Agenda - Planning Commission - 09/07/2017

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Regular Planning Commission Meeting Date: 09/07/2017 Submitted For: Tim Gladhill, Community Development By: Eric Maass, Community Development 5. 2. Information Title: PUBLIC HEARING: Consider Multiple Actions Related to a Request to Install and Maintain a Ground -Mounted Solar Energy System on the Property Legally Described as Lot 3, Block 1 River Crossing Addition (Project No. 17-135); Case of Connexus Energy 1. Appeal for issuance of a Development Permit on an officially mapped parcel. 2. Zoning Amendment to include Solar Energy Systems as a principal use with the issuance of a Conditional Use Permit in the Public/Quasi-Public District. 3. Zoning Amendment to rezone a property from R-2 Residential to Public/Quasi Public. 4. Conditional Use Permit to install and maintain a Solar Energy System. Purpose/Background: 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 system would have the capability of producing 3.5 megawatts (MW) with ground mounted solar photovoltaic panels and would include 6 MW of battery energy storage. This is one of three (3) sites within Anoka County that Connexus Energy is developing to produce solar energy. 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 energy system 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 the solar developer (based on site work being conducted now) but are not complete at this time. They have stated that they do not anticipate any major changes from the initial proposed layout and the Site Plan would still be subject to review and approval by the City. Notification: Staff attempted to notify all Property Owners within a 350 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald. 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, will need to take action on an appeal to issue any type of development permit on the Subject Property per City Code Section 117-4 (Official Map).