CYM04-25

Request of Kate Pearson and Carsten Schmidt, on behalf of the property owner, Blue Earth County, for a conditional use permit for a large roof-mounted solar energy system on the existing Blue Earth County Public Works building located in the Agricultural district. The subject property is described as the south half of the southwest quarter (S ½ of SW ¼) of Section Thirty-one (31) in Township One Hundred Eight (108) North, of Range Twenty-Six (26) West, containing 76.4 acres of land, more or less, according to the United States Government Survey thereof; excepting therefrom 8.96 acres for Highway Right-of-way shown as parcel BM on the plat designated as Blue Earth County Highway Right-of-Way Plat No. 11 recorded in Book G of plats, Pages 90-84 under warranty deed filed October 16, 1996, and recorded as document 363CR210, 19505 Stoltzman Rd, Mankato MN 56001, Mankato Township, Blue Earth County (Blue Earth County PID R430931300001).
 

Kate Pearson and Carsten Schmidt, on behalf of the property owners, Blue Earth County.
 

Request of Kate Pearson and Carsten Schmidt, on behalf of the property owner, Blue Earth County, for a conditional use permit for a large roof-mounted solar energy system on the existing Blue Earth County Public Works building located in the Agricultural district. The subject property is described as the south half of the southwest quarter (S ½ of SW ¼) of Section Thirty-one (31) in Township One Hundred Eight (108) North, of Range Twenty-Six (26) West, containing 76.4 acres of land, more or less, according to the United States Government Survey thereof; excepting therefrom 8.96 acres for Highway Right-of-way shown as parcel BM on the plat designated as Blue Earth County Highway Right-of-Way Plat No. 11 recorded in Book G of plats, Pages 90-84 under warranty deed filed October 16, 1996, and recorded as document 363CR210, 19505 Stoltzman Rd, Mankato MN 56001, Mankato Township, Blue Earth County (Blue Earth County PID R430931300001).
 

The subject property is described as the south half of the southwest quarter (S ½ of SW ¼) of Section Thirty-one (31) in Township One Hundred Eight (108) North, of Range Twenty-Six (26) West, containing 76.4 acres of land, more or less, according to the United States Government Survey thereof; excepting therefrom 8.96 acres for Highway Right-of-way shown as parcel BM on the plat designated as Blue Earth County Highway Right-of-Way Plat No. 11 recorded in Book G of plats, Pages 90-84 under warranty deed filed October 16, 1996, and recorded as document 363CR210, 19505 Stoltzman Rd, Mankato MN 56001, Mankato Township, Blue Earth County (Blue Earth County PID R430931300001).subject property is described as a 1.87-acre Tracts A and B, Section 25, Township 108 North, Range 26 West, Blue Earth County (59698 203rd Street, Blue Earth County PID R430925200008).

The land consists of a 67.40-acre lot, and the site contains three buildings. The largest building, which will obtain the solar system, is the public works building and the two smaller accessory structures will be utilized for storage purposes.
 

The subject property is located in the Agriculture zoning district.
 

The site does not contain slopes or wetlands

Mankato Township Land Use Ordinance
Blue Earth County Code of Ordinances  
 

Request of Kate Pearson and Carsten Schmidt, on behalf of the property owner, Blue Earth County, for a conditional use permit for a large roof-mounted solar energy system on the existing Blue Earth County Public Works building located in the Agricultural district.
The proposed 453-kilowatt solar energy system will span across all three rooftops of the newly built Blue Earth County Public Works facility. The applicant has stated in the submitted narrative that “the use of solar is to offset the building consumption, while also showcasing clean energy technology for the county”.

General Requirements
The rooftop solar system “shall be in compliance with any applicable local, state, and federal regulatory standards, including, but not limited to, the State of Minnesota Uniform Building Code, and the Minnesota State Electric Code, as amended” (Chapter 24 Zoning, Article IV. Requirements and Standards, Division 2 Performance Standards, Section 24-334. General Requirements).

The placement of the proposed rooftop solar system is located in the Agriculture District within the Mankato Township.   While the Mankato Township’s Land Use Ordinance does not address standards for rooftop solar systems within the Agricultural district, it does provide that “[w]here the provisions of any statute, other ordinance or regulation impose greater restrictions than this Ordinance, the provides of such statute, other ordinance or regulation shall be controlling.”  In this case, while the Mankato Township Land Use Ordinance does not provide standards, the Blue Earth County Zoning Ordinance does.  According to Blue Earth County’s Zoning Ordinance, a large solar system is an allowed use within the Agricultural district as an interim use. However, the Mankato Township does not permit Interim uses, so a Conditional Use permit was applied for instead.

Blue Earth County’s Zoning Ordinance states small solar energy systems are permitted uses within the agriculture district and defines a small energy system as a “solar array that is a minimum of 120 square feet in size with a power capacity of less than 100 kilowatts” (Chapter 24, Article III. District regulations, Section 24-3 definitions and word usage). The site plans submitted exceed the wattage and size, thus making the submission of a large solar energy system request. The applicant has submitted for a coverage of 31,326 square feet and a 453 kilowatts rooftop solar energy system.  

Given the location of the solar site, stormwater management and erosion and sediment controls are not applicable.
The point of interconnection of the 823 solar arrays will be located in the utility room of the Blue Earth County Public Works Building.
Signage has not been proposed with this request; however, the applicant shall conform to all signage requirements found in Blue Earth County Ordinance as well as Mankato Township Ordinances. A condition has been listed herein that any future signage shall conform to both Blue Earth County and Mankato Township Ordinances.

The location of the proposal is not located in in any safety zones and therefore meets the requirements listed in Blue Earth County stating “systems shall be prohibited within an any safety zones as designated in the Mankato Regional Airport Zoning Ordinance, as amended” (Chapter 24, Article IV. Requirements and Standards, Section 24-334 Solar energy system standards, A. General requirements, subpart 7). The request is for a rooftop mounted solar system.  Therefore wetlands will not be disturbed and the applicant will conform to “the standards contained in Minnesota Rules Chapter Policy in the Blue Earth County Land Use Plan and Water Management Plan” (Chapter 24, Article IV. Requirements and Standards, Division 2. Performance Standards, Section 24-334 Solar energy system standards, A. General requirements, subpart 8).

Given the placement of the solar modules on the Blue Earth County Public Works roof, the systems operation and design will limit the misdirection of solar radiation onto adjacent property, public roads, and/or other areas open to the public.

Roof Mounted Solar Energy Systems
The submitted site plans indicate the roof-mounted solar system will not exceed the height of the parapet roof. The tallest part of the Blue Earth County Public works building is 35 feet, which meets the required height regulations of Mankato Township ordinance for the agriculture district. The solar modules will be placed inside the sunken area of the roof, and a side view site plan displays the height of the solar modules being lower than the parapet walls thus meeting the requirement of roof-mounted systems not exceeding “the maximum allowed height in any zoning district and shall not exceed greater than 4 feet above the existing structure’s roof” (Chapter 24, Article IV. Requirements and Standards, Division 2. Performance Standards, Section 24-334 Solar energy system standards, Part B. Performance Standards, subpart 2a).

Plans for solar modules that extend past the exterior perimeter of the building have not been submitted and the applicant has indicated that this is not the intended use nor future use of the solar site. In the future, if the applicant decides to place the solar modules near or on an awning, both a construction permit and amendment to the conditional use permit will be required.

The roof is a flat top parapet design; and the solar modules are proposed to be placed over 13 feet away from the exterior perimeter of the building. The applicant, therefore, meets the setback requirement of two feet.

A rooftop solar hot water system is not being proposed at this time. In the future if the applicant wishes to makes this addition, both a construction permit and amendment to the conditional use permit will be required.

It is at the request of the applicant for a building-integrated system. Therefore, the roof-mounted system’s 80% requirement does not apply.
The photovoltaic solar energy system contains an electrical disconnect switch that is placed in the utility room found on the grounding transformer. The applicant is currently working with Xcel Energy company to receive an interconnection agreement. The applicant submitted documentation of the interconnection application with Xcel Energy which is currently pending approval.

According to the Inverter Specs sheet and the JA Solar Specs, the modules contain certifications by a third-party safety science organization called Underwriters Laboratories, which conforms with the Blue Earth County Code 24-334 for Photovoltaic solar energy systems stating that the “components must have an Underwriters Laboratory (UL) listing”.

Requirements for Large Solar Energy Systems
A pre-applicant meeting was held on July 30^th, 2025, to discuss submittal requirements for a large solar energy system between staff and the applicants.

The site plans submitted indicate the placement of the solar modules will be attached via stainless steel anchor bolt system on the rooftop of the Public Works facility. Once a construction permit has been obtained from Mankato Township, the applicant shall submit, in writing from a licensed professional engineer or the manufacturer’s engineer, evidence that the foundation and design of the solar energy system is within accepted professional standards given the climate conditions within 60 days of completion of construction. 

This project and placement of solar modules do not affect shorelands, wetlands, and the floodplain district given that the site is not located near shoreland, wetlands are not present on the parcel, and the site is not located in a floodplain district. Additionally, the solar site is located on top of the building and will not interact with any of the previously listed areas of concern.

The solar system will conform to Blue Earth County Zoning Ordinance’s prohibition on placement of a solar site in a previously wooded area, since the site will be located on top of the building and there is not an existing wooded area. Nor is the placement of the solar site going to be in an area “with moderate to high biological significance as identified by Minnesota Department of Natural Resources” (Chapter 24, Article IV. Requirements and Standards, Division 2. Performance Standards, Section 24-334. Solar Energy System Standards, Part C, Subpart 11).
The site is not located in a flood plain district and is on top of building. Therefore, the request is in conformance with Blue Earth County’s Solar Ordinance pertaining to the placement in a flood plain district.

Given the placement of the solar energy system being on top of the public works facilities, stormwater will be directed off the roof and through spouts and not directed thereafter into the public right of way.

During construction, equipment, delivery vehicles, or employee vehicles will not be in a public right-of-way. The applicant stated that all items will be placed and/or stowed on the property as the solar modules are assembled. Additionally, the applicant stated that the parking of employee vehicles will be located in the designated parking lot as seen in the Parking During Construction document.

Setbacks
The request of the large solar system is located on the roof and will meet all of the required setbacks listed in Blue Earth County’s Zoning Ordinance’s performance standards for solar energy systems. As seen in image Dwelling Setbacks, the applicant exceeds the required 750 feet setback to the nearest dwelling.

The submitted site plan reflects the outmost edge of a solar array is more than 150 feet in all directions to the nearest public right-of way, which conforms with Blue Earth County’s Zoning Ordinance. The outermost edge of a solar array to the side yard and rear yard exceeds the 50 feet yard setback, which conforms to the Mankato Township Land Use Ordinance for the Agriculture District and Blue Earth County’s Solar Ordinance.

Density
There is not a solar facility within 2500 feet of the proposed rooftop solar site, which conforms to the density requirement within Blue Earth County’s Solar ordinance.

Screening
As previously stated, the placement of the Solar modules will be located on top of Blue Earth County’s Public Works facilities. All buildings have a parapet rooftop, which naturally will screen the solar modules from sight. As seen in the Ground Eye View, the solar modules are not visible to any pedestrians standing or walking near the building at 6 feet in height.

Fences
Given that the Solar modules will be installed on top of the buildings, the parapet roof will act as the fencelike structure enclosing the solar site.

Landscaping Standards
No landscaping plans were submitted since the solar site will be located on top of the public works building.

Noise standards
Noise generated from the rooftop solar site shall comply with Minnesota Rules 7030 governing noise, any Minnesota Pollution Control Agency, or government agencies relating to solar arrays.

Odors
The proposed facilities do not anticipate the emission of odorous matter beyond the lot line.

Glare
The solar arrays will not be directed or reflecting on adjacent properties, since the placement will be located on the roof of the Public Works facility. The applicant, additionally, stated there was an anti-reflective coating on the arrays and that they are considered tier one modules. “Meaning they have higher amount of irradiance absorption and less reflection, resulting in little to no glare”.

Exterior Lighting
No exterior lighting has been proposed at this time. If the applicant, in the future, proposes to install exterior lighting, it shall conform to the Mankato Township Land Use Ordinance’s performance standards for exterior lighting.

Vibration and Explosives
No earthshaking vibrations or explosives are anticipated based on the use. Therefore, the applicant will conform to all requirements surrounding vibration and explosives within the Mankato Township Land Use Ordinance.

Dust, Smoke, and Particulate Matter
The emission of dust, smoke, or particulate matter to the degree that is detrimental or an endangerment to the public safety, health, comfort or general welfare of the public is not a concern given that the use should not create dust, smoke, or particulate matter.

Toxic and Noxious Matter
The established use shall operate as to not discharge across the boundaries of the lot or through percolation into the subsoil toxic or noxious matter exceeding the State of Minnesota and Federal EPA standards.
 

Staff respectfully submits the following findings of fact for the proposed Conditional Use Permit:

1. The proposed use conforms with the Township Land Use Plan. Large Solar sites are considered Interim Use permits, but the Township does not process IUPs, so a conditional use permit has been applied for instead.
2. The applicant has demonstrated the need for the proposed use. As stated in the narrative, the applicant will utilize the solar site to convert energy for the Public Works facilities.
3. The proposed use will not degrade the water quality of the Township since the use will not impact wells, septic systems, or wetlands within the proposed parcels.
4. The proposed use will not adversely increase the quantity of water runoff. There are no known adverse impacts from water runoff.
5. The soil conditions are adequate to accommodate the proposed use. The placement of the solar site will be located on the roof of the Blue Earth County’s Public Works buildings and will not adversely affect the soil conditions.
6. The proposed use does not create a potential pollution hazard. There are no known pollution hazards enclosed within the proposal.
7. Adequate utilities, access roads, drainage, and other necessary facilities have been or are being provided.
8. Adequate measures have been taken by the applicant to continue to provide sufficient off-street parking and loading space during the construction of the project.  
9. The proposed conditional use permit is not proposed to increase traffic congestion or traffic hazards based off the rooftop solar site.
10. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted. The proposed use is an accessory use to the primary and the site is not visible to pedestrians walking to standing near by the facility.
11. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding vacant properties for predominant uses of agriculture in the area.
12. Adequate measures have been taken to prevent or control offensive odor, fumes, dust, noise, and vibration, so that none of these will constitute a nuisance. The applicant has not submitted a proposal to install any lighted signs and other lights that would cause a disturbance to neighboring properties.
13. Site-specific conditions and such other conditions are established as required for the protection of the public’s health, safety, morals, and general welfare have been established and are included herein.

Staff recommends approval of the conditional use permit for a large roof-mounted solar energy system on the existing Blue Earth County Public Works building located in the Agricultural district, with the following conditions:

1. All solar equipment and solar related use shall be compliance with any applicable local, state, and federal regulatory standards, including, but not limited to, the State of Minnesota Uniform Building Code, and Minnesota State Electric Code, as amended.
2. A construction permit from Mankato Township shall be in place prior to the start of the work.
3. Any future signage shall conform to both Blue Earth County Zoning Ordinance and Mankato Township Land Use Ordinance and if a construction permit is applicable, it shall be obtained prior to the commencing of work.
4. In the future, if the applicant decides to place solar modules near or on an awning, both a construction permit and amendment to the conditional use permit will be required.
5. An amendment to the conditional use permit and a construction permit will be required, if the applicant wishes to add a rooftop solar hot water system.
6. An interconnection agreement shall be obtained prior to applying for a construction permit
7. All site development shall conform to the approved plans and resolution. Any revisions to the plans shall first be approved by the Mankato Township Board prior to any construction activities.
8. The manufacturer’s licensed engineer or a State of Minnesota licensed professional engineer shall certify in writing that the foundation and design of the solar energy system is within accepted professional standards, given the climate conditions and the certification shall be provided within 60 days of project completion as per Blue Earth County Solar Ordinances.
9. All staging areas, employee parking, construction parking and delivery parking shall be provided on-site in the designated area. Parking or staging on the township road or county road, or in its right-of-way is prohibited.
10. Noise generated by the solar site shall comply with Minnesota Rules 7030, any Minnesota Pollution Control Agency, or government agencies relating to solar arrays.
11. No exterior lighting was proposed at this time, however, if the applicant proposes to install exterior lighting, it shall conform to the Mankato Township Land Use Ordinance’s performance standards for exterior lighting.