DEVELOPMENT BUSINESS - Erik Thorvig, Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT FOR A FREESTANDING SOLAR INSTALLATION IN A PBD (PLANNED BUSINESS DISTRICT) LOCATED ON THE AVEDA CAMPUS AT THE SOUTHWEST CORNER OF 4000 PHEASANT RIDGE DRIVE NE AND LEXINGTON AVENUE. AVEDA CORPORATION (CASE FILE NO. 19-0005)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/09/19 |
|
City Council (Conditional Use Permit) |
08/19/19 |
|
Action Deadline |
10/10/19 |
Planning Commission
The planning commission voted unanimously to approve the conditional use permit. There were not comments at the public hearing.
Background
Aveda is proposing to use approximately 3.8 acres of vacant land directly east of its main building for a ground mount solar array consisting of 2,916 modules that will be at a height of 9 ½ feet above grade. The panels will be facing south. Aveda currently has roof mounted solar panels that are allowed by ordinance. The city is currently processing a code amendment concurrently with this item to allow for the ground mount solar array as an accessory use by conditional use permit in the PBD (Planned Business District). Thus, the applicant has made a conditional use permit application along with a preliminary plat application.
Conditional Use Permit
Aveda has had a large piece of open land immediately east of its main campus building that has been vacant up until this point. Given its dedication to the environment and clean energy, Aveda has decided to pursue the installation of a ground mount solar array on this land. This solar array is expected to operate over 20 years and provide the onsite manufacturing facility with more than 50% of its annual electrical needs. This means that Aveda will take an additional load off the grid during the hot days when the sun is shining. If there is any excess energy that is not consumed by the building during weekends or downtimes the energy will be sent back to the electrical grid.
As stated earlier, there will be 2,916 modules that are 9 ½ feet in height. Each panel will have anti-reflective coated glass. The panels will have a 30 degree tilt and will face the south and the tree line on the south side of the site. This tilt, location and the tree line will greatly reduce any potential glare from the panels. Pictures of a recently constructed array in St. Cloud have been included in your packet to give you an idea of what the area will look like, and a cross section of the modules has been provided for your review.
There will be a six-foot wide path of class five gravel around the array for maintenance purposes. There is also a 20-foot, gated concrete road at the entrance to the array of off Pheasant Ridge Drive for a short distance into the site. An 8-foot chain link fence is also proposed 15 feet from the array. There are no buildings included in this proposal.
The applicant will install a solid border of six-foot conifer trees on the north and east side of the site along the roadway to provide a natural buffer from passing traffic. The interior of the array will contain native grasses with a pollinator habitat.
Cedar Creek Energy will be the provider of the panels and has targeted September for a start date. The project would be completed by the end of October. Quarterly site visits will occur and the site will be mowed twice a year.
Site Plan approval and a building permit will be required prior to any work being performed on site. A Site Improvement Performance Agreement and financial guarantee will also be required to cover the site improvements on site.
Recommendation
By motion, approve the Resolution.
Attachments
See Preliminary Plat application.
Body
WHEREAS, an application has been filed by Aveda Corporation as Conditional Use Permit Case File No. 19-0005; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on July 9, 2019; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on August 19, 2019.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 31.30 of the Zoning Ordinance to allow a freestanding solar installation in a PBD (Planned Business District) located on the Aveda Campus at southwest corner of 4000 Pheasant Ridge Drive NE and Lexington Avenue based on the following conditions:
1. Site Plan approval and appropriate permits will be required prior to any work being performed on site. A Site Improvement Performance Agreement and financial guarantee will also be required to cover the site improvements on site.
2. Site to be constructed and panels to be installed as shown on the plans submitted for the conditional use permit application.
3. The applicant is required to install a solid border of six-foot conifer trees on the north and east side of the site along the roadway to provide a natural buffer from passing traffic. The interior of the array must contain native grasses with a pollinator habitat.
4. Any deviation from the plans as presented will require a conditional use permit amendment.
5. The access road must be maintained at all times of the year to provide Fire Department access to the structures.
6. The project will require a permit from the Rice Creek Watershed District.
PASSED by the City Council of the City of Blaine this 19th day of August, 2019.