will  be  the  designated  beneficiary  of  the  fund  and  will  be  provided  a  copy  of  the  document,  establishing   the  security  before  construction  commences.    The  decommissioning  fund  will  initially  be  an  irrevocable  standby   letter  of  credit  or  escrow  funds  (the  “Security”).    If  Minnesota  Solar  is  unable  or  unwilling  to  commence   decommissioning  activities  within  a  reasonable  period  of  time,  not  to  exceed  the  allotted  twelve-­‐month  period,   the  City  of  Corcoran  will  be  granted  access  to  demand  payment  under  the  Security.    The  Security  will  be  in  the   amount  of  $25,000.         12     CONCLUSION   MN  Solar  LLC’s  proposed  Corcoran  solar  garden  complies  with  all  substantive  requirements  of  the  city’s  ordinance.   In  addition,  its  operation  can  generate  direct  benefits  for  city  residents  subscribing  to  the  project.      We  appreciate   the  time  and  effort  you  have  already  put  into  the  community  solar  garden  effort,  and  we  look  forward  to  bringing   the  first  solar  garden  to  the  City  of  Corcoran.       Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 MEMORANDUM 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net DATE November 14, 2016 TO Brad Martens CC City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications The following is a summary of project status for current, active projects: 1.Interim Use Permit for a Conditional Home Occupation License for an upholstery business (Designers Choice Upholstery) located at 20125 County Road 117 (PID 02-119-23-12-0005) (city file no. 16-013). The applicant is incomplete, but will be scheduled for a public hearing at the Planning Commission and City Council review when complete. Staff is following up with applicant to complete the application. 2.Residential Design Standards (city file 16-024). The Zoning Ordinance provides design standards for all new single family homes. Recently, the City Council approved some changes to those standards for the Ravinia development and asked staff to consider changes to the section. The Planning Commission held a public hearing at the November 3rd meeting and the City Council will review at their November 21st meeting. 3.Industrial Lot Standards. Staff received a request from the property owner at 19905 75th Avenue to consider changes to the minimum lot size standards in the Industrial zoning districts. Staff prepared a summary of the issues for City Council consideration at the August 25th meeting. At the September 8th Council meeting, the Council directed the City Administrator to work with Maxfield Research and have them include their analysis in the Market Study that they will complete in November. 4.Lennar Preliminary Plat, PUD Preliminary Development Plan and Rezoning for Schwalbe property (PID 36-119-23-14-0001) (city file 16-026). Lennar has submitted the application for approval. The Planning Commission held a public hearing at the November 3rd meeting and Council action is expected on November 21st. 5.Sign Ordinance Amendment to allow Dynamic Signs in the MP District (city file 16-029). The City Council directed staff to amend the Zoning Ordinance to allow dynamic signs in the MP district. This text amendment would allow Maple Hill Estates and Mobile Hope to build the sign that the Council denied the variance for on October 13th. The amendment is scheduled for a public hearing at the Planning Commission on December 1st and City Council action on December 19th. 6.Lennar request for a PUD Amendment for Ravinia 7th Addition (city file 16-030). Lennar has submitted a request for a PUD amendment to allow a different mix of lot sizes in the 7th Addition than originally proposed. The item has been scheduled for a public hearing at the December 1st Planning Commission and action at the December 19th City Council meeting. 7.PUD Sketch Plan for Nichols Property at 6351 CR 101 (PID 36-119-23-44-0012) (city file 16-031). The landowners have submitted an application for PUD concept plan review. This item is scheduled for review at the November 21st City Council meeting. Agenda Item ____ 8a. MEMORANDUM 2 8. Interim Use Permit for a solar farm at 23710 State Highway 55. (PID 31-119-23-32-0001) (City File 16-032). The City recently amended the Zoning Ordinance to allow solar farms in certain districts. The landowners have requested approval for this site. The item has been scheduled for a public hearing at the December 1st Planning Commission and action at the December 19th City Council meeting. Also, there are a number of projects that have been approved, but are still not filed and closed out: 1. Corcoran Business Park (City file 06-005). The City Council granted a one year extension to the final plat approval, which expired on April 12, 2011. Staff has spoken to the applicant and is still working to close out this project. Staff has spoken to the applicant and will schedule a meeting when more information is available on the Loretto sewer project. 2. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (City file 12-002). Hope Ministries submitted a request for a conditional use permit to allow a cemetery west of the existing church. The application was approved by the City Council on March 22nd and site work had begun. The letter of credit for site improvements has been released, but we are holding the escrow pending completion of the approved landscaping. The applicant has indicated that they are considering a site plan amendment application to modify the approved plans. Staff met again with Pastor Brian Lother in December to try to finalize this issue and address some other questions or concerns from him. We hope to be able to wrap this up in the near future. 3. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning for on Schendel property at 20400 County Road 10 (City file 14-027). The City Council approved the request on December 11, 2014 and granted the applicant 2 years to apply for the final plat and final PUD development plan. Peachtree Partners did not buy the property, but a different developer could still proceed with the approved plan. The next step would be for a developer to submit a final PUD plan and plat prior to expiration of the approvals on December 11, 2016. 4. Commercial Door Addition at 7670 Commerce Street (City file 15-010) The City received an application for approval of a building addition, which required a conditional use permit, interim use permit, variance and site plan approval. The project was reviewed at a public hearing at the June 4th Planning Commission meeting and was approved by the City Council on June 25th. The required landscaping will be finalized and constructed after the downtown infrastructure project is completed. The City will release the remaining escrow when the planting is completed. 5. “Strehler Estates” Final Plat (PID 17-119-23-32-0004) (city file no. 16-001). The applicant submitted a request for approval of a preliminary plat to create 4 lots and an ordinance amendment to allow a private drive for property at 22900 Strehler Road. The City Council approved both items on October 8th. The final plat was approved by the City Council at the January 28th meeting. A stop work order was issued last week as the developer began construction of the private drive in advance of filing the plat. The applicant is working to address the conditions of approval and then will record the final plat at Hennepin County. 6. Private Drive Ordinance Amendment (City file 16-003). The City Council approved an ordinance amendment allowing private drives in the Rural Residential district, subject to certain conditions. However, after adoption the City Council directed staff to revisit this issue and consider an ordinance amendment to eliminate the requirement that private drives off paved roads must be paved. The City Council approved the amendment on May 26th. The Council also identified additional issues that should be reviewed and discussed at a future date. 9. IUP for Commercial Kennel for Daniel Benjamin at 19520 Stieg Road (City File 16-020). Daniel Benjamin has submitted an application for an IUP for a commercial kennel. The kennel would be located on his property, would be owned and operated by him and would have employees. The Planning Commission recommended approval after the public hearing at the August 4th Planning Commission and the request was approved by the City Council on August 25th. The applicant is working to address the conditions of approval and will then apply for a building permit. MEMORANDUM 3 10. Park Place Storage request for Rezoning, Variance, Conditional Use Permit, Site Plan and Preliminary Plat (City file 16-002). The City Council reviewed a sketch plan last year for expansion of the existing mini-storage facility. The applicant has submitted the application, but is working to provide additional information for completeness. The Planning Commission reviewed this item at a public hearing on September 1st and voted to recommend approval. The City Council approved the request on September 22nd. 11. Development Rights Map Update (city file 16-023). Staff is requesting City Council approval to spend planning funds to update the development rights map. This is an administrative action, but due to the fact that the map has not been updated since 2006, the effort will involve more staff time than a typical map update. The City Council directed staff to make the update and the work has been completed. 8b. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: December 1, 2016 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report ______________________________________________________________________ The Planning Commission last met on November 3, 2016. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website November 11, 2016 Council Meeting  Waiver of Liability Coverage – Statutory Tort Limits o Approved waiving limits on municipal tort liability  2017 Proposed Tax Rate o Heard that the proposed 2017 tax rate is lower than anticipated; updated the Council on tax impacts  Draft Assessment Policy o Reviewed a draft assessment policy; directed staff to update with comments from discussion and bring back for review  Predatory Offender Ordinance o Called a public hearing for December 8th to consider adopting a predatory offender ordinance November 21, 2016 Council Meeting  Ordinance Amendment for Single Family Design Standards o Approved option 2 (less restrictive option) for an amendment to design standards 8b.  Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Schwalbe” Subdivision as a Proposed Future Ravinia Phase o Approved the rezoning, preliminary plat, and preliminary PUD development plan for the 5.97 acre parcel; plans show approximately 20 homes being constructed  PUD Sketch Plan from James and Denise Nichols on property at 6315 County Road 101 o Received a sketch plan showing 14-15 homes on a 5.2 acre parcel; Council provided non-binding feedback to applicant  Updated Development Rights Map o Received the updated development rights map  Fire Services Study o By consensus staff was directed to proceed with the RFP  Dynaforms Module for LETG o Approved the purchase of the Dynaforms module for LETG  Conditional Offer – Accountant  Authorized the Mayor and City Administrator to develop a conditional offer for the preferred candidate Attachments: N/A