HomeMy WebLinkAbout[04] Public Hearing, CUP Solar Garden
CITY OF ST. JOSEPH
PO BOX 668
St. Joseph MN 56374
PO BOX 585
320-363-7201
St. Joseph MN 56374
Jweyrens@cityofstjoseph.com
320-363-8825
MEETING DATE: May 9, 2017
AGENDA ITEM: Public Hearing, Solar Garden Request
Walz Properties LLC, and Innovative Power Systems
Parcel: 31.20691.0010
BACKGROUND INFORMATION: Innovative Power Systems, applicant has requested approval of a
conditional use permit to allow for the construction and operation of a 3 megawatt (MW) solar energy
system. The property is located northwest of Leaf Road and east of Interstate 94 in the orderly annexation
area within an urban expansion district. The plan proposes 3 different arrays on the Walz’s property and
proposes to use an existing driveway/field road off of Leaf Road extending across an existing bridge that
crosses the South Fork of the Watab River to the field areas and proposed solar gardens. A wetland
delineation has been completed and Stearns County has determined there are no impacts to the wetlands.
Solar Systems are a permitted conditional use within the Orderly Annexation Area. The purpose of
the Urban Expansion District is to enable the orderly and efficient staging of urban services, including
wastewater, water, electric, gas, roads and communications. This district is further intended to limit
barriers to efficient growth of cities. Solar energy systems do not have a need for City utility services,
which can raise concerns for future planning within the St. Joseph Orderly Annexation Area. The
City’s Transportation Plan identifies a future community collector road corridor on the subject
property. Additionally, the City’s Comprehensive Plan guides the property for mixed commercial
and high density residential.
ATTACHED INFORMATION: Request for JPB Action
Public Hearing Notice
Findings of Fact and Decision approving a CUP
Findings of Fact and Decision denying a CUP
Stearns County staff report
City Engineer report
REQUESTED ACTION:
Move to approve adopting Findings of Fact Approving a conditional use permit for a 3 megawatt solar energy system.
or
Move to approve adopting Findings of Fact Denying a conditional use permit for a 3 megawatt solar energy system.
or
Move to Table the request for a conditional use permit for a 3 megawatt solar energy system.
T�'�JNSHIP �F �� � r�,,,��-��`1�
SAINT IOSEPH CITY OF ST.JOSEPH
PO BOX 585 75 Collaway St E
St.Joseph MN 56374 St.Joseph MN 56374
320-363-8825 320-363-7201
jwe yrens@cityofstJoseph.com
Notice of Public Hearing
NOTICE IS HEREBY GIVEN that the Joint Planning Board of St. Joseph Township and the City of St.
Joseph will be conducting a public hearing on Tuesday, May 9, 2017 at 7:10 PM in the St. Joseph
Government Center, 75 Callaway St E. The purpose of the hearing is to consider a request for a
conditional use permit to construct a 3MW community solar garden. The request is in accordance with
Sections 4.8, 6.51 and 9.15.65 of the Stearns County land Use and Zoning Ordinance#439.
The property under consideration is located in part of the NE1/4 SE1/4 and part of the SE1/4 NE1/4 of
Section 9, St. Joseph Township(124/29), lying northwest of Leaf Road and east of Interstate 94. The
request has been submitted by Innovative Power Systems, Roseville,MN on behalf of Walz Properties,
LLC, Becker,MN.
Publish: Apri127, 2017
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STATE OF MINNESOTA ST.JOSEPH JOINT PLANNING BOARD
COUNTY OF STEARNS CONDITIONAL USE PROCEEDINGS
In the matter of: Walz Properties,LLC and Innovative Power Systems
The Joint Planning Board considered a request for a Conditional Use Permit as submitted by Walz
Properties, LLC, property owner, and Innovative Power Systems, applicant,to allow for the construction
and operation of a 3 megawatt(MW)solar energy system on the property legally described in E�chibit A,
"Subject Property."The matter was duly published and notice was provided to property owners within
1250 feet(.25 mile)of the above referenced property and the Joint Planning Board conducted a public
hearing on May 9, 2017.
The St.Joseph Joint Planning Board hereby adopts the following Findings of Fact supporting the
approval of a conditional use permit for a solar system:
1. The Subject Property is currently zoned Urban Expansion District and within the Orderly
Annexation Area of the City of St. Joseph.
2. The Town of St.Joseph and City of St.Joseph have entered into a Memorandum of
Understanding(MOU)dated March 24,2015.
3. Solar Systems are a permitted conditional use within the Orderly Annexation Area as
identified in the MOU.
4. The purpose of the Urban Expansion District is to enable the orderly and efficient staging of
urban services, including wastewater, water, electric, gas,roads and communications. This
district is further intended to limit barriers to efficient growth of cities.
5. The conditional use is consistent with the Stearns County Comprehensive Plan. The Urban
Expansion category is described as areas anticipated to be annexed and provided with
municipal services during the time frame of this plan. This also includes areas under Orderly
Annexation Agreements. Limited commercial/industrial uses may be considered.
a. Chapter 4,Natural Resources Plan:
i. Objective 4: Encourage use of renewable energy systems, including wind energy
and solar energy,which reduce the footprint of development on local and global
natural systems.
DECISION AND CONCLUSION
Based on the Finding of Fact,the St.Joseph Joint Planning Board hereby approves the Conditional Use
Permit(CUP)as requested by Walz Properties,LLC and Innovative Power Systems contingent of the
following conditions being met:
1. All engineering items are addressed as identified in engineering memo prepared by City
Engineer dated May 4, 2017.
2. A qualified engineer shall certify that the foundation and design ofthe solar panels is
within accepted professional standards prior to issuing a construction site permit.
3. Decommissioning shall becompleted inaccordance withthe plansubmitted inthe event
the solar panels are not in use for t2 consecuti ve months.
4. A financial guarantee is required in the form of a letter of credit, cash deposit or bond in
favor of the Joint Planning Board equal to one hundred twenty-five (l25) percent of the
costs or$50,000,whichever is greater to meet the requirements of the decommissioning
plan.
5. The applicant shall install and establi�h ground cover meeting the beneficial habitat standards
consistent with Minnesota Statutes, section 216B.1642 and guidance as set by the Minnesota
Board of Water and Soil Resources. Final seed mix shall be approved by the City Engineer.
6. A financial guarantee is required in the form of a letter of credit, cash deposit or bond 'm
favor ofthe Joint Planning Board equal to one hundred twenty-five(]25)percent ofthe
costs to meet the beneficial habitat standard. The financial guarantee shall remain in
effect until vegetation is sufficiently established inaccordance withthe requirements
set forth in Ord.43 9.
7. Site layout shall adhere to proposed configuration as submitted. Modifications require the
review and approval by the Joint Planning Board.
8. The Applicant is responsible for meeting all Federal, State, and Local requirements and
obtaining any and all permits.
9. Revocation: The Joint Planning Board shall revoke a conditional use permit when it
determines that the terms and conditions of the permit as issued are no longer being complied
with. A certified copy of an order of the Joint Planning Board revoking a conditional use
permit shall be filed with the County Recorder for recording.
10. Expiration: If within one(1)year after issuance of granting a conditional use permit the
construction has not begun or if the use has not been established,then the permit is null and
void,unless the Joint Planning Board has approved a petition for an extension. The
conditional use permit shall expire if the authorized use ceases for any reason for more than
one(1)year.
Adopted this 9r'' day of May , 2017
ST. JOSEPH JOINT PLANNING BOARD
By
Rick Schultz, Chair
By
Judy Weyrens, Secretary
Drafted by:
City of St.Joseph
PO Box 668
St.Joseph MN 56374
320363.720
� EXHIBIT A
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��''`�`"���#t�`"�°�� MEMORANDUM
for a�ot us°
TO: Ms. Judy Weyrens, City Administrator
FROM: Randy Sabart, PE
DATE: May 4, 2017
RE: Walz/IPS Solar Farm Conditional Use Permit
Preliminary Engineering Review
SEH No. STJOE GEN D152 14.00
1. The City's Transportation Plan (Figure 6) identifies a potential future community collector road corridor
centered along the east property line of the subject property and in the vicinity of proposed Blocks A and
B. Road right of way planning for a community collector would range from 80-to 100-feet.
2. Reference is made in the perFormance standards summary that the proposed project will create less than
1 acre of new impervious service. No preliminary hydrology or hydraulics anafysis has been submitted to
confirm the statement that will apply to both the solar farm and access road. The surface of the proposed
access road itself is nearly 0.8 acre. The MPCA has provided information/guidance on storm water
management for solar projects and on determining compliance with the NPDES construction storm water
permit, including a solar panel calculator. Though we anticipate a storm water management plan and
NPDES permit will be necessary, we recommend that the project ultimately be analyzed and the
appropriate hydrology analysis as described in the following link be submitted:
https:!/�torn�water.pca.state.nin.us/index.php?title=Stormwater_management_for solar_projects_and_det
errT�ining_�ompliance_with_the_NPDES_canstructian_stormwater_permit
3. We recommend that the solar panel racking system manufacturer's engineer, who will provide certification
that the design of the foundations and panels are within acceptable standards, be licensed in the State of
Minnesota.
4. Based on the geometry illustrated on sheet C100 of the Civil Plan, it would appear that the grading of the
proposed access road will impact delineated wetlands, particularly between Blocks A and C. While the
submitted Civil plan is suitable for concept purposes, it lacks sufficient grading (ex. typical section,
ditching, etc.), storm water management, erosion control, and turF establishment detail to define the real
surface impacts.
5. We anticipate additional permitting by the DNR will be required for crossing the South Fork Watab River.
rjs/mrb
c: Therese Haffner, City of St. Joseph
Terry Thene, City of St. Joseph
p:\ptGs\stjoe\common\d152 2016 walz property ips com solar garden\m rsabart to jweyrens walz ips solar cup 050417.docx
Engineers � Architects � Planners � Scientists
Short Elliott Hendrickson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717
SEH is 100%employee-owned � sehinc.com � 320.229.4300 � 800.572.0617 � 888.908.8166 fax
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STATE OF MINNESOTA ST.JOSEPH JOINT PLANNING BOARD
COUNTY OF STEARNS CONDITIONAL USE PROCEEDINGS
In the matter o£ Walz Properties,LLC and Innovative Power Systems
The Joint Planning Board considered a request for a Conditional Use Permit as submitted by Walz
Properties, LLC,property owner, and Innovative Power Systems, applicant,to allow for the construction
and operation of a 3 megawatt(MW)solar energy system on the property legally described in E�ibit A,
"Subject Property."The matter was duly published and notice was provided to property owners within
1250 feet(.25 mile)of the above referenced property and the Joint Planning Board conducted a public
hearing on May 9,2017.
The St.Joseph Joint Planning Board hereby adopts the following Findings of Fact supporting the
denial of a conditional use permit for a solar system:
1. The Subject Property is currently zoned Urban Expansion District and within the Orderly
Annexation Area of the City of St.Joseph.
2. The Town of St. Joseph and City of St.Joseph have entered into a Memorandum of
Understanding(MOU)dated March 24,2015.
3. Solar Systems are a permitted conditional use within the Orderly Annexation Area as
identified in the MOU.
4. The purpose of the Urban Expansion District is to enable the orderly and efficient staging of
urban services, including wastewater,water, electric, gas, roads and communications. This
district is further intended to limit barriers to efficient growth of cities.
5. The future land use plan within the Stearns County Comprehensive Plan guides the property
for Urban Expansion. The Urban Expansion category is described as areas anticipated to be
annexed and provided with municipal services during the time frame of this plan. This also
includes areas under Orderly Annexation Agreements.Limited commercial/industrial uses
may be considered.
6. The future land use plan within the Comprehensive Plan of the City of St. Joseph guides the
property for community oriented mixed use(high density residential and commercial).
7. The conditional use is inconsistent with the City of St. Joseph Comprehensive Plan,
Transportation Plan,and Utility Plans
a. The subject property is located in Planning District two which identifies this area as
commercial and mixed commercial and high density residential.
b. Utility Planning—The conditional use permit will impact future utilities since solar
systems have no need far city utility services.
c. Transportation Plan—The conditional use permit will impact future roadways. The City's
Transportation Plan identifies a future community collector road corridor on the Subject
Property where the solar system would be located.
DECISION AND CONCLUSION
Based on the Finding of Fact,the St.Joseph Joint Planning Board hereby denies the Conditional Use
Permit(CUP)as requested by Walz Properties,LLC and Innovative Power Systems.
Adopted this 9th day of May , 2017
ST. JOSEPH JOINT PLANNING BOARD
By
Rick Schultz, Chair
By
Judy Weyrens, Secretary
Drafted by:
City of St. Joseph
PO Box 668
St. Joseph MN 56374
320.363.7201
Conditional Use Permit Request
Solar Farm
File No: T-007527
Parcel No.: 31.20691.0002
Property Owner. Walz Properties,LLC
17066 Garden Grove Rd SE
Becker MN 55308
Applicant: Innovative Power Systems
2670 Patton Road
Roseville MN 55113
DESCRIPTION OF PROPOSAL
The applicant is requesting a conditional use permit to construct a 3 megawatt(MW)solar energy
system(solar garden)in the Urban Expansion(UE)zoning district. The request is in accordance
with Sections 4.8,6.51 and 9.15.6S of Stearns County Land Use and Zoning Ordinance#439. This
3MW solar farm will be split into 3 different arrays on the Walz property(Block A,B&C). See the
attached narrative for a full project description.
SITE INFORMATION
Location of Property: The property under consideration is located in part of the NEl/4 SEl/4
and part o#the SEi/4 NE1/4 of Section 9,St.Joseph Township(124/29), lying northwest of Leaf
Road and east of Interstate 94.
Zoning:Urban Expansion District
Access: Access will be via an existing access from Leaf Road,a township road. '
Areas of Concern: The solar garden is located within the City of St.Joseph/St.Joseph Township
orderly annexation area. It is located within the City of St.Joseph drinking water supply
management area(DWSMA)and the City of St.Cloud DWSMA Priority Area A.
Shoreland: The access driveway crosses the South Fork Watab River. The solar arrays are not in
shoreland.
Wetlands:There are wetlands on the property and a wetland delineation has been completed and
is shown on the site plan. Construction/improvement to the access road through the wetland
shall comply with the wetland conservation act.
Topography&Vegetation:The property is a tilled field. The southern solar array will be located
on land that slopes down to the north and east. The northern solar array is on land that slopes to
the south.
i
PERFORMANCE STANDARDS(Section 6.51 Ordinance 439—See enclosed ordinance language)
A&B.Stormwater Management&Erosion Control: The proposed project will create less than
1 acre of new impervious surface therefore an engineered stormwater management plan is not
required per Section 7.25 of Ordinance 439. The 12'wide access road will be built on an
existing road/trail. There will be 3 concrete pads to support the electrical equipment,totaling
750 sq ft of new impervious surfaces.
C. Foundation: A qualified engineer shall certify that the foundation and design of the solar
panels is within accepted professional standards prior to issuing a construction site permit.
D.Other Standards&Codes: The solar garden shall meet all other state and federal regulatory
standards.
E. Power&Communication Lines: The site plan and narrative state that all power and
communication lines will be underground,as required.
F.Screening:No vegetative screening is proposed.
G.Setbacks:All setbacks are met,including 75ft road right-of-way, lOft property line,200ft
residential dwelling and 25ft wetland setbacks.
H.Vegetation requirements and management: See attached narrative(page 3-4).
(1)No Tree clearing is proposed.
(2) IPS proposes to seed with native pollinator friendly vegetation. This shall meet the
beneficial habitat standards consistent with MN Statutes,Section 2166.1642,or successor statues
and guidance as set by the MN Board of Water and Soil Resources. A financial guarantee is
required to ensure vegetation meets the beneficial habitat standards and shall remain in effect
until it's sufficiently established.
I(1)Site plan: See enclosed Exhibit B
I(2)Manufacturer's Specifications: See enclosed Exhibit B and E
1(3)Number of panels:3888 solar panels in each garden(Block A, B and C)
I(4)Method of connection to substation:See narrative page 2
I(5) Decommissioning Plan: See attached narrative for decommissioning plan(page 46). IPS is
estimating the project will last 25-35 years and will decommission once it is not in use for 12
consecutive months. IPS estimates that 125%of the cost of decommissioning is less than
$25,000. A financial guarantee is required to ensure decommissioning. Past financial
guarantees submitted to the county have been for$50,000.
I(6)Aviation Analysis: Since the project is not within 2 miles of an airport,an aviation analysis is
not required.
I(7)Visual Impact Analysis: See attached narrative for visual impact analysis(on page 4). IPS
has determined that the visual impact is minimal. No vegetative screening is proposed.
2
ADJACENT LAND USES&ZONING
The�e are approximately 20 homes and 2 registered feedlots within�4 mile of the property.
North—Commercial district and Urban Expansion district;farmland and rural residential lots
East—Urban Expansion district;farmland and a large animal feedlot(the City of St.Joseph is a�
mile to the east)
South—A-40 district;
West—A-40 district;Interstate 94
*The property is adjacent to the City limits of St.Joseph at the southeast comer,alang County
Road 2.
CONSISTENCY WITH COMPREHENSIVE PLAIV
Future Land Use Map: Urban Expansion
The Urban Expansion category is described as:
"Areas anticipated to be annexed and provided with municipal services during the
time frame of this plan. Also inciudes areas under Orderly Annexation Agreements.
Variety of land uses to be determined through joint city-township pianning.
Residential uses remain restricted unti!annexation occu�s. Limited
commercial/industrial uses may be considered.
Poliry Area: Metropolitan Area
The multi-county St.Cloud Metropolitan area will continue to attract a substantial portion
of the region's jobs and population growth. It will also be the location for most major
transportation projects,as planned and programmed by the St. Cloud Area Planning
Organization (APO). This policy area generally encompasses the boundaries established by
the 2000 St.Cloud Area Joint Planning District plan,with some adjustments to the uultimate
service area"for wastewater treatment.
Policies:
A. Support and update the policies of the Joint Planning District plan regarding
regional coordination of services.
B. Support extension of coordinated,centralized wastewater treatment to the
ultimate service area.
C. Protect the ultimate seroice area from premature subdivision by limiting
large-lot residential development.
D. Support transit improvements, including the Northstar Commuter Rail
extension.
Goals and Objectives
Chapter 3. Land Use Plan
Goal 1. Sustain agriculture as a desirable land use for the long term.
Objective 2. Preserve highly valued farmland for agricultural pursuits.
Goal 3. Manage the impacts of growth and development on the County's rural character.
Objective 2. Identify appropriate areas for commercial, industrial, and non-farm rural
residential developments.
Chapter 4. Natural Resources Plan
Goal 2. Assure the reasonable and responsible use of the County's natural resources, including
land,surface and ground water, minerals,open space,wetlands,wildlife,and woodlands.
3
Objective 4. Encourage use of renewable energy systems, including wind energy and
solar energy, which reduce the footprint of development on local and global natural
systems.
Staff Analysis:
1. fs the proposal tonsistent with existing County ordinances (performance standards)?
Specify the applicable section of the ordinance and discuss why or why not.
Land Use and Zoning Ordinance#439 Sections 4.8,6.51,and 915.65
2. Are there any other standards,rules o�requirements that the proposal must meet�
6 proposed conditions
3. Is the proposed use compatible with the present and future land uses in the area or can it
be separated by distance or screening frorri adjacent land uses? Why or why not? How
will any scenic views be impatted by the proposed use?
To be determined by the Joint Planning Board
4. How are the potential environrnental impacts (groundwater, surface water, air quality,
wellhead protection areas)of the proposal being addressed?
To be determined by the loint Planning Board.
5. How will the potential impacts of the proposal affect the property values of the area in
which it is proposed?
To be determined by the Joint Planning Board
6. What potential public health, safety or traff'ic generation impacts will the proposal have
in relation to the area and the capability of the roads serving the area,and how are they
being addressed by the proposal?
To be determined by the loint Planning Board
7. How does the proposal affect the general health,safety and welfare of the residents?
To be determined by the Joint Planning 8oard
8. Does the proposal conform to tfie goals and objectives of the County's Comprehensive
Plan? Specify which goals and objectives apply.
Future Land Use Map: Urban Expansion
Policy Area Map:Metropolitan Area
Land Use Plan Goal 1,Objective 2;Goal 3,Objective 2
Natural Resources Plan Goal 2, Objective 4
9. How will the proposal potentially impact existing public services and facilities including
schools, parks, streets, and utilities and what potential is there for the proposai to
overburden the service capacity? How will these issues be addressed by the proposal?
To be determined by the Joint Planning Board
10. Has the applicant provided financial assurance to guarantee reclamation of cleanup?
To be determined by the Joint Pianning Board
a
11. Other issues pertinent to this matter.
To be determined by the loint Planning Board
PROPOSED CONDITIONS
The proposed use is compliant with Section 6.51 of Ordinance#439. Staff suggests the following
conditions:
1) A qualified engineer shall certify that the foundation and design of the solar panels is within
accepted professional standards prior to issuing a construction site permit.
2) Decommissioning shall be completed in accordance with the plan submitted in the event they
solar panels are not in use for 12 consecutive months.
3) A financial guarantee is required in the form of a letter of credit,cash deposit or bond in favor
of the loint Planning Board equal to one hundred twenty-five(125)percent of the costs to meet
the requirements of the decommissioning plan.
4) The applicant shall install and establish ground cover meeting the beneficial habitat standards
consistent with Minnesota Statutes,section 2166.1642 and guidance as set by the Minnesota
Board of Water and Soil Resources. Final seed mix shall be approved by the Joint P�anning Board.
5) A financial guarantee is required in the form of a letter of credit,cash deposit or bond in favor
of the Joint Planning Board equal to one hundred twenty-five(125)percent of the costs to meet
the beneficial habitat standard. The�nancial guarantee shall remain in effect until vegetation is
sufficiently established in accordance with the requirements set forth in Ord.439.
6) Site layout shall adhere to proposed configu�ation submitted unless specific approval is
provided by the City of St.loseph. Major modifications may require review by the loint
Planning Board. �
Attachments:
Location Map
Application
Narrative
Site Plans
Ownership report
Equipment specifications
Site rules
Employee safety manual
MnDOT seeding guideline(available upon request)
Lease agreement
ASES study
Aerial Photo
Section 6.51 of Ord.439
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Applications For Coaditional Use Permit
Friday,March 24, 1?
Stearns County
am�: x�a�w�oW� MqIP 2
�os co�o,�sq� 3?01T
Saint Cloud,MN 56303
Innovative Power Systems(IPS)is requesting a Conditional Use Permit for a period of Thirty-Five years
to a three megawatt AC photovoltaic cornmunity solar gardens approximately 25 acres of land on the
124.66 acre parcel of land owned by Walz Properties, LLC, PID 31.20691.0002. The pmperty is located
in the St. Joseph Orderly Annexation District. Community Solar Gardens are permitted as a conditional
use.An owners}up and encumbrances report for the parcel is attached as Exhibit C.
IPS has partnered with New Energy Equity, a Maryland Limited Liability Company, to develop this
pmject. The site was selected due to its physical characteristics, proximity to existing Xcel Energy
electrical in&astructiue and distribution lines, zoning and pernutting requirements, and landowner
participation.
Stearns County has determined that development of solar energy is in the public interest and consistent
with the Comprehensive Plan, including the following goals: A. Natural Resow�ce Plau, Goal 2,
Objective 4: Enc;ourage use of renewable energy systems, including wind energy and solar energy,
which reduce the footprint of development on local and global nat�ual systems. B. Economic
Development Plan, Goal 3, Objective 3: Encourage ancl pmmote the use of"green"archit�cture design
principles that minimize impacts to the natural and cultural environments and reduce long-nui risk to
business.
The project shall meet the Standards for Solar Energy Farms set forth by Section 6.51.2 of the land use
ardinance. Community Solar Gardens are permitted as a candaitional use. ,A.n owaership and
encwnbrances report for the parcel is attached as Ezhibit C.
• v � -
1. Township Recommendation..........................................................................................................l
2.Design and Interconnection...........................................................................................................l
3.Construction..................................................................................................................................1
4. Storm Water Management............................................................................................................2
5. Operations&Emergency Response..............................................................................................2
6.Access,Parking,Road Use and Maintenance..............................................................................:2
'7. Landscaping...................................................................................................................................3
9.Fire Prevention..............................................................................................................................3
10.Visual Impact Analysis...............................................................................................................3
11.Decommissianing Plan................................................................................................................3
12. Insurance Information.................................................................................................................5
13. Exhibit List..................................................................................................................................6
�
1
1.Townshlp Recommendatlon:
IPS will attend a Joint Board meeting on March 16th. Township representatives are on the Board. It is
our understanding that the board is considering grocessing CUP applications independently of the
County. This issue is likely to be addressed at the meeting. We will gather input and report back to the
County.
2.Design and Interconnection:
Each ga,rden will consist of approximately thr� thousand eight hundred and eighty eight (3,888) solar
panels. The panels are mounted on a steel and alwninuxn racking structeue positioned at a Sxed 30°tilt,
and generally averages approximately ten (10) feet above grade. The installation will not exceed a
maximum height of twenty (20) feet above grade. The racking system is installed in the ground with
pilings (I-beams)that are driven directly into the group at a depth usually between six(6)feet and eight
(10) feet depending on soil conditions. The racking system manufactuter's engineer will provide
certification that the desi,gn of the foundations and panels are within accepted professional standards,
given local soil and climate oontrols. The equipment is designed to withstand wind up to ninely (90)
MPH and fifly pounds per square foot (50 LBS/SF} of snow. Each of the gardens will have one (1)
concrete equipment pad, typically less than 320 square feet, to support interconnection and metering
equipment. The on1Y ProPp� S�ing that will occur is for the roads and concrete equipm�t pads.
Demonstrative equipment specifications are attached as Eahibit E.
The panels will be arranged into rows. Each row of solar panels will connect to an inverter. The
inverters will be connected by directionally bored underground conduit that is housed inside of
biodegradable PVC housing which will be installed two(2)fe�t below the surface. The conduit will lead
to the concrete equipment pad for each garden. The inverters transforrn the direct c�ttrent (DC) power
generated by the photovoltaic system to alternating cuirent(AC)power, which is then connected to the
existing Xcel Ener$y three phase power distribution line at the point of common coupling (PCC) and
backfed to the Saint Joseph substation.
The solar array will be contained within an area protected by a seven-foot chain link fence with barbed
wire on top of it. It will not create any noise, dust, fwnes, glaze, or other pollutants or nuisance to
surmunding neighbors. There will be signage along the fence, approximately 2' x 3', including utility
hazard, company information, and contact information on the fence. The solar garden will eomply with
all applicable state, county, and federal regulations. No exterior lighting is proposed for the project. We
do not request the county to provide any services or county personnel.
3.ConstruMion:
IPS wauld like to begin constniction as soon as April 2Ql? date and oomplete the project before
September 2017. The construction process typicatly takes approximately three months. Operating hours
during construction will be 8am-6pm. The site will have a portable toilet for workers. No water supgly
will be required, Any waste or de��ris will be gath�ecl in a dumpster that will be reanoved during
construction progress as necessary. Multiple truckloads of equipment will be delivered throughout the
construction period. In addition, crews in passenger vehicles, pickup trucks, bobcats and skid steet
loaders on tracks will be on site almost every day throughout the construction process. IPS will use
2
appropriate temporary (construction-related) erosion and sediment control best management practices
(BMP)through construction. IPS agrees to the Site Rules attached as Eshibit F.
4.Storm Wat�r Management Measures
A licsnsed civil engineering firm will determine storm water management measures with an enormous
amount of experience designing solar arrays. Measures will include an analysis of the existing
topography since no substantial grading will be required, the use of erosion oontrol logs mid silt fences
where necessary, and establishment of a genninated pollinator friendly vegetative base undemeath the
project site before constructian begins to prevent erosion.
4.Operations&Emergency Response:
A licensed civil engineering fum will determine storm water management measures. Measure.s will
include an analysis of the existing topography, the use of erosion control logs aud silt fences where
ne�essary,and establishment a germinated pollinator friendly ve�etative base underneath the project site
before construction begins to prevent erosion. �
Construction,maintenance and decommissioni.ng of the garden will be conducted in accordance with the
Innovativ�e Power Systems Safety Manuel, wlrich is attached as Eahibit G. The proposed contacts for
emergency response as well as ongoing maintenance and operations are local and easily accessible. No
chemicals will be used, stored, or disposed of on the modules unless they are certified organic cleaning
products.
Drainage,weeds,screening,general operations:
Jamie Borell
Innovative Power Systems,Inc.
jaznieb@ips-solar.com
612-SO1-5999
Maintenance,stray voltage and electrical:
Bill Richmond
Knobelsdorff Electric
612-799-1315
5.Access,Parking,Road Use and Maintenance:
�elveCt�)
Consttuction and operation and maintenance crews will access to ihe site by a praposed fei�eea-{�4j
foot wide gravel road that has a twenty (20) foot enirance off Lcef Road on the South part of the
property. Road access will be controlled for erosion control during construction. Construction cxew
parking will be located entirely within the site. No additional permanent parking is required.
Maintenance crews will park within the site access road and turnaround area.
6.Landscaping:
3
No tree clearing is proposed. IPS has voluntarily participated in the Pollination Pledge, whereby it has
agreed to seed with native pollinator friendly vegetation underneath the panels and in surrounding areas
within the project site. Seeding will be done as soon as is suitable for good gennination IPS will
contract with a local oompany to maintain the grounds. Vegetation will be mowed and maintained on an
as needed basis and in a manner as to ma�cimize weed and erosion control. Ground cova within the
fenced portion of the array will not exceed 24 inches in height.
IPS proposes a seed mix desiga specific to this site based on the parameters and methodology defiaed by
the Minnesota Department of Transportation attached as Eahiblt H.
The design goals for this solar garden seed mix will be:
• Withstand harsh climate conditions
• Minimize maintenance costs
• Minimize erosion
• Improve water quality
• Infiltrate storm water ivnoff
IPS will be responsible for maintaining the existing drain tile system underneath the anay and replacing
any damage to tile occurring during construction, or any time prior to or during decommissioning.
Existing drain tile lines wiU be identified upon the completion of the ALTA survey prior to construction.
7.Fire Prevention:
Tlus solar array will meet the requirements of the 2012 International Fire Code, specifically to sections
605.11 — 605.11.2 for clearance, markings and location of underground DC conductors. The salar
garden will meet the internationai Building Code (IBC), National Elechic Code (NEG), and local
electric and fire code. NEC oode is produced by the National Fire Protection Agency (NAPA) with
safety of the public, contractors, and firefighters as the entire objective. Solar specific Code has been
included in the NEC for over a decade. Safety is paramount in our solar PV facilities, as we need them
to function optimally for their entire system life.
8.Visual Impact Analysis:
IPS conducted a site visit and visual analysis of the parcel and adjacent parcels to determine if aay
nearby properties would be have their line of site substantially obstructed or impeded by the pmposed
project. IPS concluded that the impact is minimal. No vegetative screening is praposed.
8.Deconnmissioning Plan:
IPS expects that decornmissioning will occur 25-35 years after the date that the system becomes
operational. Decommissioning will occur in the event that the array is not used for twelve (12)
consecutive months. All structures, foundations, electrical equipment a11 internal or perimeter access
roads will be removed. Soils and vegetation will be restored. Disposal of structures and foundations
sha11 mcet the provisions of Stearns County Solid Waste Ordinance Number 171; or successor
ordinance.
4
Installation by IPS will be done with no significant or permanent alterations to the land.The system will
be dismantled and remove� using minimal impact conshuction equipment and materials will be safely
r�ycled or disposed. Appropriate temporary construction-related erosion and sedimetrt control best
management practices(BMP)will be used during the decommissioning of the project.
Decommissioning requirem�ts:
The decommissioning party shall:
a. Ubtain any permits re�uired for the decommissioning,resnoval, and legal disposal of the system
components prior to the commencement of fhe decommissioning activities.
b. Remove and dispose of all equipment and components.
c. Remove all hazardous materials (if any) and transport them to be disposed of by licensed
contractors at an appropriate facility in accordance with rules aad regulations.
d. If appropriate, grading, and re-vegetation in accordance with permits and in compliance with all
applicable rules aad regulations.
e. Preserve and reclaim the soils on the project site to a level of pre-project quality
f. Reclaim soils in the access driveway and equipment pad areas by removi.ng imported aggregate
material and ooncrete foundations and replacing with soils as needed.
g. Remove non-biodegradable electrical conduits and backfill trenches with the native soils
removed.
Equipment Removal Procedure:
The decommissioning of the project proceeds in reverse order of the installation:
a. The solar system shall be disconne�ted from the utility power grid.
b. PV modules ahail be disconnected,unattached, collected,and removed.
c. Site aboveground and underground electrical interconnection and distribution materials sball be
removed and recycled off site by an approved recycler, provided that IPS will nat remove one
biodegradable undergroun.d conduit housing.
d. PV module support racking shall be removed and r�ycled off site by aa approved recycler.
e. PV madules support steel and support posts sha11 be reinoved and recycled off site by an
approved recycler.
f. Electrical devices, including transformers and inverters, shall be removed and recycled off-suite
by an appmved recycler. •
g. Concrete pads shall be remove�and recycled by an approved recycler.
h. Fencing shall be reinoved and recycled by an appraved recycler.
Nonfundioning sotar components consist of valuable recyclable materials including silver,
semiconductor material, steel, aluminum, copper and plastics that have a significant salvage value. Due
to changing market conditions and prices or raw materials, estimating scrap value 25 yeers in the future
is impractical.Also,it is more likely that the System components would be used for continued electrical
generation than for scrap.
Information is availabie regarding what used solar equipment sells for at auction. The American Solar
Energy Society conducted a study to assess the resale value of used solar equipmen� Data was
conducted from the winning bids of surplus sales. The study is attached as Eahibit J. Winning bids for
5
lots larger than .9MW sold for anywhere between $0.04 and $1.26 per watt, or $40,000 to $1,260,000
per megawat't. The variances in price refl,ect the conditions of the modules and their suitability for
continued use or recyclability. These prices do not represent the additional value of the ra.cking
equipment that would be sold after decommissioning of this project. In all cases the prices appeared to
exceed removal cos�
Il'S estimates that 125%of the cost to meet the requirements of the decommissioning plans is less than
$25,000. IPS or its partners shall submit a financial guarantee in the form of a letter of c�edit, cash
deposit,or bond in favor of Stearns County equal to$25,000.
10.Insurance Information:
IPS's or its successor will provide a certificate of insurance meeting the Minnesota State requiretnents
for liability insurance coverage, 'I1�ese requirement��clude:
• ���Pm�d�'��be rated B+or better by"Best."
• Limits of$2,000,000 for each occurrence.
• Coverage against claims for datnages resulting from bodily inJu�y� v�'on8ful death, and
Pmperiy damage arising out of the Interconnection Customer's ownership and/or operating
of the Generation System under the interconnection agreement.
• Include"Northern States Power Company,a Minnesota Company"as additional insured. �
• Contain a severability of interest clause of cross-liability insurance
• Pmvides for thirty (3p) calendar days written notice to NSP priar to cancellation,
teimination,alteration,or material chaage of such insurauce.
• Covera.ge provided is primary, and not excess of, contdbuting to, or combined with, any �
�nsurance rnaintained by NSP.
We at IPS sincerely appreciate a11 of the help we have received from your staff with regard to our
applications and we look fon�vard to collaborating with you fiuther to develop a gceat project that we can
all be proud af.
11.E�hibit List:
A.Application Form
B. Site Plan
C. O&E Report&Le;ga1 Description
D.Reserved
E. Equipment Pack
F. Site Rules
G. IPS Safety Manuel
H.MnDot Seeding guideline
I. L,ease
J.ASES Study
� 6
Minnesota Wetiand Conservatian Act
IVotic� of Decision
Local Govecnment Unit(LGU) Address:Administration Ceeter
Stearns Caunty Environmental Services Room 343,705 Courthause Square
St Cloud MN 56303-470�
1.PR03ECT INFORMATI4N
Applicant Name: Matth�w Project Name: Date of Application
Vofibrecht,Westwood as agent Waiz Property Soiar Project Application Number
for�ric Hanson,lnnovative 3/16/2017 W-000T58
Power S stems
� Attach stte tocator ma .
T e of�ecisio�:
� Wetla�id Boundary or Type ❑No-Loss ❑ Exemption ❑Sequencing
❑Replacement Plar� ❑ Banking Plan
Technicat Evaluation Panel Findin s and Recommendatian ifan );
❑ Approve ❑Approve with conditions Q Den
Y
Summary(or attach):
2. LQCAL G4VERNMENT UNIT DECISI4N
Date ofDecision: 411-2017
�Approved [,�Approved with canditions(inciude below) ❑Denied
LGU Findings and C:onclusions{attach additi�nal sheets as necessary}:
Pursuant to MN Statutes,chapter I 5.99,we are extending the 60-day time lit»it for making a fina!decision
on this application for an additional 60 days to July t 1,2017. This is to allow sufFicient time for a 30-day
ap}aeal application period and,if an appeal is�led,scheduling,naticing and conducting of a public hearing
before the Stearns County Wetland Appeals Panel.
This project is tocated in t�e E2 of Section 8 east of Interstate 94, and the SW4 of the SW4 of Section 9,
T124N, R29W, Saint Joseph Township, Stearns Caunty. .
BWSR Forms 11-25aD9 Page 1 of3
For Re lacement Pians usin credits from the State Wetland Bank:
Bank Account# Bank 5ervice Area County Credits Approved for
� Stearns Withdrawal(sq. ft.or nearest.Qi
acre)
Replacement Plan Approv8l Conditions. In addition to any conditions specified by the LGU,the approvaI
of a Wetland Re�lacement Plan is conditional upon the following:
❑Financial Assurance: For project-specific replacement that is not in-advance,a financial assurance
specified by the LGU mus#be submittec�to the LGU in accorda�ce with MN Rule 8420.�522, Subp.9
(List amount and type in LGU Findings}.
❑Deeci Recording: For project-specific replacement,evidence must be provided to the LGU ihat the
BWSR"Declaration of Restcictions a�id Covenants"and"Consent to Replacement Wetland"forms have
been filed wi�h the county recarder's office in which the replacement wetland is located.
❑Credit Wi#hdrawal:For replacement consisting ofwetland i�ank credits,confirmation that BWSR has
withdrawn the credits from the state wetland hank as specified in the approved replacement plan.
Wetlands may not be impacted untit all applicable conditions have been met!
LGU Authorixed Si ature:
Signing and mailing of this co�npleted form to the appropriate recipients in accordance with 8420.0255,
Subp. 5 provides notice that a decision was made by the LGU under the Wetland Conservation Act as
specified above. If additional details on the decision exist,they have been �rovided to tl�e iandowner and
are available from the LGU u n re uest.
Narne Title
Greg Bechtold Senior Environmentat Specialist
Signature Date Phone Number and E-maiE
��.��- 411-2017 320-656-3613
re .becbtald(n�co.stesrns.mn.us
T�iS DECISIpN ONLY APPLtES TO THE MINNESOTA WETLAND,,.,CONSERVATEON ACT
Additianal approvaIs or �ermits from local, state, and federal agencies may be required. Ct�eck with all
appropriate authorities before commencing work in or near wetlands.
Applicants proceed at their owrt risk if work suthorized by this decision is started before the time period for
appeal (30 d�ys} has expired. (f this decision is reversed or revised under appeal, the applicant may be
responsible for re�taring or replacing al] wetland impacts.
This decision is valid for five years from the date ofdecisian unless a longsr period is advised by the TEP and
specified in ti�is notice of decision.
3.AFFEAL OF THIS DECISION
Puisuant to MN Rule$42U.d905,any appeal afthis decision carx only be commenced 6y maiting a petition for
appeal,including a�plicable fee,within thirty(30)calendar days of the date ofthe mailing of this Notice to the
foilawing as indicated:
Check one:
� Appeal afan LGU staffdecision. Send Appeal ofLGU governing body decision. Send
petition and$1500.00 fee to: Wetland Appeal Panei petition artd$540 ftling fee to:
c%Stearns County Bnvironmental Services Executive Director
Administratian Cen#er,Room 343 Minnesota Board of Water and Soit Resources
705 Courthouse Square 520 Lafayette Road North
St. Cloud, MI�I 56303-4701 St.Pau1,MN 55155
�3WSR Farms I i-25-09 Page 2 of3
4. LIST 4F ADDRESSEES
� SWCD TEP member Wayne Cymbaluk,Stearns County SWCD, 110 S 2"a St.,Suite 128,Waite
Park MN 56387-1367
I� BWSR TEP member: Cade SEeHenson,MN Board of Water and Soil Resources,910 2"°D ST S
STE 307�Waite Park, MN 5G387
❑ LGU TEP member{if different than LGU Contact}:
� C}NR TEP member: Nicki 8lake-Bradfey,DNR Hydrologist, 1p35 S Benton DR,Sauk Rapids MN
56379-12Q9
� Corps af Engineers project Manager: LeeAnn Glomski, US Army Corps of Engineers, 180 FIFTH
ST E.,STE 704,St. Paul MN 55901-1638
(�Beve�ly Meyer,US Fish�&Wildlife Service,22274 615TM AYE, Litchfield�MN 55355-5818
❑ WD or WMO{if applicab�e); Sauk River Watershed District,524 4TM ST S,Sauk Centre, MN 56378-
127a
� App(icant(notice only)and Landawner(if different): y_ Matthew Volibrecht,Westwood as agent for
Eric Hanson,Innovative power Systems,2670 Patton Raad, Roseviile,MI�55193-7�36,applicant,
Walz Properties LLC, 17Q66 Garden Grove RD SE,Becker,MN 55308-9t32,
(briantheresaaCa�nmaFl,com),&Joe Walz 'walz'walz mail. om)iandowne�
� Members of the public who requested notice{notice only): BCC
❑Jim Brist,MPCA,520 Lafayette Raad North,St Paul,MN 55155�4�94
❑ Ken Powetl, BWSR Wetland Bank Coordinator(wetland bank ptan appiications only), Baard of Water
&Soil Resources, 524 Lafayette Road North, St Paul, MN 55155-4/02
❑ Rick Berscheid, NRCS, 110 3 Z"D ST Suite 128,WAITE PARK MN 56387-1367'
�Agent: Matthew Volibrecht,Westwood Pro#essional Services,37Q1 12*"ST N STE 208,Saint
Cloud, MN 56303-2253
� Keith Bertram, DNR WREO, Sauk Centre, MN
5. MAILING INFORMATION
A For a list of BWSR TEP representatives,see:www,bwsr.state.mn.ns/abouibwsr/workareas/WCA areas ndf
➢For a list af DNR TEP representatives,see: www.bH�sr.state.mn.us/wetlands/wca/DNR TEP contacts.pdf
➢De artment of Natural Resaurces Re ional O�ces:
NW Rggion: NE Re�ion: Ce_ntral R.�ion: Southern Reeion:
Reg.Env.Assess.Eeol. Reg.Env.Assess.Ecol. Reg.Env.Assess.Ecol. Reg.Env.Assess. Ecot.
l7iv. Ecol.Resvurces Div. Eeol.Resources Div. EcaL Resources Div.Ecol.Resources
2l 15 Birchmont Beach Itd.NE I20I E.Nwy.2 12{}0 Warner Road 261 Hwy. 15 South
Bernid'i,MN 56601 Grand Ra ids,MIV 55T44 St. Paul,MN 55106 New Ulm,MN 56073
For a map af DNR Administrative Regions,see:http:l/files.dnr.state.m».us/aboutdnrldnr regians.pdf
➢For a list of Corps of Project Managers,see:www.m�p.usace.azmy.miVre�ulatory/default.asp?pageid=b$7
or send to: Dept.of the Army,Corps o€Engineers, St. Paul District
ATTN:C�-R, 190 Fifth Sd-eet East
s�. �aul, Mrr ss�a�-163s
➢For Wetland Bank Plan applicatiQns,also send a copy of Ehe application to:
Minnesota Board of Water and Soi1 Resources
Wetland Bank Coardinator
520 Lafaye�te Road North
St.Paul, MN 55155
fi.ATTACHMFNTS
In addition to the site lacator map, list any other attachments:
❑
❑
❑
❑
BWSR F'orms 11-25-09 Page 3 of 3
-..�.__. __-----�"'./
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lnnovative Pawer Systems
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St��r�s�r��r�t�Env�irc�nr�e�taC S�eviees�
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7f�5�C�urthau�e Squar�
�t.C���e�,fttiR�563€��
[�e�� �r�g:
This letter is to formally amend the details of the site plan submitted with the CUP application for the
Walz Community Solar Garden located at 11126 Leaf Rd.,St.Joseph, MN 56374
1� The�ccess rcaad fr���r� E.ea�Rd into the site�vi1[fr�[la�the existir�g eart path and nat impeefe c�n
the delineat�d�rretlartd�rea a€th�ifit�tab river.
2� The neartE�ern terrrtir�u�of the acc�ss rc�ack wiEl be surveyed and�onstructed tn fol(ow ihe existin�
e�rt�ath and nat im�ed�e�n th►�delineated wetland p�r che attaehed drawing,
Sincerely,
Eric Hanson
Praject Manager
Ennavative Power Systems
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F a FILE NO.
aN �,� 120025THAVESOUTH ASTJOE119126 Fufure Transporfation Network Figure
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���������°�� MEMORANDUM
fic�A�ot us�
TO: Ms. Judy Weyrens, City Administrator
FROM: Randy Sabart, PE
DATE: May 4, 2017
RE: Walz/IPS Solar Farm Conditional Use Permit
Preliminary Engineering Review
SEH No. STJOE GEN D152 14.00
1. The City's Transportation Plan (Figure 6) identifies a potential future community collector road corridor
centered along the east property line of the subject property and in the vicinity of proposed Biocks A and
B. Road right of way planning for a community collector would range from 80-to 100-feet.
2. Reference is made in the performance standards summary that the proposed project will create less than
1 acre of new impervious service. No preliminary hydrology or hydraulics analysis has been submitted to
confirm the statement that will apply to both the solar farm and access road. The surface of the proposed
access road itself is nearly 0.8 acre. The MPCA has provided information/guidance on storm water
management for solar projects and on determining compliance with the NPDES construction storm water
permit, including a solar panel calculator. Though we anticipate a storm water management plan and
NPDES permit will be necessary, we recommend that the project ultimately be analyzed and the
appropriate hydrology analysis as described in the following link be submitted:
https://stormwater.pca.state.mn.us/index.ph p?title=Stormwater_management_for_solar_projects_and_det
ermi ning_compliance_with_the_N PDES_construction_stormwater_permit
3. We recommend that the solar panel racking system manufacturer's engineer, who will provide certification
that the design of the foundations and panels are within acceptable standards, be licensed in the State of
Minnesota.
4. Based on the geometry illustrated on sheet C100 of the Civil Plan, it would appear that the grading of the
proposed access road will impact delineated wetlands, particularly between Blocks A and C. While the
submitted Civil plan is suitable for concept purposes, it lacks sufficient grading (ex. typical section,
ditching, etc.), storm water management, erosion control, and turf establishment detail to define the real
surface impacts.
5. We anticipate additional permitting by the DNR will be required for crossing the South Fork Watab River.
rjs/mrb
c: Therese Haffner, City of St. Joseph
Terry Thene, City of St. Joseph
p:\pt\s\stjoe\common\d152 2016 walz propeAy ips com solar garden\m rsabart to jweyrens walz ips solar cup 050417.docx
Engineers � Architects � Planners � Scientists
Short Elliott Hendrickson Inc.,1200 25th Avenue South,P.O. Box 1717,St.Cloud,MN 56302-1717
SEH is 100%employee-owned � sehinc.com � 320.229.4300 � 800.572.0617 � 888.908.8166 fax
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