Consider Site Plan, Landscape Plan, and Amended Conditional Use Permit Associated with Connexus Energy's Solar Project (Project No. 17-135); Case of Connexus Energy

In November of 2017, the City Council approved a Conditional Use Permit (CUP) for Connexus Energy (the "Applicant") to install and maintain a solar energy system on a parcel with PID #29-32-25-24-0007 (the "Subject Property"), which is owned by Anoka County (the "Property Owner").  The approval was contingent upon the Applicant submitting a Site Plan and Landscape Plan for review and approval by the City.  Since the approval included contingencies, the CUP has not yet been executed.  The Applicant has now submitted both a Landscape Plan and Site Plan, along with an updated Glare Study and Decommissioning Plan, per the original approval.  The Applicant has also requested two (2) additional project partners be added to the CUP as Permittees.

Notification is not required.

The Site Plan is very similar to the conceptual layout that had originally been submitted with the application, just with more detail.  The maximum height of the ground mounted photovoltaic panels will be nine (9) feet and will comply with the minimum required setbacks.  The Site Plan also includes information on the battery storage units that will be on the Subject Property to store the collected energy so that it is available during peak times.  There will be four (4) battery storage units within modular containers with dimensions of approximately 45 ft x 15 ft x 10 ft.  These will be positioned on the eastern side of the Subject Property and there will be space reserved for the potential future inclusion of an additional modular unit.

As was reviewed during the Public Hearing and with the City Council, the Subject Property will be vegetatively established with a native pollinator meadow mix, providing a haven for numerous pollinators species.  This landscape will require minimum maintenance once established and minimum inputs (such as water and chemicals).  This will also help improve stormwater retention on site, due to the deep rooting systems of many of the proposed species.

As was previously noted, the approved CUP (Resolution #17-11-289) has not been executed.  The Applicant has requested the inclusion of two (2) additional Permittees beyond themselves.  That revision, along with a couple updated Recitals (to reflect that request and the submittal of the Site Plan and Landscape Plan), is included in the Amended Conditional Use Permit using the Track Changes function to simply indicate where the revisions occurred within the document.

During the initial review of the CUP request, vegetative screening had been discussed but not required.  The Landscape Plan does not include any plantings for screening purposes.  If the City Council believes it would be appropriate, a condition could be added to the Amended Conditional Use Permit that required the Permittees to install plantings where there may be gaps in existing tree cover and/or east of the battery storage units along Llama Street. 

Alternatives

Alternative #1: Approve the Amended Conditional Use Permit.  There are no significant changes to the CUP document other than the inclusion of two (2) additional Permittees.  The Site Plan and Landscape Plan are very similar to what had been provided as a conceptual layout when the request originally came forward, just with more detail.  Staff supports this alternative.

Alternative #2: Approve the Amended Conditional Use Permit with an additional condition requiring the Permittees to install additional plantings for screening purposes along the southern and eastern boundaries of the Subject Property.  While screening was not required as part of the initial approval, the topic had been discussed and Connexus Energy had stated that additional plantings could be installed if required by the City.  Staff would also be supportive of this alternative.

Alternative #3: Do not approve the Amended Conditional Use Permit.  The amended CUP does not substantially alter the approved document other than the inclusion of two (2) additional Permittees.  Submittal of a Site Plan and Landscape Plan were a contingency of the original approval, which the Applicant has now satisfied.  Staff does not support this alternative.

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

Staff recommends approval of the Amended Conditional Use Permit.

Motion to adopt Resolution #18-074 approving an Amended Conditional Use Permit.