The Cottage Grove Planning Commission reviewed plans for a proposed 2.3-megawatt community solar garden during its Monday, Oct. 26 meeting, considering an interim use permit and setback variances that would allow the project to operate on agricultural land near Manning Avenue and 90th Street.
New Horizon Energy is seeking city approval to develop the solar garden on approximately 21.6 acres of a 38.68-acre parcel southwest of the intersection. The project would be located immediately east of an existing solar garden, creating an additional solar energy installation in an area already designated by the city for such development.
The proposal, identified as case 2026-032, includes a request for a 25-year interim use permit, with the possibility of a 10-year extension following a review near the end of the initial operating period.
City Planner Kelly Becker presented the application, outlining the proposed development, applicable city ordinances, access requirements, landscaping, environmental considerations and eventual removal of the solar equipment.
Cottage Grove originally adopted its solar energy systems ordinance in 2015, establishing regulations for solar installations and defining community solar gardens as solar electric arrays providing retail electricity for off-site use.
In 2017, the City Council adopted Ordinance 985, which established additional requirements for community solar gardens, including an interim use permit and a minimum 300-foot setback from property boundaries.
The ordinance also limited community solar gardens to designated areas of the city. Becker explained that the New Horizon Energy property falls within one of those permitted areas.
The property is zoned AG-1, Agricultural Preservation, and designated for agricultural use under the city's 2040 Comprehensive Plan. Surrounding properties carry the same agricultural designation.
The land is currently cultivated farmland, with some areas of steep slope. Bailey Nurseries owns additional property north and south of the proposed project, while an existing solar garden borders the site to the west.
A residence is located in the northeastern portion of the property, with no other immediately adjacent dwellings identified in the presentation.
Under the proposed site plan, solar panels would be arranged in north-south rows, primarily occupying the southern and western portions of the parcel. The arrays would reach a maximum height of 15 feet when fully tilted, consistent with city requirements.
Equipment pads containing transformers would be situated near the center of the installation. Electrical wiring would be placed underground except for the aboveground connection required by Xcel Energy, the utility company serving the project.
One of the principal considerations before the commission involved the project's request for variances from the city's 300-foot setback requirement.
Although the solar arrays would satisfy the required setback from the property boundary containing the residence and from the Manning Avenue right-of-way, they would not meet the 300-foot requirement along the northern, southern and western property boundaries.
Becker explained that the placement of the arrays, combined with the neighboring solar garden, was not expected to significantly change the character of the surrounding area or negatively affect neighboring properties.
The proposed layout would also preserve agricultural opportunities on the remainder of the property.
Access to the solar garden would be provided by a 14-foot-wide driveway connecting to Manning Avenue. Becker explained that the proposed driveway location had recently changed following preliminary review by the Minnesota Department of Transportation.
The access point was shifted approximately 400 feet north of its previously proposed location to address sight-distance requirements.
Final MnDOT approval and the necessary access permits would be required before the city could issue a building permit.
Construction activity would generate most of the traffic associated with the development. Contractors would be required to keep equipment staging, material storage, parking and construction operations within designated areas of the site to minimize impacts on Manning Avenue.
Once construction is completed, vehicle traffic would be limited primarily to periodic inspections, maintenance and vegetation management.
Landscaping and screening would also be incorporated into the development.
New Horizon Energy proposes planting a single row of Black Hills spruce trees along the eastern edge of the solar array to provide screening from Manning Avenue and the neighboring property to the northeast.
Existing vegetation that contributes to visual screening would be preserved where practical.
The applicant also submitted a vegetation management plan outlining the use of native seed mixtures throughout the project area. Regular maintenance and inspections would be required to manage vegetation beneath and around the panels.
For security and safety, the installation would be enclosed by a seven-foot-tall welded-mesh wire fence meeting city code requirements.
Potential glare from the solar panels was another consideration addressed during the review.
According to Becker, the applicant completed a glare study examining potential impacts on seven nearby residences and motorists traveling along Manning Avenue.
The study concluded that the proposed solar garden would not create a glare risk for the surrounding residences or roadway and would comply with Federal Aviation Administration requirements.
The application also includes provisions for decommissioning the solar garden when its operating life ends.
Under city regulations, developers must submit a decommissioning plan describing how the equipment will be removed and the property restored.
The plan must address removal and proper disposal of the solar panels, electrical components and associated infrastructure, along with restoration of the site to permanently grassed fields.
To ensure sufficient funding is available for those activities, the city requires a letter of credit equal to 125 percent of the estimated decommissioning cost. That financial security must be established before a building permit can be issued.
Following Becker's presentation, New Horizon Energy representative Scott Simitz addressed the commission.
Simitz described New Horizon Energy as a group of investors, many from the Twin Cities metropolitan area, pursuing community solar development opportunities.
He explained that the investors had existing land interests in the metropolitan area and became interested in developing their own solar projects following changes in state community solar legislation in 2023.
Simitz also described his previous experience in wind and solar energy development.
Commissioner Butt questioned whether allowing the proposed solar garden to operate near an existing installation, with both projects falling short of the 300-foot setback along their adjoining boundaries, could create safety concerns.
"The 300-foot setback is set for a reason, perhaps for safety," Commission Pradeep Bhat said. "So, if both lots don't meet that requirement of 300-foot setback, can that be of concern?"
Simitz responded that he was unfamiliar with the original reasoning behind Cottage Grove's setback requirement, but said the proposed design would allow access for emergency responders.
"From a safety concern perspective, I don't know exactly the reason why the 300-foot setback came about," Simitz said.
He explained that the project's location and layout were influenced by the landowner's desire to retain as much practical agricultural use as possible on the eastern portion of the property.
Placing the solar installation toward one side of the parcel, rather than separating the remaining farmland into smaller sections, would allow more efficient agricultural operations.
"Their preference was to have it as far to one side as possible," Simitz said, explaining that the arrangement would allow the landowners to farm the eastern portion more effectively.
He also said proximity to the existing solar garden was an intentional consideration during site selection, because the neighboring installation demonstrated an established solar energy use in the area.
Simitz indicated that he had spoken with neighboring property owners and had not encountered specific objections to the proposed placement near the shared boundary.
The commission's discussion highlighted the balance between maintaining agricultural land, accommodating renewable energy development and applying the city's setback requirements.
The available meeting transcript ends during Simitz' response to the setback question and does not establish whether the Planning Commission voted to recommend approval or denial of the application.
The New Horizon Energy proposal was scheduled to advance to the Cottage Grove City Council for consideration Wednesday, Nov. 18, at 7 p.m.
Also from Oct. 26, the Plan Commission reviewed the city's proposed 2027-2031 Capital Improvement Plan (CIP), with City Engineer Paul Sponholz presenting planned investments in public buildings, parks, recreational facilities, streets and transportation infrastructure.
As for the 2027 Pavement Management Project, plans are in view to work on East Point Douglas Road South. Mill and Overlay projects include Mississippi Dunes Estates, among other neighborhoods. It was clarified in questioning from Commissioner Ken Brittain that mill and overlay projects are not accessed while Pavement Management projects are. The difference comes from the fact that pavement management involves building a whole new road, while mill and overlay takes off the top layer and replaces it in an attempt to extend road life.
As for capital projects in Cottage Grove moving forward, among the largest expenditures identified in the five-year plan are a proposed $66 million public works facility and a $15 million South Fire Station, both scheduled for 2031. The plan also identifies major investments in Mississippi Dunes Park, roadway reconstruction and future transportation improvements.
The proposed public works facility represents one of the city's largest anticipated capital expenditures. In addition to the $66 million project scheduled for 2031, the plan includes $880,000 for major maintenance of the existing public works facility in 2030, although that expenditure is contingent on plans for future facility construction. Land payments of $200,000 annually are also identified for 2030 and 2031.
Other public building expenditures include $43,400 for Central Fire Station maintenance and $168,721 for City Hall-Public Safety Building maintenance in 2030. Additional maintenance expenditures of $6,400 and $96,000, respectively, are planned for 2031.
Parks and recreation improvements account for another significant portion of the proposed capital investments.
For 2027, the plan identifies $4.8 million for Mississippi Dunes Park infrastructure, mass site grading and parking lot construction. Another $4.8 million is proposed in 2028 for a boat launch and recreational facilities at the park.
Other proposed 2027 projects include $1.375 million for Peterson Neighborhood Park development, $350,000 for Lamar sports lighting improvements and $315,000 for upgrades to Peter Thompson Park, including rink boards and replacement sports courts.
The plan also includes $300,000 for Hamlet Park skate park equipment replacement, $60,000 for a Hamlet Park shelter replacement and $30,000 for a shelter replacement at Nina's Park.
For 2028, the city identifies $5 million for a Kingston Park building and $500,000 for development of Still Ponds Park, East Ravine Neighborhood Park or 100th Street Park, depending on development activity. Another $500,000 is identified for Pine Tree Pond Park improvements using 3M settlement funding.
Projects scheduled for 2029 include $500,000 for Vandenberg Lake Preserve development, $200,000 for Military Trailhead Neighborhood Park development and $150,000 for playground replacements at Hemingway and North Ideal parks.
Transportation projects also represent substantial future investments.
For 2030, the proposed plan includes $4.344 million for the third phase of Ravine Parkway improvements near the Shoppes at Cottage View, $1 million for Ravine Parkway between 77th and 80th streets and $2.5 million for improvements to 114th Street at Highway 95.
Additional roadway projects scheduled for 2031 include $2.5 million for Ravine Parkway between Inwood and Isle avenues, $1.354 million for the fourth phase of Ravine Parkway near the Shoppes at Cottage View and $3.352 million for Harkness Avenue reconstruction.
The plan also identifies $4 million for Innovation Road realignment and $8.95 million for a BNSF railroad bridge over 103rd Street in 2031.
Ongoing street maintenance represents another major expense. The proposed plan includes $6.068 million for pavement management and $2.292 million for mill-and-overlay projects in 2029. Those amounts increase to $6.66 million and $2.651 million, respectively, in 2031. Last but not least, Sponholz shared the possibility of a new water tower at 103rd Avenue and Hadley Avenue, though this was growth dependent. Water towers work by using both elevation and gravity to create water pressure in an area around the tower, with limits to the area water will be pressurized by any one tower
The Capital Improvement Plan ultimately provides a multiyear framework for identifying and scheduling major municipal expenditures. Projects and estimated costs remain subject to future budget decisions, funding availability and additional city approvals.
The2027-2031 Capital Improvement Plan as proposed was scheduled for consideration by the Cottage Grove City Council on Wednesday, Dec. 2, at 7 p.m.