Agenda - Council - 11/28/2017 - Laserfiche WebLink

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of the Connexus Energy campus for the proposed solar installation. The EDA reviewed this case at their September 14, 2017 meeting (minutes attached). Note that their review was specific to the potential use of the outlot owned by Connexus Energy that is part of Connexus' corporate campus. The outlot is essentially rectangular in shape and is approximately 17.5 acres in size. The EDA unanimously supported reserving this land for future economic growth opportunities (commercial/industrial development) rather than for the solar farm being considered. The EDA did not provide any input or feedback on the Anoka County -owned site that is currently being considered for the solar farm. Their motion specifically recommended to City Council that the existing Connexus Energy outlot be reserved for future commercial/industrial use rather than for a solar farm. This request was reviewed again by the Planning Commission at their October 12, 2017 meeting. While there was not a second Public Hearing, the Planning Commission did allow comments from the public. Both sets of minutes from the September and October Planning Commission meetings are attached to this case. In general terms, the following comments, concerns, and/or questions have been raised through the review process thus far: • Aesthetics • Impact to property values • Financial surety to ensure equipment is removed • Landscape buffer • Will this deter future development • Is this the best location for this use • Timing of approval The City Council approved the Conditional Use Permit on November 14, 2017, contingent upon adoption of Ordinances #17-13 (Zoning Map Amendment) and #17-14 (Zoning Text Amendment). Both Ordinances were introduced by the City Council on November 14, 2017 and are now eligible for adoption. Notification: Staff attempted to notify all Property Owners within a 350 foot radius of the Subject Property of the Public Hearing held in September via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald. Staff also attempted to notify all Property Owners within a 350 foot radius of the Subject Property that this item was scheduled to be considered by the City Council on November 14, 2017. Observations/Alternatives: As noted, the Subject Property is owned by Anoka County and was initially acquired to accommodate a future bridge crossing. In 2007, the Subject Property was designated with an Official Map to prevent future development from occurring in advance of the bridge crossing. However, the current Highway 10 Access Planning Study no longer identifies this parcel as needed for a potential bridge crossing (with the new Armstrong Blvd overpass alignment). The Planning Commission has assumed the duties of the Official Map Board of Appeals and Adjustments and therefore, and has already taken action on an appeal to issue any type of development permit on the Subject Property per City Code Section 117-4 (Official Map). 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 re -guide the parcel as Public/Quasi-Public with the 2008 Comprehensive Plan Update and then subsequently rezone 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 reasonable to rezone the property as Public/Quasi-Public (this would also complete the stated intent when the area was officially mapped) 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 (this district already identifies municipal and private substations as a permitted use). The Environmental Policy Board (EPB) was introduced to this concept at their July meeting and then officially reviewed this request at their August meeting. Questions that the EPB had asked are outlined below along with the responses from the solar developer and/or Connexus Energy.