Summary of the MEEKER COUNTY PLANNING COMMISSION July 25, 2017 MEETING MINUTES Audio Available

Transcription

1 Summary of the MEEKER COUNTY PLANNING COMMISSION July 25, 2017 MEETING MINUTES Audio Available The Meeker County Planning Commission met at the Courthouse in Litchfield, MN at 5:00pm on July 25, 2017 to consider the following Conditional Use Permits and other business before the Board. Present was Chairman Jans, Dahlman, Hempel, Euerle, Loff, Anderson, Piepenburg and Zoning Administrator Cote. 5:02pm Chairman Jans calls the meeting to order. There is a quorum. The Board states their name for audio recognition. Jans asks the Board if they have any corrections or additions to the July 25, 2017 meeting minutes. None are noted. Dahlman makes a motion to approve the meeting minutes. Euerle seconds the motion. 5:04pm Jans opens the public hearing for LandsKapings (applicant), Hwy 15 N, Hutchinson, MN and Larry & Mary Rewerts (owners), th St, Litchfield, MN Property located at th Street, Litchfield, MN Lot Six (6), Block One (1), Camp 4E Addition, more fully described in the application, Lake Minnie Belle, Greenleaf Township. An application for a Conditional Use permit to move more than fifty cubic yards of material in the Shoreland District in the R-1 Suburban Residential District. Adam Kaping and Larry & Mary Rewerts are present for this hearing. Mr. Rewerts states that he would like to remove old concrete on his driveway and sidewalk and replace with environmentally friendly pavers. Cote: This property consists of riparian and non-riparian R-1 Suburban Residential zoned land on Lake Minnie Belle in Greenleaf Township within the plat of Camp 4E Addition. The plat of Camp 4E was made before the Shoreland Ordinance of 1972 (1965) and the lots are small in width, depth and area. This property consists of a dwelling with an attached garage constructed in 1985, an attached deck constructed in 2007, a utility shed construed in 2005, a domestic water and a SSTS system installed new in A variance was granted in 1981 for the construction of a cabin 53 from the OHWL and a variance was granted in 2006 to allow for the reconstruction of a deck and portions of the cabin in variance to the OHWL setback. The riparian property is approximately.19 acres (8,276.4 square feet). The existing property owner is proposing to remove the existing 440 square foot concrete driveway and replace it with 775 square feet of pervious pavers to bring the existing property into compliance with the maximum 25% impervious lot coverage regulation for a property within the Shoreland District. To accomplish this project the applicant is requesting to be allowed to move and bring in a maximum of 76 cubic yards of material. As per As per 19A.04.of the Meeker County Zoning Ordinance movement of more than 50 cubic yards of material in the Shoreland District requires an approved Conditional Use Permit. Page 1 of 7

2 Hempel is in approval of this project. She appreciates that he wants to install permeable pavers. Dahlman states that this will bring their impervious coverage down in percentage and will meet the requirements. Cote says that currently their impervious coverage is at 2480, which is 30%. After completion of this project they will be at 2040, which will be approximately 24-25%. The Board looks over pictures of the property. Anderson makes a motion to close the public hearing. Hempel seconds the motion. Jans reads the conditions: 1. The total cubic yardage moved and/or brought onto this site shall be a maximum of 100 cubic yards of material. 2. The project shall be completed as per the plans submitted with this application. 3. If this property hasn t had a septic compliance within the last three (3) years or had a new system installed within the last five (5) years, the property owner shall submit a passing septic compliance report or, if necessary, shall bring the septic system into compliance for this property no later than October 30, Erosion control shall be implemented and maintained on-site until permanent vegetative cover is established to prevent erosion of material into sensitive areas. Dahlman asks if the applicant if he is aware that the septic needs to be in compliance. No Cote explains the requirements for septics to the Rewerts. Dahlman makes a motion for approval with conditions. Anderson seconds the motion. 5:10pm Jans opens the public hearing for LandsKapings (applicant), Hwy 15 N, Hutchinson, MN and Ken & Catherine Klehr (owners), rd St, Dassel, MN Property located at rd St, Dassel, MN Lot Seven (7), Block One (1), Clifford s Addition, Lake Washington, Dassel Township. An application for a Conditional Use permit to move more than ten cubic yards of material in the Shore Impact Zone and fifty cubic yards of material in the Shoreland District in the R-1 Suburban Residential District. Adam Kaping and Ken & Cathy Klehr are present for this hearing. Mr. Klehr states that this project will help with some of the erosion. If this is approved, they plan to mulch and do planting this fall. Hempel approves of this project as it is a betterment for the lake. Jans reads the conditions: Page 2 of 7

3 1. The total cubic yardage moved and/or brought onto this site shall be a maximum of 50 cubic yards of material. 2. The project shall be completed as per the plans submitted with this application. 3. If this property hasn t had a septic compliant within the last three (3) years or had a new system installed within the last five (5) years the property owner shall submit a passing septic compliance report or, if necessary, shall bring the septic system into compliance for this property no later than October 30, Erosion control shall be implemented and maintained on-site until permanent vegetative cover is established to prevent erosion of material into sensitive areas. Hempel makes a motion to close the public hearing. Dahlman seconds the motion. Hempel makes a motion to approve with the conditions. Loff seconds the motion. 5:19pm Jans opens the public hearing for David & Jolene Tschumperlin (owners), th Ave, Watkins, MN and Sagittarius Community Solar Gardens, LLC (applicant), 7650 Edenborough Way Ste #725, Edina, MN Property located at Meeker Stearns S, Watkins, MN That part of the North Half (N ½) of the Northwest Quarter (NW ¼), more fully described in the application. Section Two (2), Township One Hundred Twenty One (121), Range Thirty (30), Forest Prairie Township. An application for a Conditional Use permit to construct a solar garden consisting of approximately 13,050 solar panels to generate a maximum of one megawatt of power. Said facility, in the A-1 Agricultural Preservation District, is proposed to consist of: Solar modules, inverters and racking Fencing Access roads as required On-site underground electrical collection lines Up to one weather station (up to 20 feet tall) Interconnection poles, to connect the project to Excel Energy s distribution system Ben Adamich, Kara Bakke and Tena Monson, Michael Huddy and Mark Geislinger are all present for this hearing. Ben Adamich of Geronimo Energy explains to the Board their proposed project with solar energy. Points include: About Geronimo Energy What is Community Solar Garden Sagittarius Project Details Project Location Preliminary Design Vegetation Management Economic Impact What Solar Projects consist of Key Parts of Construction Installation Modules Page 3 of 7

4 Solar Farms Piepenburg asks how they maintain the grasses. Adamich explains that they typically mow a couple times a year. Initially the weeds will be spot treated as needed to establish the mix. Bakke says that there are two types of seed mixes--one for shorter grasses and one for taller grasses. There is also a wetland seed mix. This site will have up to three mixes. Adamich says that they have a decommission plan as well as a financial security. Their initial contract with Xcel Energy is 25 years in length. However, the panels will produce power in upwards of years. At some point the technology will get more efficient that it will be more economical to replace the panels. Euerle asks why this particular location was chosen. Adamich states that there are criteria for Xcel s program. A couple of these are: It needs to be in Xcel Energy s service territory. Distance and location of Xcel s existing infrastructure. Mr. Huddy states that he is the CEO of Barrier Technology Corp. They are directly across the street of this proposed project. He supports solar energy and has had some preliminary discussions with some people on this project. He feels that their company s concerns need to be taken into consideration: 1. The road is paved because they split the cost with the city of Watkins. 2. They employ an average of 40 people in two or three different shifts. 3. They have about 120+ outbound trucks and average about inbound trucks every month. It s a busy place. 4. They have many driveways with a number of people going in and out every day. He wants to make sure that safety is a concern. 5. He is concerned about glare. What is their recourse if glare is an issue? 6. The drawings for where the road is located are not accurate. Is the 100 setback in the right place? 7. Requests that they plant some sort of shrubbery to make their view more appealing. 8. This projects access road is straight across from their office building. It is a busy area and he would like the access moved a couple hundred feet to the east. Adamich states that the panels are built to absorb as much energy as possible. They are not mirrored and should not produce a glare. The panels meet the required 100 setback to the road. Huddy would like a condition about glare. Mr. Geislinger of Centra Sota asks where the fence will be to the road. Approx 50 off center line. The Board discusses the planting of shrubbery and dogwoods. Hempel tells Huddy that Meeker County does have a solar ordinance and these ordinances and requirements have all been met. Jans asks Adamich if they have been in contact with the township. Page 4 of 7

5 Adamich states that they have reached out to both the township and the city. Both are in approval of the project and the access. Piepenburg asks if there is much activity at the site once it is established. Adamich states that it will be very minimal. On a typical day there will be no traffic on this site. Hempel says that in her opinion, asking this site to plant perennials for visual appeal is asking a lot. Piepenburg states that aesthetics are in the eye of the beholder. Dahlman doesn t believe that these solar panels are unsightly. Jans reads through the conditions: 1. The Project Company/Applicant shall implement dust control measures within the project site area as necessary. 2. The Project Company/Applicant shall submit all the required information and receive all required permits prior to commencing construction on this site. 3. Project Company/Applicant shall follow all rules and regulations as are stated in the Meeker County Zoning Ordinance Section Erosion control shall be utilized on-site during construction until permanent vegetative cover is re-established to prevent the erosion of material into sensitive areas. Seeding shall be completed as per the plan submitted with this application or an equivalent seed mix may be substituted. 5. Project Company/Applicant shall provide a financial guarantee for decommissioning said solar array site prior to being issued a building permit and commencing construction on this site. Said guarantee shall be as is set forth in Appendix F, which is included in the application packet. This financial guarantee shall be kept in effect until the solar array site is removed. 6. Project Company/Applicant shall submit a copy of a certificate of insurance for liability and workers compensation insurance, which shall require notification to Meeker County Planning & Zoning Office in the form of additional insured status endorsement on the general liability policy prior to cancellation, will be furnished prior to being issued a building permit and commencing construction on this site. The minimum liability insurance limit shall be $1,000,000 per occurrence 7. The Project Company/Applicant shall receive all required federal, state and local permits and approvals prior to commencing construction on this solar array. Meeker County has instituted countywide building codes; therefore compliance with all aspects of the Minnesota State Building Code will be standard. The Project Company will communicate and coordinate with the Meeker County Building Official regarding the content and submission of Inspection Reports completed by an independent inspector hired and paid for by the Project Company, if necessary. 8. Project Company/Applicant must provide a signed, fully executed copy of the Interconnection Agreement to Meeker County Planning and Zoning prior to being issued a building permit and commencing construction. Page 5 of 7

6 9. All solar array foundations shall be certified by the manufacturers engineer to ensure standards are met. Said information shall be submitted to the Meeker County Building Official as part of the building permit application process. 10. The Project Company/Applicant shall follow all required rules and regulations regarding wetlands. Jans does the Finding of Facts. Anderson makes a motion to accept the Finding of Fact. Loff seconds the motion. Anderson makes a motion to close the public hearing. Hempel seconds the motion. Dahlman makes a motion to approve with the conditions and Finding of Facts. Anderson seconds the motion. 6:51pm Final Plat of Hendrickson Hills Cote states that the approaches are in place, but the driveways are not, which is okay. Hempel makes a motion to approve the final plat. Dahlman seconds the motion. 6:52pm Dahlman Seed shed in Collinwood Township Hempel states that the Board was to think about this situation and if it is a permitted use. She wonders where the Board would go from here if no is the answer. The Board wonders about this property s septic. The Board discusses a possible ordinance change for next year. 7:16pm Buffer Ordinance Cote tells the Board that the County will now have a Buffer Ordinance. The County will be responsible for enforcement. Article 19A.04.F.2. a & b (Article 19A, Page 30) Change to Read 2. Agricultural Use Standards. Page 6 of 7

7 a. The shore impact zone for parcels with permitted agricultural land uses is an area with a 50-foot average width and a 30-foot minimum width, as measured from the ordinary high water level if identified, or the top or crown of bank or normal water level as provided in Minnesota Statutes, section 103F.48, subd. 3(c), whichever is applicable. b. a. General cultivation farming, orchards, grazing, nurseries, horticulture, truck farming, sod farming, and wild crop harvesting are permitted uses if steep slopes and shore and bluff impact zones are maintained in perennial permanent vegetation or operated under an approved conservation plan (Resource Management systems) that includes alternative riparian water quality practices consistent with the field office technical guides of the local soil and water conservation districts or the Natural Resource Conservation Service United States Soil Conservation Service, and as approved by the local soil and water conservation district as provided by a qualified individual or agency. The shore impact zone for parcels with permitted agricultural land uses is equal to a line parallel to and seventy-five (75) feet from the ordinary high water level. 7:21pm Anderson makes a motion to adjourn. Loff seconds the motion. Page 7 of 7