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

Home

• Nuisance noise: The solar energy system 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. The battery storage units would include air conditioning. As with any air conditioning system, the air condensing units would be outside and would generate some noise, but should be within allowable standards. • 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. Two (2) glare studies have been provided by the solar developer, one that focuses of Highway 10 and one that focuses on the areas south and west of the Subject Property. The studies do note that some glare would be produced. Specifically, one of the receptors near the southern touch -down point of the Armstrong Blvd overpass and another, near the residential lots along Bowers Drive. The receptor near the touchdown point of the overpass indicated that glare would be minimal and has low potential to create any after -image. The receptor adjacent to Bowers Drive (where the current agricultural land abuts the road) also indicated glare and did predict it would have the potential for temporary 'after -image' 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. Connexus noted that all power generated by this solar energy system would remain in Ramsey. • Final Site Plan plans are being developed presently. Their design team is completing field work on the Subject Property necessary to complete the final design and Site Plan. However, it is not anticipated to have any significant impacts to the conceptual layout provided. While a complete Site Plan is not yet available, consideration of the requested Zoning Amendments (both text and map) and Conditional Use Permit can still be addressed. The EPB recommended approval of the Zoning Amendments and Conditional Use Permit with the following conditions (which have been incorporated into the draft Conditional Use Permit): • Submittal of final Site Plan for review and approval by the City. • Submittal of a Glare Study (already received). • Submittal of a Decommissioning Plan (already received). • Installation of native, sustainable landscape underneath the ground mounted equipment (part of the proposal and added as condition to the Conditional Use Permit). The City's Comprehensive Plan does address solar access protection within the Land Use Chapter. One of the identified policies for solar access protection is to work with the League of Minnesota Cities, University of Minnesota Extension Services, Minnesota Office of Environmental Assistance (now part of the Minnesota Pollution Control Agency), Anoka County, and other agencies to develop programs that increase the use of solar energy systems. It appears that the proposed project would further this policy. Note that the attached (now approved with contingencies) Conditional Use Permit was prepared as if the Zoning Amendments, both the text and map amendments, were in effect already. Furthermore, a condition of the Conditional Use Permit states that the Final Site Plan and Landscape Plan is subject to review and approval by the City Council. As previously noted, the Planning Commission conducted a Public Hearing at their September 7 meeting. While there was not a second Public Hearing at their October meeting, the Planning Commission again entertained comments from the public at that meeting. Comments/concerns focused primarily on the potential impact to property values if the solar project moved forward, possible impacts to future development of the areas surrounding the Subject Property, and compatibility with potential future development in the area. The Planning Commission had also raised the issue of Connexus providing additional landscaping to ensure a transitional or buffer zone is established. Presently, this is not included in the draft Conditional Use Permit but could be added if so desired by the City Council. On November 14, 2017, the City Council approved the request for a Conditional Use Permit with contingencies and introduced both Ordinances (#17-13 and #17-14). The Ordinances are now eligible for adoption.