7.b 2b Application for CUP WoolfordApplication for Conditional Use Permit
Submitted to the City of Scandia, MN
by
Jennifer Woolford (Landowner)
u
Minnesota Solar Connection, LLC (Developer)
MSC-Scandia0l, LLC (Project Owner)
May 16th, 2017
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345 St Peter St — 16th FI, Saint Paul MN 55102
City of Scandia
14727 2091h St North
Scandia MN 55073
To the City of Scandia,
On behalf of the landowner, Jennifer Woolford, please find attached our complete application for an
Conditional Use Permit for a 1.0 megawatt, alternating current (MWac) Community Solar Garden (CSG)
project. The project is located on a 8.2 acre site within a 24.5 acre parcel, with parcel ID number
06.032.20.42.0002.
This community solar garden project have been developed to meet the directives of Xcel's
Solar*Rewards Community program, per Minnesota Statues 216B.1641, and to assist the state in
meeting renewable energy targets.
The CSG is being developed pursuant to Scandia Ordinance No. 122, Chapter Two, Section 4.34, as
amended by Ordinance 174, and will meet any and all applicable requirements of the City's land use
ordinances. All required application material is included here in hard copy format. Electronic copies in
PDF format have also been sent to n.soltis@ci.scandia.mn.us and sherri.buss@tkda.com.
Building permits will be obtained before starting construction, and will include detailed design as well
as any other additional application material as required by the above-mentioned Ordinance.
Sincerely,
Andy Melka
Vice President of Development
651-560-0131
amelka@mnsolarconnection.com
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List of Appendices:
Appendix A
— Site Plan
Appendix B —
Constraints Analysis
Appendix C —
Desktop Hydrology Study
Appendix D
— Interconnection Application
Appendix E —
Decommissioning Plan
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Description of Proposal:
Overall Parcel Detail:
• PID: 06.032.20.42.0002
• Legal Description: THAT PART OF THE WEST ONE-HALF OF THE SOUTHEAST QUARTER (W1/2 OF
SEI/4) OF SECTION SIX (6), TOWNSHIP THIRTY TWO (32) NORTH, RANGE TWENTY (20) WEST
THAT LIES NORTH OF THE SOUTH 1812.00 FEET THEREOF EXCEPT THAT PART TAKEN FOR ROADS
AND EXCEPT THAT PART LYING WESTERLY OF COUNTY ROAD 15. SUBJECT TO THE RIGHT OF
WAY OF MANNING TRAIL NORTH.
• Site Access will be via the existing driveway entrance on Manning Trail.
A full preliminary site plan with civil drawings is attached hereto as Appendix A.
The site for the proposed CSG is currently active farmland, zoned Agriculture — Core (AC), and is
surrounded by other AC zoning. The site is ideal for CSGs, being quite flat and well -exposed to sunlight,
and having well -drained soils with good structure.
Westwood Professionals performed a Constraint Analysis to identify whether there are any known
obstacles to development of this project. This report included a desktop wetland delineation, local soils
and geotechnical review, natural and historic resources analysis, sensitive wildlife review, and other land
use constraints. No obstacles were identified to development of this project. The complete report is
attached as Appendix B.
The CSG will be comprised of solar photovoltaic (PV) modules installed on single -axis tracking
equipment. The solar modules will be mounted on horizontal supports, attached to vertical steel posts
driven or screwed into the ground at regular intervals, a method which requires no excavation or
concrete foundations. Above the poles, a tracking system will be installed to which the modules will be
attached. The tracking system allows the solar system to track the sun across the sky each day, allowing
better capture of solar energy than a fixed -tilt system.
Inverters will be attached to similar support structures as the solar panels. Inverters convert direct-
current (DC) electricity to alternating -current (AC), and have an output of 480 volts (V). The CSG will
have a small transformer which will increase the voltage from 480 V to the Xcel Energy distribution
system voltage, as well as a separate meters and various other electrical equipment. Feeder lines will
collect the energy at the front of the project site, where the CSGs will interconnect with the existing Xcel
distribution system. Xcel will extend a three-phase distribution line to the site, via the path depicted in
the site plan. The interconnection facilities will be made up of poles, control boxes, meters, switches,
and other related equipment. Final design and location of the Xcel interconnect facilities will be
dictated by Xcel, and will be specified by Xcel prior to application for building permits.
Final selection of specific panels, racking, and inverter models and manufacturers will be done prior to
applying for a building permit. Slight revisions to the site plan to accommodate final equipment
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selection may be necessary. Any revisions will maintain similar physical characteristics, will not change
the land included in the project, and will fully comply with all setbacks and any other City, County, or
other legal requirements.
The land under the panels will be planted with low -growth native vegetation that will allow water
infiltration and reduce run-off rates relative to open farmland. The vegetation mix will be pollinator
friendly, and the project will commit to enhance the biodiversity of the area and provide additional
habitat for a number of native fauna, including specifically bees, butterflies and other important
pollinating species. Growth of the vegetation will be controlled by regular mowing (as needed). Weed
control will be primarily through mowing, but herbicide and other weed control measures may be used
as necessary to keep the site in well-kempt condition.
Access:
The project will be accessed via the existing driveway to Jennifer Woolford's house, and a new gravel
driveway extension will be constructed continuing back to the CSG site, as depicted on the site plan.
The project area will be fenced and gated to prevent unauthorized access. Fencing will be either chain
link or woven -wire fencing, six to eight feet tall, and will not have barbed wire installed, per the
Minnesota Department of Natural Resources guidelines for Commercial Solar Fencing. No regular
visitation of the site other than the Owner and operations and maintenance team is proposed.
Hours of Operation, Employees, Site Traffic, Parking:
The facility will passively convert sunlight to electricity during daytime hours. No permanent employees
will be on site on a regular basis. Operations & Maintenance personnel will travel to the site roughly six
to twelve times per year, to perform scheduled maintenance, vegetation control, and to response to any
unscheduled maintenance or outage issues. No permanent parking will be built.
Screening and Landscaping:
Photovoltaic solar systems produce no notable glare or reflection above existing conditions. Given the
location of this project, the topography will provide significant screening of the project from view from
the roadway and nearby properties. Trees with heights of between twenty and forty feet offer
substantial screening of the project from most angles. We understand the desire of the City to ensure
that the rural character of the area is preserved, and therefore we will install new vegetative screening
around the project to enhance the screening already in place. We propose planting lines of native
dogwood shrubs and black hills spruce along the eastern boundary of the project, and clusters of
dogwood and spruce along the southern edge to enhance the natural screening. The full landscaping
plan is attached as part of the CUP Plan Set in Appendix A.
No Services required:
Solar projects do not require sewer, septic, city water, waste management, or any additional local
services.
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Hydrology, Drainage, and Grading:
Westwood Professional Services performed a desktop hydrology study for the project, intended to
identify any significant constraints or drainage issues for the site. The study found no significant
obstacles or unique features on the site, and recommended typical grading/stormwater management
plans and permitting prior to construction. The preliminary hydrology study was completed as part of
the Constraint Analysis, and is attached hereto as Appendix C.
No grading will be performed other than as necessary to build the access road, to comply with
stormwater and erosion management requirements, and as necessary to meet slope requirements for
the tracking system.
Upon final engineering, a Stormwater Pollution Prevention Plan/National Pollutant Discharge
Elimination System/State Disposal System Construction Stormwater General Permit will be developed in
accordance with all local, state, and federal regulations and guidance, and will be submitted to
Minnesota Pollution Control Agency for review and approval prior to issuance of a building permit. In
addition, the Comfort Lake -Forest Lake Watershed District (CLFLWD) has jurisdiction over the project,
and the project will apply for all applicable permits and follow all applicable guidelines of the CLFLWD.
Soils
The soils in the Project area were identified in the Constraints Analysis in Appendix B. Two types of soils
exist in the project area: 13213: Hayden fine sandy loam, and 169B, Braham loamy fine sand. Both soil
types are well -drained and suitable for solar support posts. A Geologic Desktop Review was also
completed as part of the Constraints Analysis. No unexpected risks were identified. Frost heave and the
potential for unforeseen subsurface glacial deposition were identified as potential risks, but these are
well-known features throughout the Midwest with known work-arounds.
Wetlands
Some mapped wetlands exist on the overall parcel, and one additional potential wetland location was
identified by the desktop wetland delineation performed as part of the Constraints Analysis. The
desktop wetland delineation performed as part of the Constraint Analysis in Appendix B further refined
the boundaries of all potential wetlands and the associated setbacks. The preliminary site plan in
Appendix A demonstrates the project's compliance with the City's 75' wetland setbacks, within which no
structures will be built. Field delineations of the wetlands will be performed during the growing season,
and will be coordinated with the Washington Conservation District and the City of Scandia, in
compliance with the Minnesota Wetland Conservation Act. The Applicant has had preliminary
discussions with Jay Riggs at the Washington Conservation District to begin wetland review and
compliance measures.
Interconnection Status
The project has applied for interconnection under the Solar*Rewards Community Program with Xcel
Energy. The Application has been deemed complete as of April 13th, 2017, and the project will soon
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enter Xcel Energy's Engineering Scoping Study process. We expect to receive the results of the scoping
study and draft Interconnection Agreement around September 1st. A copy of our interconnection
application is attached hereto as Appendix D.
Life of Project
Upon approval of the Conditional Use Permit, several steps remain prior to the commercial operation of
the community solar gardens, including Xcel Energy approval, final design and production modeling,
investment decision, hiring the project's construction firm, and applying for a local building permit,
among many others. We expect that construction will commence within 12-18 months of the CUP
approval. Once operational, the life of the community solar gardens is expected to be at least 25 years
(the duration of the power purchase agreement with Xcel Energy), and may be extended if there is a
viable off -take option at that time.
Decommissioning Plan:
A Decommissioning Plan has been prepared for the project, and is included as Appendix E. The
Decommissioning Plan will be updated once the project design is finalized, based on the site plan,
selected equipment, salvage value and engineering. The Applicant will provide a cost estimates along
with any required financial security prior to applying for a building permit.
Response to Ordinance Criteria for Conditional Use Permit:
The following questions and responses address the criteria for Conditional Use Permit as outlined in
County Ordinance Section 152.052(B):
(1) The conditional use will be in compliance with and shall not have a negative effect upon the
Comprehensive Plan, including public facilities and capital improvement plans.
The project will help fulfill several goals of the comprehensive plan, specifically as follows: NR
Goal 6: Protect and preserve native, endangered, threatened and unique plants and animals:
The proposed project would create several acres of new pollinator habitat, thereby helping to
preserve native bees, butterflies and other at -risk pollinator species. LU Goal 4.2: Protect natural
resources through performance and site design standards while allowing an appropriate level of
development: As stated above, this project would enhance natural resources and biodiversity,
and will be designed and built in accordance with all local, state, and federal rules protecting
water and other natural resources. LU Goal 5: Recognize, protect and encourage agricultural
production as a viable long-term land use: Solar is one of the only developments that is
temporary by design, and can enhance the productivity of farmland over time. The project will
protect and enhance the land's value as agriculture land in the future, by leaving the land fallow
and planted with native pollinator -friendly seed mix. This will reduce soil erosion, enhance the
soil, and has the potential to increase the long-term productivity of the land once the project is
decommissioned and removed. ES Goal 1: The City encourages the use of renewable, local and
diverse forms of energy in order to increase use of local resources, mitigate the local risk from
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345 St Peter St —16th FI, Saint Paul MN 55102
fossil fuel scarcity and price increases, and help meet Minnesota's climate protection goals: This
community solar garden directly supports this goal for the City, by bringing local, renewable
energy to Scandia, and giving Minnesota residents the opportunity to invest in solar energy to
help meet the state's goals for sustainability and climate protection.
(2) The establishment, maintenance or operation of the conditional use will promote and enhance
the general public welfare and will not be detrimental to or endanger the public health, safety,
morals or comfort.
This solar project will have positive impacts on the general public welfare. The landowner,
Jennifer Woolford, will realize significant additional and diversified revenue from the project.
The project will also add habitat for animals and invertebrates such as pollinators, which can
benefit crops and gardens in the surrounding area
(http://www.cornandsoybeandigest.com/soybeans/can-bees-build-soybean-yields). Solar
gardens passively collect solar irradiation and convert it to electricity. Development and
operation of such projects are nuisance -free. They have no emissions or pollutants (including
dust), will not notably increase traffic in the area, and will not produce noise audible to
neighboring parcels.
(3) The conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values or scenic views.
There will be no impact on surrounding property values. The project will not be visible from any
existing residences, and will be screened to shield it from view from the roadway and the
southern property line.
(4) The establishment of the conditional use will not impede the normal and orderly development
and improvement of surrounding property for uses permitted in the district.
As indicated above, there will be no impact on the potential for development of surrounding
properties.
(5) Adequate public facilities and services are available or can be reasonably provided to
accommodate the use which is proposed.
The project will have a 911 address and will be accessible from the closest road. Electrical
service will be provided from the existing Xcel lines along Manning Trail. No sewer or septic will
be required. The solar garden will not notably affect traffic. During the construction phase,
there will be pick-up trucks and larger construction vehicles delivering components, none of
which will require road closures or otherwise impact traffic more than the existing vehicular
traffic in the area. All vehicular access to the site will obtain all required approvals or permits
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from the relevant authorities. No daily travel to or from the site is expected to take place during
the operation of the plant. Some traffic (car or truck) will be required for occasional grass
mowing or performing site maintenance
(6) The conditional use shall conform to the applicable regulations of the district in which it is
located and all other applicable standards of this Chapter.
and:
(7) The conditional use complies with the general and specific performance standards as specified by
this Section and this Chapter.
The project will confirm to all applicable regulation, standards, and ordinances of the City of
Scandia, Washington County, the State of Minnesota, and the federal government.
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345 St Peter St —16th FI, Saint Paul MN 55102
Appendix A — Preliminary CSG Site Plan & Civil Drawings
(attached)
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Appendix B — Constraint Analysis
(attached)
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Appendix C — Desktop Hydrology Study
(attached)
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345 St Peter St —16th FI, Saint Paul MN 55102
Appendix D — Interconnection Application
(attached)
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Appendix E — Decommissioning Plan
(attached)
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