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7.b2 CUP to US Solar for Distribution Scale Solar Energy System To: Scandia City Council Reference: US Solar CUP Copies to: Brenda Eklund, Clerk US Solar, applicant From: Merritt Clapp-Smith, Planner Proj. No.: 17122.000 (US Solar CUP) Date: May 13, 2019 Routing: SUBJECT: US Solar request for a Conditional Use Permit (CUP) for a Distribution Scale Solar Energy System (Distribution SES) MEETING DATE: May 21, 2019 LOCATION: Parcel ID 30.032.20.23.0001—located at 19xxx Keystone Ave. N and legally described as: The South Half (S1/2) of the Northwest Quarter (NW1/4) of Section Thirty (30), Township Thirty-two (32), Range Twenty (20), Washington County, Minnesota. APPLICANT: US Solar / Reed Richardson 100 N 6th St, Suite 218C Minneapolis, MN 55403 PROPERTY OWNER: Ronald and Janet Taylor 20030 Ingersol Avenue North Forest Lake, MN 55025 ZONING: Agriculture Core (AG C) ITEMS REVIEWED: Final Application and other materials received April 16, 2019 60-DAY PERIOD: June 8, 2019 US Solar CUP Page 2 May 21, 2019 Scandia City Council BACKGROUND AND BRIEF PROJECT DESCRIPTION: The applicant is requesting a Conditional Use Permit (CUP) to construct, own and operate a one (1) megawatt Distribution Scale Solar Energy System that would occupy approximately 10 acres on an 88 acre parcel east of Keystone Ave N and a little north of 192nd St N, that is owned by Ronald and Janet Taylor. A detailed description of the proposed system is provided in the application. On April 16, 2019, the Scandia City Council adopted Ordinance No. 210, amending the Scandia Development Code Chapter 1, Section 4.2 Definitions and Chapter 2, Section 4.34 Solar Energy Systems. The Ordinance allows Distribution Scale Solar Energy System (Distribution SES) to operate and distribute energy to predominantly off-site users. The Ordinance regulates Distribution SES with regard to location, size, operation and sixteen (16) performance standards. The US Solar application addresses the requirements of the recently adopted Ordinance. CRITERIA FOR GRANTING A CONDITIONAL USE PERMIT (CUP) The City’s Development Code identifies several general criteria for evaluating and approving a CUP request, as well as general performance standards for all CUPs and specific performance standards and requirements for Distribution Scale Solar Energy Systems (Distribution SES). This report analyzes the proposed project based on all of these criteria and standards. FINDINGS FOR THE CONDITIONAL USE PERMIT Based on review of the application and the general criteria for approval of a Conditional Use Permit, the Planner makes the following findings: 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. This criteria is met. The proposed use is consistent with the goals and strategies in the Comprehensive Plan. Distribution Scale Solar Energy Systems are an allowed Conditional Use in Agriculture Core (AG C) and fulfill the 2040 Comprehensive Plan Chapter IV - Resilience goal to “Encourage the use of renewable, local and diverse forms of energy.” The use is not expected to impact public facilities or the capital improvement plan. 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 criteria is met. The proposed use will promote general public welfare and not endanger health, safety or morals. The system will not produce emissions or pollutants. The applicant must meet City US Solar CUP Page 3 May 21, 2019 Scandia City Council and watershed requirements for stormwater management and erosion and sediment control, and as a result will not impact ground or surface waters. The use will create minimal traffic, estimated at a couple of trips a month once constructed. The use will not create noise that impacts surrounding areas. The solar installation will be screened with vegetation from the Keystone Ave N and 192nd public rights-of-way to prevent glare and visual impacts. 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. This criteria is met. The use will not diminish or impair area property values or scenic views, since the use will not create noise, odor or traffic nuisances, and will be visually screened. The landscape plan submitted on May 15, 2019 shows vegetative screening that meets and exceeds the standards of the solar ordinance, as outlined below: As Required by Ordinance ▪ Added full southern landscaping of double rows, combination of Black Hills Spruce and mix of dogwood /nannyberry /elderberry As Requested by Planning Commission on a site visit May 13, 2019 ▪ Ten (10) Black Hills Spruce on the eastern boundary Committed by Applicant, not required or requested ▪ Full, double row on northern edge, combination of Black Hills Spruce and mix of dogwood /nannyberry /elderberry Total = ~102 Black Hills Spruce, ~28 dogwood, ~32 nannyberry, ~31 elderberry; all of which are recommended by MNDNR and generally available. 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. This criteria is met. The use will not impede development of surrounding property in the area for allowed uses. The system and associated activities are contained on a single parcel, do not create noise, order or traffic nuisances, and will be visually screened. 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. This criteria is met. Adequate public facilities and services are available to accommodate the use. It does not require access to public water or wastewater services and has direct access to the existing Keystone Ave N public right-of-way for vehicle ingress and egress. 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. US Solar CUP Page 4 May 21, 2019 Scandia City Council This criteria is met. The use conforms to applicable regulations of the Agricultural Core district and all other applicable standards of the Development Code. • The 88 acre parcel meets the minimum lot size requirements in the AG C District of 2.0 to 5.0 acres or 20 acres and larger. • The parcel has 1,300 feet of frontage on the Keystone Ave N public-right-of-way, which meets the minimum requirement of 300 feet for parcels 4.0 acres or larger. • Setback standards are met and addressed in the evaluation of Performance Standards later in the report. • Only one (1) utility pole will be installed on the property to provide connection to Xcel service in the right-of-way. • The proposed use will be required to obtain Watershed District and City permits that will include requirements for managing grading, erosion, and sediment control to protect ground and surface waters. • The proposed plan will not impact wetlands, as there are no wetlands in the immediate area. • The applicant will comply with the Minnesota Pollution Control Agency (MPCA) Construction Stormwater Permit Requirements, including obtaining a National Pollutant Discharge Elimination System (NPDES) stormwater permit prior to construction. • The project will not impact air quality, as there are no emissions from the use. • The proposed use meets other applicable standards, as further detailed in this report. 7. The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. This condition is met. The use complies with the applicable general and specific performance standards, as outlined in the following two tables of this report. EVALUATION OF COMPLIANCE WITH PERFORMANCE STANDARDS In addition to the general criteria for Conditional Use Permits, the proposed use shall be evaluated relative to Performance Standards for all CUPs [Development Code Chapter 1, Section 8.5 CUP Performance Standards] and for Distribution Scale Solar Energy Systems [Development Code Chapter 2, Section 4.34(B)(4)]. See the following pages. US Solar CUP Page 5 May 21, 2019 Scandia City Council CUP Performance Standards Compliance Comments 1. Can support wastewater disposal needs and meet standards to protect public health, and surface and groundwater resources. Yes The use will not generate waste water and shall be reviewed and permitted by the watershed district in accordance with environmental standards. 2. Adequate parking, access and traffic circulation. Yes Two parking spaces will be provided. Once construction is complete, anticipated traffic will be 1-2 vehicle visits a month. 3. Adequate pedestrian circulation. Yes Use will not be open to the public and will have paths between the solar panels to accommodate inspections and maintenance by people on foot. 4. Landscaping, screening, woodland and tree preservation requirements shall be met. Yes The site plan includes vegetative screening buffers that meet and exceed the required standards. No trees will be removed. 5. Exterior lighting shall be downcast and not spill onto adjacent properties or streets. Yes No lighting is proposed. 6. Potential noise shall be mitigated and comply with noise ordinance. Yes The use will not generate noise, except for the minimal noise associated with routine visits and maintenance. 7. Drainage system shall meet applicable standards. Yes A preliminary drainage plan is included in application, with final plan to be approved as part of the SWPPP permit. 8. Architectural character and design of buildings shall be in harmony with character of surrounding sites. NA There are no buildings associated with this use. 9. Signs shall comply with applicable sign regulations. Yes All signs will comply with local sign regulations and the National Electric Code. 10. Signs, informational or visual communication devices shall comply with regulations. Yes Noted in the recommended conditions. 11. Applicable business licenses mandated by City are obtained. NA No city business licenses are associated with this use. 12. Hours of operation may be restricted. NA Site is not open for visitors or clients. 13. Costs incurred by city to monitor compliance with conditions of the CUP shall be paid by applicant and/or property owner. Yes Noted in recommended conditions. US Solar CUP Page 6 May 21, 2019 Scandia City Council Distributed SES Performance Standards Compliance Comments (A) Limitations on number or cumulative generating capacity of Distribution SES is regulated by MN Statutes 216B.164 and related regulations. NA City does not enforce this. (B) Comply with all applicable local, state and federal regulatory standards, including the State of Minnesota Uniform Building Code; the National Electric Code; the State Plumbing Code; and the Minnesota Energy Code. Yes Noted in recommended conditions. (C) Impacts to adjacent wildlife management area, scenic byway, or National Wild and Scenic corridor, shall be mitigated. Yes There are no wildlife or scenic areas adjacent to the property. (D) Use shall be setback a minimum 75 feet from all parcel boundaries and 350 feet from existing residential structures on adjacent parcels. Yes Setbacks are 75 ft from parcel boundary and 1,000 ft from residential structures. (E) Minimum setbacks of 500 feet from the centerline of minor arterial roadways or 200 feet from the centerline of all other public road right-of-ways, as measured from the nearest panel. Yes Setback is 322 ft from Keystone Ave N. (F) Maximum height of 12 feet. Yes Maximum height is 10 feet. (G) Visually screened from adjacent rights-of-way and existing residences on adjacent properties with setbacks, berming, existing or new vegetation, terrain or a combination. Vegetative buffers to be composed of 30-50% evergreens. Yes Vegetative screen across full width of array on west side adjacent to Keystone Ave N, and nearly full screen along south side adjacent to 192nd St. Screen includes 50% evergreens. (H) Shall comply with stormwater management and erosion and sediment control best practices, including DNR guidelines on Wildlife Friendly Erosion Control, and NPDES permit requirements, and shall obtain required permits from the MPCA, local Watershed District, City and others. Yes Noted in recommended conditions. (I) Areas under solar array installs that are not occupied by equipment or essential access paths, shall be planted with a deep rooted, native grass and pollinator seed mix. Yes Site plan identifies seed mix that complies with this requirement. US Solar CUP Page 7 May 21, 2019 Scandia City Council Distributed SES Performance Standards Compliance Comments (J) All plans submitted for building permit approval must be prepared by a licensed, professional engineer. Yes Noted in recommended conditions. (K) Power and communication lines shall be buried, unless exempted by the City. Yes The site plan an underground voltage cable running between the array and the interconnection pole. (L) Prevent reflective glare toward any inhabited buildings on adjacent properties, as well as adjacent street rights-of-way. Yes Glare that may occur to the south will be mitigated by screening vegetation and the distance from 192nd St N. (M) Maximum 25% impervious surface lot coverage for the district. Yes System covers less than 11% of the parcel area and very little of the 11% is impervious. (N) Fences or barriers shall be mounted on wood posts, shall not include chain link, barbed or razor wire, shall not exceed 8 feet in height from the ground, and shall incorporate wildlife-friendly design. Yes The proposed fencing meets these standards. (O) Any lighting shall be shielded and downcast such that the light does not spill onto adjacent properties. Yes No lighting is proposed. (P) If system is inoperative for a continuous period of 1 year, it shall be deemed abandoned and constitute a public nuisance. Owner shall remove system at their expense. Yes If event this occurs, City is responsible for enforcing the action. OTHER REQUIREMENTS Interconnection Agreement and Liability Insurance The Solar Systems Ordinance requires the applicant to complete an interconnection agreement with a local utility and provide a copy of the agreement to the City before approval of electrical building or other required permits, and that the system operator shall provide a visible external disconnect if required by the utility. The application states that the project has an executed Interconnection Agreement with Xcel Energy. US Solar CUP Page 8 May 21, 2019 Scandia City Council The ordinance also requires the applicant to maintain a current general liability policy covering bodily injury and property damage with limits of at least $1 million per occurrence and $1 million in the aggregate, and provide proof that it meets the insurance requirement to the City. The Planning Commission has included conditions for approval of the CUP that require the applicant to submit a copy of the Interconnection Agreement to the City before permits will be issued, and that the applicant shall provide proof of insurance that meets the ordinance requirement. Decommissioning Plan and Financial Surety The ordinance requires the applicant to submit a decommissioning plan to ensure that the facilities are properly removed after their useful life. The applicant has submitted a decommissioning plan on pages 15- 16 of the application that meets the ordinance requirement and proposes posting a financial surety for the decommissioning. The applicant suggested that the surety be funded at $2,000 per year between years 16 and 25 of operation, totaling $20,000. The Planning Commission instead recommends that a surety for the full value of the decommissioning be posted before a final building permit is issued. The surety would be in the form of a cash deposit, a letter of credit, or some other form approved by the City. A Decommissioning Budget is included on page 17 of the application. The Planning Commission has included a recommended condition regarding the decommissioning surety. Landscaping Financial Surety The ordinance requires the applicant to post a bond, provide a letter of credit, or to establish an escrow account to ensure vegetation is installed and establishes itself as identified in the approved permit, based on an estimated cost for plantings and labor provided by the applicant. The application states that the landscape contractors for the project will be required to provide a full three years of care, maintenance, and warranty on the landscape items. The Planning Commission has included a recommended condition regarding the landscaping surety. ACTION REQUESTED: The City Council can do one of the following: 1. Approve the request. 2. Approve the request with conditions. 3. Deny the request with findings. 4. Table the request. PLANNING COMMISSION RECOMMENDATIONS: The Planning Commission recommends approval of a Conditional Use Permit for a Distribution Scale Solar Energy System on Parcel # 30.032.20.23.0001, located on Keystone Avenue North, subject to the following conditions: US Solar CUP Page 9 May 21, 2019 Scandia City Council 1. The project shall be in substantial compliance with the plans submitted to the City on April 16, 2019, with the exception of the Landscaping Plan. A revised Landscaping Plan was submitted on May 15, 2019 and the project landscaping shall comply with this revised plan. 2. The Distribution Scale Solar Energy System shall comply with all applicable local, state and federal regulatory standards, including the current Uniform Building Code, the National Electric Code, the State Plumbing Code and the Minnesota Energy Code. 3. The applicant shall stake the required setback from Keystone Avenue North for the Building Inspector can verify the setbacks before construction begins. 4. The applicant shall identify the boundaries of the wetland buffers in the field prior to construction of the facilities on the site. 5. All new lighting and signage at the site shall meet the Development Code requirements. 6. All plans submitted for building permit approval shall be prepared by a licensed, professional engineer. 7. The applicant shall obtain the required Watershed District permit(s). 8. The applicant shall obtain the required grading and erosion control permit from the City. 9. Signs, informational or visual communication devices shall comply with applicable regulations. 10. The applicant shall comply with the Development Code and Solar Ordinance fencing requirements. 11. The applicant shall complete an interconnection agreement with the local utility and submit a copy of the agreement to the City before it issues building and other permits. 12. The applicant shall submit proof to the City that it has obtained general liability insurance that meets the ordinance requirement. 13. The applicant shall provide the warning signs at the site that are required by the Solar Ordinance. Design, locations and specifications of signs shall conform to the Development Code. 14. Any expansion of the Distribution Scale Solar Energy System shall require an amended conditional use permit. 15. The applicant shall post a decommissioning financial surety with the City, based on the estimated cost of the decommissioning. The surety shall be in the form of a cash deposit, a letter of credit, or some other form approved by the City. The surety shall be posted before the final City permit for the solar installation is approved. US Solar CUP Page 10 May 21, 2019 Scandia City Council 16. The applicant shall maintain landscaping for the full term of the permit and shall post a landscaping financial surety with the City, based on the estimated cost for plantings and labor. The surety shall be in the form of a bond, letter of credit, or escrow account. The surety shall be posted before the final City permit for the solar installation is approved. 17. The applicant shall complete a Developer Agreement with the City. The Agreement shall include a financial guarantee acceptable to the City to assure compliance with the Decommissioning Plan and the Landscaping Plan. The Development Agreement shall be signed by the City and the applicant before the City approves the final permit for the solar installation. 18. The applicant shall pay all fees and escrows associated with this application. 19. The owner/operator of the Distribution SES shall pay all costs incurred by the city to monitor compliance with conditions of the Conditional Use Permit. 1 U S S S O L A R S O U R C E S U S E P E R M I T A P P L I C A T I O N 2 COVER LETTER April 17, 2019 Neil Soltis City of Scandia 14727 209th Street North Scandia MN 55073 RE: Application by USS Solar Sources for a Conditional Use Permit to Construct and Operate a Community Solar Garden Dear Mr. Soltis, Attached, please find an application for a Conditional Use Permit (“CUP”) to construct and operate a community solar garden. Pursuant to Ordinance No. 122, Chapter 1, Section 4.2 Regarding Solar Energy Systems (the “Ordinance”), the request is being made by USS Solar Sources LLC, a subsidiary of United States Solar Corporation (“US Solar”). US Solar, a small business based in Minnesota, is a turnkey community solar developer, coordinating all Project details —development, permits, finance, construction, and operations and maintenance. USS Solar Sources LLC plans to develop and construct a 1 -megawatt (MW) community solar garden (the “Project”) in Washington County on approximately 10 acres of a 88.38 -acre parcel in the City of Scandia. The subject parcel is located east of and adjacent to Keystone Avenue N, north of 190th Street N, and west of Manning Trail N, with a Parcel ID of 3003220230001 (the “Property”). Our subscribers, typically schools, cities, and nearby residential customers will be eligible for significant savings thro ugh community solar gardens like this one. Our application includes information about the applicant and site and provides detailed analysis of the applicable land use permitting considerations. The US Solar team appreciates the coordination and insights a lready provided by City staff and looks forward to working more with Scandia. Together, we will ensure that this Project will operate safely and efficiently over its lifespan, while providing environmental, financial, and social benefits to the surrounding area. Please contact us with any questions, comments, or points for clarification. We look forward to working with the Commission on this Project. Sincerely, Jane Qualey – Project Development Analyst United States Solar Corporation 100 N 6th St, Suite 218C Minneapolis, MN 55403 w: 612.294.6978 jane.qualey@us-solar.com us-solar.com 3 CONTENTS COVER LETTER ........................................................................................................................................... 2 CONTENTS................................................................................................................................................... 3 PROJECT SUMMARY .................................................................................................................................. 4 SELECTING THIS PROPERTY .................................................................................................................... 4 OTHER CONSIDERATIONS ........................................................................................................................ 5 LOGISTICS ................................................................................................................................................... 6 SITE PLAN .................................................................................................................................................... 8 SITE ACCESS .............................................................................................................................................. 8 EXISTING VEGETATION ............................................................................................................................. 9 LANDSCAPE SCREENING PLAN ............................................................................................................... 9 VEGETATIVE SEEDING PLAN .................................................................................................................. 10 FENCING .................................................................................................................................................... 11 PRELIMINARY DRAINAGE PLAN ............................................................................................................. 11 GRADING AND FILLING ............................................................................................................................ 12 AGRICULTURAL LAND AND ENVIRONMENTALLY SENSITIVE AREAS ............................................... 12 EFFECTS ON THE ENVIRONMENT ......................................................................................................... 13 AGRICULTURAL PRESERVE STATUS .................................................................................................... 13 NO POLLUTION OF AIR, GROUNDWATER, AND SURFACE WATER ................................................... 13 EROSION AND SEDIMENT CONTROL PLAN .......................................................................................... 13 MANUFACTURER’S SPECIFICATIONS .................................................................................................... 14 INTERCONNECTION WITH XCEL ENERGY ............................................................................................ 14 DECOMMISSIONING PLAN ....................................................................................................................... 15 MAINTENANCE & OPERATIONS PLAN ................................................................................................... 16 INSURANCE INFORMATION ..................................................................................................................... 17 PROJECT OWNERSHIP ............................................................................................................................ 17 APPENDIX I – SITE PLANS AND PROJECT MAPS APPENDIX II – INTERCONNECTION AGREEMENT DETAILS APPENDIX III – COPY OF MEMORANDUM OF LEASE OPTION APPENDIX IV – SKETCH ELEVATION APPENDIX V – SITE PHOTOS APPENDIX VI – NEIGHBOR DETAIL 4 PROJECT SUMMARY USS Solar Sources LLC respectfully submits this CUP application to construct, own, and operate a 1- MW(ac) community solar garden (the “Project”) on approximately 10 acres of the 88.38 acres of Parcel ID 3003220230001. The parcel is owned by Ronald and Janet Taylor. US Solar has a land lease allowing for the use of the Property with Ronald and Janet Taylor, a memorandum of which has been recording in the county records. A copy of the Memorandum of Lease Agreement can be found in Appendix III. SELECTING THIS PROPE RTY The Property was selected because of its solar resource, physical characteristics, proximity and access to high-value 3-phase distribution facilities, applicable zoning and permit requirements, and landowner support. • Solar Resource o Very large, flat, and open to provide unobstructed access to natural sunlight • Physical Characteristics o Limited grading, if any, maintaining natural topsoil and existing drainage patterns o Not in Agricultural Preserve or future development o No impact to wetlands or neighboring properties o Adequate space for setbacks or landscape screening o Soils capable of supporting facility and equipment o No water or other infrastructure improvements needed • Proximity to Distribution Facilities o Existing distribution line on Manning Trail North. o Adequate capacity for the Project on existing distribution line and other infrastructure o Supplies electricity throughout the local community • Capacity Screens with Xcel Energy o Existing substation in relatively close proximity with adequate capacity for the Project Parcel Identification Number 3003220230001 Parcel Location 19xxx Keystone Ave. N, Scandia MN 55023 Landowner Ronald and Janet Taylor Current Use of Property Agriculture Application Fee $1,700 ($200 application fee + $1,500 escrow) 5 SETBACKS AND OTHER O RDINANCE CONSIDERATI ONS Requirement Description Requirement Project Confirmation Parcel Boundary 75’ >75 Residential Structures 350’ >1,000’ Public ROW 200’ >322’ Solar Panel Height 15’ maximum ~10’ maximum # of New Poles on Premise (per MW) 1 1 The Project will generate enough electricity to power approximately 225 homes annually and interconnect directly to the existing distribution system of Xcel Energy. Residents, businesses, and public entities in and around Washington County who are Xcel Energy customers may subscrib e to a portion of the electricity generated and receive bill credits on their Xcel Energy bills. In this way, local residents and businesses receive a direct economic benefit from the Project. USS Solar Sources LLC is contracted to deliver electricity for a period of 25 years, commencing on the date of commercial operation, which is expected to occur in the 2019. Surrounding land use is primarily agricultural, with other agricultural and horticultural use within ½ a mile of the premise. We plan to reach out to neighbors in the immediate vicinity of the Project to s hare our plans and ensure any concerns have been discussed. LOCAL ECONOMIC IMPACT In addition to discounted electric bills, this Project will have a positive economic impact, detailed below. o~$40,000 on local engineering, legal, and environmental consulting services o~$5,000 on legal fees, county recordings, travel, and meals, Already Spent o~$2,200,000 on capital infrastructure investment o~$900,000 on local spending o15+ temporary construction and related service jobs, equivalent to ~4 full-time job years During Construction o~1 permanent, part-time employee ($22,500/yr, totaling $562,000 over 25 years) During Operation 6 LOGISTICS DESCRIPTION OF OPERATIONS The major equipment components of the Project are solar panels, inverters, and racking. Single-axis tracker racks provided by a vetted manufacturer hold up the solar panels, reaching a maximum height of approximately 10 feet. Racking is installed with noise-mitigating, vibrated piles that are anchored into the ground to the appropriate depth to ensure long-term stability and structural soundness, based on detailed structural and geotechnical analysis. Piles also facilitate decommissioning at the end of t he life of the Project, as they do not require cement foundations and are easily removed. We also use Tier 1 solar panels to achieve high efficiency and conform to high quality control and safety standards. Most importantly, we will provide non-invasive, ongoing maintenance of all our community solar gardens, both equipment and site conditions. On a regular schedule, we will analyze Project performance, detecting and diagnosing any production anomalies, identifying and addressing underperformance issues, ma naging service teams and technicians, and contacting landowners and the utility if necessary. SITE VISITS DURING O PERATION Approximately once per quarter, one vehicle with approximately two (authorized and insured) technicians will be sent out to perform routine maintenance on the site, in addition to any unplanned maintenance. During the first few years, one vehicle with approximately two vegetation maintenance personnel will visit the site a handful of times per year, to ensure the health of vegetation and landscaping. After the first three years, we expect roughly four visits to the site per year for regular, preventative maintenance. The Project will be fenced, locked, and remotely monitored. The proposed Project, once operational, requires no daily traffic. In addition, Xcel Energy personnel will have an easement to facilitate maintenance activities of their interconnection facilities. VEHICLES Trucks for maintenance activities will be standard, with minimal tooling and parts for activities as described above. PARKING During the operational phase of the Project, there will be approximately two parking spots within the boundaries of the perimeter fence. Our vehicles will park there to avoid disrupting traffic or land use. During our 3-4 month construction phase, a temporary parking area, adjacent to the Project and on private property, will be used for installation crews, delivery trucks (as needed), and construction and supervision personnel. STRUCTURES All Project monitoring is done remotely. No permanent structures will be built onsite. 7 STORAGE DURING OPERATION There will be no equipment or materials storage onsite after the construction phase. SIGNAGE We will post signage required by law during construction at the Project. To provide safety and support good practices, labeling of electrical equipment requires internal signage. All signage will follow sign regulations in the Ordinance and National Electric Code. WATER, SEWAGE, AND W ASTE No water, sewage, or waste management services are required onsite. Portab le waste facilities will be provided during the construction period. CONSTRUCTION TRIPS Construction is expected to last 3-4 months, with most deliveries in the first month and most electrical testing in the later stages of construction. Delivery expectations are listed below. •Modules will come on 40-foot flatbed trucks or in 40-foot containers o We expect no more than 8 deliveries for all solar modules •We expect no more than 5 container trucks to deliver racking material •We expect no more than 2 deliveries for inverters, switchgears, and transformer •We expect additional trips for Balance of Plant equipment on smaller delivery vehicles •We expect no more than 4 deliveries per day Delivery routes will be designed to minimize any traffic impact in the local community. We will coordinate with local authorities as to preferred times and routes prior to construction mobilization. Construction personnel will park within the Project premises. USS Solar Sources LLC has responsibility for maintenance, replacement, or new installation of any drain tile servicing this site, if USS Solar Sources LLC and the landowner determine it is necessary. The Project will comply with Minnesota Rules 7030 governing noise. 8 SITE PLAN The proposed site plan is enclosed as Appendix I to describe our design of the Project. It shows the land parcel, Project dimensions and specifications, zoning setbacks, and more. The site plan, along with narrative and other associated figures in the Exhibits, address all requirements listed in the Ordinance. EXAMPLE OF A SOLAR PROJECT IN CONSTRUCTION EXAMPLE OF A SOLAR PROJECT IN OPERATION SITE ACCESS An unpaved access road will be built from the public road to the Project. This provides necessary access for construction, regular mowing and maintenance activities, and decommissioning of the Project, while minimizing impact to ongoing farming operations. The road also provides access in the unlikely event that emergency crews are needed onsite. We utilize the following simple process for construction of the access road: (1) Remove topsoil from a 15-foot wide area and spread it thinly in adjacent areas, (2) Lay down geotextile fabric over compacted subgrades, if necessary, to prevent vegetative growth, and 9 (3) Install and compact approximately eight to ten inches of aggregate material and gravel to level with surrounding grade. This Project will be accessed from a 15-foot-wide access road directly off Keystone Avenue N. USS Solar Sources LLC will work with the Washington County road authority for approval. See Appendix I for a depiction of the access road. EXISTING VEGETATION The relevant area of the parcel is primarily row crop agriculture. The soil type under the Project is primarily sandy loam. Please see the Soil Classification Map in Appendix I. Additionally, there is existing vegetation along the eastern perimeter of the solar array area and along the western road boundary. This existing vegetation will be left in place and provides seamless integration of the solar array into the community. LANDSCAPE SCREENING PLAN We understand and appreciate that many communities would like to see landscape screening that not only shields the Project from view of neighbors and passersby, but also fit with the neighborhood and benefit the local environment. USS Solar Sources LLC has consulted with local contractors and arborists with experience in landscape screening in the area, including Westwood Professional Services, to create a professional landscape screening plan. Appendix I includes a complete landscaping plan, showing the si ze, quantity, planting spacing, and appropriate species of vegetation to accomplish effective screening. USS Solar Sources LLC complies with City of Scandia’s landscape screening requirements. We propose to plant 50 Black Hills Spruce and 50 Cardinal Dogwo od along the full western side of the array. This, coupled with the existing trees along Keystone Ave provide adequate screening as required in the ordinance. The eastern property line is >2,200 ft from the solar array. That, coupled with existing vegetation, provides adequate screening as required in the ordinance. There are no neighboring structures to the north or south of the facility. The northern property line also has existing vegetation that will remain. Black Hills Spruce provide great visual screening year-round with a natural appearance. Further, these trees have significantly better survivability, availability, and manageability than common substitutes. The dense and protective nature of Black Hills Spruce branches and needles provide nestin g habitat for song birds and offers enhanced wind and predator protection compared to common substitutes. Quick-growing Cardinal Dogwood shrubs will provide buffer screening and beautification. The dogwoods, although deciduous, will provide visual appeal throughout the winter with their bright red stems. The plant selected is native to the local landscape, screens effectively, and provides beneficial wildlife habitat. 10 USS Solar Sources LLC will ensure the landscaping plan, which was prepared by a Minnesota registered landscape architect. The following document was referenced to determine which species of vegetation would be appropriate for the site: Minnesota’s Native Vegetation: A Key to Natural Communities, version 1.5 (final selection depends on availability). PLANTING METHODOLOGY The Black Hills Spruce will alternate with Cardinal Dogwoods, planted in two rows at 20 feet on center. The Black Hills Spruce will be approximately 30 – 40 feet tall at maturity. The Cardinal Dogwood will be approximately 8 – 10 feet tall at maturity. This plan will effectively screen the perimeter of the Project from the passersby on Keystone Ave. In addition, we ensure that our landscape contractors provid e a full three years of care, maintenance, and warranty. Please see Appendix I for a professional landscape plan. VEGETATIVE SEEDING P LAN The area underneath the modules and between rows will be transformed into a diverse mix of pollinator - friendly, low-lying, deep-rooted plants . USS Solar Sources LLC will control for noxious weeds throughout the life of the Project. The seed mix will provide excellent habitat and food sources for native wildlife, preserve and improve the soils, and reduce erosion and water runoff. Our design goals for this community solar garden seed mix are as follows: • Withstand harsh climate conditions • Minimize erosion • Improve water quality • Reduce storm water runoff • Minimize maintenance costs • Increase crop yield on surrounding farms 11 FENCING In addition, our Project will include a security fence around the entire perimeter. The security fencing will be located entirely on the Property on the inside of the landscape screening. The fence will not exceed 8 feet in height, will be a farm -field style fence with wood posts without barbed or razor wire and shall incorporate a gap at the bottom for passage of local wildlife. The fence will meet Nation al Electric Code. See the image below for a representative photo. PRELIMINARY DRAINAGE PLAN Preliminary drainage plan has been included in Appendix I. A full drainage report is forthcoming and will be completed as part of the Stormwater and Pollution Prevention Plan (SWPPP) permit. Volume control (infiltration) will be provided through the disconnection of impervious surfaces as well as on-site infiltration basins. Aside from the gravel access road and meter pad, the entire area within the fence boundary will be restored to a low-maintenance seed mix, including the area below the solar panels. Runoff from the panels and gravel access roads will be allowed to “sheet flow” across the newly established perennial vegetation. The proposed Project discharges in a manner like the existing flow pattern in all modeled storm events and does not alter drainage patterns. The SWPPP will include the following: • Summary of general construction activity • Storm water mitigation and management resources • Wetland impacts • Project plans and specifications • Temporary erosion prevention measures • Temporary sediment control measures • Permanent erosion and sediment control measures, if needed • Best management practices (BMPs) regarding erosion control • Inspection and maintenance • Pollution prevention measures • Final stabilization plan for long-term soil stability 12 As described in the Minnesota Stormwater Manual, better site design techniques have been incorporated to ensure a site maintains good drainage. All impervious surfaces are fully disconnected and routed over low maintenance grass prior to leaving the site. The MPCA’s spreadsheet tool has been used to calculate the volume of stormwater that must be treated on site from solar installations to meet the requirement of 1.0 inch of runoff from new impervious surfaces. A small basin may be provided to make up the remainder of the volume required. The basin design will allow for a 48-hour draw down time. Pretreatment is provided throughout the site by fully vegetative land cover that will be utilized as buffer. Runoff from access roads will not be channelized prior to discharge to the infiltration areas but allowed to freely sheet flow across the vegetated site. 1 Temporary construction sedimentation basin will be necessary where greater than 5 acres of disturbed area discharges to a common point within 1 mile of im paired or special waters. Based on NPDES permit requirements, the sediment basin is designed for the 2 -year storm event. GRADING AND FILLING We propose no substantial grading, filling, removal of soils, or addition of soils. Our solar racking can accommodate the current terrain, a primary reason we selected this location. This will maintain the original grading on the site and sustain the existing drainage and runoff patterns, minimizing impact to surrounding land. AGRICULTURAL LAND AN D ENVIRONMENTALLY SENS ITIVE AREAS The development of a community solar garden on agricultural land is temporary in nature and the impervious areas would be minimal, approximately 0.3 – 0.5 acres in total. The remainder, approximately 9 acres, will be converted from row-crops to native grasses and pollinator-friendly habitat. In total, the amount of land utilized for this Project is very small in relation to the total farmed acreage in Washington County. Community solar gardens contribute to the preservation and improvement of agricultural land. This is true for three primary reasons. First, we use DNR-recommended, pollinator-friendly, native grasses to blanket the ground beneath our community solar gardens. A recent study has shown that these seed mixes reduce stormwater runoff by 23 percent for the 2-year storm event (2.9 inches of rain) and 8 percent for the 100 -year storm (7.8 inches of rain)1. These native plantings also expand habitat for pollinators and other species that enhance surrounding agricultural activity. Second, decommissioning of community solar gardens is simple and does not disrupt the land . We remove the solar panels, racking, concrete inverter pads, and any other equipment and restore the land. Because we use piles as foundation, system removal involves almost no disruption to the land. After the Project’s life, what is left is an undisturbed field of native grasses atop immaculate soils. This is one of the only ways for a landowner to increase and diversify income while preserving and protecting farmland for future generations, when crop prices and agricultural practices may be more viable than they are today. 1 (Jeffrey Broberg, “Utility & Community Solar Should Use Native Landscaping,” http://cleantechnica.com/2016/03/15/utility- and-community- solar-should-use-native-landscaping/) 13 Third, community solar gardens effectively lock up the land use for 25 years or more, thwarting the potential for any industrial, or commercial development. Many neighbors recognize this reality: development will occur as residential and commercial uses expand and encroach on agricultural lands. It could be a residential subdivision, a commercial/industrial operation, or a community solar garden that is sile nt, invisible, and beneficial to the local environment. Of these options, the community solar garden will be the best steward of the prime agricultural land. EFFECTS ON THE ENVIR ONMENT The National Renewable Energy Laboratory recently studied the environm ental effect of solar panel manufacturing and concluded that the manufacturing energy cost is recuperated by energy payback in less than 4 years. The Project would provide decades of pollution-free and greenhouse-gas-free electrical generation. In addition to the positive effects of solar energy, the sections above detail how and why the Project would have positive effects on the environment. AGRICULTURAL PRESERV E STATUS This site is not in the Agricultural Preserve program. NO POLLUTION OF AIR, GROUNDWATER, AND SURFACE WATER The materials that comprise the solar panels, racking, and other components of the Project are stable and contained, and do not pollute the air, groundwater, or surface area of the site on which they sit. As discussed above, the groundcover of pollinator-friendly, native plants drastically reduces runoff and erosion, while providing excellent habitat and food source for beneficial wildlife. EROSION AND SEDIMENT CONTROL PLAN USS Solar Sources LLC will comply with the Minnesota pollution Control Agency (MPCA) Construction Stormwater Permit Requirements, including obtaining a National Pollutant Discharge Elimination System (NPDES) stormwater permit prior to construction. The Project proposes no substantial grading or filling, as our racking equipment can accommodate the current terrain. Please refer to Appendix I for the erosion and sediment control site plan. Due to the Project size and flat topography, no temporary sediment basins are required. The existing topography creates enough storage, so no grading is needed for this design. In addition to the silt fence, we propose a stormwater basin within the Project and permanent erosion control at the outlet. As can be seen on Appendix I, our permanent basin can hold a volume of 3,153 CF, exceeding the minimum requirement. Please note in the site plan that there are no proposed permanent structures or buildings, as the Project is composed of tables of single-axis trackers. These are simple, durable, and non-intrusive. Between each row of solar panels, there is approximately 20’ feet of green, open space, planted with pollinator-friendly vegetation. 14 MANUFACTURER ’S SPECI FICATIONS USS Solar Sources LLC uses only Tier 1 solar modules. Tier 1 solar modules are manufactured to the highest quality, performance, and lifespan, produced by companies that have at least a five -year history in manufacturing them. Countless banks and financiers have vetted these modules. They are designed to absorb light and reflect less than 2% of the incoming sunlight, which is less than many natural features, including water, snow, crops, and grass. There will be no material impact from glare. We are using Tier 1 string inverters for this Project installed throughout the site. The inverters and electrical cabinets are enclosed and will meet all applicable codes and requirements. The foundation of the racking system will utilize galvanized steel. The foundations should utilize galvanized steel, I-Beam piers. Depending on final soil analysis and foundation desig n prior to construction, they may be helical piles. The Project will utilize single-axis trackers, which rotate from east to west with the rising and setting of the sun. Single-axis trackers typically have a shorter solar panel height (approximately 10 feet at the highest point) and produce less glare than a fixed tilt system. The trackers will have a maximum rotational axis of 60 degrees each direction. An underground, medium-voltage cable will connect directly to the proposed utility poles. All onsite po wer and communication lines running between solar modules will be underground. There will be one above ground utility pole on the site premise. Below are technical specifications and details of the current plans, which are subject to change: Project Component Specifications Project Size 1 MW AC/7.088 MW DC Acres Required ~10 Type of PV Panels Silicone Polycrystalline Panel Manufacturer REC Solar, Trina, or equivalent Tier 1 Panel Model 350W Panel Warranty 25 years, linear warranty Mounting Manufacturer Array Technologies Mounting Model DuraTrack® HZ v3 Mounting Warranty 10 years on structural components; 5 years on drive and control systems Tilt Angle 0 degrees Inverter Manufacturer Huawei Technologies, or equivalent Tier 1 Inverter Model SUN2000 Inverter Peak Efficiency 99.0% Inverter Size 25-40 kW AC Inverter Warranty Up to 25 years. 10 years standard with additional options of up to 15 years. Performance Monitoring System AlsoEnergy INTERCONNECTION WITH XCEL ENERGY This Project has an executed Interconnection Agreement with Xcel Energy, as evidenced in Appendix II. 15 DECOMMISSIONING PLAN The Project consists of many recyclable materials, including glass, semiconductor material, steel, aluminum, copper, and plastics. When the Project reaches the end of its operational life, the component parts will be dismantled and recycled as described below. We have a lease contract with the property owner, which requires us to decommission and restore the site at our expense. The decommissioning plan would commence at the end of the lease term or in the event of twelve (12) months of non -operation. At the time of decommissioning, the Project components will be dismantled and removed using minimal impact construction equipment, and materials will be safely recycled or disposed. USS Solar Sources LLC will be responsible for all the decommissioning costs. REMOVAL PROCESS The decommissioning of the Project proceeds in the following reverse order of the installation: 1. The solar system will be disconnected from the utility power grid 2. PV modules will be disconnected and removed 3. Electrical cables will be removed and recycled off -site 4. PV module racking will be removed and recycled off-site 5. PV module support posts will be removed and recycled off-site 6. Electrical devices, including transformers and inverters, will be removed and recycled off -site 7. Concrete pads will be removed and recycled off-site 8. Fencing will be removed and recycled off-site 9. Reclaim soils in the access driveway and equipment pad areas by removing imported aggregate material and concrete foundations; replace with soils as needed The Project site may be converted to other uses in accordance with applicable land use regulations at the time of decommissioning. There are no permanent changes to the site, and it will be returned in terrific condition. This is one of the many great things about community solar gardens. If desired, the site can return to productive farmland after the system is removed. DECOMMISSIONING CONSIDERATIONS We ask that the City take note of 3 important considerations: 1) a community solar garden is not a public nuisance, 2) the resale and recycle value are expected to exceed the cost of decommissioning, and 3) the City and taxpayers are not at risk. 1) Our modules do not contain hazardous materials and the Project is not connected to government utilities (water, sewer, etc.). the Project is required to be fenced and buffered from view with professional landscaping. Additionally, almost all the land is permanent vegetation whic h improves erosion control, soil quality, and water quality. For these reasons, the Project, whether operational or non-operational, is not a public nuisance threat that would require government involvement in decommissioning or removal of the Project. Compare this to an abandoned home, barn, etc. that may regularly include hazardous materials and/or become a public nuisance. 2) Upon the end of the Project’s life, the component parts may be resold and recycled. The aggregate value of the equipment is expected to exceed the cost of decommissioning and removal. Solar modules, for 16 example, have power output warranties guaranteeing a minimum power output in Year 25 of at least 80% of Year 1. Since the value of solar panels is measured by their production of watt s, it is easy to calculate expected resale value. Even using extremely conservative assumptions, the value of the solar modules alone exceeds the cost of decommissioning. This does not factor in the recycle value of other raw materials like steel, copper, etc. 3) In the extremely unlikely, “worst-case” scenario where (1) the project owner fails to decommission and neither our lender nor any power generation entities want the assets, and then (2) the landowner fails to decommission the Project (which the landowner would have the right to do under the Property lease), and then (3) if the project owner and the landowner refuse to decommission the project and the decommissioning financial surety was insufficient to decommission the project, the County would have its standard police powers to enforce decommissioning. If that process ultimately resulted in the County gaining ownership of the property, the County could sell the parcel. DECOMMISSIONING FINANCIAL SURETY Despite the considerations of 1) the Project is not a public nuisance, 2) the resale and recycle value is expected to exceed the cost of decommissioning, and 3) the City and taxpayers are not at risk, we propose posting with the City a decommissioning financial surety which is funded $2,000 per year between years 16 and 25 of operation, totaling $20,000. The surety would be in the form of a cash deposit, a letter of credit, or some other form approved by the City. This financial surety provides an extra layer of security that the Project site will be returned to the appropriate condition at the end of the Project’s useful life or earlier, should the Project cease operations for a twelve-month period. The City of Scandia will be the designated beneficiary of the fund and the landowner will be provided a copy of the document, thereby establishing the obligation before construction commences. MAINTENANCE & OPERAT IONS PLAN Maintenance and Operations questions can be directed to the USS Solar Sources LLC Operations Team at 612-260-2230. The Operations Team will be able to address any issues related to drainage, weed control, screening, general maintenance, and operation. Emergency contact details to be provided prior to construction. Item No.Item Unit Estimated Quantity Unit Price Total 1 Fence Removal lf 1,260 2.00$ 2,520.00$ 2 Racking Frames ea 700 3.75$ 2,625.00$ 3 Racking Posts ea 476 4.50$ 2,142.00$ 4 Solar Modules ea 4,480 1.75$ 7,840.00$ 5 Inverters ea 40 20.00$ 800.00$ 6 Transformers ea 1 1,000.00$ 1,000.00$ 7 Wire (copper)lb 2,100 0.25$ 525.00$ 8 Wire (aluminum)lb 3,500 0.25$ 875.00$ 9 Concrete Removal sf 115 4.50$ 517.50$ 10 Site Restoration acre 7 $125 875.00$ Total Cost (19,719.50)$ Item No.Item Unit Estimated Quantity Unit Price Total 1 Fence Material lf 1,260 0.26$ 327.60$ 2 Racking Frames ea 700 0.72$ 504.00$ 3 Racking Posts ea 476 0.24$ 114.24$ 4 Solar Modules ea 4,480 3.85$ 17,248.00$ 5 Inverters ea 40 49.25$ 1,970.00$ 6 Transformers ea 1 1,850.00$ 1,850.00$ 7 Wire (copper)lb 2,100 2.00$ 4,200.00$ 8 Wire (aluminum)lb 3,500 0.60$ 2,100.00$ Total Value 28,313.84$ NET GAIN 8,594.34$ Decommissioning Budget Salvage Value (Re-Sale and/or Recycle) INSURANCE INFORMATIO N USS Solar Sources LLC will be required to meet insurance requirements under long-term contracts with several parties, including the site landowner, Xcel Energy and its project lenders and investors. USS Solar Sources LLC will be listed on a policy that includes: · Liability coverage that will include $1,000,000 in coverage against damage to rented property · Excess liability coverage of an additional $1,000,000 per occurrence · Property coverage in an amount necessary to cover the value of the solar project and up to one year of lost revenue in the event the project is destroyed and needs to be rebuilt PROJECT OWNERSHIP The applicant of the CUP, USS Solar Sources LLC, is a subsidiary of US Solar. USS Solar Sources LLC is the owner of the Project. Please find more information about US Solar at www.us-solar.com. CONCLUSION USS Solar Sources LLC has complied with all requirements of Ordinance No. 122, Chapter 1, Section 4.2 Regarding Solar Energy Systems, and we respectfully request that the City of Scandia approves this application. APPENDIX I – SITE PLANS AND PROJECT MAPS UMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMV P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H GASGASGASGASGASGASGASGASGASPOH POH POH POH POH POH POH POH POH POH POH POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOH POHKeystone Ave. N. Manning Trail N.XXXXXXXXXXXXXXXXXXXXXXXXX120.0'EXISTING TRANSMISSIONLINE (TYP.)SEE PV SITE PLAN ON SHEET C.101SEE POINT OFINTERCONNECTION ONSHEET C.101UNDERGROUND MEDIUMVOLTAGE CABLE75' SIDE YARD MODULESETBACK (TYP.)100' FRONT YARDMODULE SETBACK FROMCENTERLINE (TYP.)APPROXIMATE LOCATION OFEXISTING NATURAL GAS LINEAPPROXIMATE NATURALGAS EASEMENT1786' TO ADJACENT PROPERTY DWELLING451' TO ADJACENT PROPERTY DWELLINGN:\0010810.33\dwg\Permits\Solar Sources CUP.dwg 3/28/2019 7:41 AM Mitchell Ott NOT FOR CONSTRUCTIONREVISIONS:#DATECOMMENTPREPARED FOR:DATE:SHEET:02/13/2019Phone (608) 821-66001800 Deming Way, Suite 102Middleton, WI 53562westwoodps.comWestwood Professional Services, Inc.USS SolarSources LLCWashington County, MinnesotaTBD (Keystone Ave. N.)Scandia, MN 55073100 N 6th St. #218cMinneapolis, MN 55403A01/31/19CONDITIONAL USE PERMIT SITE PLANSA123456789BCDEFGB02/07/19CONDITIONAL USE PERMIT - REVISIONSOverall Site PlanC.1000'450'300'150'EXISTING PROPERTY LINELEGEND EXISTING OVERHEAD POWERLINEPROPOSED GRAVEL ACCESS ROAD (DRIVEWAY)PROPOSED FENCE LINEYARD SETBACK LINEPROPOSED UNDERGROUND COLLECTORPROPOSED POWER POLEPROPOSED STORMWATER BASINPROPOSED OVERHEAD POWERLINESINGLE AXIS TRACKERSWITCHBOARD AND TRANSFORMER PADGENERAL NOTES1.INSTALLATION TO COMPLY WITH NEC 2017 ARTICLE690 AND ALL APPLICABLE LOCAL, STATE ANDNATIONAL CODES OR REGULATIONS2.EQUIPMENT SHALL BE LABELED PER NEC 690 ANDXCEL ENERGY REGULATIONS3.15' ACCESS ROADS SHALL BE DESIGNED TOACCOMMODATE ALL CONSTRUCTION, OPERATIONS,MAINTENANCE, AND UTILITY TRAFFIC THROUGHOUTTHE SITE.4.DIMENSIONS TO PROPERTY LINES AND EXISTINGFEATURES ARE APPROXIMATE PENDING SURVEY.UMVOMVPOHXXEXISTING UNDERGROUND NATURAL GAS LINEGAS 9909959879889 9 0 9929 8 8 993997988986UMVUMVUMVUMVUMVUMVUMVUMVUMV UMVUMVUMVPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOH POHPOHPOHPOHPOHPOHPOHPOHPOHKeystone Ave. N.252'XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX2202' TO ROAD CENTERLINE13.4'20.0'66.0'25.0'50.0'R45.0' (TYP.)322'50.0'75' SIDE YARD MODULESETBACK (TYP.)100' FRONT YARDMODULE SETBACK FROMCENTERLINE (TYP.)PROPOSEDSECURITY FENCE15.0' WIDEACCESS ROADTRANSFORMER ANDMETER PADUNDERGROUND MEDIUMVOLTAGE CABLEMAIN SITEACCESSAPPROXIMATEROAD WIDTHEXISTING ROADRIGHT OF WAYPROPOSEDSTORMWATER BASINSPROPOSED LANDSCAPING BUFFEREXISTING XCELENERGY CIRCUIT97 5 97 0 965 UMVUMVUMVPOH POH POH POH POH POH Manning Trail N.100.0'25.0'R 4 5 . 0 ' ( T Y P . )EXISTING XCELENERGY CIRCUITPROPOSEDUTILITY POLESUNDERGROUND MEDIUMVOLTAGE CABLEAPPROXIMATEROAD WIDTHEXISTING ROADRIGHT OF WAY75' SIDE YARD MODULESETBACK (TYP.)100' FRONT YARDMODULE SETBACK FROMCENTERLINE (TYP.)PROPOSED PAD MOUNTEDINTERCONNECTION EQUIPMENTN:\0010810.33\dwg\Permits\Solar Sources CUP.dwg 3/28/2019 7:41 AM Mitchell Ott NOT FOR CONSTRUCTIONREVISIONS:#DATECOMMENTPREPARED FOR:DATE:SHEET:02/13/2019Phone (608) 821-66001800 Deming Way, Suite 102Middleton, WI 53562westwoodps.comWestwood Professional Services, Inc.USS SolarSources LLCWashington County, MinnesotaTBD (Keystone Ave. N.)Scandia, MN 55073100 N 6th St. #218cMinneapolis, MN 55403A01/31/19CONDITIONAL USE PERMIT SITE PLANSA123456789BCDEFGB02/07/19CONDITIONAL USE PERMIT - REVISIONSPV Site PlanC.1010'240'160'80'EXISTING PROPERTY LINELEGEND EXISTING OVERHEAD POWERLINEPROPOSED GRAVEL ACCESS ROAD (DRIVEWAY)PROPOSED FENCE LINEYARD SETBACK LINEPROPOSED UNDERGROUND COLLECTORPROPOSED POWER POLEPROPOSED STORMWATER BASINPROPOSED OVERHEAD POWERLINESINGLE AXIS TRACKERSWITCHBOARD AND TRANSFORMER PADSYSTEM SPECIFICATIONSSYSTEM SIZE DC1,453.1 kWSYSTEM SIZE AC1,000 kWDC/AC RATIO1.4531MODULE RATING345 WTOTAL MODULE QTY4212TOTAL NO. TRACKER RACKS52TOTAL NO. MODULES PERTRACKER RACK81INTER-ROW SPACING13.4'PITCH20.0GCR32.9%FENCED AREA9.27 ACRESGENERAL NOTES1.INSTALLATION TO COMPLY WITH NEC 2017 ARTICLE690 AND ALL APPLICABLE LOCAL, STATE ANDNATIONAL CODES OR REGULATIONS2.EQUIPMENT SHALL BE LABELED PER NEC 690 ANDXCEL ENERGY REGULATIONS3.15' ACCESS ROADS SHALL BE DESIGNED TOACCOMMODATE ALL CONSTRUCTION, OPERATIONS,MAINTENANCE, AND UTILITY TRAFFIC THROUGHOUTTHE SITE.4.DIMENSIONS TO PROPERTY LINES AND EXISTINGFEATURES ARE APPROXIMATE PENDING SURVEY.UMVOMVPOHXXLANDSCAPING BUFFER1PV Site Plan2Point of Interconnection 9909959879889 9 0 9929 8 8 993997988986POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMVUMV UMVUMVUMV PROPOSEDACCESS ROADEQUIPMENT PADPROPOSEDACCESS GATECARDINAL DOGWOOD@ 20' O.C.BLACK HILLS SPRUCE@ 20' O.COPROPOSEDSECURITY FENCEPROPERTY LINEPROPERTY LINEPROPOSEDSECURITY FENCEPROPOSED ARRAYPROPOSED ARRAYN:\0010810.33\dwg\Permits\0010810.33PL.dwg 3/28/2019 7:41 AM Mitchell Ott NOT FOR CONSTRUCTIONREVISIONS:#DATECOMMENTPREPARED FOR:DATE:SHEET:02/13/2019Phone (608) 821-66001800 Deming Way, Suite 102Middleton, WI 53562westwoodps.comWestwood Professional Services, Inc.USS SolarSources LLCWashington County, MinnesotaTBD (Keystone Ave. N.)Scandia, MN 55073100 N 6th St. #218cMinneapolis, MN 55403A01/31/19CONDITIONAL USE PERMIT SITE PLANSA123456789BCDEFGB02/07/19CONDITIONAL USE PERMIT - REVISIONS1.CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFYLOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS ORLANDSCAPE MATERIAL.2.ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS.3.NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEENCOMPLETED IN THE IMMEDIATE AREA.4.ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OFANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR.5.CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEEBEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OFTHE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEECOMMENCING UPON PLANTING.6.ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADESHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS:ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC.ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES.ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES.ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING.CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIOOF NO LESS THAN 5:3.7.PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOSTCURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED.8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES.9.PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN MATERIALS IFNECESSARY; TEMPORARY ONLY.10.PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THE TOPOF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THEROOT COLLAR/ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOTCOLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE.11.OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAKAPART PEAT POTS.12.PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POORBRANCHING OF EXISTING AND PROPOSED TREES.13.WRAP ALL SMOOTH-BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST.14.STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR.15.THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TOPLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OFANY SOIL AMENDMENTS.16.BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (SELECTTOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGERTHAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4"DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, ANDPERENNIALS.17.MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUBPLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDEDHARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL ANDORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BEFREE OF DELETERIOUS MATERIAL AND COLORED RED, OR APPROVED EQUAL. ROCK MULCH TO BEBUFF LIMESTONE, 1 1/2" TO 3" DIAMETER, AT MINIMUM 3" DEPTH, OR APPROVED EQUAL. ROCKMULCH TO BE ON COMMERCIAL GRADE FILTER FABRIC, BY TYPAR, OR APPROVED EQUAL WITH NOEXPOSURE. MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. MULCH TOMATCH EXISTING CONDITIONS (WHERE APPLICABLE).18.ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. SOD TO BESTANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALLTOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 ORGREATER SHALL BE STAKED. SEED AS SPECIFIED AND PER MN/DOT SPECIFICATIONS. IF NOTINDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN.19.CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT ISFULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATERFOR CONTRACTOR.20.REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREASADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION.21.REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER.PLANTING NOTESNOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY.#5 CONT.Cardinal Dogwood / Cornus sericea 'Cardinal'20'-0" O.C. TYP.508'-10' BUFFER PLANTING SCHEDULECOMMON/BOTANICAL NAMESIZESPACING O.C.QTY.KEYMATURE HEIGHT6' HT BBBlack Hills Spruce / Picea glauca densata20'-0" O.C. TYP.5030'-40'Cardinal Dogwood (Winter)Black Hills SpruceBUFFER PLANTING MATERIALSLAST REVISED:10/19/18DECIDUOUS TREEPLANTINGLA28N.T.S.SET ROOT BALL ON UNDISTURBED SUBSOILOR COMPACTED SOIL MOUND MATCHINGTREES NATURAL GROUNDLINE WITH FINISHEDSITE GRADE.REFER TO AMERICAN STANDARD FORNURSERY STOCK FOR MINIMUM BALL SIZE.ROOT FLARE TO BE PLANTED AT OR NEARFINISHED GROUNDLINE.SCARIFY SIDES AND BOTTOM OF HOLE.BACKFILL PLANT PIT WITH SPECIFIED BACKFILLSOIL.FORM 3" DEEP WATERING BASIN.PLACE MULCH, DEPTH AS SPECIFIED, OVERPLANT PITS - DO NOT PILE AGAINST TRUNK.TREE WRAP MATERIAL FROM GROUNDLINEUPWARD TO FIRST BRANCHES, AS REQUIRED.PRUNE OUT MISDIRECTED BRANCHES.PROVIDE ONE CENTRAL LEADER.GUYING AND STAKING, AS REQUIRED, FORONE (1) YEAR ON ALL DECIDUOUS ANDCONIFEROUS TREES:TOP STAKES 5' ABOVE GROUND (MAX.)OR TO FIRST BRANCH. BOTTOM OFSTAKE 3' (MIN.) BELOW GROUND.STAKING POSTS TO BE 2"X2" STAINEDWOOD OR PAINTED STEEL DELINEATORPOSTS. PLACE 3 POSTS EQUIDISTANTAROUND AND OUTSIDE ROOT BALL.SECURE TREE TO POSTS WITH 16" LONGPOLYPROPYLENE OR POLYETHYLENE, 40MIL., 1.5" WIDE STRAP.2XBALLDIAMETERLAST REVISED:10/23/18SHRUB & PERENNIALCONTAINER PLANTINGLA27-CN.T.S.2XCONT.DIAMETERSET CONTAINER ROOT SOIL ONUNDISTURBED SUBSOIL OR MILDCOMPACTED SOIL FOR DEPTH TO MATCHFINISH GRADESCARIFY SIDES AND BOTTOM OF HOLE.DEPTH PER CONTAINER SOIL DEPTHBACKFILL PLANT PIT WITH SPECIFIEDPLANTING SOIL OR AS APPROVEDEDGING AT PLANTING BEDS, AS SPECIFIED,ADJACENT TO LAWN AREASMULCH AS SPECIFIED (AND FILTER FABRIC,AS INDICATED)REMOVE CONTAINER, SCARIFY SIDES, ANDSET SOIL MASS ON COMPACTED SOIL BASEMOUND, MATCHING SHRUBS NATURALGROUNDLINE WITH FINISHED GRADEPLANTING DETAILSC.500Landscaping Plan0'240'160'80' 9909959879889 9 0 9929 8 8 993997988986UMVUMVUMVUMVUMVUMVUMVUMVUMV UMVUMVUMVPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOH POHPOHPOHPOHPOHPOHPOHPOHPOHKeystone Ave. N.XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXSF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SF SF3.41%3.21%2.56%5.71 %1.68%PROPOSED PERMANENT INFILTRATION BASINPROPOSED BELOW GROUND STORAGE: 3,153 CFDRAINAGE AREA 10.59 ACRESDRAINAGE AREA 20.50 ACRESPROPOSED TEMPORARY WET SEDIMENTATIONBASIN IF REQUIREDPROPOSED BELOW GROUND STORAGE: 31,102 CFDRAINAGE AREA 310.16 ACRESN:\0010810.33\dwg\Permits\Solar Sources CUP.dwg 3/28/2019 7:41 AM Mitchell Ott NOT FOR CONSTRUCTIONREVISIONS:#DATECOMMENTPREPARED FOR:DATE:SHEET:02/13/2019Phone (608) 821-66001800 Deming Way, Suite 102Middleton, WI 53562westwoodps.comWestwood Professional Services, Inc.USS SolarSources LLCWashington County, MinnesotaTBD (Keystone Ave. N.)Scandia, MN 55073100 N 6th St. #218cMinneapolis, MN 55403A01/31/19CONDITIONAL USE PERMIT SITE PLANSA123456789BCDEFGB02/07/19CONDITIONAL USE PERMIT - REVISIONSSite HydrologyC.1020'240'160'80'EXISTING PROPERTY LINELEGEND EXISTING OVERHEAD POWERLINEPROPOSED GRAVEL ACCESS ROAD (DRIVEWAY)PROPOSED FENCE LINEYARD SETBACK LINEPROPOSED UNDERGROUND COLLECTORPROPOSED POWER POLEPROPOSED STORMWATER BASINPROPOSED OVERHEAD POWERLINESINGLE AXIS TRACKERSWITCHBOARD AND TRANSFORMER PADGENERAL NOTES1.INSTALLATION TO COMPLY WITH NEC 2017 ARTICLE690 AND ALL APPLICABLE LOCAL, STATE ANDNATIONAL CODES OR REGULATIONS2.EQUIPMENT SHALL BE LABELED PER NEC 690 ANDXCEL ENERGY REGULATIONS3.15' ACCESS ROADS SHALL BE DESIGNED TOACCOMMODATE ALL CONSTRUCTION, OPERATIONS,MAINTENANCE, AND UTILITY TRAFFIC THROUGHOUTTHE SITE.4.DIMENSIONS TO PROPERTY LINES AND EXISTINGFEATURES ARE APPROXIMATE PENDING SURVEY.UMVOMVPOHXXPROPOSED FENCE LINESF T32 R21 S14T32 R21 S13 T32 R20 S18 T32 R20 S17 T32 R21 S23T32 R21 S24 T32 R20 S19 T32 R20 S20 T32 R21 S26T32 R21 S25 T32 R20 S30 T32 R20 S29 T32 R21 S35T32 R21 S36 T32 R20 S31 T32 R20 S32 T31 R21 S1 T31 R20 S6 T31 R20 S5 Forest Lake Scandia Scandia 192nd St N 18 6th S t NJuno Ave N1 82 nd S t N 1 8 0 th L n N Jeffrey Cir N Layton Ct N Orlo Dr N 20 7th St N Karoline Ct N 180th Ln NJewel Ave NJewel Ave NChurch Parking LotJ u n o Ct N 189th St N 213th St N Keats Ave N2 0 4 t h S t N 2 0 3 r d S t N 191stStNJody Ave NJ u n o A v e N 210thStN Jewel Ave NKirk Ave N180thLnN209th St N LarkspurAveN204th St N 2 0 6 t h S t N 202n d S t N C o H wy2Nor t hshoreTrlN206th St N 180th St N186thStN185thStNJeffrey Ave N185th St N JewelLnN 187th St N LamarAve NCo Rd 54 LaytonAveNCo Rd 50192nd St N J u l y A v e N199th St N Co Rd 54 Kee wa htin AveN KirbyAveNLangl yAv e N Co Rd 50 July Ave N190th St N Washington Co Rd 50Keystone Ave N202nd St N MayberryTrlNCo Rd 54180th St N State Hwy 97Scandia Trl N Co Rd 5Manning Trl NEXHIBIT 1Map Document: N:\0010810.33\GIS\CIA_Exhibits\USS_SolarSources_CIA_Ex1_SiteLocation_171011.mxd 10/11/2017 12:16:59 PM radevito© 2017 Westwood Professional Services, Inc. Project Location &USGS Topography Data Source(s): Westwood (2017); ESRI WMSUSA Topo Basemap Imagery (Accessed 2017);Minnesota DNR - Minerals Division/Section ofWildlife (2015); Census Bureau (2016). Legend Project PremisesBoundary Project ParcelBoundary Road City/Civil TownshipBoundary County Boundary PLS SectionBoundary !( Isanti County ChisagoCounty Anoka County WashingtonCounty HennepinCountyRamsey County MinnesotaWisconsin!(Project Location±0 2,000Feet Scandia, Washington County, Minnesota Solar Sources CommunitySolar Garden 199th St N 202ndSt N M ayb erryTrlNCo Rd 50192nd St NWashington Co Rd 50Keystone Ave NCo Rd 5Manning Trl NEXHIBIT 2Map Document: N:\0010810.33\GIS\CIA_Exhibits\USS_SolarSources_CIA_Ex2_WaterResources_171011.mxd 10/11/2017 12:17:56 PM radevito© 2017 Westwood Professional Services, Inc. Water Resources Data Source(s): Westwood (2017); MinnesotaNAIP Imagery (Accessed 2017); Census Bureau(2016); MnDNR (2008); MPCA and EPAassessed waters (2012); U.S. Fish and WildlifeService (2013); Ducks Unlimited (2013); USGSNHD Dataset (2013); FEMA (2016). LegendProject PremisesBoundary Project ParcelBoundary PWI Watercourse PWI Basin Assessed Stream Impaired Lake Desktop DelineatedWetland NWI Wetland Shoreland District Drainage Ditch NHD Flowline NHD Waterbody 100-Year Floodplain 500-Year Floodplain Scandia, Washington County, Minnesota Solar Sources CommunitySolar Garden ±0 500Feet $$$$$$$$$$$199th St N M ayberryTrlNCo Rd 50 192nd St NWashington Co Rd 50Keystone Ave NCo Rd 5Manning Trl N9 5 4 956 990 96495498298899 0 960980974966 99298698299298699898 4 972 9549 8 2964 970 9789 5 6 986956 982992 982 984 9 6 8 9 9 0 984990 960 996 990990958 986984 994 982990 990 99294 6966 976 984 9 9 6966986 980 986 972 9 9 6992 95 8972 988 982982994 992 98899296696498294 8996984962998980 9 8 8 9849949 7 8 968 9 90 988970 98897 4994988982 982982 970 960 992 99 0998 962996 982986970980 954 994 986980 988984 988 978980994 990974 988970 978 9 8 4958988988 98296 2 9809 6 2 9 8 2994 984 9809 9 2994962992992 986 992 994 994958980 9 9 2996 9969 7 8990 992972990972 990972 988 996 9 76 990992 9609769 9 2 988988996 980 9869849629849 8 2 9 8 2 988972 962974 9 5 0 988 964972986978 982 978 99899 2 9 9 4 960 98899498898499 0984978950 976 990 990 980964 988 966 9 74 984 98298499 2 974 996986966964992988976 9 5 2 976 9849 8 2 986988 978 962982 996986982982988 9569549969689 9 6992 994 9 7 0958986 9 58952 994 97 29869 5 6 990 9 9 2 960 9 6 4 98 4980 9589749 8 4 976982980 9 9 0 978966982 982 9949609 9 2 98 0 984 954 978986988 978 9849 8 0 956 980956982992 9 5 8 9 629 70 968 9 6 6 9 6 69 6 4960964 962 972994 974 976968970 972 976 992 9 7 4 9 9 2 9 90978 980 982 990 986 9849 88EXHIBIT 3Map Document: N:\0010810.33\GIS\CIA_Exhibits\USS_SolarSources_CIA_Ex3_DesktopHydrology_171011.mxd 10/11/2017 12:17:30 PM radevito© 2017 Westwood Professional Services, Inc. Desktop Hydrology Data Source(s): Westwood (2017); MinnesotaNAIP Imagery (Accessed 2017); Census Bureau(2016).LegendProject PremisesBoundary Project ParcelBoundary 10ft Contour 2ft Contour $Onsite Flow Path Offsite Flow Path Onsite Drainage Area Offsite Drainage Area Scandia, Washington County, Minnesota Solar Sources CommunitySolar Garden ±0 500Feet W W W W W W WWW W W W W WWWWWWWWWWW W W W WWWW W WW WWW W WWWWWWWWW W W WWWW W WW W WW W W W W W W W W WWWWWWWWWWWWWWWWWW W WWWWWWWWW WWW W W WWW W W WWWWWWWW W W WWWWWW W W WWW W W W WWWWWWWWWW WWWW W W W W W W WWW W W WW W W WWWW W W W W W W WW W W W WWW W W W W WWWW W W W W W WWW W W WWW W WWWW W WWW W W WW W W WWWWW WWWWW W W WWWW WWWWW W W W WWWWWWWW W WWWW WWWWWW W W W W WWWW W W W WW W W W W WW W WW W W W W WWWWWWWW WWW W WWWWW W W W WWWW W W W W WWW W W WWWWWW W W W W W WW W W WWW W W W WW W W W W WWWWW W W WWWWW W WW W W WWWWWWWW W W W W W W W W WW W WW W W W W W W WW WWW W W W WW W W W W W W W W W W WWWWWWW WW W W W W W W W WW WWW WWWWWWWWWWWWW W WW W W WWWWWWWWW W WWWWW W W WWWW W W W W WW W W W WWWWW W W W W W W W W WWWW WWWW W WW WWW W W W W W W WWW W W W WWW W WWWWWW W WWWWWWW WW W W WWWW W W W WW WWWWWW W W W WW WWWWWW W WW W W W W WW WWWWWW W WW WW W W WWWWWWWW WWWWW W W W W W W WW WW W WWW W WWWWWWW WWW WWW W W W WWWW W WWW W WW WW W WWWWWWWWW WW W W W WW WW WWWWWWW WW W W WWW WWW W W WWWWWWWWWWWW W W W WWWWWW W W WWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W WWWW W WW W W W W W WWWWWWWWWWW W W WWWWWWWWWWW WWW W W W W W W W W W W W WWWWWWW W W W W W W W W WWWWWWWWWWWW W W W W W W W W W W W W W W !. !. !. !. !.!. !. !. !. !.!. !. !.!. !. !.!. !. !. !. !.!. !. !. !. !. !. !. !.!.!. 199th St N 191st St N 202nd St N M ayb erryTrlNCo Rd 50 192nd St NWashington Co Rd 50Keystone Ave NCo Rd 5Manning Trl NKohlman Lake to Chisago County 345 kVKing to Chisago County 345 kVArrowhead to Red Rock 230 kVArden Hills to Manning 69 kVEXHIBIT 5Map Document: N:\0010810.33\GIS\CIA_Exhibits\USS_SolarSources_CA_Ex5_Infrastructure_171011.mxd 10/16/2017 12:18:05 PM radevito© 2017 Westwood Professional Services, Inc. Infrastructure Data Source(s): Westwood (2017); MinnesotaNAIP Imagery (Accessed 2017); CensusBureau (2016); Ventyx Velocity Suite, VentyxEnergy LLC. (2016); Minnesota PollutionControl Agency (2009); Minnesota GeologicalSurvey (2014). LegendProject PremisesBoundary Project ParcelBoundary Oil Pipeline CO2 Pipeline Natural Gas Pipeline Transmission Line o Airport !.MPCA Site ")Substation W ApproximateWell Location Railroad ±0 600Feet Scandia, Washington County, Minnesota Solar Sources CommunitySolar Garden 199th St N 202ndSt N M ayb erryTrlNCo Rd 50192nd St NWashington Co Rd 50Keystone Ave NCo Rd 5Manning Trl N302BKw: 0.28 155BKw: 0 155CKw: 0.2 177BKw: 0 302CKw: 0.24 EXHIBIT 6Map Document: N:\0010810.33\GIS\CIA_Exhibits\USS_SolarSources_CIA_Ex6_Soils_171011.mxd 10/11/2017 2:49:12 PM radevito© 2017 Westwood Professional Services, Inc. Soils Data Source(s): Westwood (2017);Minnesota NAIP Imagery (Accessed2017); Census Bureau (2016); U.S.Department of Agriculture, NaturalResources Conservation Service(2016). ±0 500Feet Legend Project PremisesBoundary Project ParcelBoundary Soil UnitBoundary All Hydric/PredominantlyHydric Soil Unified Soil Classification System | USDA Map Unit Symbol | USDAMap Unit Name | Hydric Soils Classification N/A | 120 | Brill silt loam | 5% Hydric N/A | 155B | Chetek sandy loam, 0 to 6 percent slopes | 0% Hydric N/A | 177B | Gotham loamy sand, 1 to 6 percent slopes | 0% Hydric ML | 302B | Rosholt sandy loam, 2 to 6 percent slopes | 0% Hydric SM | 155C | Chetek sandy loam, 6 to 12 percent slopes | 0% Hydric SM | 302C | Rosholt sandy loam, 6 to 15 percent slopes | 0% Hydric Scandia, Washington County, Minnesota Solar Sources CommunitySolar Garden APPENDIX II – INTERCONNECTION AGREEMENT DETAILS Project: USS Solar Sources LLC SRC#:SRC052761 Application Deemed Complete: 4/7/2017 Required Completion Date: 10/17/2019 APPENDIX III – MEMORANDUM OF LEASE AGREEMENT Lessor: Ronald and Janet Taylor, husband and wife Lessee: US Solar Development LLC Note: US Solar Development LLC is a wholly owned subsidiary of United States Solar Corporation. Prior to construction, US Solar Development LLC will assign the lease to USS Solar Sources LLC, the CUP applicant and project company. APPENDIX IV – SKETCH ELEVATION An elevation detail of the “Power station” equipment. Inverter, Equipment Rack, and Equipment Area (“power station”) elevation details are shown below. Note: this equipment design is finalized as part of an electrical permit application. Sample Inverter Elevation Details Sample Equipment Rack Elevation Sample Equipment Area Elevation 98699010001010102010309869901000101010201030-0012345678910996.6 996.6 993.8 994.4 990.7 990.2 987.5 986.7 987.8 989.3 X X PROPOSED LANDSCAPING BUFFERAT 15-YEAR MATURITYHEIGHT = APPROX. 13'APPROXIMATE AREA OF VISIBILITYAPPROXIMATE LOCATION OFSINGLE AXIS TRACKER (TYP)EDGE OF EXISTING PUBLIC ROADPROPOSED SECURITY FENCEEXISTING EVERGREEN TREESHEIGHT = APPROX. 25'EXISTING DECIDUOUS ANDEVERGREEN TREE MIXHEIGHT = APPROX. 30'NEAREST EXISTING RESIDENCE TOPROPOSED SOLAR ARRAY6.0'11' MAX98699010001010102010309869901000101010201030-0012345678910996.6 996.6 993.8 994.4 990.7 990.2 987.5 986.7 987.8 989.3 X X APPROXIMATE AREA OF VISIBILITYAPPROXIMATE LOCATION OFSINGLE AXIS TRACKER (TYP)EDGE OF EXISTING PUBLIC ROADPROPOSED SECURITY FENCEEXISTING EVERGREEN TREESHEIGHT = APPROX. 25'EXISTING DECIDUOUS ANDEVERGREEN TREE MIXHEIGHT = APPROX. 30'NEAREST EXISTING RESIDENCE TOPROPOSED SOLAR ARRAY6.0'11' MAXN:\0010810.33\dwg\Permits\Solar Sources CUP.dwg 4/17/2019 9:56 AM Mitchell Ott NOT FOR CONSTRUCTIONREVISIONS:#DATECOMMENTPREPARED FOR:DATE:SHEET:04/17/2019Phone (608) 821-66001800 Deming Way, Suite 102Middleton, WI 53562westwoodps.comWestwood Professional Services, Inc.USS SolarSources LLCWashington County, MinnesotaTBD (Keystone Ave. N.)Scandia, MN 55073100 N 6th St. #218cMinneapolis, MN 55403A01/31/19CONDITIONAL USE PERMIT SITE PLANSA123456789BCDEFGB02/07/19CONDITIONAL USE PERMIT - REVISIONSC04/17/19CUP - SKETCH ELEVATIONSSketch ElevationsC.1031SKETCH ELEVATION WITHOUT LANDSCAPINGVert: 1"=5', Horiz: 1"=50'2SKETCH ELEVATION WITH LANDSCAPINGVert: 1"=5', Horiz: 1"=50' APPENDIX V – SITE PHOTO(S) From the East (from Manning, near the proposed interconnection point). From the Southeast (from Manning, driving north) Note: the closest solar panel will be >2,200’ away and not visible by passersby. From the Northwest corner (from Keystone) From the Southwest corner (from Keystone) APPENDIX VI – NEIGHBOR DETAIL *denotes structure or residence not in Scandia City Limits Site Type Distance from Array Project Visibility 1 Residence* 1,000 + feet Blocked by existing trees on-site and along the northern perimeter of proposed array 2 Residence* 900 + feet Existing vegetation surrounding residential structure. 3 Cell Tower* 900 + feet N/A 4 Residence* 800 + feet Extensive tree coverage surrounding residence + existing trees on western side of array parcel. 5 Residence* 1,200 + feet Existing tree coverage on western side of array as well as existing tree coverage on eastern side of residence. 6 Residence 1,500 + feet Existing tree coverage surround the property, across the street, and across the 1500’ distance of farm field. 7 Residence 2,000 + feet Extensive tree coverage/buffer on eastern side of array parcel as well as western side of residence. 8 Residence 1,400 + feet Residence contains exisiting tree coverage.