Variance Request SupplementalTruNorth Solar,LLC 5/22/2024
3735 Dunlap St.N.
Arden Hills,MN 55112
Representing Gary and Karen Dohse at
6251 Teton Lane,Excelsior,MN,55331
Written Description and Justification of Variance Request
The Dohses request permission to install a 11.64 KW DC Ground Mounted Solar array on the
Northeast area of their property located at 6251 Teton Lane,Excelsior,MN,55331.Please see
the attached documentation for the exact location and details about the project.
The City Code of Chanhassen currently restricts ground mounted solar when there is a
‘structurally feasible building’onsite.While the home can support the solar ‘structurally’,there
are other considerations to take into account when deciding on the best place to install a solar
array;mainly 1)Will snow load and snow management be an issue on this particular roof,and
2)Can a solar array on this roof create enough electricity to effectively offset any electrical
consumption from the utility?
Sec 20-58 General Conditions For Granting
a.Variances shall only be permitted when they are in harmony with the general purposes and
intent of this Chapter and when the variances are consistent with the comprehensive plan.
From DIVISION 20-XXIII-10 ACCESSORY SOLAR ENERGY SYSTEMS
Sec 20-1093 Accessory Solar Energy Systems:
(a)Purpose.It is the intent of this section to meet the goals of the comprehensive plan and
preserve the health,safety,and welfare of the community's citizens by facilitating the safe,
effective,and efficient use of accessory solar energy systems installed to reduce the on-site
consumption of utility-supplied electric energy.The following solar energy standards specifically
implement the following goal from the comprehensive plan:
(1)Support residential and business solar development that maintains community
character.
-I believe the intent of this Chapter is to provide the installation guidance of solar arrays to the
citizens of Chanhassen.This is a clean new energy resource that Chanhassen appears happy to
embrace and that our customer is eager to implement.
b.When there are practical difficulties in complying with the zoning ordinance."Practical
difficulties,"as used in connection with the granting of a variance,means that the property
owner proposes to use the property in a reasonable manner not permitted by this Chapter.
Practical difficulties include,but are not limited to,inadequate access to direct sunlight for solar
energy systems.
-Section C of this Code (Sec 20-1093 Accessory Solar Energy Systems)has 7 Standards to abide by.
The installation of the Ground-mounted solar system for the Dohses abide by 6 of these 7
Standards.
Number (3)Location.Letter a is the section in which we are requesting a variance because we
have two difficulties complying with this Standard.
(3)Location.a.Whenever practical,all accessory solar energy systems shall be attached to a
building.If not designed to be attached to a building,the applicant shall demonstrate by credible
evidence that such systems cannot feasibly be attached to a building due to structural limitations
of the building.
Structurally:The roof of the home has six large valleys and a 5/12 pitch.For most of the last
20 years it has been necessary to roof-raked the roof several times in the winter because the
winter winds,coming out of the north and northwest,fill the valleys which often adds
considerable weight and creates ice dam trouble for our shingles and gutters.Solar panels on the
roof would make it impossible to roof-rake these valleys free of snow.The patio door area is the
only exit from the house to the backyard.It is located in the area of one of the large roof valleys.
If it isn't cleaned out,ice builds up because the sun melts the snow and then it freezes at night.
The water runs on the patio and the patio steps,making a real hazard for anyone using the
entrance.
Solar Access:We have attached a site diagram showing the location of several large trees just to
the south of the home.These trees shade the majority of the home’s roof,especially during the
months of October through April.The Dohse’s desire is to reduce their on-site consumption of
utility-supplied electric energy.In fact,they want to go beyond just reducing,they want to offset
their entire electric consumption with Carbon-free electricity to help ensure that the world their
grandchildren grow up in will be a healthier place.In order to do that,the solar must be located
in a shade-free area that will accommodate the 24 modules we propose to achieve that.To be
forced to use the house,or even part of the house that may be usable for solar part of the year
(Summer),severely limits the effectiveness of installing a solar system that meets the needs of
the Dohses.
c.That the purpose of the variation is not based upon economic considerations alone.
-While in the long run the ground-mounted solar will be a better economic choice,the customer
is actually paying more money now to install the ground-mount system as compared to installing
a system on the roof.The desire to put it on the ground was based on the concern of adding the
weight of a solar array on a roof that already gets extra weight every winter,the solar making it
difficult to clear valleys on the roof and the desire to install solar where it will work the best and
reduce the most carbon;in the sun!
d. The plight of the landowner is due to circumstances unique to the property not created by the
landowner.
- It is very common for properties in Minnesota to have several trees planted near the home on
the south side for summer cooling; which is great for comfort and saving energy but not so great
for solar. These trees came with the purchase of the property. The orientation and roof design
(several valleys), which cause snow to accumulate and increase loads in the winter,was designed
by an architect, which in hindsight, ended up being a poor design for the location.
e.The variance,if granted, will not alter the essential character of the locality.
- The Ground-mounted solar array will not be visible from the road (Teton Lane) nor can it be
seen from the owner's home. Existing vegetation screens the array from surrounding neighbors.
The current geography of the land will not be altered;we utilize ground screws for securing the
foundation which rotate right into the ground displacing little soil. Glare from the non-reflective
glass will not be a nuisance to any surrounding properties because it is a non-issue.
f.Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes
Section 216C.06,subdivision 14, when in harmony with this Chapter.
-Not Applicable
Thank you for considering our request. We appreciate your time and effort.
Regards,
Donna Pickard
TruNorth Solar, LLC