HomeMy WebLinkAbout4a - PC Report - Solar Farm Ordinance1
STAFF REPORT
DATE: 10/11/2023
Item#: 4a – Public Hearing
Motion TO: Planning Commission
FROM: Sophia Jensen, City Planner
AGENDA ITEM: Solar Farm Ordinance
BACKGROUND: The City Council asked staff to bring forward for review the City’s solar farm performance standards and use designations due to concerns with the impacts solar farms may have on the rural character and visibility from adjacent properties.
Staff compiled a review of the City’s current solar farm regulations in relationship to surrounding
cities (Hugo, Scandia, and Cottage Grove) for discussion at the September 12th 2023 workshop. During the discussion it was the City Council’s consensus that a modified version of Hugo’s setbacks and Scandia’s screening requirements were preferred amendments to Lake Elmo’s current performance standards.
ISSUE BEFORE THE PLANNING COMMISSION: The Planning Commission is being asked to hold a public hearing and make a recommendation to the City Council on the proposed solar farm text amendment. PROPOSAL DETAILS/ANALYSIS: Proposed language is underlined in blue text. Deleted language is shown with a strikethrough.
105.12.620 Permitted, Conditional, And Interim Uses
Table 9-1 lists all permitted, conditional, and interim uses allowed in the rural districts. "P" indicates a permitted use, "C" a conditional use, and "I" an interim use. Uses not so indicated shall be considered prohibited. Cross-references listed in the table under "Standard" indicate the location
within this section of specific development standards that apply to the listed use.
Combinations of uses. Principal and accessory uses may be combined on a single parcel.
Table 9-1: Permitted, Conditional, and Interim Uses, Rural Districts
RT A RR RS RE Standard
Solar farm I C C - - LEC 105.12.1440 1470
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105.12.1470 Solar Farms
1. Conditional or interim use permit. A conditional or interim use permit subject to the zoning
district in which the proposed solar farm is to be located. 2. Minimum lot size. Setbacks, and screening requirements. Solar farms are limited to properties at least ten acres in size. Solar farms must maintain a setback of at least 50 feet from adjacent properties and be screened and fenced as determined by the city from adjacent
residential properties.
3. Setbacks. Solar farms shall be at least 150 feet away from all property lines and public road
rights-of-way measured from the exterior edges of the solar arrays. 4. Screening Requirements. The following screening requirements apply in addition to landscaping requirements outlined in 105.12.480 to mitigate potential negative impacts of
solar farms from adjacent land uses:
a. A permeant vegetative screening buffer shall be designed to have a horizontal depth
of at least twenty (20) feet and a minimum height of six(6) feet. b. Screening requirements of the solar farm from any adjacent public road right-of-way shall be met at the time of planting.
c. Screening requirements of the solar farm from adjacent residential dwellings and
public waterbodies as viewed from 6’ above the Ordinary High Water Level shall be met within four (6) growing seasons d. If screening requirements are not met, and landscaping is not established, within four (6) growing seasons, screening must be implemented through the planting of
mature vegetation. 5. Stormwater and NPDES. Solar farms are subject to the cities and watershed district's stormwater management and erosion and sediment control provisions and NPDES permit requirements. 6. Foundations. A qualified engineer shall certify that the foundation and design of the solar
panels, racking and support is within accepted professional standards, given local soil and climate conditions.
PUBLIC HEARING: A public hearing was published in the City’s official newspaper on September 29th 2023. FISCAL IMPACT: None. OPTIONS:
• Recommend approval of the proposed amendments.
• Recommend changes to the proposed amendments.
• Recommend denial of the proposed amendments.
RECCOMENDATION: Staff recommends the Planning Commission recommend approval of the proposed text amendment as presented by Staff”
“Move to recommend adoption of the proposed text amendment to Section 105.12.620 Table 9-1 and Section 105.12.1470 Solar Farms as presented by City Staff”
ATTACHMENTS:
• Proposed Solar Farm Language
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• Existing Solar Farm Language
• City Solar Farm Comparison Chart
Proposed language is underlined in blue text. Deleted language is shown with a strikethrough.
105.12.620 Permitted, Conditional, And Interim Uses
Table 9-1 lists all permitted, conditional, and interim uses allowed in the rural districts. "P"
indicates a permitted use, "C" a conditional use, and "I" an interim use. Uses not so indicated shall be considered prohibited. Cross-references listed in the table under "Standard" indicate the location within this section of specific development standards that apply to the listed use.
Combinations of uses. Principal and accessory uses may be combined on a single parcel.
Table 9-1: Permitted, Conditional, and Interim Uses, Rural Districts
RT A RR RS RE Standard
105.12.1470 Solar Farms
1. Conditional or interim use permit. A conditional or interim use permit subject to the zoning
district in which the proposed solar farm is to be located. 2. Minimum lot size. Setbacks, and screening requirements. Solar farms are limited to properties at least ten acres in size. Solar farms must maintain a setback of at least 50 feet from adjacent properties and be screened and fenced as determined by the city from
adjacent residential properties.
3. Setbacks. Solar farms shall be at least 150 feet away from all property lines and public
road rights-of-way measured from the exterior edges of the solar arrays. 4. Screening Requirements. The following screening requirements apply in addition to landscaping requirements outlined in 105.12.480 to mitigate potential negative impacts of
solar farms from adjacent land uses:
a. A permeant vegetative screening buffer shall be designed to have a horizontal depth
of at least twenty (20) feet and a minimum height of six(6) feet. b. Screening requirements of the solar farm from any adjacent public road right-of-way shall be met at the time of planting.
c. Screening requirements of the solar farm from adjacent residential dwellings and
public waterbodies as viewed from 6’ above the Ordinary High Water Level shall
be met within four (6) growing seasons d. If screening requirements are not met, and landscaping is not established, within four (6) growing seasons, screening must be implemented through the planting of
mature vegetation. 5. Stormwater and NPDES. Solar farms are subject to the cities and watershed district's stormwater management and erosion and sediment control provisions and NPDES permit requirements. 6. Foundations. A qualified engineer shall certify that the foundation and design of the solar
panels, racking and support is within accepted professional standards, given local soil and
climate conditions.
Solar farm I C C - - LEC 105.12.1440 1470