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CONSTRUCTION PLAN REPORT Windsor Solar Project

February 2015

Windsor Solar Project Construction Plan Report

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Table of Contents

Page

1. Introduction ..................................................................................................................................... 1

2. The Proponent ................................................................................................................................. 2

3. Project Location ............................................................................................................................... 3

4. Project Overview .............................................................................................................................. 8

4.1 General Timing .................................................................................................................... 8

4.2 Overview of Materials and Equipment ............................................................................... 9

4.3 Temporary Uses of Land ................................................................................................... 14

4.4 Temporary Water Takings ................................................................................................ 14

4.5 Construction Workforce ................................................................................................... 15

5. Construction Activities ................................................................................................................... 16

5.1 Survey and Staking of Project Location ............................................................................ 16

5.2 Clearing, Ground Levelling, Compacting and Grading ...................................................... 16

5.3 Drainage and Erosion Control ........................................................................................... 16

5.4 Installation of Fence and Security Lighting ....................................................................... 17

5.5 Installation of Water Crossings ......................................................................................... 18

5.6 Construction of Access Roads and Installation of Temporary Power ............................... 18

5.7 Delineation of Temporary Storage and Construction Areas and Installation of Temporary

Facilities ............................................................................................................................ 19

5.8 Construction of Foundations ............................................................................................ 19

5.9 Installation of Supports, Racking and PV Modules ........................................................... 20

5.10 Installation of Wiring and Inverters/Transformers ........................................................... 20

5.11 Clean-up of Work Areas .................................................................................................... 20

5.12 Site Landscaping and Vegetation ...................................................................................... 21

5.13 Testing and Commissioning .............................................................................................. 21

6. Negative Environmental Effects And Proposed Mitigation Measures and Monitoring Activities . 22

6.1 Cultural Heritage and Archaeological Resources .............................................................. 23


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6.1.1 Existing Conditions ............................................................................................... 23

6.1.2 Potential Effects ................................................................................................... 24

6.1.3 Proposed Mitigation and/or Monitoring Plans .................................................... 24

6.2 Natural Heritage Resources .............................................................................................. 25




6.3 Water Bodies .................................................................................................................... 27




6.4 Air, Odour, Dust ................................................................................................................ 30




6.5 Noise ................................................................................................................................. 31




6.6 Land Use and Resources ................................................................................................... 32




6.7 Provincial and Local Infrastructure ................................................................................... 33




6.8 Public Health and Safety ................................................................................................... 34



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6.9 Areas Protected under Provincial Plans and Policies ........................................................ 35




6.10 Summary of Potential Environmental Effects ................................................................... 35

7. Conclusions .................................................................................................................................... 43

List of Figures

Figure 1: General Location of Windsor Solar Project in Ontario .................................................................. 4

Figure 2: Site Plan - Conceptual Component Layout .................................................................................... 5

Figure 3: Site Plan - Natural Heritage Features ............................................................................................. 6

Figure 4: Site Plan – Land Use ....................................................................................................................... 7

List of Tables

Table 1: Checklist for Requirements under O.Reg. 359/09 – Construction Plan Report .............................. 1

Table 2: Anticipated Duration of Construction Activities ............................................................................. 9

Table 3: Construction Materials and Equipment ........................................................................................ 11

Table 4: Summary of Potential Environmental Effects and Proposed Mitigation Measures ..................... 36


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1. INTRODUCTION

Windsor Solar LP proposes to develop a solar facility with a maximum name plate capacity of 50

megawatts alternating current (MWac), located on the Windsor International Airport property in the

City of Windsor, Ontario (Figure 1). The Windsor International Airport is owned by the City of Windsor

and operated by Your Quick Gateway (Windsor) Inc. (YQG). The renewable energy facility will be known

as the Windsor Solar Project (the “Project”).

Windsor Solar LP has initiated the Project with the Independent Electricity System Operator (IESO).1 The

Project will require approval under Ontario Regulation 359/09 – Renewable Energy Approval (REA)

under Part V.0.1 of the Ontario Environmental Protection Act.

This Construction Plan Report (CPR) provides detailed information on the installation of all project

components, potential negative environmental effects at and within 300 metres of the Project Location

(as they relate to construction activities and temporary facility components2), and mitigation and/or

monitoring measures with respect to those negative environmental effects as detailed in Table 1.

Table 1: Checklist for Requirements under O.Reg. 359/09 – Construction Plan Report

Required Documentation Location in Report

Details of any construction or installation activities. Section 5, Construction Activities

The location and timing of any construction or installation activities for the

duration of the construction or installation.

Section 3, Project Location

Section 4.1, General Timing

Negative environmental effects that may result from construction or

installation activities.

Section 6, Negative

Environmental Effects and

Proposed Mitigation Measures

and Monitoring Activities

Mitigation measures in respect of negative environmental effects mentioned

in paragraph 3.

1 The IESO and Ontario Power Authority were merged as of January 1, 2015.

2 Refer to the Design and Operations Report for technical specifications of permanent project components (i.e.

those present for the lifetime of the renewable energy facility).


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2. THE PROPONENT

Windsor Solar LP is coordinating and managing the approvals process for the Project. Windsor Solar LP is

located at 2050 Derry Road West 2nd Floor, Mississauga, ON, L5N 0B9 (1-866-236-5040). Dillon

Consulting Limited (Dillon) has been retained by Windsor Solar LP to prepare the REA application for the

Project. The contact at Dillon is:

Full Name of Company: Dillon Consulting Limited

Prime Contact: Michael Enright, Project Manager

Address: 1155 North Service Road West, Unit 14, Oakville, Ontario, L6M 3E3

Telephone: (905) 901-2912 ext. 3401

Fax: (905) 901-2918

Email: [email protected]

mailto:[email protected]


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3. PROJECT LOCATION

The proposed Class 3 Solar Facility is to be located within the YQG, Windsor International Airport

property, in the City of Windsor. The overall optioned lands available for development consist of

approximately 175 hectares (432 acres) and the proposed Project Location is generally bounded by

Rhodes Drive to the north, Division Road to the south, Lauzon Parkway to the east, and Walker Road to

the west. Of the optioned lands, approximately 128.3 hectares (317 acres) will be occupied by

components to make up the Project. The geographic coordinates of the centroid of the proposed Project

Location are as follows:

Latitude: 42° 16’ 43.07” N

Longitude: 82° 56’ 9.56” W

Figure 1 shows the general location of the Project in Southwestern Ontario. The Project Location is

defined in Ontario Regulation 359/09 to be “a part of land and all or part of any building or structure in,

on or over which a person is engaging in or proposes to engage in the project”. Figure 2 shows the

proposed conceptual layout and location of all project components. Further information on facility

components making up the Project Location is provided in Sections 4 and 5 of the Design and Operations

Report. Figure 3 identifies the Project Location boundary in relation to natural features and water

bodies. Figure 4 depicts the land uses in the Project Location and within 300 m based on information

from multiple sources including Ecological Land Classification surveys, Canada Land Inventory mapping

and Official Plans.

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Below-ground collection system will primarilyfollow Access Roads. Cabling will be installedthrough trenching, and directional drilling whererequired under Municipal Drains.

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FIGURE 3SITE PLAN -NATURAL HERITAGE FEATURES

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Woodland (Airport Woodlands- Environmentally significant Area No. 39)

An Environmental Impact Study has beensubmitted to the Ministry of Natural Resources fornatural features deemed significant.A Water Bodies Report has been prepared.

The portion of Rivard Drain within the projectlocation is proposed to be abandoned under theMunicipal Drainage Act and relocated up to theproject location boundary.

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FIGURE 4SITE PLAN AND LAND USE

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5. SWDM3-3: Swamp Maple Mineral Deciduous Swamp

6. SWDM4-2: White Elm Mineral Deciduous Swamp

7. THDM5: Fresh-Moist Deciduous Thicket

Several Archaeological resources were identified within theProject Location. Stage 3 and 4 Archaeological Assessments arebeing completed. Please refer to Section 6.1 of the ConstructionPlan Report.

The Project Location is not on or adjacent to areas subject toLand Use Plans.

The Project Location is not on or adjacent to a protectedproperty as described in S.19(1) of Ontario Regulation 359/09.Cultural heritage features were identified at the project locationand are discussed in the Cultural Heritage Assessment andshown in this figure.

The Project Location is within an area designated "Airport" and"Future Employment Area" by the City of Windsor Official Plan.Land uses adjacent to the project location are primarlyagricultural and employment.


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4. PROJECT OVERVIEW

The Project is designed to generate a maximum name plate capacity of 50 MWac of electricity. Solar

photovoltaic (PV) panels will be the technology used to convert solar energy into electricity. With

exposure to sunlight, the solar modules convert solar radiation into direct current (DC) electricity

through a PV process. The PV process occurs when the energy from the sunlight is transferred to

semiconductors contained in the modules. DC electricity generated from the panels will be collected and

converted to AC electricity through inverters, which will be contained in multiple Medium Voltage (MV)

Stations, which house multiple components, including inverters, and an MV transformer. The AC voltage

created by the inverters will be “stepped-up” to 34.5 kV through the multiple MV stations. The AC

electrical energy output from the MV Stations will be collected via underground cables and connected to

the main high voltage (HV) substation transformer. At the substation, the voltage will be stepped up to

115 kV and connected to the IESO transmission grid.

The construction phase of any project has the potential to adversely affect the environment. A

construction program will be designed by Windsor Solar LP and the contractor to minimize the potential

for adverse environmental effects. These potential effects, the level of magnitude for each effect and

mitigation and/or monitoring measures for construction activities, are discussed below and summarized

in Table 4 at the end of Section 6. For a description of the land prior to construction see the Site

Investigation Report and Environmental Impact Study (EIS), provided as part of the Natural Heritage

Assessment (NHA).

As part of the construction program, good site practices and procedures will be implemented. These

practices will include policies regarding the management of any excavated material, erosion, sediment,

noise, dust control, the handling of wastes, on-site safety management and emergency response

procedures. These are discussed in Section 6 as part of the mitigation measures and monitoring

activities. They are expanded upon in the Emergency Response and Communications Plans discussed in

the Design and Operations Report. Windsor Solar LP’s staff and contractors will be made aware of the

environmental management commitments contained in these reports to ensure they are implemented.

All construction-related activities will be conducted on-site within the Project Location as identified in

Figure 2.

4.1 General Timing

It is anticipated that construction would last approximately 10-12 months. Pending receipt of all

necessary approvals and permits, construction is tentatively scheduled to begin in late 2015.

Table 2 outlines the anticipated duration of construction activities. Upon award of the

construction contract, the selected contractor will be required to provide an updated schedule.

It is expected that the Project will remain operational for a period of at least 20 years, at which

time its value will be re-evaluated.


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Table 2: Anticipated Duration of Construction Activities

Construction Activity Estimated Timing

Site Preparation Q4/2015-Q2/2016

Installation of solar components (structural supports, racking,

modules, collection system) Q1/2016-Q4/2016

Installation of substation and operations and maintenance

building Q2/2016-Q4/2016

Site Clean-up and restoration Q4/2016-Q2/2017

4.2 Overview of Materials and Equipment

In general, the raw materials for construction will include standard building materials such as

concrete, wood, aggregate, and metal. To the extent possible, these materials will be procured

from local and/or regional sources where they are available in sufficient quality and quantity,

and at competitive prices. Beyond the materials required for construction of the solar facility,

resource requirements for ongoing operation of the Project include sunlight and the land-base

required for the solar facility location, and for the maintenance of the solar facility, access roads

and electrical lines.

Hazardous materials used during construction are limited to fuels, lubricants and coolants that

are associated with machinery, vehicles and equipment. Fuel will be the only hazardous material

stored on-site, for use in equipment. These materials will be managed according to best

management practices and recommendations made as part of an Environmental Effects

Mitigation and Monitoring Plan (EEMMP) developed by the contractor that is consistent with

the EEMMP provided in the Design and Operations Report. The contractor’s plan will be outlined

in the Emergency Response and Communications Plans. Disposal of hazardous wastes will only

be required in the case of accidental spills and will follow the procedures outlined in a Spills

Response Plan. Decisions on waste disposal or recycling during, and immediately after

construction, will be made by the on-site contractor (who will abide by the requirements of the

Environmental Protection Act).

Table 3 summarizes the construction activities, their duration and the equipment and materials

needed during this phase. Construction equipment and vehicles, including those that transport

materials, will access the site via the entrances off Division Road via Pillette Road and Jefferson

Boulevard (Figure 2). It is expected that dump trucks and semi-trailer trucks will transport all

materials and equipment to the site. The transportation of materials will occur throughout the

construction phase; however, the majority of trips will occur in Q4/2015-Q3/2016 (with the

transport of materials for access roads with the transport of solar panels and associated


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racking/support structures) and electrical equipment. Any materials requiring on-site storage

will be held within the temporary construction areas as shown on Figure 2 during the period of

construction. However, pending the final design, any part of the Project Location may be used as

temporary storage, which will be dependent on how construction will be staged. It should be

noted that while an attempt has been made to identify all facility and construction equipment,

the exact size, weight and technical specifications of the materials and equipment will not be

known until a supplier and on-site contractor have been selected. It is anticipated that the types

and sizes of equipment used will be similar, regardless of which supplier and on-site contractor

is selected for the Project.


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Table 3: Construction Materials and Equipment

Construction Activity

Material and Equipment Brought On-site Material Generated and Taken Off-site

Type of Material

(Estimate Quantity) Number of Truck Loads

Vehicle used to Transport material

Equipment used during activity

Weight (Tonnes)

Type (Estimated Quantity)

Stored On-site? Number of Truck Loads

Vehicle used to Transport Material Off-site

Survey and staking of Project Location Survey stakes (TBD) 3 Pickup Truck Pickup Truck 3 None N/A N/A N/A

Equipment used to transport, unload and

move materials and equipment.

Transportation of

bulldozers, excavators

and other large

equipment.

6-10 Flatbed Semi-

Trailer Trucks

Semi-Trailer

Track-Type Tractor

(Bulldozer)

Rough Terrain Crane

Telescopic Handler

Scraper

Excavator

Wheel Loader

Backhoe

Motor Grader

Soil Compactor

Pile Driving/Drilling

Equipment

Empty: 7-16

Loaded: 40-70

44

23

10

25

26

20

9

20

13

20

None Equipment temporarily

stored on-site

N/A N/A

Clearing, ground levelling, compacting and

grading.

N/A N/A On-Site Track-Type Tractor

(Bulldozer)

Scraper

Motor Grader

Soil Compactor

Dump Truck

Wheel Loader

44

25

20

25

20

20

Topsoil

Removed

vegetation

Yes*

Yes**

TBD

TBD

Dump Truck

Installation of perimeter fence and security

lighting.

Fence poles and chain-

link fence (2500 metres

est.)

5 Semi-Trailer Backhoe w/ Auger (TBD)

Skid Steer

Telescopic Handler

Pickup Truck

9

9

10

3

None No N/A N/A

Construction of access roads, temporary

storage and construction areas and base for

substation.

Granular A and B

Miscellaneous Access

Road and Base Materials

(TBD)

2500

5

Dump Truck

Semi-Trailer

Bulldozer Scraper Motor Grader Soil Compactor Dump Truck Wheel Loader

44 25 20 25 20 20

Topsoil Yes* (TBD) N/A


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Type of Material




Weight (Tonnes)




Construction of foundations for MV

stations and substation (concrete caissons

recommended).

Concrete (TBD)

Rebar and sonotubes for

footing construction

(TBD)

50 Semi-Trailer Excavator Wheel Loader Backhoe Rough Terrain Crane Dump Truck

26 20 9 23 20

Topsoil Yes* (TBD) N/A

Installation of support, racking and PV

modules.

Steel piles & helical

piers (25,000-55,000

piles)

Steel and aluminum

racking

(5,000 - 6,000 racks)

Solar PV panels

(197,000 to 208,000)

30-60

100-200

180-550

Semi-Trailer

Semi-Trailer

Semi-Trailer

Pile Driving/Drilling Equipment

Rough Terrain Crane Telescopic Handler

20

23 10

None N/A N/A N/A

Installation of wiring, MV Stations,

electrical collection system and high

voltage substation.

MV Stations (34)

Inverters (65), & high

voltage substation (1)

AC & DC electrical

cabling, conduit,

connectors, ground

wire, etc. (Lump Sum -

TBD).

55

150

Semi-Trailer

Semi-Trailer

Rough Terrain Crane

Telescopic Handler Excavator Backhoe Dump Truck Pickup Truck Backhoe w/ Auger (TBD)

23

10 26 9 20 3 9

None N/A N/A N/A

Remediation and clean-up of work areas.

None N/A N/A Pickup Truck

Service vehicles (TBD)

3

--

Construction

waste and

miscellaneous

materials

No*** (TBD) Semi-Trailer

Dump Truck

Pickup Truck


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Type of Material




Weight (Tonnes)




Site landscaping and vegetation. Native seed (to cover

173 hectares approx.)

Imported Topsoil (TBD)

10

Pickup Truck Pickup Truck

Hydroseeding Device (TBD) Dump Truck

3

-- 20

None N/A N/A N/A

Testing and commissioning. None N/A N/A Pickup Trick Service vehicles (TBD)

3 -- None N/A N/A N/A

* Topsoil will be temporarily stored on-site within the construction laydown area and covered until it can be redistributed within the Project Location.

** Waste vegetation from site preparation will be temporarily stored along the internal access roads until it can be removed.

*** Construction waste will be removed from the Project Location by a licensed contractor who will recycle and reuse materials where possible. Material that cannot be recycled or reused will be transported to an appropriate disposal facility.


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4.3 Temporary Uses of Land

During the construction phase, there will be several temporary uses of land, including sediment

and erosion control structures, construction laydown areas, temporary fencing, site trailers,

washrooms, first aid station, parking, and temporary access roads. Temporary sediment, dust

and erosion control measures will be in place for the duration of the construction of the facility.

Two construction laydown areas will be used during project construction as shown on Figure 2;

however, pending the final design, any part of the Project Location may be used as temporary

storage, which will be dependent on how construction will be staged. These areas are where

construction equipment such as excavators, bulldozers and graders, and materials for

construction (including panels) will be stored. The laydown areas will not be used

simultaneously, but in stages as construction advances. The two laydown areas identified will

total approximately 1 hectare (2.5 acres) in size and will be surrounded by temporary

construction fencing which will be removed at the end of the construction phase. Site trailers,

temporary washrooms, and the first aid station will only be required during construction of the

facility and will be located within the laydown areas. The temporary laydown areas may remain

during the operations phase of the Project to be used for temporary parking or other uses, as

required. They would then be considered as permanent components.

All temporary and disturbed areas will be rehabilitated after the construction of the facility is

complete. Temporary fencing, trailers and construction equipment will be removed from the

site. Temporary sediment structures will also be removed, as no sediment or dust will be

created during the operation of the facility3. Areas of compacted soil due to the presence of

heavy machinery may be rehabilitated by tilling to restore soil density and drainage, and the

spreading of existing topsoil.

4.4 Temporary Water Takings

During the construction phase, the installation of racking support poles and underground cables

may require temporary water takings, if groundwater starts to collect in the trenches and holes

dug for these project components; however, the preliminary Geotechnical investigation

suggests this is unlikely. Any water taking would only involve small quantities (<50,000L/day)

and would be restricted to low-flow time periods, where possible. The mitigation measures for

temporary water takings are described in Table 4.

3 While the creation of dust and sediment is not anticipated during operations, there is potential for it to occur

during routine or major unanticipated maintenance activities at the facility. For more information on maintenance, please see the Design and Operations Report. Should operational activities create an unforeseen amount of dust or sediment, sediment structures will be installed to mitigate any potential negative effects to the surrounding environment.


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4.5 Construction Workforce

The workforce will include construction supervisors, general and skilled labour, equipment

operators, technicians for electrical systems and commissioning, plant installation and operation

staff, security and general maintenance staff. The construction workforce is estimated to be

300-400 workers on average over the 10-12 month construction period. Normally, construction

hours will occur in accordance with any local municipal By-laws and YQG regulations (see

Section 6.5).


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5. CONSTRUCTION ACTIVITIES

5.1 Survey and Staking of Project Location

Prior to the construction phase, the site will be surveyed and staked to delineate the boundaries

for fencing, access roads, excavations and foundation locations. The survey will identify the

location of any underground utilities and/or infrastructure. Any significant or provincially

significant environmental features will be avoided and their applicable setbacks complied with.

Areas to be avoided will be fenced and/or flagged, as appropriate.

5.2 Clearing, Ground Levelling, Compacting and Grading

The Project Location will be minimally graded to facilitate construction activities based on a

grading plan, and a stormwater management plan (see the Design and Operations Report) will

be implemented to maintain the general off-site drainage patterns as much as possible. As

noted in Table 3, graders, bulldozers, scrapers, soil compactors, dump trucks, wheel loaders and

backhoes will be used to prepare the site. Given that the Project Location is currently

predominantly agricultural fields, limited vegetation clearing will be required for the installation

of panels and racking. All vegetation that is removed will be temporarily stockpiled along the

access roads until it can be loaded on trucks and removed from the site.

Major excavation works or fill placement are not expected for the Project. The primary

excavation work is likely to be limited to soil removal for various foundations, access roads and

digging of trenches to run underground electrical cables. Topsoil removed from the permanent

access roads will be distributed across the Project Location. Any excess topsoil may be used to

infill low-lying areas, if appropriate. Temporarily stockpiled topsoil will be stored and will be

covered to minimize erosion from wind and precipitation.

5.3 Drainage and Erosion Control

Construction activities associated with the Project are not anticipated to increase the flow of

drainage from the Project Location, which is outlined in the Stormwater Management Report,

appended to the Design and Operations Reports. To minimize the potential for impairment of

the quality of any receiving waters during construction, an Erosion and Sediment Control (ESC)

plan will be developed in detail and implemented prior to and during construction. A detailed

ESC plan should not be completed until confirmation of final site grading and layout, phasing of

construction, and construction methodology. As outlined in the Stormwater Management

Report, at this preliminary stage, the following recommendations are only for consideration

when developing the ESC plan:

Identifying and protecting trees and plants not shown for removal that are contained

within the construction area.


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Installing silt fences (placed at the downslope side of proposed grading activities,

proposed stockpile areas, and the site limits) and necessary erosion control measures

prior to commencing construction activities.

Installing construction entrance (mud mat) at vehicle access points adjacent to paved

roads to limit the potential transport of materials off site.

Phasing construction, where possible, to limit areas with and duration exposed soils.

If dust conditions are prevalent spray water on exposed areas, access roads, and

laydown areas to reduce the movement of wind born sediment.

Implementing proper dewatering techniques to ensure the site and excavations are free

from water. These techniques include diverting water into a dewatering trap with a

filter bag on the outlet hose or to a well vegetated area a minimum of 30 m from any

sensitive receiving waterbody/wetland.

Using appropriate grading techniques to prevent increased run-off potential and

maintain positive drainage.

Utilizing sedimentation basins or sediment traps to treat relatively large drainage areas

(i.e., greater than 2 ha).

Implementing temporary water passages techniques for proposed in-water works with

appropriate approvals confirmed prior to construction.

Planting of grasses on disturbed areas after construction activities have ceased (e.g.

construction laydown area).

Protecting stockpiled areas with silt fencing and locating the areas a safe distance from

sensitive natural features.

Stabilizing with vegetation or other erosion and sediment control measure disturbed

areas that are not under immediate construction (i.e., 30days).

All ESC measures should be designed and implemented in accordance with local guidelines and

regulations.

5.4 Installation of Fence and Security Lighting

For the safety of the public and to prevent vandalism, fencing will be installed around project

components. Gated entrances will be installed at the site entrances off Division Road via Pillette

Road and Jefferson Boulevard The fencing will be installed after further consultation with YQG

and in accordance with ESA specifications. Typically, the ESA requires a 1.8 m high fence with

three strands of barbed wire on top. Gates will be installed where the fence intersects access

roads.


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For security and maintenance purposes, lights will be installed near the entrance of the facility

and task-specific lights will be provided as necessary. Lights will be installed based on further

consultation with YQG, to ensure there are no conflicts with YQG’s operational requirements.

5.5 Installation of Water Crossings

It is not anticipated that the design of the Project will require installation of new above-ground

water crossings. Directional drilling underneath the Municipal Drains in a few locations will be

required to install the underground collection system. Appropriate buffers have been applied to

water bodies found within 300 m of the Project Location. For more information, please refer to

the Water Assessment Report and Water Body Report.

5.6 Construction of Access Roads and Installation of Temporary Power

A series of access roads will be needed for construction vehicles and equipment transport. They

will also provide long-term access to the site for on-going maintenance and will allow a service

vehicle to access each Medium Voltage (MV) Station directly. The main entrances to the facility

will be located off Division Road via Pillette Road and Jefferson Boulevard. Pillette Road and

Jefferson Boulevard are existing roads that were formerly open public municipal roads.

However, since they became part of the YQG, Windsor International Airport lands they have

been closed to public access with controlled gated entries. Other existing internal access roads

will also be utilized. In addition, gravel access roads will be constructed to facilitate installation

and delivery of equipment as well as maintenance requirements during operations. The roads

will be granular and 6 m wide and will be constructed as appropriate for the project site and

engineering design.

Row to row rack spacing will be large enough such that service vehicles can access modules and

wiring for maintenance. The location of the internal access roads and their nature may change

but it is expected that the majority will remain as permanent roads to provide access for

maintenance vehicles during operation.

Where roads are deemed necessary only for construction, the area(s) will be rehabilitated as per

instructions in the Decommissioning Plan Report prior to facility operation.

During construction of the access roads, the topsoil will be stripped and stored. Some cut and fill

may be required; however, it is expected that the subgrade material will be comprised of

existing native granular deposits. The subgrade will be cut as cleanly as possible to minimize

disturbance and will be proofrolled with heavy rollers to locate any loose or disturbed areas.

Should weak areas or other incompatible material be detected during proofrolling, further

excavation and subsequent backfill with approved native deposits or imported granular

materials may be required. The depth of the roadbed will be constructed as required to

transport loads associated with construction and maintenance of the Project. Geo-grid and

geotextile fabric may be used, as needed, to improve the structural integrity of the road base

and to preserve the granular. If necessary, culverts may be installed beneath the access roads to


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provide greater stability and at locations where conveyance of surface water drainage is

required.

During the construction period, it is anticipated that on-site electricity to power equipment will

be obtained from the local distribution utility from nearby suitable distribution lines to provide

the Project Location with auxiliary power as required to power equipment and for temporary

construction offices, lighting and other purposes. If no distribution supply is available nearby,

the requirements for an auxiliary generator will be determined once the layout of the solar

facility is reviewed in detail.

5.7 Delineation of Temporary Storage and Construction Areas and Installation of Temporary Facilities

Temporary laydown and construction staging areas, totalling approximately 1 hectare (2.5

acres), have been delineated on the north side of the Project Location, as shown on Figure 2.

However, pending the final design, any part of the Project Location may be used as temporary

storage, which will be dependent on how construction will be staged. These areas will be used

for the construction office trailers, portable washrooms, first aid stations, vehicle parking,

construction equipment parking, storage sheds, truck unloading/loading, waste disposal pick-up

areas, and equipment and material lay-down. After site grading (discussed above) a layer of

granular material will be installed to provide an adequate base for construction vehicles, heavy

equipment and material laydown. All temporary facilities will be removed when the

construction period is finished; however, as discussed in Section 4.3, a portion of a construction

laydown area may be maintained after construction for maintenance vehicle parking.

5.8 Construction of Foundations

Engineered foundations will be constructed for the MV Stations, high voltage substation

components and the operations and maintenance building. The types of foundations are

recommended through a Preliminary Foundation Investigation report, based on a preliminary

geotechnical assessment. The foundations recommended for supporting the PV racking

structures are helical piers. MV Stations will be skid-mounted, and are recommended to be

supported by concrete caisson foundations. The substation components, and operations and

maintenance building are recommended to be supported by conventional cast-in-place concrete

spread and strip foundations. The differences in recommended foundations for these

components will require varying construction methods, including:

Components which are transported to the site by truck and subsequently set into

position by a crane.

Cast-in place components, constructed on-site by pouring ready-mix concrete into

forms.


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5.9 Installation of Supports, Racking and PV Modules

The panels will be aligned in rows approximately 10 m apart, and will be mounted on racking

structures. The modules will be arranged with 18 modules in series and 11,111 strings in

parallel. The racking system will be in a fixed position and tilted to 28-36 degrees, subject to

refined modeling to achieve optimal energy yields. It is estimated that approximately 5,000 -

6,000 racks will be required for the Project, which will be arranged in long rows and spacing set

to maximize the site area. Each of the racking structures will be assembled on site. To support

the racks, it is estimated that approximately 25,000-55,000 piles will be installed. It is

anticipated that the piles will be screwed into the ground using helical piers. These would be

installed using a mechanical, hydraulic drive motor that would rotate the screw pile into the

ground mounted on a specialized rig, excavator or boom truck. Earth excavation, soil disposal or

the use of concrete is not required. The exact type of method and number of piles will be

determined based on the Geotechnical Investigation and at the time of final design.

5.10 Installation of Wiring and Inverters/Transformers

The electricity generated by the PV panels will be in the form of direct current (DC).

Inverters will be required to convert the DC output of the PV cells into alternative current (AC)

suitable for supplying the electrical grid. DC wiring mounted to the back side of the racks is

connected to a combiner box.

From the combiner box, the DC current will be transmitted below ground to one of 65 inverters

contained in MV Stations, which contain multiple components, including inverters, and an MV

transformer. The AC voltage created by the inverters will be “stepped-up” to 34.5 kV through

the multiple MV stations.

The AC electrical energy output from the MV Stations will be collected via underground cables

and connected to the main HV substation transformer. At the substation, the voltage will be

stepped up to 115 kV and connected to the IESO transmission grid.

The underground cables will be installed in trenches by a cable trenching machine or dropped in

trenches created by an excavator. A tape will be layered above the underground cabling system

to serve as a marker, as per ESA standard.

After all major construction activities are complete the components will be tested. If any

problems or issues arise, remedial corrections and calibration of equipment will be made prior

to start-up.

5.11 Clean-up of Work Areas

After all major construction activities are completed work areas will be returned to their pre-

construction condition or similar. All construction-related waste and excess materials brought to

the site will be removed and reused, recycled, or disposed of as applicable by a licensed


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contractor in accordance with provincial guidelines. Trucks will be used to remove all non-

permanent equipment from the Project Location, along with any debris.

5.12 Site Landscaping and Vegetation

Site restoration and reclamation is planned for as much of the Project Location as possible,

including along access roads. The restoration and reclamation strategy may include re-

contouring of the land to natural drainage patterns (in accordance with a detailed stormwater

management plan to be developed during detailed design), management and replacement of

subsoil (if applicable) and topsoil and re-vegetation. Restoration of disturbed areas will be

discussed with YQG but may be seeded with short native vegetation or allowed to re-vegetate

naturally as needed, to help stabilize soil conditions, enhance soil structure and increase soil

fertility. It will be necessary to maintain the land in such a way that vegetation does not shade

or in other ways impact the solar panels, but will also consider any operational concerns for

YQG.

5.13 Testing and Commissioning

The components will be tested prior to start-up and connection to the power grid. If any

problems or issues arise, remedial corrections will be made. Partial commissioning may

commence before all remedial corrections are made, if necessary.


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6. NEGATIVE ENVIRONMENTAL EFFECTS AND PROPOSED MITIGATION MEASURES AND MONITORING ACTIVITIES

The construction phase of the Project has the potential to affect the environment, and this section

examines the interactions between these environmental effects and the Project. For each

environmental feature/concern, the following is described:

Existing Conditions - the existing environmental feature.

Potential Effects - the potential effects, both positive and negative, to the environmental

feature that may occur as a result of the Project.

Proposed Mitigation and/or Monitoring Plans - specific mitigative measures that will be

implemented to minimize any potential negative effect of the Project on environmental

features as well as recommended monitoring plans.

As part of the construction program, best management practices and procedures will be implemented

to further reduce the environmental effects as identified in this Construction Plan Report. These

practices will dictate the way the following elements are managed:

excavated material

stormwater runoff

sediment

dust

noise

soil compaction

natural heritage resources

cultural heritage resources

agricultural resources

hazardous materials

local roads and traffic

Staff and on-site contractors involved with the Project during the construction phase will be made aware

of the environmental commitments contained in this report and their requirements for implementation.

The on-site contractor will be responsible for creating an Environmental Effects Mitigation and

Monitoring Plan (EEMMP) that is consistent with the EEMMP discussed in the Design and Operations

Report.


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6.1 Cultural Heritage and Archaeological Resources

6.1.1 Existing Conditions

Stantec Consulting Ltd. was contracted to conduct Stage 1 and Stage 2 Archaeological

Assessments for the Project. The assessments were conducted in May and June of 2014 and in

accordance with the Ministry of Tourism, Culture and Sport (MTCS) 2011 Standards and

Guidelines for Consultant Archaeologists.

The Stage 1 Archaeological Assessment is comprised of background research and desktop

studies, which resulted in recommending that a Stage 2 Archaeological Assessment be

undertaken for areas deemed to be of potential archaeological significance. The Stage 1

Archaeological Assessment identified the potential for cultural heritage or archaeological

resources.

A Stage 2 Archaeological Assessment was undertaken and was comprised of field work,

including a pedestrian transect survey. It identified 23 sites within the Project Location with

archaeological finds that are of value or interest. It was recommended that 18 of the sites be

studied in a Stage 3 Archaeological Assessment. The recommendations are limited to sites that

will be impacted by the Project layout. Overall, 11 sites underwent Stage 3 assessment and 3 of

the 11 sites were subject to a Stage 4 assessment. The comment (clearance) letters from MTCS

on all of the sites for Stage 3 Assessments and Stage 4 Preliminary Assessments have been

received.

A Cultural Heritage Assessment was conducted in accordance with Ontario Regulation 9/06

Criteria for Determining Cultural Heritage Value or Interest. The assessment was conducted

using a variety of research methods to gather relevant information on the property and

surrounding area to identify resources of interest or value and evaluate their cultural

significance. Background information for the property was obtained through review of historical

resources and archival documents. Municipal and Agency consultation was undertaken,

including consultation with the City of Windsor, the Ontario Heritage Trust and the MTCS.

Finally, a field survey was conducted on the property and vicinity to identify and photograph

potential resources.

It was determined through usage of the MTCS REA Checklist: Consideration of Potential for

Heritage Resources that the Project Location does not fall within or adjacent to a protected

property. Through the assessment process, two potential built heritage resources (two aircraft

hangars) and one heritage transportation landscape (the airport grounds) were identified within

the defined Heritage Assessment Area, but outside of the Project Location. The built heritage

resources include No. 401 Hangar, an aviation hangar which has been in use on the property

since 1940, and the 1920s Hangar, a hangar which has been in use since 1928. Both hangars

were identified as having cultural heritage value or interest based on their association with the

varied and evolved land use of the property. The heritage transportation landscape is the


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Windsor International Airport. The airport has been in use since 1928, at various levels of

capacity, making it an evolved landscape with cultural value.

6.1.2 Potential Effects

Construction activities at the Project Location have the potential to cause negative effects on

archaeological or cultural heritage resources by altering, disrupting and/or destroying historic

materials. An assessment of potential project impacts involved identifying any destruction,

alternation, shadows, isolation, direct or indirect obstruction, change in land use or land

disturbances as a result of project activities.

Mitigation for archaeological resources has been implemented as outlined by the Stage 3 and

Stage 4 Assessment, in accordance with the Ministry of Tourism, Culture and Sport's 2011

Standards and Guidelines.

The impacts on the identified built cultural heritage resources as a result of the Project were

evaluated according to InfoSheet #5 in Heritage Resources in the Land Use Planning Process,

Cultural Heritage and Archaeology Policies of the Ontario Provincial Policy Statement, 2005. It

was determined that due to sufficient distance from the Project Location boundary to the No.

401 Hangar, and to the 1920s Hangar there are no impacts anticipated as a result of the Project.

The heritage transportation landscape, or the Airport, is adjacent to but not within the Project

Location. There are no impacts anticipated with this resource as a result of the Project.

6.1.3 Proposed Mitigation and/or Monitoring Plans

Based on the findings of the Stage 1 and 2 Archaeological Assessments, the Project layout was

modified to avoid 7 sites of value or interest. Mitigation measures for the remaining sites are

provided in the Stage 3 and 4 Archaeological Assessments.

Based upon the background research of past and present conditions, the Stage 2 Archaeological

Assessment, and the Cultural Heritage Assessment, the following is recommended:

18 areas of archaeological concern were discovered within the Project Location, which will

require a Stage 3 Archaeological Assessment, to take place prior to the start of

construction. A Stage 4 Archaeological Assessment will be undertaken where necessary.

As noted, a Stage 3 Assessment has already been completed for 11 sites and 3 of the 11

sites were subject to a Stage 4 Assessment, for which the fieldwork has also been

completed.

Should a previously undocumented archaeological resource or cultural heritage feature be

discovered during construction, additional field work, in accordance with Section 48 (1) of

the Ontario Heritage Act, (1990) will be completed before development can continue.

Should human remains be found during construction, construction will cease and the

police and/or registrar of cemeteries will be notified as per the Cemeteries Act, (1990).


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Based on the results of the Cultural Heritage Assessment, there are no anticipated impacts to

the heritage resources by the Project; therefore, no mitigation measures are required.

6.2 Natural Heritage Resources

Windsor Solar LP has undertaken an NHA consisting of a Records Review, Site Investigation,

Evaluation of Significance and Environmental Impact Study to identify all natural features within

the Project Location and lands within 120 m. Specific details related to the identification,

evaluation and mitigation of environmental effects are available in the NHA reports. The

following provides a summary of both significant and non-significant natural heritage features,

along with potential environmental effects that have been mitigated through the selection and

location of project components and implementation of management practices for construction

and have been confirmed by the Ministry of Natural Resources and Forestry (MNRF). No residual

effects are anticipated after mitigation measures are implemented. Environmental effects

whose mitigation measures require subsequent monitoring have been included in Table 4.


The NHA identified the following natural features within 120 m of the Project Location:

Windsor Airport Swamps Provincially Significant Wetland

Airport Woodlands (Environmentally Significant Area #39)

Significant Climbing Prairie Rose Habitat

Significant Giant Ironweed Habitat

Features falling within 50 m of the Project Location were evaluated for significance using

procedures and criteria approved by the MNRF. Both the Climbing Prairie Rose and Giant

Ironweed habitats are located within 50 m of the Project Location and were evaluated to be

significant, based on the presence of these species in the habitat.

Figure 3 is a summary of natural heritage features within and adjacent to the Project Location

and is based on the determination made in the NHA Evaluation of Significance.


Based on the natural environment information collected, the Project Location was refined to

avoid impacts to significant and/or sensitive natural heritage features. The layout of the Project

has been developed to minimize its footprint and prioritize the protection of natural features.

The potential negative environmental effects to significant natural features and wildlife may

include:

Change in land topography associated with vegetation clearing, grubbing and subsequent

grading.


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Soil mobilization resulting in sedimentation of adjacent habitat.

Change in surface water run-off volumes/patterns.

Potential changes in water quality.

Temporary water takings during installation of underground project components may

affect the local hydrological regime (groundwater).

Overland dispersal of water during temporary water takings may increase surface runoff.

Increased vulnerability of cleared areas to invasion by non-native species.

Reduction in habitat.

Obstacle to wildlife movement after construction of perimeter security fence.

Disturbance/incidental mortality to wildlife species from project activities.

A summary of the potential negative environment effects is provided in Table 4 located at the

end of Section 6.


In consideration of the above potential environmental effects, mitigation measures have been

proposed to address these effects and maintain the ecological integrity and functionality of

significant natural features and wildlife. Proposed mitigation and/or monitoring measures

include:

Erosion and sediment control measures prior to site clearing and regularly maintained

until the Project is operational and vegetative ground cover is re-established.

Re-vegetate land with low-maintenance, native vegetative ground cover or monitor the

Project Location during post-construction to ensure natural re-vegetation occurs.

Development and implementation of a grading and water flow management plan which

maintains pre-construction surface water flows to adjacent lands (quantity, quality,

infiltrations, conveyance patterns and seasonality of water flow).

Visual monitoring for and avoidance of wildlife species encountered during activities.

Limit vehicular speeds on internal access roads and monitor for wildlife that may be on

access roads.

The Project has been developed to retain the value of all significant natural features identified

and to mitigate any negative effects that may occur. For the natural features deemed significant,

the layout of the Project will allow for their persistence after it is constructed and operational.


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6.3 Water Bodies

Windsor Solar LP has undertaken a Water Assessment and completed a Water Body Report to

identify all water bodies within the Project Location and lands within 120 m. Specific details

related to the identification and mitigation of environmental effects are available in the Water

Body Report. The following provides a summary of water bodies identified during the records

review and site investigation, along with potential environmental effects that have been

mitigated through the selection and location of project components and the implementation of

management practices for construction.

No residual effects are anticipated after mitigation measures have been implemented.

Environmental effects whose mitigation measures require subsequent monitoring have been

included in Table 4.


As outlined in Sections 30 and 31 in Ontario Regulation 359/09, a records review and site

investigation were undertaken to fulfill the requirements of the Water Assessment Report. In

the records review, four potential water bodies were mapped within the Project Location and

the surrounding 120 m. Results of the site investigation found that three of these four meet the

definition of a water body as defined by Ontario Regulation 359/09, while one does not. Each of

these four potential water bodies and the results of the site investigation are discussed below:

The Lappan Drain was found to occur as mapped in the records review. It is a channelized

permanent stream that originates approximately 610 m west of the Project Location,

enters the Project Location, flows generally eastward, exits the Project Location at its

eastern boundary, and empties into the McGill Drain within the 120 m setback area.

The McGill Drain was found to occur as mapped in the records review. It is a channelized

stream that originates within the Project Location near its southwest boundary, flows

generally eastward, exits the Project Location at its southeast boundary, forms a

confluence with the Lappan Drain, continues eastward and flows into the Little River

approximately 655 m east of the Project Location. From its origin to its confluence with

the Lappan Drain, the McGill Drain is an intermittent stream. Downstream of the

confluence, the McGill Drain is a permanent stream.

The Rusette Drain was found to occur as mapped in the records review. It is a channelized

permanent stream that originates northwest of the Project Location, flows generally

eastward, enters the 120 m setback area at its northeast boundary, turns northward, exits

the 120 m setback area, continues northward and empties into the Little River.

The Rivard Drain was found to be a temporary channel for surface drainage that can be

tilled and driven through and therefore is not a water body as defined by Ontario

Regulation 359/09.


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For a detailed description of water bodies within 120 m of the Project Location, refer to the

Water Assessment Report. For those features determined to meet the definition of a water body

under Ontario Regulation 359/09, mitigation measures to minimize potential environmental

effects will be implemented according to Sections 39 and 40 of the regulation.


The potential negative effects to water bodies within 120 metres of the Project Location may

include:

Changes in natural drainage, including increased or decreased surface runoff.

Increased or decreased stream flows and redirection of surface flow.

Potential for soil mobilization and erosion resulting in increased sedimentation and

turbidity.

Limited potential to decrease surface permeability and redirect surface runoff.

Limited potential for accidental spills from equipment and machinery to soil and/or

surface runoff.

Increased inputs of nutrients.

Increased sedimentation and turbidity may affect fish habitat (e.g., spawning areas, food

sources, benthic composition).

Runoff of soil and/or surface runoff may impact fish habitat and water quality of

downstream receiving waters.

Temporary water takings during installation of underground project components (if

necessary) may affect local hydrological regime (groundwater); overland dispersal of

water during temporary water takings may increase runoff.

Potential for drilling mud to escape into water bodies as a result of a spill, tunnel collapse

or rupture of mud to the surface (i.e., frac-out) during directional drilling for underground

cable.

Potential loss of aquatic habitat and/or species; drilling mud may impact water quality

and/or fish habitat and disturb riparian vegetation as a result of directional drilling.

Accidental injury or mortality of wildlife entering the Project Location. However, no direct

physical impacts to the species or the habitat are anticipated as no activities are proposed

within habitat areas.


No solar panels or transformer substation will be constructed within 30 m of a water body.

Therefore, all potential negative environmental effects of the Project (outlined in Table 4) are


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considered to be indirect effects associated with the drainage area for each water body. None

of the project activities are expected to have any direct or indirect effect on a water body

provided the appropriate mitigation measures are implemented. Mitigation measures proposed

to minimize and/or eliminate negative environmental effects to water bodies within 300 metres

of the Project include:

The development of an erosion and sediment control plan for the Project Location to be

maintained through the construction and decommissioning phases of the Project. This

plan will include standard erosion and sediment control measures such as silt fencing,

erosion control blankets and/or hay bales.

Minimizing changes in land contours and maintaining natural off-site drainage patterns

where possible.

Development of grading and water flow management plans to emulate pre-construction

conditions.

Operating machinery in the areas designated for construction only.

Storage of construction equipment and materials primarily in the construction laydown

areas and no equipment or materials will be stored within 30 metres of a water body.

Installation of underground cables will follow Fisheries and Oceans Canada Ontario

Operational Statement for High-Pressure Directional Drilling, including incorporation of

the Measures to Protect Fish and Fish Habitat when High-Pressure Directional Drilling as

outlined in the Operational Statement.

Adherence to appropriate fisheries timing window where activities occur under a water

body (i.e., directional drilling).

Careful monitoring of drilling and creation of appropriate emergency frac-out response

and contingency plans as well as equipment.

Efforts to avoid tracking soil from the Project Location onto municipal roads will be made.

Upon completion of project construction, the Project Location will be vegetated with a

mix of native grasses and/or monitored to ensure land naturally re-vegetates within one

growing season.

Locating transformers more than 30 m from a water body.

Constructing spill containment structures for the transformer substation.

Use Best Management Practices to prevent impacts to wildlife within the area.


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6.4 Air, Odour, Dust


The Project Location for the Project is within the boundary of the YQG, Windsor International

Airport; however, it is currently rented out for agricultural purposes. Farming equipment such as

tillage and harvesting equipment have the potential to create odour and dust during the

planting and harvesting seasons. Airport operations including the operation of aircrafts and

supporting operations currently have the potential to contribute to negative impacts on air

quality, odour and dust conditions.


During construction, increases in particulate matter (dust) may be experienced in the adjacent

areas, which are predominantly agricultural to the south and east, and predominantly

employment lands (industrial/office/commercial) to the north and west. Residential

developments are also located within the adjacent area. Activities that could produce dust

include, but are not limited to: construction of access roads; travel of construction vehicles and

equipment over gravel access roads; clearing and grubbing; and grading and levelling. The

majority of these dust-producing activities are expected to occur during the first two months of

the construction phase.

Additionally, there will be emissions from the diesel engines of construction machinery and

equipment which may adversely impact local air quality. The impacts will be localized and

temporary and will not have a significant impact on regional air quality or climate change.

Appropriate air quality mitigation measures will be implemented during construction to ensure

limited impacts to neighbouring properties. The anticipated impacts on air quality will be

minimal from construction in comparison with daily emissions produced by airport operations.


The following air quality mitigation measures will be implemented during construction where

appropriate:

vehicle idling will be limited where possible in order to minimize particulate matter from

vehicles and equipment.

equipment will be maintained in good working order.

vehicular traffic will be minimized on exposed soils and high traffic areas will be stabilized

with fresh gravel.

gravel roads will be watered down as required to reduce dust during construction.

Due to the proximity of the solar facility to the YQG, Windsor International Airport, consultation

will continue to take place with YQG to determine if there are any potential concerns on airport

operations as a result of potential construction dust.


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6.5 Noise


Noise levels within the City of Windsor are governed by Bylaw 6716. As stated in Section 6.4.1.,

the proposed location of the Project is within the boundary of the YQG, Windsor International

Airport. The land is currently rented out for agricultural use. Normal operations at YQG,

including aircraft movement and supporting operations have the potential to create excess

noise. Additionally, the usage of farming equipment for agricultural activities has the potential

to create excess noise. It is anticipated that airport operations will continue to occur during

construction and operation of the facility. Normal operation of the airport produces a significant

level of noise.


During the construction period, activities may lead to elevated levels of noise in the area. Given

the proximity to the airport and the existing noise regime associated with the airport, noise

from the solar facility’s construction, operation and decommissioning should be minimal.

Activities that could produce higher levels of noise include, but are not limited to: clearing and

grubbing of trees; compacting and grading; and operation of construction vehicles. These

activities are expected to occur during months 1 - 4.


All efforts will be made to minimize noise during construction. The following mitigation

measures will reduce the impact of noise on surrounding land uses:

vehicle and equipment idling will be limited where possible.

construction activities resulting in noise emissions will take place in accordance with local

municipal By-laws.

where work may need to be conducted after the normal hours or on weekends, this will

be done in accordance with local municipal requirements in order to minimize any

impacts to the surrounding community.

all equipment will be maintained in good working order with effective muffling devices

where appropriate.

any noise complaints will be investigated using the procedures outlined in the

communications plan (see the Design and Operations Report).


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6.6 Land Use and Resources


The planned solar facility will occur within the boundary of the YQG, Windsor International

Airport, which is located within the Sandwich South Planning District. The Planning District

covers 2,530 hectares and was annexed into the City of Windsor in 2003 and incorporated into

the City’s Official Plan in 2007. The Project Location is designated “Airport” and “Future

Employment Area”. Figure 4 depicts the land uses in the Project Location and within 300 m

based on information from multiple sources including Ecological Land Classification surveys,

Canada Land Inventory mapping and Official Plans.

In 2010, the Windsor International Airport Master Plan was also completed; it is the overall

planning document that guides the development of the Airport and assists the City of Windsor

and the private sector in making land use decisions on surrounding lands. In the general vicinity

of the Airport, land use is governed by Transport Canada TP1247E (Land Use in the Vicinity of

Airports) and recent modifications by NAV CANADA. Specifically, the registered zoning in place

by Transport Canada is entitled Windsor Airport Zoning Regulations. The majority of the Project

Location is currently rented out and farmed with cash crops and/or consists of mowed fields

with very limited residential uses in the vicinity.


The solar facility will temporarily alter the land use. The Project Location could be restored to its

pre-construction condition, or a similar state after decommissioning as determined through

consultation with YQG. The proposed Project is low-profile and non-obtrusive in nature and

does not interfere with other nearby land uses. Potential environmental effects resulting from a

change in land use include visual impacts to neighbouring landowners.


The temporary use of the land for the solar facility will not impact future uses of the land, or

current operations of adjacent lands.The proposed facility is physically low-profile and should be

non-obtrusive to the surrounding community. Significant setbacks from the surrounding road

network and adjacent property lines are being applied and the majority of the surrounding uses

are employment and agricultural. The proposed Project is also in the process of being reviewed

by NAV CANADA under its Land Use Program process and the Project is also being screened by

YQG under its Facility Alterations Permit (FAP) process. When complete, YQG will submit the

FAP to Civil Aviation Services Ontario (CASO) through the Transport Canada website for final

approval.


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6.7 Provincial and Local Infrastructure

The use of roads will be the only local infrastructure required during construction. No other

municipal infrastructure is anticipated to be required.


Existing paved roads in the vicinity of the Project Location, including but not limited to Division

Road, Jefferson Boulevard, Lauzon Parkway and Pillette Road, may be required for use during

the construction phase of the Project. Pillette Road and Jefferson Boulevard are existing roads

that were formerly open public municipal roads. However, since they became part of the YQG,

Windsor International Airport lands they have been closed to public access with controlled

gated entries.

The Project Location is also adjacent to infrastructure used for transportation purposes,

including airport runways, taxiways and associated lighting, buildings and features. The Airport

facilities are predominantly located to the west of the Project location.

An existing 115 kV transmission line exists to the north of the Project Location within a HONI

corridor. Within this HONI corridor, along the north side, there is an easement containing an

existing natural gas pipeline owned by Union Gas Limited.


Potential negative effects as a result of the Project may include periodic traffic disruptions along

surrounding local and provincial roads, including Division Road, Jefferson Boulevard, Lauzon

Parkway, and Pillette Road. Disruptions may be incurred during the construction phase of the

Project, and possible damage to roads due to heavy and frequent construction vehicles and

equipment travel may occur.

The Project is not anticipated to have any negative impacts on Airport infrastructure.

Commissioning of the facility and interconnection into the IESO controlled grid may cause

temporary power outages to local customers.


Mitigation measures to minimize disruption and impacts to local roads will be identified during

development of traffic studies. This is to include a Traffic Management Study during detailed

design and a Transportation Plan during the construction phase of the Project. The Proponent

will compensate the City for road damage if there is abnormal wear that can be attributed to the

construction of the Project, based on the Road Use Agreement between the proponent and the

City.

Ongoing communication between Windsor Solar LP and YQG will occur as needed.

Any mitigation measures to minimize power outages will be undertaken by HONI.


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Within regard to existing underground infrastructure, such as the existing natural gas pipeline in

the HONI corridor, all necessary on-site locates will be completed prior to construction.

6.8 Public Health and Safety


As noted, the Project Location for Project is located within the YQG, Windsor International

Airport property. The property has historically been used for airport operations at the west end,

while the balance of the property not required for aviation purposes has been rented out for

agricultural production. The airport operations within the property pose some risk to public

health and safety; however, the property is closed off to the public, and the distance between

YQG operations and the area used for agricultural purposes lessens the risk.


Potential impacts to public health and safety as a result of the Project are minimal but include

those generally related to construction. The level of noise, vibration, and dust emissions

expected during construction are anticipated to be low, localized and temporary in nature. The

following potential impacts are unlikely but possible:

Noise, vibration, equipment emissions and dust can be attributed to human health

impacts

Injury or death of construction workers or members of the public due to accidents

involving heavy equipment and construction vehicles

Electrical fires at the Project Location causing a risk to firefighters, airport operations and

neighbouring properties

It should be noted that there is limited potential for wildfires or fires at the Project Location. The

solar PV panels and related equipment represent a negligible increase in fire potential. Risk for

vegetative fuel build-up is minimal (vegetation will be managed as per Section 5.12) and will be

no greater than when the land was used for agricultural purposes. Construction activities will

not have an impact on the pre-existing risk inherent with operating an airport on the property.


Safety is a primary objective and the goal of Windsor Solar LP is to maintain a safe work

environment for workers and the public at all times during construction. The following

mitigation and monitoring activities will be implemented, as necessary, during the construction

phase:

All construction activities will be conducted by licensed on-site contractors in

accordance with required standards and codes and all activities will abide by all

applicable regulations.


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All equipment will be maintained in good working order.

The Project will comply with all applicable Ontario Occupational Health and Safety Act

(OHS) regulations and requirements during the construction period.

It will be the on-site contractor’s responsibility to prepare a site-specific custom Health

and Safety Plan and a safety and compliance officer will be assigned to the Project to

ensure that the plan is implemented and adhered to.

The site will be under surveillance and temporary and permanent fencing will prevent

unauthorized access and ensure public safety during the construction, operational and

decommissioning phases. Areas to be avoided will be flagged and/or fenced for public

safety, as appropriate.

The Project will have a fire prevention plan and response plan.

An Emergency Response and Communications Plan will be prepared in the event of an

emergency on the site and will provide key contact information for relevant responders,

regulators, YQG and other stakeholders. This plan is discussed in the Design and

Operations Report.

Consultation is ongoing with YQG to determine any additional measures that may be required to

ensure the safety of the adjacent operations.

6.9 Areas Protected under Provincial Plans and Policies


A search and analysis of available records identified that the Project Location does not fall within

areas subject to any Provincial Plans, including the Niagara Escarpment, Lake Simcoe

Watershed, Oak Ridges Moraine or the Greenbelt. The Project supports the goals of the

Province’s Green Energy and Green Economy Act, 2009 and Long-Term Energy Plan (LTEP), 2013.


No impact is expected to areas protected under provincial plans and policies.


No mitigation measures or monitoring plans are proposed.

6.10 Summary of Potential Environmental Effects

Table 4 outlines how the potential negative environmental effects from construction activities

will be mitigated and how monitoring will occur to meet the requirements set out in Ontario

Regulation 359/09. Overall, the potential environmental effects during construction are

anticipated to be short-term and indirect.


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Table 4: Summary of Potential Environmental Effects and Proposed Mitigation Measures

Potential Effect Affected Feature(s) or

Environmental

Component Likelihood Magnitude Mitigation Measures

Monitoring4

Contingency Measures Monitoring

Location

Frequency and

Duration

Cultural Heritage and Archaeological Resources

Disruption or destruction of cultural or

archaeological materials.

Cultural heritage resources.

Archaeological resources.

Low

Low

Low

Low

No impacts are anticipated on built cultural resources or cultural heritage

landscapes as a result of the Project, therefore no mitigation measures are

required.

Mitigation for archaeological resources will be implemented as outlined by

the Stage 3 and Stage 4 Assessment, in accordance with the Ministry of

Tourism, Culture and Sport's 2011 Standards and Guidelines.

N/A

N/A

Should a previously undocumented

cultural heritage or archaeological

resource be discovered, alteration of the

site will immediately cease, and

additional fieldwork will be undertaken

by a heritage professional or licensed

archaeologist in accordance with Section

48(1) of the Ontario Heritage Act.

Should human remains be found, the

police or regional coroner’s office, the

Registrar of Cemeteries and any

applicable Aboriginal Communities will be

contacted in accordance with the

Cemeteries Act.

Natural Heritage Features

Site Preparation and Construction

Direct/ Physical Impact

No direct physical impacts to the species

or the habitat anticipated as no

activities are proposed within habitat

area.

Potential for increased erosion and

sedimentation in habitat impeding

growth of plant species.

Potential for accidental disturbance to

habitat from machinery in operation

Significant Climbing Prairie

Rose Habitat

Significant Giant Ironweed

Habitat

Windsor Airport Swamps

Airport Woodlands

(Environmentally Significant

Area #39)

Incidental Wildlife

Occurrences

Low

likelihood for

direct/physic

al impacts.

Moderate

likelihood for

indirect/distu

rbance

effects to

significant

Climbing

Prairie Rose

and Giant

Low Following delineation of the construction area, rare plants that fall within

10 m of an area of disturbance will be identified with markings by a

qualified professional to notify staff working in the area of the occurrence.

Develop and implement an erosion and sediment control (ESC) plan prior

to site preparation activities.

Erosion and sediment control measures (i.e. silt fence) installed for

construction purposes will delineate the extent of the fauna habitat from

the active construction area. ESC structure should be monitored regularly

to ensure that they are fully functional and any issues identified are

resolved in a timely fashion.

Minimize removal/disturbance of vegetation along roadside ditches. Note,

use of Pilette Road by the project is for access purposes only to the Project

Around the

perimeter of

Project

Location

where ESC

measures are

implemented.

Monitor ESC

measures

regularly during

construction.

Post-construction

ESC monitoring

to occur regularly

or after rain

events 10

millimetres or

greater until

vegetation is re-

established.

Repair deficiencies in ESC structures as

soon as possible upon notification of

breach in ESC structure and buffer

fencing.

If Project Location does not re-vegetate,

efforts to facilitate stabilization of soils

will be made through seeding or other

measures.

4 Please refer to the Natural Heritage Assessment Environmental Impact Study for additional monitoring information for natural features and to the Water Bodies Report for additional monitoring information for water bodies


P a g e | 37


Environmental


Monitoring4


Location

Frequency and

Duration

during construction phase.

Indirect/Disturbance Effects

Increased surface runoff from exposed

soils.

Loss of species.

Increased vulnerability of the Project

Location to invasion by non-native

species.

Potential for loss of vegetation due to

the deposition of dust and/or overland

mobilization of soil from site

construction.

Potential for soil compaction and root

damage from construction machinery.

Potential for changes in surface water

quality.

Disruption of underground roots within

habitat and along edges of significant

habitat during installation of perimeter

fence.

Incidental

Accidental injury or mortality of wildlife

entering the Project Location.

Obstacle to wildlife movement after

construction of the fence.

Ironweed

habitats.

Low

likelihood for

indirect/distu

rbance

effects to

wetlands and

woodlands

after

implementati

on of

mitigation

measures.

Location. As Pilette Road is not part of the Project Location, no works

related to the Project would be permitted.

Maximize the distance of all construction equipment used from significant

features; operate machinery in the Project Location areas only.

Develop and implement a stormwater management plan which maintains

pre-construction surface water flows to adjacent lands (quantity, quality,

infiltrations, conveyance patterns and seasonality of water flow).

All construction equipment used for the Project should enter the site clean

and free of debris. Construction equipment will be visually inspected prior

to first entry into the active construction area for evidence of plant

material. If the construction equipment leaves the airport property

during the construction phase, it is to be re-inspected prior to resuming

work within the active construction area.

Design roads to promote infiltration (e.g. use of gravel materials).

Re-vegetate cleared lands with native grassland species and/or ensure the

project location naturally re-vegetates.

If dewatering of cable trenches is necessary, direct all discharged water

away from significant wildlife habitat.

Spill containment structures will be constructed at the substation transformer.

Contingency measures, including a spill response plan will be developed

and implemented as required.

Use Best Management Practices to prevent impacts to wildlife within the

area.

Incidental habitat for wildlife that may occur along the drains will not be

disturbed as there will be a 30 m setback from the drains to the perimeter

fence and any construction activities. This will serve to preserve natural

dispersal routes in the general area of the Project.

Erosion and sediment control measures (i.e., silt fence) will be installed

along the drains and around the Project Location boundary to deter

wildlife (specifically Snapping Turtles, but also other wildlife) from entering

the construction site during construction and decommissioning.

Minimize impacts to any breeding birds (April 1 to August 31) by clearing

Project Location

to be monitored

regularly to

ensure re-

vegetation post-

construction.


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Environmental


Monitoring4


Location

Frequency and

Duration

naturalized vegetation outside of the breeding bird season. Should any

clearing be required during the breeding bird season, nest searches

conducted by a qualified person must be completed 48 hours prior to

clearing activities. If nests are found, works within an appropriate

determined buffer (dependent on species) will cease until nest has

fledged. If no nests are present, clearing can occur. This is in accordance

with the federal Migratory Bird Convention Act.

The construction workforce will be educated on local wildlife that may be

encountered on the Project Location and will be instructed to take

measures for avoiding wildlife. A protocol will be provided to contractors

to follow in the event wildlife in encountered. This protocol will include

specific measures for dealing with turtles, breeding birds and other

wildlife.

Any wildlife located within the Project Location will be re-located to an

area outside the Project Location (and into an area of appropriate habitat)

as necessary.

Water Bodies

Vegetation clearing and grading may

increase surface runoff and soil

mobilization may impact receiving

water bodies.

Lappan Drain

McGill Drain

Low Low. An erosion and sediment control plan will be developed for the site. This

plan will include standard erosion and sediment control measures such as

silt fencing, erosion control blankets and/or hay bales, etc.

Appropriate ESC measures are implemented prior to and during

construction.

ESC controls are maintained during the construction phase.

Minimize changes in land contours and maintain natural off-site drainage

patterns where possible; Develop grading and water flow management plans

to emulate pre-construction conditions.

Operate machinery in the areas designated for construction only.

Vegetation to be planted adjacent to the water body will be maintained as

natural buffers.

At areas

where ESC

controls are

constructed.

Check to occur

regularly and/or

after rain events

greater than 10

millimetres until

vegetative cover

is established.

All breaches to ESC controls will be

repaired within 24 hours of notification.

If during the routine checks it is

determined that ESC controls are not

sufficient, all work will stop until

appropriate ESC controls can be

established.

Temporary water takings during

installation of underground project

components may affect local

Lappan Drain

McGill Drain

Low Low. ESC

measures will

mitigate

excess

Control the rate and timing of water pumping. Pump water onto vegetated

surfaces if possible or into a temporary retention basin. If possible, restrict

groundwater taking to low flow time periods and to less than 50,000 litres

Where

installation

requires

temporary

Once during

construction/

during

installation of

If temporary water takings cause

increased soil mobilization or surface run-

off in areas of exposed soil, temporary

water takings activities will be stopped


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Environmental


Monitoring4


Location

Frequency and

Duration

hydrological regime (groundwater).

Overland dispersal of water during

temporary water takings may increase

surface runoff.

overland

runoff from

temporary

water takings

activities. No

permanent

impacts to

the water

table are

anticipated.

Water takings

to be <50,000

L/day.

per day.

Implement ESC measures and monitor/report as indicated above.

Any temporary water takings activities required during installation of project

components will be controlled to ensure pumped water re-infiltrates the

ground without causing increased run-off.

water takings. project

components.

until a solution can be implemented. If

water taking needs to exceed 50,000

L/day, the MOECC will be consulted.

Installation of underground cable under

water bodies by directional drilling may

cause:

Potential for drilling mud to escape

into water bodies as a result of a

spill, tunnel collapse or rupture of

mud to the surface (i.e., frac-out).

Disturbance of riparian vegetation.

Potential for increased

sedimentation and erosion of water

bodies.

Potential for loss of aquatic habitat

and/or species; drilling mud may

impact water quality and/or fish

habitat.

Lappan Drain

McGill Drain

Low Low Adherence to DFO’s Ontario Operational Statement for High-Pressure

Directional Drilling, including incorporation of the Measures to Protect Fish

and Fish Habitat when High-Pressure Directional Drilling as outlined in the

Operational Statement.

Adherence to appropriate fisheries timing windows, as provided by

ERCA/DFO.

A geotechnical assessment will be conducted to reduce the risk of frac-out

by proper assessment practices and drill planning and execution.

Careful monitoring of the drilling and preparation of appropriate emergency

frac-out response and contingency plans, and equipment.

Riparian vegetation to be removed only where necessary for drilling

operations.

At

entrance/exit

pits and

downstream

of where

drilling path

occurs below

water bodies.

Throughout

drilling activities.

Prepare and implement appropriate

emergency frac-out response and

contingency plans, as well as equipment.

Notification of MOECC (Spills Action

Centre) and ERCA in the event of a frac-

out.


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Environmental


Monitoring4


Location

Frequency and

Duration

Storage and use of construction

materials and equipment may introduce

soil run-off or other substances into

receiving water bodies.

Lappan Drain

McGill Drain

Low Low. Construction equipment and materials will be primarily stored in the

construction laydown area. No equipment or materials will be stored within

30 metres of a water body.

Operate machinery in the areas designated for construction only.

Efforts will be made to avoid tracking soil from the Project Location onto

municipal roads.

Vegetation to be planted adjacent to the water body will be maintained as

natural buffers.

Municipal

roads and the

construction

laydown area.

During the

construction

phase.

If soil is mobilized onto municipal roads

by equipment, road sweeping efforts will

move soil away from water bodies.

Air, Odour and Dust

Deposition of dust on adjacent lands.

Neighbouring land uses. Low Low Vehicle idling will be limited where possible.

Equipment will be maintained in good working order.

Vehicular traffic will be minimized in areas of exposed soils and high traffic

areas will be stabilized with fresh gravel.

Gravel roads will be watered down during construction as needed to reduce

dust.

Construction activities causing increased odour or dust will be carried out in

accordance with all applicable regulations and standards.

N/A

N/A

N/A

Odour nuisance. Neighbouring landowners.

Noise

Noise disturbance. Neighbouring landowners. Moderate Low Vehicle idling will be limited, where possible.

Noise levels within the City of Windsor are governed by Bylaw 6716.

Construction activities resulting in noise emissions will typically take place

during normal business hours. Should work need to be conducted on

weekends, this work will be done in accordance with local regulations and

policies to minimize disturbance to the surrounding community.

All equipment will be maintained in good working order, with muffler

devices, where appropriate.

Any noise complaints will be investigated as discussed in the

Communications Plan (see the Design and Operations Report).

N/A N/A Documentation of any complaints as

outlined in the Design and Operations

Report (Section 8.3.2) and follow up as

required.


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Environmental


Monitoring4


Location

Frequency and

Duration

Land Use and Resources

Removal of land from agricultural

production.

Land use at the Project

Location.

High Moderate N/A

N/A N/A Lands could be restored to their pre-

construction condition, or a similar state

at the time of decommissioning and

adjacent lands will most likely continue to

be farmed.

Visual impact. Neighbouring landowners.

Approaching air traffic.

Low Low Significant setbacks from all neighbouring landowners have been applied.

Panels will have geometric configuration relative to the sunlight path and

anti-reflective coatings to mitigate glare conditions.

Landscaping as required to minimize view of Project Location.

N/A N/A N/A

Provincial and Local Infrastructure

Periodic traffic disruption. Division Road, Jefferson

Boulevard, Lauzon Parkway,

Pillette Road

Moderate Low A Traffic Management Plan will be prepared during detailed design in

consultation with the City.

N/A N/A N/A

Disruption to Airport operations. Airport infrastructure. Low Low Construction activities will take place in accordance with any requirements

from YQG and NAV CANADA.

N/A N/A N/A

Damage to local roads. Division Road, Jefferson

Boulevard, Lauzon Parkway,

Pillette Road

Moderate Low Roads will be returned to or maintained at pre-construction condition. N/A N/A N/A

Temporary power outages to local

customers during commissioning of the

facility.

Neighbouring landowners

and local community.

Low Moderate Any mitigation measures to minimize outages will be undertaken by Hydro

One.

N/A N/A N/A

Public Health and Safety

Noise, vibration and equipment

emissions.


and other members of the

community.

Moderate Low The Project will comply with the Occupational Health and Safety Act

regulation requirements during the construction phase.

N/A N/A N/A


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Environmental


Monitoring4


Location

Frequency and

Duration

Injury or death to construction workers

or members of the public due to

accidents related to construction

equipment or traffic.

Construction workers.



community.

Low High All equipment will be operated by licensed contractors.

All construction activities will be conducted by licensed contractors in

accordance with required standards and codes. All activities will abide by

local laws and regulations.

The contractor will create a site-specific health and safety plan. The

contractor will also provide job safety assessment information prior to

construction start up.

All equipment will be maintained in good working order.

The Project Location will be under surveillance during construction and a

fence with locked gates will be installed to ensure public safety. Restricted

areas will also be flagged, as appropriate.

The Project will have a fire prevention and response plan.

Windsor Solar LP will work with YQG and local fire department to develop a

fire prevention plan for the Project Location that includes the construction

phase. This plan will be outlined in the Emergency Response and

Communications Plans. (See the Design and Operations Report).

An Emergency Response and Communications Plan will be prepared in the

event of an emergency on the site and will provide key contact information

for relevant responders, regulators, landowners and other stakeholders.

N/A N/A Implementation of a site-specific health

and safety plan Emergency Response and

Communications Plans.

Fires (electrical, wildfire, etc.) at the

Project Location during construction.

Construction workers.



community.

Municipal firefighters.

Low

Low

Low

Moderate

Low

Moderate

N/A N/A Implementation of Emergency Response

and Communications Plans.

Areas Protected Under Provincial Plans and Policies

No potential negative effects are anticipated to the Greenbelt Protected Countryside, Greenbelt Natural Heritage System and/or Lake Simcoe Watershed

N/A – Not Applicable


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7. CONCLUSIONS

This Construction Plan Report has been completed to fulfill regulatory requirements as mandated by the

provincial government for the development of the Project. This report is consistent with the provisions

of Ontario Regulation 359/09 for a Class 3 Solar Facility.

Sufficient fieldwork and data collection was performed to assist in the determination of potential

construction effects to environmental and social features. Various mitigation measures to manage

these potential effects have been identified. Significant adverse effects from construction activities to

the natural and social environment will be avoided through careful facility layout planning, the

application of appropriate mitigation measures, and adherence to all regulatory requirements.

The overall conclusion of this Construction Plan Report is that the Project can be constructed without

any significant adverse residual effects to the natural or social environments.

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