Consider Request for a Zoning Amendment and Conditional Use Permit for the Installation of a Solar Garden at the Property Legally Described as Lot 3, Block 1 River Crossing Addition (Project No. 17-135); Case of Connexus Energy

Connexus Energy has applied for a Zoning Amendment and a Conditional Use Permit to construct a new solar garden on the property legally described as Lot 3 Block 1 River Crossing Addition (the "Subject Property"). The Subject Property is owned by Anoka County and would be leased by Connexus Energy. When the City contemplated solar energy systems several years ago, the Zoning Code was amended to consider ground or building mounted solar energy systems as a permitted accessory use in any zoning district. However, it did not account for or address the possibility of a solar array being the principal use of a property, as would be the case with Connexus' proposal.

Both the current zoning standards for solar energy systems and the information submitted by Connexus are attached for reference.  The final design plans are in the process of being prepared by Connexus' consultant but are not complete at this time.  They have stated that they do not anticipate any major changes from the initial proposed layout.
 

As noted, the Subject Property is owned by Anoka County and was initially acquired to accommodate a future bridge crossing.  In further researching the Subject Property, Staff discovered that in 2007 the it was designated with an Official Map to prevent future development from occurring in advance of the future bridge crossing.  However, the Highway 10 Access Planning Study that was recently completed no longer identifies this parcel as needed for a potential bridge crossing (with the new Armstrong Blvd overpass).  Thus, a variance to the Official Map to allow development of the Subject Property will be considered by the Planning Commission as part of their review.

As part of the Official Map process in 2007 it was noted that the Subject Property was zoned R-2 Residential and that the intention was to reguide the parcel as Public Quasi Public with the 2008 Comprehensive Plan Update and then subsequently rezoned the parcel to Public/Quasi Public.  That action did not occur.  However, based on the current owner of the Subject Property (Anoka County) and the proposed use (solar farm), it seems appropriate to rezone the property as Public/Quasi Public (which would be consistent with the intention of the Official Map process too) and to amend the uses of that zoning district to identify Solar Energy Systems as a principal use with the issuance of a Conditional Use Permit. 

Staff has received additional information from the project consultant based on discussion and questions from last month's EPB meeting.  Following is a brief summary of responses:

• Nuisance noise: The solar farm will not have any moving parts (fans, panel movement/rotation, etc.) and therefore there should be no discernible noise generated, with the exception of the initial installation of the solar farm.
• Glare: The panels will be at a fixed tilt, permanently facing south (away from Highway 10), and manufactured with anti-reflective glass specifically designed to reduce glare.
• Environmental Benefits/Impacts: According to the U.S. Department of Energy, few power generating technologies have as little environmental impact as photovoltaic solar panels.  A ground mounted solar array generates electricity without any moving parts, requires no water, and produces no direct emissions.  Underneath the ground mounted equipment, native vegetation will be established, providing pollinator habitat as well as erosion control and stormwater runoff benefits.
• Final Site Plan plans are being developed presently.  Their design team is completing field work on the Subject Property that will be incorporated into the final design and Site Plan.

While a complete Site Plan is not yet available, consideration of and a recommendation regarding the requested Zoning Amendment and Conditional Use Permit can still be addressed.  The recommendation pertaining to a conditional use permit could include specific contingencies such as submittal of the Site Plan for review and approval by City Council, further information/documentation regarding glare to verify that it will not create any negative impact on surrounding properties, a decommissioning plan (how the site will be 'deconstructed' upon the abandonment of the operation), specific landscaping requirements (e.g. it must include the establishment of a native landscape), etc.







 

All costs associated with this request are the responsibility of the Applicant.

Motion to recommend approval of a Zoning Amendment to rezone the Subject Property to Public/Quasi Public and to add Solar Energy Systems as a principal use with the issuance of a Conditional Use Permit;

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Motion to recommend approval of a Conditional Use Permit for the installation of a Solar Energy System on the Subject Property with contingencies.