5.a 6 Appendix E - Decomissioning PlanWoolford Community Solar Garden
Decommissioning Plan and Site Reclamation
April 11, 2017
City of Scandia Ordinance No. 174 Section 4.33(3)(F):
Decommissioning Plan. The applicant shall submit a decommissioning plan to ensure that
facilities are properly removed after their useful life. If the solar energy system remains
nonfunctional or inoperative for a continuous period of one year, the system shall be deemed to
be abandoned and shall constitute a public nuisance. The plan shall include provisions for
removal of all structures and foundations, restoration of soil and vegetation, and a plan ensuring
financial resources will be available to fully decommission the site. The City may require the
posting of a bond, letter of credit or the establishment of an escrow account to ensure
decommissioning.
Decommissioning and Reclamation
Upon the expiration of the site permit, or the end of commercial operations, MSC will be
responsible for removing solar facilities at the site to a depth of 36 inches and to restore and
reclaim the site to pre -construction topography and topsoil quality to the extent feasible. MSC
reserves the right to extend the Project instead of decommissioning at the end of the Site Permit
term (or sooner) by applying for an extension of the Site Permit. If MSC seeks to extend the
life of the Project, MSC will decide whether to continue operation with existing equipment or to
retrofit solar panels and power system with upgrades based on new technologies.
Decommissioning includes removing the solar panels, solar panel racking, steel foundation posts
and beams, inverters, transformers, overhead and underground cables and lines, equipment pads
and foundations, equipment cabinets, and ancillary equipment to a depth of 36 inches. The civil
facilities, access road, security fence, and any drainage structures are included in the scope.
Standard decommissioning practices would be utilized, including dismantling and repurposing,
salvaging/recycling, or disposing of the solar energy improvements.
After all equipment is removed, any holes or voids created by poles, concrete pads and other
equipment will be filled in with soil to the surrounding grade and seeded with a
previously approved seed mix. All access roads and other areas compacted by equipment will be
decompacted to a depth of 18 inches from finished grade prior to fine grading and seeding. This
may include re -vegetation as native prairie, returning the site to agricultural use
consistent with MSG's Agricultural Impact Mitigation Plan, or re -development of the land for
other beneficial uses.
Decommissioning and Site Reclamation Plan Narrative
Page 2 of 6
List of Decommissioning Activities
Timeline
Decommissioning is estimated to take three to four weeks to complete and the
decommissioning crew will ensure that all equipment and materials are recycled or
disposed of properly.
Removal and Disposal of Site Components
The removal and disposal details of the site components are found below.
Modules: Modules will be inspected for physical damage, tested for functionality, and
disconnected and removed from racking. Functioning modules will be packed and stored
in an offsite facility for reuse or resale by MSC. Non-functioning modules will be packed,
palletized and shipped to the manufacturer or a third party for recycling.
Racking: Racking and racking components will be disassembled and removed from the
steel foundation posts, sorted, processed to appropriate size, and sent to a metal recycling
facility.
Steel Foundation Posts: All structural foundation steel posts will be pulled out to full depth,
removed, processed to appropriate size, and shipped to a recycling facility. During
decommissioning the area around the foundation posts may be compacted by equipment
and, if compacted, the area will be de -compacted in a manner to adequately restore the
topsoil and sub -grade material to a density consistent with native prairie or agricultural
uses.
Overhead and Underground Cables and Lines: The cables and conduits contain no
materials known to be harmful to the environment. As part of the decommissioning of the
project, these items will be removed up to a depth of 36 inches and shipped to a recycling
facility. Topsoil will be segregated and stockpiled for later use prior to any excavation and
the subsurface soils will be staged next to the excavation. Following the removal of the
cable and conduits the excavation will be back-filled with the spoils previously removed.
The subgrade will be compacted to a density similar to native prairie or agricultural uses.
Topsoil will be redistributed across the disturbed area. All cable and conduit buried deeper
than 36 inches will be left in place and abandoned.
Inverters, Transformers, and Ancillary Equipment: All electrical equipment will be
disconnected and disassembled. All parts will removed from the site and reconditioned and
reused, sold as scrap, recycled, or disposed of appropriately, at MSC's sole discretion,
consistent with applicable regulations and industry standards.
Decommissioning and Site Reclamation Plan Narrative
Page 3 of 6
Equipment Pads and Ancillary Foundations: Topsoil will be removed from an area
surrounding the foundation and stockpiled for later use/replacement, as applicable.
Foundations will be excavated to a depth sufficient to remove all conduits, cables,
aggregate and concrete to a depth of 48 inches below grade. The remaining excavation will
be filled with clean subgrade materials of quality comparable to the immediate surrounding
area. All unexcavated areas compacted by equipment used in decommissioning will be de -
compacted in a manner to adequately restore the topsoil and sub -grade material to a density
consistent and compatible with native prairie or agricultural uses. All materials will be
removed from the site and reconditioned and reused, sold as scrap, recycled, or disposed
of appropriately, at MSC's sole discretion, consistent with applicable regulations and
industry standards.
Fence: All fence parts and foundations will be removed from the site and reconditioned
and reused, sold as scrap, recycled, or disposed of appropriately, at MSC's sole discretion,
consistent with applicable regulations and industry standards. The surrounding areas will
be restored to pre -construction conditions to extent feasible.
Computers, monitors, hard drives, and other components: All parts will removed from the
site and reconditioned and reused, sold as scrap, recycled, or disposed of appropriately, at
MSC's sole discretion, consistent with applicable regulations and industry standards.
Access Roads: Facility access roads will be used for decommissioning purposes, after
which removal of roads will be discussed with the Landowner, using the following
process:
1) After final clean-up, roads may be left intact through mutual agreement of the
Landowner and MSC unless otherwise restricted by Federal State or Local Regulations.
2) If a road is to be removed aggregate will be removed and shipped from the site to be
reused, sold, or disposed of appropriately, at MSC's sole discretion, consistent with
applicable regulations and industry standards. Ditch crossings connecting access roads
to public roads will be removed unless the landowner requests they remain. The
subgrade will be de -compacted to a density similar to surrounding sub -grade material.
Topsoil will be distributed across the open area. The access roads and adjacent areas
that are compacted by equipment will be de -compacted in a manner to adequately
restore the topsoil and sub -grade material to a density consistent with native prairie or
agricultural uses.
Land Leveling: As part of site decommissioning, to the extent commercially reasonable,
MSC will restore the area disturbed by construction to pre -construction elevation and
contour to extent feasible. If uneven settling occurs or surface drainage problems develop,
as a result of Project decommissioning, MSC will provide additional land leveling services,
or compensation, within 45 days of receiving a Landowner's written notice, weather
permitting.
Decommissioning and Site Reclamation Plan Narrative
Page 4 of 6
Restoration/Reclamation of Site
MSC will restore and reclaim the site based upon the property use intended by the
landowner after decommissioning. MSC assumes that most site will be utilized for
agriculture after decommissioning and will implement appropriate measures to facilitate
agricultural use. If no specific use is identified, MSC will vegetate the site with a native
prairie seed mix. The goal of restoration will be to restore natural hydrology and plant
communities to the greatest extent practicable while minimizing new disturbance and
removal of native vegetation. The decommissioning best management practices (BMP's)
to minimize erosion and contain sediment that will be employed on the Project to the extent
practicable with the intent of meeting this goal include:
1. Minimize new disturbance and removal of native vegetation to the greatest extent
practicable.
2. Removal of solar equipment and access roads up to three (3) feet below surrounding
grade, backfill with subgrade material and cover with suitable topsoil to allow adequate
root penetration for native plants, and so that subsurface structures do not substantially
disrupt ground water movements.
3. Any topsoil that is removed from the surface for decommissioning will be stockpiled
to be reused when restoring plant communities. Once decommissioning activity is
complete, topsoil will be restored to assist in establishing and maintaining plant
communities.
4. Stabilize soils and re -vegetate with native prairie plants appropriate for the soil
conditions and adjacent habitat and use local seed sources where feasible, consistent
with landowner objectives. Reseeding with native plants will not be performed for site
that will be returned to agricultural use or other more intensive beneficial uses.
5. During and after decommissioning activities, install erosion and sediment control
measures in all disturbance areas where potential for erosion and sediment transport
exists, consistent with storm water management objectives and requirements.
6. Remediate any petroleum product leaks and chemical releases prior to completion of
decommissioning.
Decommissioning and restoration activities at each site will be completed within 12 months after
the date the site ceases to operate.
Post -Restoration Monitoring
Decommissioning of the site will not require new permits or approvals except a
NPDES/SDS CSW Permit and SWPPP, if grading activities are necessary and exceed
applicable permit thresholds. Decommissioning should include post -restoration
monitoring as required by the NPDES/SDS CSW Permit and SWPPP or other applicable
requirements. In addition, the MSC Field Representative assigned to decommissioning
monitoring will stay in contact with landowners, including onsite check -ins until the
NPDES/ SDS CSW permit is closed.
In situations where additional restoration is necessary, the compliant procedure will be
followed to determine the need for additional restoration (Fertilizing or reseeding).
Decommissioning and Site Reclamation Plan Narrative
Page 5 of 6
As part of the post restoration monitoring, the MSC Field Representative will also survey
for excessive noxious weeds and address if this is an issue. This may involve consulting
an agronomist or biologist if revegetation is not sufficient or if there are problems with
noxious weeds during the first growing season, or until MSC no longer has control over
the land.
Decommissionin,a Costs
MSC will be responsible for all costs to decommission the project and associated facilities.
Decommissioning cost is expected to be approximately $142,348. Based on current scrap material
prices, the estimated salvage value of the decommissioned components is anticipated to equal
approximately $77,293. Therefore the resulting decommissioning costs less the salvage value is
$65,055. Since no solar photovoltaic projects have been decommissioned to date, the costs are
based on estimated time, equipment, disposal costs, and recycling prices. A detailed breakdown of
this updated cost estimate is attached as Exhibit A.
Decommissioning Financial Resource Plan
To ensure MSC can adequately fund the obligations of this plan, MSC will enter into either a
mutually acceptable agreement (the "Escrow Agreement") establishing an escrow (the "Escrow")
to secure MSC obligations for decommissioning or will offer a "Letter of Credit" or equivalent
form of security to the Landowner. The mutually agreed upon form of security will be established
in Year 10 of the Project's operational life in an amount equal to the total decommissioning cost,
less the estimate salvage value of the materials. Providing flexibility in the form of the escrow or
security allows MSC to evaluate the cost of obtaining the security at the time of issuance in Year
10 and to move forward with the most cost effective solution for the project given market
conditions.
The exact amount to be allocated for decommissioning will be determined by a 3rd party and
updated every 10 years after Year 10 to reassess the difference between the estimated
commissioning costs and salvage value. MSC believes that reassessing the decommissioning and
salvage values every 10 years is prudent as technology, costs and market conditions may change.
The escrow or security shall be held, administered, and disbursed by a title company, bank or other
qualified escrow agent mutually satisfactory to MSC and the applicable landowner.
If MSC does not remove the solar facilities within twelve (12) months after the expiration of the
lease or earlier termination of the lease, the landowner may draw from the Escrow or security an
amount sufficient to reimburse Landowner for the difference between lessor's out-of-pocket costs
of removing the solar facilities, less the salvage value of the solar facilities.
Estimated Decommissioning Costs
Westwood Including Dismantling/Revmoval Costs
and Salvage Value
Project Name: Woolford Community Solar, LLC
Date: April 5, 2017
By: JTW
Project Size 1 MW -AC
Quantity Unit Unit Cost Total Cost Cost Per MW
Mobilization/Demobilization 1 Lump Sum $20,000.00 $20,000 $20,000
Permitting
State Permits
1
Lump Sum
$5,000.00
$5,000 N/A
Subtotal Permitting
$5,000
Civil Infastructure
Based on road quantities shown on plans
Removal Gravel Surfacing from Road
52
Cubic Yards
$4.00
$208
$208
based on 2802Ft of Road x 0.50' gravel surface thickness
Haul Gravel Removed from Road
52
Cubic Yards
$6.00
$311
$311
based on 2802Ft of Road x 0.50' gravel surface thickness
Disposal of Gravel Removald from Road
52
Cubic Yards
$10.00
$519
$519
based on 2802Ft of Road x 0.50' gravel surface thickness
Removal Geotextile Fabric from Road Area
0
Square Feet
$0.10
$0
$0
based on 2802 Sq Ft of Road
Removal Culvert from Beneath Road
0
Each
$1,200.00
$0
$0
Based on plan drainage schedule (other culverts in facility plans)
Haul Culvert Removed from Road
0
Each
$100.00
$0
$0
Based on plan drainage schedule (other culverts in facility plans)
Disposal of Culverts
0
Each
$0.00
$0
$0
Based on plan drainage schedule (other culverts in facility plans)
Removal Low Water Crossing from Road
0
Each
$3,400.00
$0
$0
Based on plan drainage schedule
Haul Low Water Crossing Materials Removed from Road
0
Each
$1,800.00
$0
$0
Based on plan drainage schedule
Disposal of Low Water Crossing Materials
0
Each
$500.00
$0
$0
Based on plan drainage schedule
Grade Road Corridor
2,802
Square Feet
$0.25
$701
$701
based on 2802 Sq Ft of Road
Erosion and Sediment Control Along Road
150
Linear Feet
$2.00
$300
$300
Based on road quantities shown on plans
Topsoil and Turf Establishment on Removed Road Area
0.1
Acres
$11,000.00
$1,061
$1,061
Based on road larea x 1.5 to allow for work area
Removal of Security Fence
2,418
Linear Feet
$6.00
$14,508
$14,508
Subtotal Civil Infastructure
$17,608
Structural Infastructure
Based on post quantities provided on plans
Removal Tracker Array Steel Foundation Post Full Depth
648
Each
$13.00
$8,424
$8,424
Based on post quantities provided on plans
Haul Tracker Array Steel Post
58
Ton
$6.75
$394
$394
Based on $0.15 per ton -mile and 45 mile round trip, average post length 15', p
Removal PCU Station Post to a 4' Depth
8
Each
$65.00
$520
$520
Based on post quantities provided on plans
Haul PCU Station Post
8
Each
$3.00
$24
$24
Based on post quantities provided on plans
Removal Array Racking
78
Ton
$200.00
$15,680
$15,680
Based on square feet of rack size times 1 pound per Sq Ft
Haul Array Racking
78
Ton
$6.75
$529
$529
Based on $0.15 per ton -mile and 45 mile round trip, average post length 15', p
Subtotal Structural Infastructure
$25,571
Westwood
Electrical Collection/Transmission System
Removal of PV Moduals
Removal of String Inverters
Removal of Panelboards
Removal of PCU Station (Inverter/Transformer)
Removal of Riser Pole and Overhead Cable
Removal of SCADA Equipment
Removal of Underground Collector System Cables
Removal of Fiber Optic Cable
Subtotal Electrical Collection/Transmission System
Site Restoration
Stabilzied Construction Entrance
Perimeter Controls
Topsoil and Turf Establishment on area within Removed Array
Subtotal Site Restoration
Subtotal Demolition/Removals
Salvage
Fencing
Steel Posts
Module Racking
PV Modules
String Inverters
Transformer
Scada Equipment
Collection Lines
Subtotal Slavage
Total Demolition Minus Salvage
Estimated Decommissioning Costs
Including Dismantling/Revmoval Costs
and Salvage Value
4,320
Each
$10.00
$43,200
$43,200
Based on 72 modules per rack (Pricing based on production rate of disconnecti
20.0
Each
$60.00
$1,200
$1,200
Quanitites Provided on Plan
4.0
Each
$40.00
$160
$160
Quanitites Provided on Plan
1.0
Each
$2,000.00
$2,000
$2,000
Quanitites Provided on Plan, Includes Equipment Pad
1.0
Each
$1,000.00
$1,000
$1,000
Quanitites Provided on Plan
1.0
Each
$1,000.00
$1,000
$1,000
Quanitites Provided on Plan
2,140.0
Linear Feet
$5.00
$10,700
$10,700
Quanitites Provided on Plan
1.0
Per MW
$500.00
$500
$500
Quanitites Provided on Plan
$59,760
1.0
Each
$1,700.00
$1,700
$1,700
Quanitites Provided on Plan
1,209
Linear Feet
$2.00
$2,418
$2,418
Quanitites Provided on Plan
7.9
Acres
$1,300.00
$10,292
$10,292
Quanitites Provided on Plan
$14,410
$142,348
2,418
Linear Feet
$0.00
$0
$0
58
Tons
$240.00
$13,997
$13,997
78
Tons
$240.00
$18,816
$18,816
4,320
Each
$10.00
$43,200
$43,200
20
Each
$3.69
$74
$74
1
Each
$123.69
$124
$124
1
Each
$0.00
$0
$0
4,708
Pounds
$0.23
$1,083
$1,083
Notes:
1. Prices used in analysis are estimated based on research of current average costs and salvage values.
2. Prices provided are estimates and may fluctuate over the life of the project.
3. Contractor means and methods may vary and price will be affected by these.
$77,293
$65,055
Subtotal Demolition/Removals per MW $142,348.41
Included in the unit price for Removal of Security Fence
Assumed (12 Ib/ft with approximately 15 feet of salvageable post), HMS #1 prig
Based on HMS #2 price $240/ton
Based on recent solar decommissioning plans
Based on 123 pounds per inverter, Metro Metals Recycling Quote for transfom
Based on 4123 pounds per transfomer, Metro Metals Recycling Quote for trans
Price Based on mixed Aluminum EC Scrap 2.2 pounds per foot, Metro Metals R
Subtotal Salvage Per MW
$77,293.13
Total Demolition Minus Salvage Per MW $65,055.28
Westwood
March 29, 2017
Solar Farm Decommissioning Assumptions
To develop a cost estimate for the decommissioning of the Community Solar Garden, Westwood
engineers made the following assumptions and used the following pricing references. Costs are
estimated based on current pricing, technology, and regulatory requirements. The assumptions are
listed in order from top to bottom of the estimate spreadsheet. When publicly available bid prices, or
MnDOT bid summaries were not available for particular work items, we developed time and material
based estimates, considering composition of work crews and equipment and material required. When
materials may have a salvage value at the end of the project life the construction activity costs and from
the hauling/freight cost are separated from the disposal costs or salvage value to make revisions to
salvage values more transparent.
1. Decommissioning year is based on the 25 year projected life of the project.
2. A project of this size and complexity does not require a full time project manager or support
staff. It can be managed by a field supervisor.
3. Common labor will be used for the majority of task except for heavy equipment operation. Since
MNDOT unit prices are used where possible the labor rates will reflect union labor rates.
4. Mobilization was estimated at approximately 8% of total cost of other items.
5. Permit applications will require the preparation of a Storm Water Pollution Protection Plan
(SWPPP) and a Spill Prevention Control and Countermeasure (SPCC) Plan.
6. Road gravel removal matches the MnDOT item Subgrade Excavation. Since the material will not
remain on site a hauling cost is added to the MnDOT cost. The recycling costs for road aggregate
are volatile varying from approximately $10 per ton for disposal to $10 per ton for recycling.
7. A cost for removal of geotextile under the road has been added to be conservative, as use of
geotextile is an option, but may not be used.
8. Low water crossings are composed primarily of aggregate without salvage value because of
mixing with other soils. Pricing used is higher than MnDOT unit prices for Channel excavation to
reflect equipment mobilization costs spread over a small volume of material, sediment and
runoff control, and the replacement materials required to restore the area.
9. Grade Road Corridor reflects the cost of mobilizing and operating light equipment to spread and
smooth the topsoil imported to replace the aggregate removed from the road..
10. Erosion and sediment control along road reflects the cost of silt fence on the downhill side of
the road.
11. Topsoil cost for 360 cu yds is approximately $9500 for topsoil required is to replace the road
aggregate. Subsoiling cost to decompact roadway areas is $500 per acre, and Turf
Establishment, which includes seed, fertilizer, mulch and care until grass is established is $1000
per acre.
12. The MnDOT pay item, remove Chain Link Fence includes disposal of the material which has a
salvage value.
Westwood
March 29, 2017
13. Tracker array posts are lightweight "I" beam sections installed with a backhoe like piece of
specialized equipment. Crew productivity is approximately 150 posts per day, and the same
crew and equipment should have a similar productivity removing the posts, resulting in a per
post cost of approximately $13.00.
14. Several steel recycling facilities are located near Minneapolis, the posts weigh approximately
200 pounds each, and we estimate the hauling costs at approximately $0.15 per ton mile.
15. Based on the review of a manufacturer's details of the array support structures the structure
weigh approximately one pound per square foot. Each solar panel has an area of four square
feet. The facility has approximately 54,540 modules, 218,160 square feet of array, 110 tons. The
frames are made of light weight steel extrusions so a crew with hand tools can disassemble and
cut the pieces to sizes for recycling at a rate of about 400 pounds per person per hour, or about
$200 per ton.
16. Hauling the steel to Minneapolis at $0.15 per ton mile costs about $30 per ton.
17. The solar panels for this project measure approximately two feet by four feet and weigh 26
pounds so they can easily be disconnected, removed, and packed by a two person crew at a rate
we estimate at 20 panels per hour.
18. Combiner boxes and junction boxes are relatively small enclosures (similar in size to household
circuit breaker panels) that are pole mounted and can be disconnected and lifted by a single
person.
19. Inverter/transformers for this size project are pad mounted. The transformers weigh
approximately 4000 pounds and contain either copper, or more commonly aluminum windings
that have significant salvage value. The estimated costs include removal of the concrete pads
and conduits feeding the equipment.
20. Medium voltage (MV) equipment and SCADA equipment are mounted on the same concrete
pads and enclosed in weather proof cabinets. Their size requires light equipment to remove
them. The costs shown include the removal of the concrete pads.
21. The underground collector system cables are placed in trenches about four feet deep. Several
cables/circuits are placed side by side in each trench. Removal of the cables does not require
trenching for the entire length as the cables are strong enough to be pulled out of the ground
with a small bulldozer or other equipment.
22. To reduce tracking of sediment off site by trucks removing materials we have included a rock
construction entrance priced based on MnDOT data.
23. Perimeter control pricing is based on silt fence placed on the project perimeter and protecting
wetlands and drainage swales within the project area. Pricing is based on MnDOT unit prices.
24. No topsoil was planned to be removed from the site during construction and most of the site
will not have been compacted by heavy truck or equipment traffic so the site Turf Establishment
cost is based on MnDOT unit prices of $1000 per acre plus an allowance for some areas to be
decompacted.
Westwood
March 29, 2017
25. Metal salvage prices (steel, aluminum, copper) are based on quotes from www.scrapmonster
.com for the U.S. Mid -West. These prices are based on delivery to the recycling facility with the
material prepared to meet size, thickness, cleanliness and other specifications.
26. The salvage value for fencing is already reflected in the MnDOT unit price, so no credit is taken
under salvage value.
27. The steel posts and array racking are priced based on #1 HMS (high melt steel).
28. Modules degradation is approximately 0.50% per year, or 88% after25 years. There is currently a
robust market for used solar panels and pricing can be found on ebay and other sites. We have
assumed that as long as the modules are producing power they will have economic value. To
avoid unconservative pricing for the used modules we used the minimum pricing of $0.04 per
watt found in the published paper, "Salvage Value of Photovoltaic Systems"
29. There is an active market for reselling and recycling electrical transformers and inverters with
several national companies specializing. We have assumed that the electrical equipment will be
obsolete at the time of decommissioning so we have based the pricing on a percentage of the
weight that reflects the aluminum windings that can be salvaged.
30. The collection lines are priced assuming aluminum conductor wire (e.c. aluminum wire) prices
reduced to reflect the insulation and other materials that must be stripped from direct burial
wire so that the aluminum can be recycled.
31. Care to prevent damage and breakage of equipment, PV modules, inverters, capacitors, and
SCADA will be exercised but removal will be by unskilled common labor under supervision.
32. All salvage will be for bulk material or equipment