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AGENDA RECOMMENDATION |
Consent Calendar 6.I.
City Council Regular Meeting
- Meeting Date:
- 08/08/2022
Agenda Item:
Resolution approving a Conditional Use Permit to allow the construction and operation of a 1-megawatt community solar garden in the M-1, Light Industrial District. The subject property is described as Lot 1, Block 1, Sakatah Industrial Park (PID R010432100042); by request of Impact Power Solutions.
Recommendation/Action(s):
At the July 27, 2022, meeting, the Planning Commission recommended adoption of the resolution approving the conditional use permit.
Summary:
Impact Power Solutions, with permission of the property owner, is requesting a conditional use permit to allow the construction and operation of a 1-megawatt community solar garden in the M-1, Light Industrial District. The subject property is described as Lot 1, Block 1, Sakatah Industrial Park (Blue Earth County PID R010432100042).
The total project area consists of an approximately 10-acre parcel located in Sakatah Industrial Park. The proposed project consists of one, 1 megawatt (MW) solar garden. The site is zoned M-1, Light Industrial, where electricity generating facilities, when not determined to be objectionable due to noise, odor, or vibration are listed as a conditional use permit in the M-1 district.
Site plans show a proposed 15' access road from Industrial Road. The narrative describes that the access road will be gravel. However, in order to achieve the Mankato City Code, the road will need to be hardsurfaced with asphalt or concrete and a recommended condition is included herein. An infiltration basin is shown on the northern side of the site.
The panels are located approximately 195' from Industrial Road. The panels are located 50' from all property lines. The PV modules will comply with the building setbacks in the M-1 district, which are 30’ from the front (south), and 15’ from the sides and rear (north, west, and east) boundaries. An 8-foot fence is shown around the proposed panel area, and the narrative mentions that it is a deer-style fence. A recommendation is included that the fence, when installed, is wildlife friendly, which includes an installation that allows a minimum of 5" from grade for migration of wildlife given the wetlands and other environmental features in the area.
The site has not yet been delineated for wetlands. A wetland delineation will be required prior to the submission of a building permit for the project. Any wetlands found at the site will need to be addressed and a wetland Notice of Decision affirming the decision will be required prior to the submission of a building permit.
According to the applicant's narrative, the garden will consist of approximately three thousand two hundred fifty solar panels. The panels are mounted on a steel and aluminum racking structure that generally averages approximately eight feet above grade. The installation will not exceed a maximum height of ten feet above grade. The racking system is installed in the ground with pilings (I-beams) that are driven directly into the ground at a depth usually between six feet and ten feet, depending on soil conditions. The racking system manufacturer’s engineer will provide certification that the design of the foundations and panels are within accepted professional standards, given local soil and climate controls. The equipment is designed to withstand wind up to one hundred five MPH and fifty pounds per square foot of snow. The garden will have one concrete equipment pad, typically less than five hundred square feet, to support interconnection and metering equipment. The only proposed grading that will occur is for the roads and concrete equipment pads.
The panels will be arranged into rows. Each row of solar panels will connect to an inverter. The inverters will be connected by a directionally bored underground conduit that is housed inside of biodegradable PVC housing which will be installed two feet below the surface. The conduit will lead to the concrete equipment pad for each garden. The inverters transform the direct current power generated by the photovoltaic system to alternating current power, which is then connected to the existing three-phase power distribution line at the point of interconnection.
The applicant has stated that the development will not create any noise, dust, fumes, glare, or other pollutants or nuisance to surrounding neighbors. As with the other solar panels in the subdivision, to limit reflection, the solar panels will be required to contain an anti-reflective coating.
The solar arrays will be visible from adjacent roadways and parcels. City Code section 10.82 Subd. 8 requires that in Industrial Districts, outside storage areas shall be screened from the public streets and Residential Districts by screen fencing or plantings of ninety percent (90%) opacity. The applicant's narrative states that the southern side of the site is fully screened from the public road and the mobile home park across Industrial Boulevard by existing trees. The applicant's narrative states that on site existing vegetation will be preserved whenever possible. After construction, it is recommended that the required tree removal to accommodate construction and the temporary lay down pad be evaluated to determine whether additional screening is needed on the southern side of the property. Required screening shall be provided on the site as per the Mankato City Code. Additionally, the applicant's narrative states that the point of interconnection consists of three electric poles. However, the applicant is working to reduce this number to two.
The applicant's narrative states that no exterior lighting is proposed. A condition is recommended that if exterior lighting is installed it shall conform to the Mankato City Code, including fixture type and the submission of a photometric plan specified in Mankato City Code section 10.89.
The applicant's narrative states that the project site will be planted with pollinator-friendly groundcover, and that the specific seed mix is yet to be determined and will be specified within construction plan sets. The entire site will be maintained with mechanical mowing to prevent overgrowth. The city recommends that the final seed mix be a pollinator friendly and prairie grass mix, and the proposed mix be submitted for review and approval.
Construction of the solar gardens is anticipated to begin in April 2023 and the project completion before December 2023. The actual construction process typically takes three months.
The applicant has provided a decommissioning plan and, as with other solar developments in the city, within one year of any termination of use of the proposed facility for energy generation, the property owner and applicant shall be responsible for dismantling and removing all equipment on site and restoring the property to its pre-existing condition including complete removal of all steel poles and all wire, and the applicant will be required to submit a bond, letter of credit or a designated escrow account to the City of Mankato in the amount of a stamped, certified, Minnesota Engineer's removal cost estimate prior to issuance of a building permit. The amount of the decommissioning security shall exclude any salvage value of the equipment at the site and shall include the complete removal of all components from the site including the underground conduit. The decommissioning estimate contained in the decommission report is subject to review and approval by the City of Mankato upon receipt of the Engineer's cost estimate and the removal of the salvage value.
The total project area consists of an approximately 10-acre parcel located in Sakatah Industrial Park. The proposed project consists of one, 1 megawatt (MW) solar garden. The site is zoned M-1, Light Industrial, where electricity generating facilities, when not determined to be objectionable due to noise, odor, or vibration are listed as a conditional use permit in the M-1 district.
Site plans show a proposed 15' access road from Industrial Road. The narrative describes that the access road will be gravel. However, in order to achieve the Mankato City Code, the road will need to be hardsurfaced with asphalt or concrete and a recommended condition is included herein. An infiltration basin is shown on the northern side of the site.
The panels are located approximately 195' from Industrial Road. The panels are located 50' from all property lines. The PV modules will comply with the building setbacks in the M-1 district, which are 30’ from the front (south), and 15’ from the sides and rear (north, west, and east) boundaries. An 8-foot fence is shown around the proposed panel area, and the narrative mentions that it is a deer-style fence. A recommendation is included that the fence, when installed, is wildlife friendly, which includes an installation that allows a minimum of 5" from grade for migration of wildlife given the wetlands and other environmental features in the area.
The site has not yet been delineated for wetlands. A wetland delineation will be required prior to the submission of a building permit for the project. Any wetlands found at the site will need to be addressed and a wetland Notice of Decision affirming the decision will be required prior to the submission of a building permit.
According to the applicant's narrative, the garden will consist of approximately three thousand two hundred fifty solar panels. The panels are mounted on a steel and aluminum racking structure that generally averages approximately eight feet above grade. The installation will not exceed a maximum height of ten feet above grade. The racking system is installed in the ground with pilings (I-beams) that are driven directly into the ground at a depth usually between six feet and ten feet, depending on soil conditions. The racking system manufacturer’s engineer will provide certification that the design of the foundations and panels are within accepted professional standards, given local soil and climate controls. The equipment is designed to withstand wind up to one hundred five MPH and fifty pounds per square foot of snow. The garden will have one concrete equipment pad, typically less than five hundred square feet, to support interconnection and metering equipment. The only proposed grading that will occur is for the roads and concrete equipment pads.
The panels will be arranged into rows. Each row of solar panels will connect to an inverter. The inverters will be connected by a directionally bored underground conduit that is housed inside of biodegradable PVC housing which will be installed two feet below the surface. The conduit will lead to the concrete equipment pad for each garden. The inverters transform the direct current power generated by the photovoltaic system to alternating current power, which is then connected to the existing three-phase power distribution line at the point of interconnection.
The applicant has stated that the development will not create any noise, dust, fumes, glare, or other pollutants or nuisance to surrounding neighbors. As with the other solar panels in the subdivision, to limit reflection, the solar panels will be required to contain an anti-reflective coating.
The solar arrays will be visible from adjacent roadways and parcels. City Code section 10.82 Subd. 8 requires that in Industrial Districts, outside storage areas shall be screened from the public streets and Residential Districts by screen fencing or plantings of ninety percent (90%) opacity. The applicant's narrative states that the southern side of the site is fully screened from the public road and the mobile home park across Industrial Boulevard by existing trees. The applicant's narrative states that on site existing vegetation will be preserved whenever possible. After construction, it is recommended that the required tree removal to accommodate construction and the temporary lay down pad be evaluated to determine whether additional screening is needed on the southern side of the property. Required screening shall be provided on the site as per the Mankato City Code. Additionally, the applicant's narrative states that the point of interconnection consists of three electric poles. However, the applicant is working to reduce this number to two.
The applicant's narrative states that no exterior lighting is proposed. A condition is recommended that if exterior lighting is installed it shall conform to the Mankato City Code, including fixture type and the submission of a photometric plan specified in Mankato City Code section 10.89.
The applicant's narrative states that the project site will be planted with pollinator-friendly groundcover, and that the specific seed mix is yet to be determined and will be specified within construction plan sets. The entire site will be maintained with mechanical mowing to prevent overgrowth. The city recommends that the final seed mix be a pollinator friendly and prairie grass mix, and the proposed mix be submitted for review and approval.
Construction of the solar gardens is anticipated to begin in April 2023 and the project completion before December 2023. The actual construction process typically takes three months.
The applicant has provided a decommissioning plan and, as with other solar developments in the city, within one year of any termination of use of the proposed facility for energy generation, the property owner and applicant shall be responsible for dismantling and removing all equipment on site and restoring the property to its pre-existing condition including complete removal of all steel poles and all wire, and the applicant will be required to submit a bond, letter of credit or a designated escrow account to the City of Mankato in the amount of a stamped, certified, Minnesota Engineer's removal cost estimate prior to issuance of a building permit. The amount of the decommissioning security shall exclude any salvage value of the equipment at the site and shall include the complete removal of all components from the site including the underground conduit. The decommissioning estimate contained in the decommission report is subject to review and approval by the City of Mankato upon receipt of the Engineer's cost estimate and the removal of the salvage value.