HomeMy WebLinkAbout2016-02-22 PACKET 06.1.STAFF REPORT CASE: CUP2016-003
ITEM: 6.1
PUBLIC MEETING DATE: 2/22/16 TENTATIVE ,COUNCIL REVIEW DATE: 3/16/16
APPLICATION
APPLICANT: Minnesota Solar Collection
REQUEST: A conditional use permit for a 5 MWac Community Solar Garden project.
(Continued from 1125116 Planning Commission meeting)
SITE DATA
LOCATION:
ZONING:
GUIDED LAND USE:
9105 Lamar Avenue South
AG -1, Agricultural Preservation
Agricultural
LAND USE OF ADJACENT PROPERTIES:
CURRENT
GUIDED
NORTH:
Agricultural
Agricultural
EAST:
Agricultural
Agricultural
SOUTH:
Agricultural
Agricultural
WEST:
Agricultural
Agricultural
SIZE:
DENSITY:
43 acres
N/A
RECOMMENDATION
Approval, subject to the conditions stipulated in this staff report.
Cottage COTTAGE GROVE PLANNING DIVISION
J Grove
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Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; imccool(a).cottage-grove. org
Application Accepted:, 1/29/16 60 -Day Review Deadline: 3/28/16
City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016
Planning Staff Report
Minnesota Solar Connection — Conditional Use Permit
Five Mega -watt Community Solar Garden
Planning Case No. CUP2016-003
February 22, 2016
Proposal
Minnesota Solar Connection has applied for a conditional use permit application for the proposed
construction of a community solar garden on approximately 43 acres of land located at 9105
Lamar Avenue South. Access to the 43 -acre parcel crosses a 7 -acre parcel. Both parcels are
owned by Borner Family Farms, LLC, et al. The illustration below shows the location of the 43
acres proposed for the five mega -watt community solar garden.
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Project Location Map
Review Process
Application Received: December 30, 2015
Acceptance of Completed Application: January 29, 2016
Tentative City Council Date: March 16, 2016
60 -Day Review Deadline: March 28, 2016
Ordinance Regulations
The City's Solar Collector System ordinance was adopted by the City Council on October 7, 2015
(Ord. No. 948). This ordinance defines a "community solar garden" as a solar -electric (photovoltaic)
Planning Staff Report
Minnesota Solar Connection — Planning Case No. CUP2016-003
February 18, 2016
Page 2 of 8
array that provides retail electric power to multiple community members or businesses residing or
located off-site from the location of the solar energy system, under the provisions of Minnesota
Statutes 2166.1641 or successor statute.
Minnesota Solar Connection is proposing to develop a community solar garden as part of the Xcel
Community Solar Garden Program, as regulated by Minnesota Statutes 216B.1641. This program
will allow individuals, businesses, schools, and civic entities (known as "subscribers") to purchase
or "subscribe" to a portion or a "share" of the output from a given solar garden. This allows sub-
scribers to purchase renewable energy at a savings compared to their current utility bill without
making costly upfront investments in a solar collection system. The City of Cottage Grove sup-
ported the ordinance because of public interests in commercial solar collection systems relative to
the State of Minnesota Legislature's mandate to make solar power a more appealing option for home
and business owners. The overall objective for each public utility is to generate or procure sufficient
solar energy electricity to serve its retail electricity customers in Minnesota so that by the end of
2020, at least 1.5 percent of the utility's total retail electric sales to retail customers in Minnesota is
generated by solar energy.
The City's solar collector system ordinance for community solar garden systems requires the fol-
lowing:
• A conditional use permit is granted by the City.
• The system is located within the designated areas shown in Exhibit A of the solar collector system
ordinance.
• The system is located on a minimum of five acres of land.
• Applicant provides a de -commissioning plan to the City.
• A building permit is obtained from the City.
• The standards and regulations contained in the solar collector system ordinance are complied
with.
The applicant's responses to the conditional use permit criteria was included with their planning
application submittal to the City. A copy of their responses is attached.
Community Solar Garden Project
Minnesota Solar Connection is proposing a five mega -watt community solar garden on 43 acres
of land (PIN 24.027.21.12.0001) and the east 100 feet (approximately three acres) of an adjoining
77 -acre parcel (PIN 24.027.21.21.0001). Both parcels are owned by the same landowners and
will be leased to the applicant by the property owner. The property owner will grant an access
easement and allow the construction of a private access drive across the 77 -acre parcel from
Lamar Avenue to the 43 -acre community solar garden site. The community solar garden site will
be fenced for security and safety reasons. The fence is proposed to be a chain-link fence six feet
in height. Three strands of barb -wire will extend above the chain-link fence. An illustration of the
fence is shown below.
Planning Staff Report
Minnesota Solar Connection — Planning Case No. CUP2016-003
February 18, 2016
Page 3 of 8
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The proposed community solar garden is composed of many solar photovoltaic (PV) modules
installed on single -axis tracking equipment. The solar modules will be mounted on vertical steel
posts driven into the ground at regular intervals, a method which requires no excavation and
leaves the ground under the modules as a permeable surface. Above the poles, a tracking system
will be installed to which the modules will be attached. The tracking system follows the sun across
the sky each day, allowing better capture of solar energy.
Inverters will be attached to similar support structures as the solar panels. A small pad -mounted
transformer that will increase the voltage from 480 V to the system voltage of 13.8 kilovolts (kV)
will be provided onsite. Buried feeder lines will collect the energy at the front of the site where
control boxes, meters, switches, and other related equipment will be located. The applicant pro-
poses to have the majority of the interconnection design underground. Final design of the Xcel
interconnection facilities is still under discussion with Xcel and will not be available for several
months. The applicant states that they will strive to keep electric wiring underground and accepts
such a condition upon approval of the conditional use permit. Final selection of specific panels,
modules, and inverter models and manufacturers will be done prior to applying for a building per-
mit. Details of this interconnection between the community solar garden and the utility company's
electric grid must be submitted to the City at the time the applicant files their building permit
application.
The ground surface below the solar 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 follow the guidelines of the "Pollinator Protection Pledge" to which the project will commit to
enhance the biodiversity of the area and provide additional habitat for a number of native fauna,
specifically bees, butterflies, and other important pollinating species.
The solar panel area will be fenced and gated to prevent unauthorized access. Given that PV
solar systems produce no notable glare or reflection above existing conditions, and given the
distance of the project from the nearest roadways and residences, no additional screening of the
site is proposed.
The illustration below shows the proposed site layout for the community solar garden project.
Planning Staff Report
Minnesota Solar Connection — Planning Case No. CUP2016-003
February 18, 2016
Page 4 of 8
Proposed Site Plan
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Planning Staff Report
Minnesota Solar Connection — Planning Case No. CUP2016-003
February 18, 2016
Page 5 of 8
Planning Considerations
Property Characteristics
The property is zoned Agricultural Preservation (AG -1), but the property owner does not partici-
pate in the Metropolitan Agriculture Preserve Program.
The 40 acres of land (PIN 24.027.21.12.0001) adjoins a 77 -acre parcel (PIN 24.027.21.21.001)
to the west. Both parcels are owned by Borner Family Farms LLC, et al. The site has a gentle
rolling topography and is currently farmland. An aerial photograph of both sites is shown below.
2013 Aerial View of the 43 Acre Site
Agricultural uses surround the proposed community solar garden site. A few trees exist within the
fence line for the properties.
Transportation/Access
The public access proposed for the community solar garden is the easterly extension of an exist-
ing private access drive located along south side of the homestead at 9101 Lamar Avenue. The
9105 address number referenced in this planning staff report is the address number that will be
assigned to the proposed solar garden facility. The construction of this private access drive will
begin with the landowner granting a temporary 60 -foot wide construction easement between
Lamar Avenue and the community solar garden site. A 30 -foot wide permanent post construction
access easement will then be granted by the landowner for the benefit by the operator. A 30 -foot
wide Xcel easement along the south and paralleling the 30 -foot wide access drive will also be
granted by the property owner. An overhead power line and 30 -foot wide Xcel easement is shown
on the south side of the private access drive. City ordinance requires new power lines to be
installed underground.
Planning Staff Report
Minnesota Solar Connection — Planning Case No. CUP2016-003
February 18, 2016
Page 6 of 8
Metropolitan Urban Service Area (MUSA)
The 37.7 -acre site is located outside the MUSA. The Future Vision 2030 Comprehensive Plan and
Future Land Use 2030 map designates the area east of Kimbro Avenue as an agricultural land use.
City utilities are not planned to be extended east of Kimbro Avenue for several decades.
Decommissioning Plan
The applicant has prepared a decommission plan with their conditional use permit application
submittal. This plan is identified as Appendix C — Decommissioning Plan. A copy is attached to
this planning staff report.
This plan describes the decommissioning of the project's operation and facilities at the end of the
project's use to return the land as close as possible to its condition prior to construction of the
solar garden. Decommissioning will consist of:
• Removing all the above -grade and below -grade project facilities, including solar mod-
ules, tracking system, support posts, inverters, transformers, and all other related
equipment.
• All cables, lines or conduit which is buried three feet or more below -grade will be cut off
above three feet and left in place.
• The surface of the property will be restored to a condition and contour reasonably sim-
ilar to that existing prior to the project's construction, and all disturbed areas will be re-
seeded with grasses and/or natural vegetation.
• Project owner will recycle all recyclable components (including but not limited to PV
panels, steel structures, etc.), and to re -use any reclaimed gravel for an appropriate
secondary purpose.
• Access roads constructed may remain on the property at the landowner's discretion, or
else will be removed.
The Plan did not include a decommissioning cost estimate, but did propose to provide a cost
estimate by a competent third -party. The applicant proposes to calculate the gross decommis-
sioning cost minus salvage value of the project's facilities. If the net decommissioning costs are
positive (more than zero dollars), the applicant proposes to post a financial assurance in the form
of a surety bond, irrevocable letter of credit, cash in escrow, or such other form of security as may
be reasonably be required, equal to the net removal costs.
The City Ordinance requires that the applicant provide the City with a cash escrow, bond, or
irrevocable letter of credit in an amount equal to 125 percent of the accepted decommissioning
estimate. This financial guarantee must be submitted to the City before a building permit will be
issued by the City. As a condition of approval for this conditional use permit application, the
applicant's decommissioning plan must be modified to comply with the ordinance regulations.
Property Taxes
The 77 -acre and 40 -acre parcels are zoned AG -1, Agricultural Preservation, and are currently
being used for agricultural crop production. Minnesota State Statute 272.0295 establishes a solar
energy production tax for solar gardens that are larger than one megawatt. The facility is required
Planning Staff Report
Minnesota Solar Connection — Planning Case No. CUP2016-003
February 18, 2016
Page 7 of 8
to pay $1.20 per megawatt hour in taxes to the County in which the system is located. Property
tax classification changes from agricultural land to Class 3a -Utility, which is taxed at a higher rate.
Stormwater Management Plan
A stormwater management plan was prepared by the applicant's consultant, Wenck Associates,
dated December 30, 2015. A copy of this plan was submitted to the City and South Washington
Watershed District (SWWD). This plan must be approved before the City will issue the building
permit for the proposed community solar garden project.
City Department Review and Comments
Representatives from various City Departments reviewed the applicant's conditional use permit
application. The Building Division reviewed the conceptual development plan and is unable to
provide comments regarding building code regulations until such time that all detailed construction
plans are submitted to their office.
The Public Safety Department (Police and Fire Divisions), Public Works Department, and Parks
Department provided no formal comments other than their support to require all new electric
power lines to be installed underground.
No comments or recommendations were received from other City advisory commissions.
Public Hearing Notices
The public hearing notice was published in the South Washington Bulletin and mailed to 8 property
owners within 500 feet of the 43 -acre site on February 10, 2016.
Recommendations
That the Planning Commission recommend that the City Council approve Minnesota Solar Con-
nection's conditional use permit to construct a community solar garden on approximately 43 acres
of land with the capability to generate up to five megawatts of electricity as shown on the site plan
prepared by Westwood Professional Services dated of December 30, 2015, subject to the condi-
tions listed below. The Planning Commission can consider staff's proposed conditions of approval
based on testimony and discussion at the public hearing. Conditions of approval for your consid-
eration are:
The applicant is responsible to remove any gravel, dirt, or debris materials carried from
motor vehicles exiting from the community solar garden site and landing on that segment
of Lamar Avenue.
2. Upon the City's acceptance of the decommissioning cost estimate, the applicant shall pro-
vide the City with a cash escrow, bond, or irrevocable letter of credit in an amount equal to
125 percent of the accepted decommissioning estimate. The financial guarantee must be
remitted to the City before a building permit will be issued.
3. All on-site and off-site electric power lines necessary to interconnect the electric power
created from the community solar garden to the utility company grid system must be un-
derground. The only exception, if necessary, is at the connection point where the commu-
nity solar garden underground electric line needs to be connected to the utility company's
Planning Staff Report
Minnesota Solar Connection — Planning Case No. CUP2016-003
February 18, 2016
Page 8 of 8
existing power pole/local distribution line. Details of this interconnection between the com-
munity solar garden and the utility company's electric grid must be submitted to the City at
the time the applicant files their building permit application with the City.
4. The project must comply with the City's Solar Collector System Ordinance regulations.
The applicant's stormwater management plan must be approved before the City will issue
the building permit for the proposed community solar garden project.
Prepared by:
John McCool, AICP
Senior Planner
Attachments:
CUP Application and Exhibits (dated December 30, 2015)
Appendix A — Site Plan
Appendix B — Hydrology, Grading and Drainage Plan
Appendix C — Decommissioning Plan
Application for Conditional Use Permit
Submitted to the Cottage Grove Planning Division
by
Borner Family Farms, LLC, et al. (landowner)
and
Minnesota Solar Connection (developer)
30 December 2015
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SOLAR CONNECTION
345 St Peter St —16`^ FI, Saint Paul MN 55102
Cottage Grove Planning Division
12800 Ravine Parkway South
Cottage Grove MN 55016
To the Cottage Grove Planning Division,
On behalf of the landowner, Bonner Family Farms, etal, please find attached our complete application for a
Conditional Use Permit for a 5 MWac Community Solar Garden project, at 9105 Lamar Ave South, Hastings MN
55033. The project area is a 43 acre tract, zoned AG -1, composed of PIN 24.027.21.12.0001, and the eastern one -
hundred feet of PIN 24.027.21.21.0001. The site will be accessed from Lamar Avenue South via a road and cable
easement across the remainder of PIN 24.027.21.21.0001, owned by the same landowner.
This community solar gardens (CSGs) project have been developed to meet the directives of Xcel's Solar*Rewards
Community program, per Minnesota Statues 2168.1641, and to assist the state in meeting renewable energy
targets. Our gardens are intended to allow low and middle income apartment residents to be a part of the clean
energy transition in Minnesota. After development and construction, the CSG projects will be owned by local
apartment building owners (to serve their residents), and operated by Minnesota Solar Connection (MSC).
The CSGs will meet all applicable requirements of the Cottage Grove zoning ordinance. All required application
material is included here in hard copy format. As requested, electronic copies in PDF format have also been sent
to kdennis@cottage-grove.org.
Cottage Grove building permits will be obtained before starting construction, and will include detailed design as
well as additional application material as required by the above-mentioned Ordinance (e.g., final design,
decommissioning security, etc).
Sincerely,
Andy Melka
Vice President of Development
312-972-5055
amelka@mnsolarconnection.com
SOLAR CONNECTION
345 St Peter St -161h FI, Saint Paul MN 55102
Site Plan and Equipment:
Parcels included in the CSGs CUP application:
Parcel 1:
• PIN: 24.027.21.12.0001
• Legal Description: NW1/4-NEI/4 Section 24 Township 027 Range 021
Parcel 2:
• PIN 24.027.21.21.0001
• Legal description: N1/2-NW1/4 EXCEPT: PT NW1/4-NW1/4 BEING THEN 295FT OF THEW 443FT
OF NW1/4-NW1/4 AS MEASURED AT RIGHTANGLES TO N LN AND W LN OF SD QTR SUBJ TO
EASE TO EASE Section 24 Township 027 Range 021
A full site plan is attached hereto as -Exhibit A.
The site for the proposed CSGs is currently active farmland, zoned AG -1, and is surrounded by other AG -
1 zoning. The site is ideal for CSGs, having only gently rolling topography and good drainage and soil
structure.
The CSGs will be comprised of solar photovoltaic (PV) modules installed on single -axis tracking
equipment. The solar modules will be mounted on vertical steel posts driven into the ground at regular
intervals, a method which requires no excavation and leaves the land under the modules as a permeable
surface. 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). Each CSG will
have a small pad -mounted transformer which will increase the voltage from 480 V to the system voltage
of 13.8 kilovolts (kV). Buried feeder lines will collect the energy at 13.8 kV at the front of the site, where
the CSGs will interconnect with the Xcel system. The interconnection facilities will be made up of
control boxes, meters, switches, and other related equipment. MSC has proposed an interconnection
design that is majority underground, which Xcel has accepted in concept and is reviewing. Final design
of the Xcel interconnect facilities is still under discussion with Xcel and will not be available for several
months. The project will strive to keep electric wiring underground and will accept such a condition
upon approval of the CUP.
Final selection of specific panels, modules, and inverter models and manufacturers will be done prior to
applying for a building permit. Small revisions to the site plan may be necessary upon final equipment
selection, and all revisions will maintain similar physical characteristics as well as fully comply with all
setbacks and other City requirements.
004
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345 St Peter St —16th FI, Saint Paul MN 55102
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 follow the
guidelines of the "Pollinator Protection Pledge", to which 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.
The site will be accessed from the west via an existing farm lane off of Lamar Avenue South. The solar
panel area will be fenced and gated to prevent unauthorized access. Given that PV solar systems
produce no notable glare or reflection above existing conditions, and given the distance of this project
from the nearest roadways and residences, no additional screening of the site is proposed other than
the security fence.
Grading and Drainage:
Wenck Associates, as a subcontractor for Westwood Professional Services and on behalf of the Barrier
Family and MSC, has prepared a technical memo titled "Borner Solar Development Hydrologic and
Hydraulic Analysis and Drainage Study", following the guidelines of the South Washington Watershed
District (SW WD). A copy of the plan has been submitted to the SW WD, and another copy is attached
hereto as Appendix B.
Decommissioning Plan:
A decommissioning plan has been prepared for the project, and is included as Appendix C. The
Decommissioning Plan does not include cost estimates, as this will vary based on the final site plan,
selected equipment, salvage value and engineering. Depending on the specifics, it is often the case that
the salvage value of the steel and other recyclable components to be higher than the cost of removal.
Also the ongoing value of an operating solar facilities greatly exceeds the cost of decommissioning. The
Applicant will provide a cost estimates along with any required financial security prior to applying for a
building permit.
Conditional Use Permit Response to Ordinance Criteria:
The following questions and responses address the Criteria for Conditional Use Permit as outlined in the
applicable Ordinance:
A —Will the use be in conformity with the City's Comprehensive Plan and with the purpose, intent and
applicable standards of the Zoning Ordinance? EXPLAIN
The communitysolar garden will fulfill one of the key guiding principles as outlined in the Comprehensive
Plan, specifically the desire of the community to improve the City's environmental sustainability.
Community solar gardens generally will provide the opportunity for all Cottage Grove residents to invest
in solar energy, one of the fastest growing and most economical forms of electricity, regardless of
whether they have the appropriate roof structure with open south facing exposure to the sun. The
landowner for the project is eager to be a part of this new energy future, and will recognize the highest
and best use of his property through the revenue tied to the lease with the project owner. The project
MINNESOTA
V� 7 SOLARCONNECTION
345 St Peter St —16th FI, Saint Paul MN 55102
will leave the land fallow for a significant amount of time, which will enhance its farming productivity at
the end of its use as a solar garden. Further, the project has been developed to comply will all applicable
standards of the ordinance.
B —The use shall be located, designed, maintained and operated to be compatible with the existing or
intended character of that zoning district in which it is located. How does the proposed use fit these
criteria?
Community solar gardens are quite compatible with farmland, as they reflect the self-sufficient nature of
farmers and landowners. The project is sited on a parcel of farmland one quarter mile from the nearest
road, and will not be easily visible to the average driver on that road. During the growing season, crops
will significantly shield the panels from view. In addition, the regular spacing of the solar panels along
with the planting of native, pollinator -friendly vegetation underneath the panels will fit the character of
farmland and enhance the biodiversity of the area.
C — The use shall not depreciate values of surrounding property. Explain effects of the proposed use
on surrounding property values.
The project will not have an impact on the values of surrounding property. Solar garden development
and operation are nuisance -free, specifically, 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.
D —The use shall not be hazardous, detrimental or disturbing to present and potential surrounding
land uses due to noises, glare, smoke, dust, odor, fumes, water pollution, vibration, general
unsightliness or other nuisances. Explain effects of proposed use.
There are no nuisances associated with solar gardens. The project will passively collect solar irradiation
and convert to electricity without any impacts noted above. Any potential for runoff during construction
of the facility will be mitigated through a Storm Water Pollution Prevention Plan prepared in accordance
with best management practices and local jurisdiction rules (i.e., Cottage Grove and the South
Washington Watershed District).
E - The use shall generate only minimal vehicular traffic on local streets as defined by the
Transportation Element of the Comprehensive Plan. The use shall not create traffic congestion,
unsafe access, or parking needs that will cause inconveniences to the adjoining properties. Explain
the transportation needs for the proposed use.
The solar garden will not notably affect the traffic on the neighboring road. 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 farm equipment in the area.
All vehicular access to the site will obtain all required approvals or permits 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.
F — The use shall be served adequately be essential public services such as streets, polies, fire
protection and utilities. Explain how the proposed use will be served.
MINNESOTA
OLAR ON ECCTIION
345 St Peter St — lWh FI, Saint Paul MN 55102
The project will have a 911 address and will be accessible from the closest road. Electrical service will be
provided from the Xcel lines along Lamar Ave. No utilities other than electrical will be required. The
project will likely, in fact, increase the electrical reliability of the electrical distribution in the Cottage
Grove area through the upgrading of neighboring distribution lines from one -phase to three-phase.
G —The use shall not create excessive additional requirements at public cost for public facilities and
services and shall not be detrimental to the economic welfare of the City. Justify this statement.
The project will not require any additional public facilities or services, will not increase traffic, and will
not in any way affect the economic welfare of the city.
H —The use shall preserve and incorporate the site's important natural and scenic features into the
development of adjacent vacant land. Will these criteria be met?
The project will maintain the existing topography and will not remove significant tree cover. During the
growing season, crops on the neighboring fields will reduce the visibility of the project from neighboring
parcels. The ground under the panels will be planted with a native mix of grasses, flowers and other
plants, which will enhance the biodiversity and natural resources of the immediate area.
I — The use shall cause minimal adverse environmental effects. List any effects.
No adverse impacts are expected. The project will enhance the environmental quality of the area, by
adding habitat for butterflies, bees and other species. The permanent grassy ground cover which will be
planted under the solar panels will also help to reduce the potential for runoff or erosion from tilled
farmland.
J — The use shall not adversely affect the potential development of adjacent vacant land. List any
potential problems.
The project is a low -intensity development which will have no impact on neighboring properties, and will
not reduce the ability of neighboring properties to be developed either practically or legally.
SOLAR CONNECTION
345 St Peter St — 16th FI, Saint Paul MN 55102
Appendix A — CSGs Site Plan
(attached)
OMINNESOTA
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Appendix B — Hydrology, Grading and Drainage Plan
(attached)
ivi
OLARCONNECTION
345 St Peter St —16th FI, Saint Paul MN 55102
Technical
Memo
To: Mallory Lindgren
From: Bryce W. Cruey, Wenck Associates, Inc.
Copy: Tom Miller
Date: December 30, 2015
V^V
WENCK
Responsive partner.
Exceptional outcomes.
Subject: Bonner Solar Development Hydrologic and Hydraulic Analysis and Drainage Study
Introduction
The purpose of this preliminary drainage study is to describe the existing hydrology of the
site and aid in the design and layout of the solar panels, inverters, transmission line, and
associated access roads. The project encompasses approximately 40 acres of land near
Cottage Grove, MN (3 miles north of the Mississippi River and 4 miles to the west of the St.
Croix River, see Figure 1).
Data Sources
The models and methods used for this project utilize a combination of public and private
data as shown in Table 1.
Table 1. Data Sources
Data Type
Format
Source
Use
Elevation
Digital Terrain Model
Minnesota Geospatial
Base elevation
(DTM)
Information Office
information for grid
Soils
Shapefile
USGS SSURGO Dataset
Curve Numbers
Land Use
Shapefile
Met Council
Curve Numbers
PDF (Attachment A)
Boundary PDF
wms
NOAA Atlas -14
Westwood
Minnesota Geospatial
Information Office
Rainfall Depth and
Distribution
Hydrologic Issues
Evaluation
Reference; Land Cover
Hydrology
The site is contained within the HUC watershed with id 2009000, which drains south
towards the Mississippi River and is approximately 2,948 acres in size. The local watershed
Wenck Associates, Inc. 1 1800 Pioneer Creek Center I P.O. Box 249 1 Maple Plain, MN 55359-0249
Toll Free 800-472-2232 Main 763-479-4200 Email wenckmp@wenck.com Web wenck.com
Mallory Lindgren
Director, Power Generation Strategy
12/30/2015
V^V
WENCK
Responsive partner.
Exceptional outcomes.
contributing to the hydrology of the site is approximately 74.5 acres. The total offsite
drainage area is 24.5 acres (33% of the total watershed area). The topography of the site is
sloping towards the west with an average watershed slope of 1.3%. There is a definable
dominant flow path through the site which eventually drains offsite into a swale that travels
south towards the Mississippi River.
There are no identifiable wetlands on the site or within the local watershed according to the
most current NWI database. According to the most recent SSURGO county soil dataset, the
hydrologic soil groups found within the local drainage area are B and C type soils with a
distribution over the site of 45% and 55% respectively (Figure 2). The general land use in
the local watershed area is Agricultural (Figure 3) with a mixture of row crops (NASS 2011).
Model Development and Approach
For this study, a two-dimensional analysis was performed using FLO-21). The key advantage
to using FLO-2D over a one-dimensional model is that it internally develops watershed lag
time and splits and collects flows based on actual digital terrain features. The outputs of the
model include detailed depths, velocities, and flows on a digital basis over the entire
watershed.
Inputs for the FLO-213 model generated for this study include:
• Topography
• Rainfall distribution information
• Hydraulic boundary conditions
• Infiltration conditions
• Overland flow conditions
Site topography for this analysis was based on the digital elevation model (DEM) from the
Minnesota DNR LiDAR dataset (tile ID number 4342-06-37). The DEM was converted into an
ASC file, which is readable in FLO-21). A 50 -ft by 50 -ft grid cell size was selected for the
analysis.
The 100 -year 24-hour rainfall depth was determined to be 7.38 inches based on the National
Oceanic Atmospheric Administration (NOAH) Atlas -14 data server (Attachment A). This
rainfall depth was used with an SCS type II distribution for use within FLO-21).
Since there are no hydraulic structures at the boundary of the model (west edge of the
proposed site), a free discharge boundary condition was set along the western edge of the
model. Due to the coarseness of the grid, some of the boundary cells along the perimeter of
the modeling domain are set to a free discharge boundary condition in order to conserve
mass within the modeling domain.
The SCS curve number method was used to account for rainfall abstractions (e.g. infiltratior
and evapotranspiration). Curve numbers were assigned based on soils and land use
according to the standard tables provided by the U.S. Department of Agriculture Soil
Conservation Service, 1986. Estimated curve numbers for the site for soil types B and C are
78 and 85 respectively (Figure 4).
V:\TecM1Mcalp2491 Wo,imod\016 Korner\Report\Bomar Tech Memo.aocx
Mallory Lindgren
Director, Power Generation Strategy
12/30/2015
Results and Discussion
V^V
WENCK
Rezponzive partner.
Exceptlonal outcomes.
Drainage off the site is concentrated swale draining southwest. The 100 -year 24-hour
rainfall event simulation shows that runoff converses as it traverses southwest with
maximum velocities of 2-3.6 ft/s and depths ranging between 1 and 1.6 ft (see Figures 5
and 6). The maximum depth is at the west edge of the property. There is an isolated area
the east central boundary where water pools to a depth up to 0.36 ft before running off in
either direction. This area has crop stress in the aerial imagery and should be accounted for
in the design.
An additional simulation was run to account for potential increases in impervious area due
to project conditions. For this simulation the area curve numbers were adjusted by
increasing the total impervious of the site by 5%, The result of this run showed no
appreciable change in flow depth or velocity (within a tenth of a foot).
Overall, the FLO-21D analysis shows low water depths and velocities across the proposed
site. Areas of concentrated flow follow the natural contouring of the land. There are no
hydraulic or hydrologic concerns that can't be addressed through engineering design.
v:\TechNrag2491 Westwood\016 Bcrner\Report\eorner Tech Memo.doa
Figures
0
1
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2
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sra - ' �ss � s
Legend
ra rH sru
Project Boundry
HUC Watershed Boundary
9
r
096_.. 2 �
.5
SGS Topo Basemap Accessed 2015 (Source: MnGeo)
N
do
�� Project;Location
2,000 1.000 0 2.000
Aat
f11117
9
Feet
h
Ma: V]GI528d8 Ime: 5::08J8 PrElLa er: Cr MI
BM435
ala: tL39130t5IIme: 5:09:18 VM Vse�: C�uVWOd]5
WESTWOOD
V^V WENCK
ResponSlveparMer.ExceptlnnaleUtteme9.
DEC 2015
Project Location & USGS Topo
Figure 1
WESTWOOD 'F^V WENCK DEC 2015
T
Hydrologic Soils Group Responsive partner. Exceptional outcomes. Figure 2
WESTWOOD �^V WENCK DEC 2015
Land Use Map Responsive partuecExceptional ovheme, Figure 3
WESTWOOD V^V WEN CK DEC 2015
A�
Curve Numbers Responsive parinecDc.,Ii n oo!comes. Figure 4
2013 Aerial Photograph (Source: PIN GEO)
N
300 150 0 300 n
Feet N
WESTWOOD
100 Year Max Flow Depth Map
I
oject Boundry Max Flow Depth [ft]
..atershed Boundary 0.10-0.15
>. 0.15-0.36
- 0.36-0.70
- 0.70-1.00
_ 1.00-1.60
V^VWENCK DEC 2015
_®
Responsive partner. es
Figure 5
WESTWOOD IF4ftv WENCK DEC 2015
100 Year Max Velocity Distribution Map Responsivepartn,Erceptlonaou[comes. Figure 6
Attachment A
12/22/2015 Precipitation Frequency Data Server
Atlas 14, Volume 8, Version 2
Locationion name: Cottage Grove, Minnesota, US'
Latitude: 44.8190°,Longitude: -92.8711° }�
Elevation: 1005 fV y
`source: Google Maps
POINT PRECIPITATION FREQUENCY ESTIMATES
Sonja peace, Deborah Martin, Sandra Pavlovic, Ishani Roy, Michael SI. Laurent, Cad Trypaluk,
Dale Unmh, Michael Yakut, Geoffery eonnin
NOM, National Weather Service, Silver Spring, Maryland
PF tabular I PF graphical I Mans & aerials
PF tabular
PDS -based point precipitation frequency estimates with 90% confidence intervals (in inches)1
Average recurrence interval (years)
Duration
1
000�00�000
2
5
10
25
50
100
200
500
7000
F -0 -35 -8 -IF
-0.-424--T-0
-537
0.635
0.776
0.891
7.01
1.73
1.31
1.44
5 -min
Fs.;�n(0.278-0.466)
(0.329-0.552)
(0.415-0.700)
(0.488-0.830)
(0.580-1.04)
(0.650-1.20)
(0.712-1.38)
(0.769-1.58)
(0.852-1.85)
(0.916-2.06)
0.524
0.627
0.786
0.93D
1 -14 -IF
1 -30 -IF
148
1 -66 -IF
1 -91 -IF
2.11
10 -min
F�d
(0.407-0.682)
(0.482-0.808)
(0.608-1.02)
(0.715-1.22)
1(0.849-1.53)1(0.951-1.76)1(1.04-2.03)
(1.13-2.32)
(1.25-2.71)
(1.34-3.01)
0.639
0.755
0.969
1.13
1,39
1.59
1.80
2.02
2,33
2.68
15 -min
1(0.496-0.831)1(0.587-0.986)1(0.741-1.251
(0.872-1.48)
(1.04-1.86)
(1.16-2.15)
(1.27-2.47)
(1.37-2.82)
(1.52-3.31)
(1.64-3.67)
0.895
1.07
1.36
1,61 -IF
1.97 -IF
2.27
2.57
2.89
3.34
3.68
30 -min
(0.694-1.16)1(0.826-1.39)
(1.05-1.77)
(1.24-2.10)
(1.48-2.65)
(1.65-3.06)
(1.81-3.53)
(1.96-4.04)
1(2.18-4.73)
1(2.34-5.26)
1.17
1.38
1.76
2,12 -IF2,66
-312-]F3.61
4.16
4.92
5.55
60 -min
(0.907-1.52)
1 (1.07-1.79)
1 (1.36.2.30)
(1.63-2.77)
(2.00-3.61)
(2.29-4.25)11(2.56-4.99)
(2.83-5.83)
(3.23-7.02)
(3.53.7.93)
1.44
-1-69-7-2-17
2,63
3.34
3.97
4.65
5A1
6.51
7.42
2 -hr
(1.13-1.85)
1 (1.33-2.18)
1 (1.70-2.79)
(2.04-3.39)
1(2.56-4.51)11(2.95-5.37)
(3.34-6.39)
(3.73-7.55)
(4.32-9.23)
(4.76-10.5)
1.61
1,88
2A1
2.93
3.79
4.65
5A1
6.36
7.77
B-95
3 -hr
(1.26-2.06)
(1.49-2.40)
(1.90-3.07)
(2.30-3.76)
(2.94-5.12)1(3.42-6.15)11(3.92-7.41)
](4.42-8.86)
1(5.19-11.0)
1(5.77-12.6)
1.89
F 2.19
2.79
F 3A2
4.45
5.39
6,46
7.669A5
10.9
6 -hr
(1.52-2.38)
(1.75-2.75)
(2.23-3.52)
(2.71-4.32)
(3.51-5.97)
(4.11-723)
(4.74-8.78)
(5.39-10.6)
1(6.38-13.3)
( 7.13-15.3)
2.12
2A8
3,18
3.87
4.96
5.93
7.01
8.21
-9-961F-11-A-]
12 -If
(1.72-2.63)
1 (2.01-3.08)
1 (2.57-3.96)
1 (3.11-4.82)
(3.93-6.53)
(4,56.7,81)
(5.19-9.38)
(5.83-11.2)
(6.79-13.8)
(7.52-15.8)
24 hr
2A6
(2.02-3.01)
2.79
(2.30-3.42)
3A7
1 (2.84-4.26)
4.16
1 (3.38-5.11)
6.26
(4.23-6.85)
6.26
(4.87-8.16)
7,38
(5.53-9.77)
8.63
1(6.20-11.6)11(7.22-14.4)
70.5
12.0
(8.00-16:5)
2 -85 -IF
-3 -17
3.82
4.49
5.60
6.61
7.75
9.04
11.0
12.6
2day
(2.38-3.44)
(2.64-3.83)
(3.17-4.62)
(3.70-5.45)
1(4.56-7.20)11(5.21-B.52)
(5.89-10.2)
(6.57-12.1)
1(7.64-14.9)
l(8.44-17.1)
3.13
3A4
4.08
4.74
F 5.85
6.87
8.02
9.33
11.312.9
3 day
(2.63-3.75)
(2.88-4.12)
(3.41-4.89)
(3.94-5.71)
(4.80-7.46)
(5.46-8.79)
(6.14-10.4)
(6.83-12.4)
(7.92-15.3)
1(8.74-17.5)
336
367
432
4.99
6.11
7.73
8.26
9.59
11 .5
13.2
F4 -day
(2.84-4.00)
(3.10-4.37)
(3.63-5.16)
1 (4.17-5.98)
(5.04-7.74)
(5.69-9.06)
(6.37-10.7)
1(7.05-12.7)11(8.13-15.5)
(8.94-17.7)
3.90
429
5,05
5.78
6.93
-795--IF9.07
10.3
12.1
13.6
7 -day
(3.33-4.59)
(3.66-5.06)
(4.29-5.96)
(4.88-6.85)
(5.74-8.61)
1(6.39-9.94)11(7.02-11.6)
1(7.63-13.4)
1(8.60-16.2)
l(9.34-18.2)
4A0
4,88
5.74
6.63
7.73
8.75
9.84
11.0
12.7
14.1
10 -day
(3.79-5.14)
(4.19-5.71)
(4.91-6.73)
(5.55-7.68)
(6.41-9.46)
(7.05-10.8)
1(7.64-12.4)
1(8.19-14.2)
1(9.06-16.8)
1(9.72-18.8)
6.65
7.79
8.75
10.1
77.2
12,2
13.3
14.8
16.0
20 -day
.6.97
(5.21-6.88)
1 (5.79-7.67)
1 (6.76-9.00)
1 (7.54-10.1)
(6.40-12.0)
(9.06-13.5)
(9.57-15.1)
(9.98-16.9)
(10.6-19.3)
(11.1-21.1)
7.38
8.23
9.59
70.7
12.2
13.3 -IFI
-4 A
16.5
16.9
17.9
30 -day
(6.49-8.43)
(7.22-9.41)
(8.39-11.0)
(9.30-12.3)
(10.2-14.4)
1(10.9-15.9)
1(11.3-17.6)
11.6-19.4)
1(11.6-19.4)11(12.2-21.7)
(12.2-21.7)
( 12.6-23.5)
9.24
10.3
12.0
13.3
15.0
16.2
17.4
18,5
-19-8-]F-20-7]
45 -day
1(8.19-10.5)11(9.13-11.7)
(10.6-13.6)
(11.7-15.2)
(12.6-17.4)
(13.3-19.2)
(13.7-21.0)
(13.9-22.9)
(14.3-25.2)
(14.6-26.9)
10.9
12.1
14.7
15.6
77.5
-188-IF-20-0-IF-21-17122.4
-23 -2
60 -day
(8.70-12.3)
(10.8-13.7)
(12.5-15.9)
(13.8-17.7)
(14.8-20.2)
(15.5-22.0)
(15.9-24.0)
(16.0-26.0)
(16.2-28.3 )IF
16.4-30.1 )
1 Precipitation frequency (PF) estimates in this table are based on frequency analysis of partial duration series (PDS).
Numbers in parenthesis are PF estimates at lower and upper bounds of the 90% confidence interval. The probability that precipitation frequency
estimates (for a given duration and average recurrence interval) will be greater than the upper bound (or less than the lower bound) is 5%. Estimates at
upper bounds are notchecked against probable maximum precipitation (PMP) estimates and may be higher than currently valid PMP values.
Please refer to NOM Atlas 14 document for more information.
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1222/2015 Precipitation Frequency Data Server
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NOAA Atlas 14, Volume 8, Version 2 Created (GMT): Tue Dec 22 21:30:33 2015
Back to Too
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12/22/2015
Precipitation Frequency Data Server
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National Weather Service
National Water Center
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Silver Spring, MD 20910
Questions?: HDSC.Questionsanoaa.gov
Disdaimer
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Appendix C— Decommissioning Plan
Prepared in Accordance with Title 11, Chapter 4, Section 10, Subsection E of the Cottage Grove
Ordinance relating to Solar Collection Systems, to support the Application for a Conditional Use
Permit for a Community Solar Garden (the Project) by the Borner Family Trust (Minnesota Solar
Connection, Developer).
Decommissioninil Procedure, Removal Requirements:
At the end of the Project's life, whether due to abandonment or normal ceasing of operation,
the owner/operator of the site shall fully decommission the project and return the land as close
as possible to its condition prior to construction of the solar garden.
Prior to performing the decommissioning work, the owner/operator will obtain all necessary
permits and approvals, and will coordinate with Cottage Grove and the South Washington
Water District to the extent necessary to follow best management practices to eliminate
hydrological impacts during decommissioning.
Decommissioning will consist of the following steps:
- Removal all of the above -grade and below -grade Project facilities located on the property,
including solar modules, tracking system, support posts, inverters, transformers, and all
other related equipment.
- All cables, lines or conduit which is buried three feet or more below -grade will be cut off
above thee feet and left in place, as removal would cause significant negative impacts on
the farmland.
- The surface of the property will be restored to a condition and contour reasonably similarto
that existing prior to the Project's construction, and all disturbed areas will be re -seeded
with grasses and/or natural vegetation (or, if decommissioning occurs in the spring,
potentially immediately planted with commercial crops). Any access roads constructed may
remain on the property at the landowner's discretion, or else will be removed.
- Project owner will recycle all recyclable components (including but not limited to PV panels,
steel structures, etc), and to re -use any reclaimed gravel for an appropriate secondary
purpose. All other material will be disposed of in accordance will all local, state and federal
laws (if/as they apply).
Removal Bond:
Prior to (or at the same time as) applying for a building permit, the Applicant shall provide to the
County a Decommissioning Cost Estimate, prepared by a competent 3`d party, which shall
calculate the gross costs of the decommissioning work, as well as the anticipated salvage value
of the Project Facilities. The Net Decommissioning Costs shall be the gross decommissioning
costs minus salvage value of the Project Facilities. If the Net Decommissioning Costs are positive
(more than zero dollars), Applicant shall post financial assurance, for the benefit of the City of
Cottage Grove, in the form of a surety bond, irrevocable letter of credit, cash in escrow, or such
other form of security as may be reasonably be required, equal to the Net Removal Costs.
MINNESOTA
SOLAR CONNECTION
345 St Peter St —16th FI, Saint Paul MN 55102