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06-15-20 PZ Agenda Packet
TOWN OF WESTLAKE PLANNING & ZONING COMMISSION AGENDA 1500 SOLANA BLVD, BUILDING 7, SUITE 7100, COUNCIL CHAMBER WESTLAKE, TX 76262 r x E r o w N o ► WESTLAKE �UNE 15, 2020 5:00 PM VIA VIRTUAL MEETING In accordance with Order of the Office of the Governor issued March 16, 2020 and March 19, 2020, the Town Board of the Town of Westlake will conduct this virtual meeting at 5:00 p.m. on Monday, June 15, 2020 by telephone conference in order to advance the public health goal of limiting face- to-face meetings (also called "social distancing") to slow the spread of the Coronavirus (COVID-19). There will be no public access to the physical location described above. A recording of the telephonic meeting will be made and will be available to the public in accordance with the Open Meetings Act. Instructions for public participation in the meeting by video conference and telephonic conference are as follows: Bv Video• https://bit.ly/towpz3 Password: 202485 Bv Telephone• Toll: (346) 248-7799 Webinar ID: 990 2327 5963 Password: 202485 Toll Free: (888) 788-0099 �ision Statement An oasis of natural beauty that maintains our open spaces in balance with distinctive deve%pment, trails, and guality of life amenities amidst an ever expanding urban landscape. Regular Session 1. CALL TO ORDER 2. CITIZENS COMMENTS: This is an opportunity for citizens to address the Board on any matter whether or not it is posted on the agenda. For those joining by videoconference: Any person desiring to make a public comment using a Windows computer must first press the '�Raise Hand" button on the screen. Alternatively, the AIt+Y keyboard shortcut may be used to raise or lower their hand. Any person desiring to make a public comment using a Mac computer must first press the"Raise Hand" button on the screen. Alternatively, the Option+Y keyboard shortcut may be used to raise or lower their hand. For those joining by teleconference: Any person desiring to make a public comment must first press star-nine (*9) on their telephone keypad to "Raise their hand" to speak. Persons joining the meeting by teleconference my mute and unmute their phones by pressing star-6 (*6). Page 1 of 2 Citizens will be placed in a queue based on the order the hands were raised. The presiding officer will recognize callers based on the order of the queue, where they will be asked to state their name and address. Individual citizen comments are normally limited to three (3) minutes; however, time limits can be adjusted by the presiding officer. The presiding officer may ask the citizen to hold their comment on an agenda item if the item is posted as a Public Hearing. The Board cannot by law take action nor have any discussion or deliberations on any presentation made to the Board at this time concerning an item not listed on the agenda. The Board will receive the information, ask stafF to review the matter, or an item may be noticed on a future agenda for deliberation or action. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON MAY 11, 2020. 4. PRESENTATION AND DISCUSSION OF SOLAR FACILITIES AND POTENTIAL SOLAR FACILITY POLICIES IN WESTLAKE. 5. DISCUSSION AND RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCE 306 APPROVING THE PLANNED DEVELOPMENT DISTRICT 2 (PD 2) ZONING DISTRICT IN ORDER TO CONSTRUCT A SOLAR ENERGY FACILITY. THE PROPERTY IS GENERALLY LOCATED ON THE SOUTH SIDE OF STATE HIGHWAY 114, BETWEEN DAVIS BOULEVARD AND WESTLAKE PARKWAY, NORTH OF DOVE ROAD. 6. AD]OURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Bldg. 7, Ste. 7100, Westlake, Texas, 76262, June 12, 2020, by 5:00 p.m. under the Open Meetings Act, Chapter 551 of the Texas Government Code. ,�,��o�� Tod Wood, Town Secre ary If you plan to attend this public meeting and have a disability that requires special needs, please advise the Town Secretary 48 hours in advance at 817-490-5711 and reasonable accommodations will be made to assist you. Page 2 of 2 Planning a nd Zon i ng Item # 2 — Citizen Comments Back up material has not been provided for this item. CITIZEN COMMENTS: This is an opportunity for citizens to address the Board on any matter whether or not it is posted on the agenda. For those joining by videoconference: Any person desiring to make a public comment using a Windows computer must first press the ��Raise Hand" button on the screen. Alternatively, the AIt+Y keyboard shortcut may be used to raise or lower their hand. Any person desiring to make a public comment using a Mac computer must first press the'�Raise Hand" button on the screen. Alternatively, the Option+Y keyboard shortcut may be used to raise or lower their hand. For those joining by teleconference: Any person desiring to make a public comment must first press star-nine (*9) on their telephone keypad to '�Raise their hand" to speak. Persons joining the meeting by teleconference my mute and unmute their phones by pressing star-6 (*6). Citizens will be placed in a queue based on the order the hands were raised. The presiding officer will recognize callers based on the order of the queue, where they will be asked to state their name and address. Individual citizen comments are normally limited to three (3) minutes; however, time limits can be adjusted by the presiding officer. The presiding officer may ask the citizen to hold their comment on an agenda item if the item is posted as a Public Hearing. The Board cannot by law take action nor have any discussion or deliberations on any presentation made to the Board at this time concerning an item not listed on the agenda. The Board will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. r x E T o w H o F WESTLAKE MINUTES OF THE PLANNING &ZONING COMMISSION TOWN OF WESTLAKE, TEXAS May 11, 2020 PRESENT: Commission Chairman Tim Brittan and Commissioners Michelle Lee, Liz Garvin, Brad Swearingen, Kim Morris, Ken Kraska and Sharon Sanden. ABSENT: None. OTHERS PRESENT: Director of Planning & Development Ron Ruthven, Town Secretary Todd Wood, Director of Information Technology Jason Power, Deputy Town Manager Noah Simon, Assistant Town Manager Jarrod Greenwood, Building Official Pat Cooke, and Development Coordinator Nick Ford, Ralph Bush, and John Schober. Regular Session 1. CALL TO ORDER Commission Chairman Tim Brittan called the meeting to order at 5:00 p.m. A roll call was performed to verify the attendance of each member of the Commission listed above. 2. CITIZEN COMMENTS: No one addressed the Commission. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON MAY 11, 2020. MOTION: Commissioner Kraska made a motion to approve the consent agenda. Commissioner Lee seconded the motion. The motion carried by a vote of 5-0. Planning and Zoning Minutes—05/11/20 Page 1 of 5 4. PUBLIC HEARING AND RECOMMENDATION OF A REPLAT OF BLOCK D, WESTLAKE ENTRADA ADDITION. Director of Planning & Development Ron Ruthven provided information to the Commission on this item. He began by noting that the Entrada development is fully platted; therefore, any changes from the original plat would be considered a replat. The replat before the Commission consists of ten (10) new residential lots that would be located between the Plaza Mayor site and the '�Block E" homes that are currently being built along the canal. While no site plan has currently been submitted, the layout of these new residential lots do conform to the development plan. A site plan application would be required to ensure that the design meets all Entrada design requirements, as well as all requirements required by ordinance. Director Ruthven stated to the Commission that staff recommended approval. Commissioner Lee asked Director Ruthven if the Town was aware of who would be building the homes on these residential lots. Director Ruthven stated that this is not known at this time, and more detail would be available when the site plan is submitted for approval. He also noted that the applicant was in attendance to discuss the next agenda item and could provide additional information. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Garvin made a motion to approve the replat of Block D, Entrada addition. Commissioner Morris seconded the motion. The motion carried by a vote of 5-0. 5. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF AMENDMENTS TO ORDINANCE 703 APPROVING THE PD1-2 ZONING DISTRICT, KNOWN AS ��WESTLAKE ENTRADA", LOCATED NORTH OF SOLANA BLVD., EAST OF DAVIS BLVD., AND SOUTH OF STATE HIGHWAY 114. Chairman Brittan began by stating that agenda Items five, six, and seven (5, 6, and 7) would be discussed together. He noted that the applicant, Mr. John Schober, was present on the call to provide information. He also noted that each item would need to be voted on by the Commission individually, although they would be discussed as one single project, and details would be provided on each item. Director Ruthven began by describing the site as��Block P". This site is immediately adjacent to the retail corner, between the gas well pad site and the future location of Starbucks. The site would encompass the area up to the future frontage road of SH 114, and would be a mixed-use development involving a new use that is currently not included in Entrada's zoning regulations. This item would add this new use to Entrada's zoning regulations and describe what the use is. The name of this use would be a '�Private Sporting Club" and would require approval prior to consideration of approving Items #6 and #7 on the agenda. Planning and Zoning Minutes—05/11/20 Page2of5 6. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A SITE PLAN FOR AN APPROXIMATELY 2.83-ACRE PORTION OF THE PD1-2 ZONING DISTRICT, ESTABLISHED BY ORDINANCE 703, FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE AREA ON THIS PD SITE PLAN IS COMMONLY REFERRED TO AS BLOCK P, GENERALLY LOCATED WEST OF THE INTERSECTION OF ARAGON DRIVE AND ANDORRA DRIVE. Director Ruthven explained that Item #6 included the site plan for the project The Site Plan would include the details related to building design, location, parking, architecture, and description of uses. 7. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A SPECIFIC USE PERMIT (SUP) TO ALLOW FOR A PRIVATE SPORTING CLUB TO BE LOCATED AN APPROXIMATELY 2.31-ACRE PORTION OF BLOCK P, WESTLAKE ENTRADA, LOCATED BETWEEN GIRONA DRIVE AND ROSES DRIVE. Director Ruthven explained that Item #7 is for the Specific Use Permit (SUP), approving the new use of the Private Sporting Club. Director Ruthven also clarified that there was a discrepancy between the paper packets and the digital packet that were received by the Commission, and the correct staff recommendation was located in the digital version. Following this information from Director Ruthven, the architect for the applicant provided a presentation to the Commission. Mr. Ralph Bush with Bush Architects began the presentation by thanking the Commission for the opportunity to present the project. He began by stating how exciting the project was, and how it would be a great amenity to the Entrada development. The existing development plan was shown, including the location of the proposed mixed-use project, located on Lot 2 of Block '�P". This project would be 339,000 square feet in total, comprised of office space, commercial retail, internal parking, and the private sporting club. Mr. Bush noted that due to the slope of the site, the portion of the project on Aragon Drive was approximately 30 (thirty) feet in elevation above Roses Drive. Mr. Bush indicated that commercial construction methods would be used due to the complexity of the project. The second floor would consist commercial and retail space. The plans include a fourteen (14) room hotel that would extend to the fifth (5t") floor. This hotel would include large suites that could accommodate families and executive business travelers. An observation tower would be included that would provide views of Entrada and Davis Boulevard. A surface parking lot with two (2) entrances would be located on the second level and would serve the lobby of the hotel. This would also include three (3) courtyard areas that could feature public art and areas that could be enjoyed by public or residents of the Town. Additionally, a bridge would be built over Andorra Drive, linking a market and bakery to the courtyard. Planning and Zoning Minutes—05/11/20 Page3of5 The level accessing the first floor would include restaurant space, access to additional parking for the market and a gated entrance leading underground to the proposed Private Sporting Club. The first floor would also include a jazz club and the climate-controlled vault area for the Private Sporting Club. An exhaust system would be installed and elevated as high as possible to ensure air quality and mitigate noise. It was emphasized that the Catalonian architecture of this project would be considered iconic to the development. This has required several months of reviewing architectural case studies. Elevation drawings were shown to provide views from Andorra Street, Aragon Street, and SH 114. Digital renderings were also shown of the courtyard area, the underground vault floor plan, and the view of the finished project from various angles. Chairman Brittan inquired about the ownership structure of the property. Mr. John Schober, the applicant, indicated that he would maintain ownership of the property. Chairman Brittan then inquired as to what type of commercial entities were being envisioned for these retail areas. Mr. Schober indicated that he would like to see something similar to Highland Park Village. He said that he was confident that the right product was being built for Westlake, and they had the right team to attract the best retailers for the project. Commissioner Lee asked which stage would be completed first with this project, and what would the anticipated timeframe would be for total completion. Mr. Schober replied that the Private Club would be completed first, as it served as the foundation for the project. This would be followed by the second level and the garage. The jazz club and restaurant would then follow, along with retail areas, the hotel, market/bakery, and office space. It is estimated that all phases would open at approximately the same time, with construction estimated to be completed in two (2) years. Commissioner Lee then asked which areas of the project would be public, and which would be private. Mr. Schober indicated that all areas would be public with the exception of the Private Sporting Club. Commissioner Garvin asked if the hotel would be privately owned and managed as well. Mr. Schober confirmed that it would be; and it would be a high-end luxury boutique hotel that caters to a specific customer base. Commissioner Kraska asked if any gun range had ever been constructed that was similar to what is being proposed. Mr. Schober indicated that this would be the first of its kind. Commissioner Kraska then asked if the Private Sporting Club would need to solicit members for the Club. Mr. Schober responded that the level of interest was high, and that membership would be at full capacity upon opening. Commissioner Swearingen asked Mr. Schober why he chose Westlake instead of another city. Mr. Schober replied that Westlake would preserve his investment. His desire was to invest in a community with high standard of quality, and Westlake had ideal demographics and location. Commissioner Lee asked if any aspects of the SUP could ever result in gambling or similar activities in the future. Mr. Schober indicated that there was no provision in the SUP that would allow for gambling or related activities. Chairman Brittan then opened the public hearing. Planning and Zoning Minutes—05/11/20 Page4of5 No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Lee made a motion to approve Item #5. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. MOTION: Commissioner Kraska made a motion to approve Item #6. Commissioner Morris seconded the motion. The motion carried by a vote of 5-0. MOTION: Commissioner Lee made a motion to approve Item #7. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 8. AD70URNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Chairman Brittan made a motion to adjourn the meeting. Commissioner Morris seconded the motion. The motion carried by a vote of 5-0. Chairman Brittan adjourned the meeting at 6:24 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON 7UNE 15, 2020. ATTEST: Chairman, Tim Brittan Todd Wood, Town Secretary Planning and Zoning Minutes—05/11/20 Page5of5 WESTLAKE PLANNING & ZONING COMMISSION T H E T 0 W N U F TYPE OF ACTION W E S T L A K E Regular Meeting - Action Item Monday, June 15, 2020 ToP�c: Presentation and Discussion of Solar Facilities and potential Solar Facility Policies in Westlake STAFF CONTACT: Ron Ruthven, Planning and Development Director Strategic Alignment � � � � � . � . . , : ' • � � High Quality Planning, Design & Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability Development Stakeholder P�anned,high-quality communiry that &Quality of Life is distinguished by exemplary design standards. � Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLiCABLE ORGANIZATIONAL HiSTORY) This item serves as a companion discussion only item to the Fidelity solar facility request on this agenda. The purpose of this item is to provide an opportunity to discuss solar facilities from a broader, town wide perspective. The Town currently has no regulations for solar facilities of any kind. The Comprehensive Plan only contains specific recommendations on creating "solar parasols", or visually appealing shade structures, as part of a broader goal of creating micro- climates in public spaces. This recommendation is contained in the Economic Development plan portion of the Comprehensive Plan. Generally speaking, solar facilities can be categorized in two ways: solar farms, and architectural solar. Solar farms typically include large, ground mounted arrays spread over a large area. Solar farms are generally located in rural and semi-rural areas where land values make it a realistic option. Architectural solar typically includes all solar panels that are mounted to, or integrated within, existing structures including homes, businesses, park equipment, parking facilities, shade structures and, in some cases, road-beds and windows among other items. Page 1 of 2 Many municipalities view architectural solar as a site or building appurtenance and not a land use issue. Therefore, regulations for solar appurtenances may be in the form of requirements for roof mounted solar facilities or small scale ground mounted solar facilities as an accessory use. These regulations may be listed as a general provision in the zoning regulations and/or part of a specific building design guideline. Solar farms,on the other hand, are typically regulated as land use issues wherein a specific zoning category or requirement must be met in order to construct the facility as a principal permitted use. These may be categorized in a zoning regulation as a utility use or a commercial use. Attached is a report from the American Planning Association discussing solar facilities from a municipal, city planning point of view. A video from the U.S. Department of Energy giving an overview of how solar power works is also available to view at the following link: https://www.energ��ov/eere/videos/energy-101-solar-pv Based on discussion of this item, staff may provide additional information including any potential policy provisions/amendments far future review and consideration. ATTACHMENTS American Planning Association Report: Planning for Utility-Scale Solar Energy Facilities Page 2 of 2 -• - •- • •�- 1 • . � . � . . . . � . . -. . -. . . � • / • � Planning for Utility-Scale Solar Energy Facilities By Darren Coffey,AICP Solar photovoltaics(PV)are the fastest-growing energy source in the world due to the decreasing cost per kilowatt-hour-60 percent to date since 2010,according to the U.S. Department �-.. ;.,.. �:�,�� _ �,r �.�..-.__ . of Energy(U.S.DOE n.d.)—and the comparative speed in , ,�. �'ywrt ,.,r constructing a facility.Solar currently generates 0.4 percent of �J� ,�,������ � �, � �i,r.'.�'^'R ti:_:-_ global electricity,but some University of Oxford researchers es- _ •�� � �r '"�- " �. + .� .. iI ,''��: -��'�:�:'';.�. timate its share could increase to 20 percent by 2027(Hawken � ' ��� sl"��,�1''�' '��.� '� - . �����1�11 '� r • • , � 2017). Utility-scale solar installations are the most cost-effective �' � � - --� .�, solar PV option (Hawken 2017). � 3' ���� Transitioning from coal plants to solar significantly . �f A� . � I�;,��i •�;`��V'r� �� ',�.� ��� r �� �r� jlr ` ��, . � decreases carbon dioxide emissions and eliminates sulfur, ,r� l I �, . � � '��� t.�� nitrous oxides,and mercury emissions.As the U.S. Depart- ;����''� �y�� �f� '� '�� ' �� . ` ��'''�r,r � .�` ment of Energy states,"As the cleanest domestic energy �'_� s, y, ,�� . ,.}t� source available,solar supports broader national priorities, ��:�� '����� �� S�-�� _� including national security,economic growth,climate change Figure 1.Utility-scalesolarfacilitiesarelarge-scaleuses thatcan mitigation,and job creation"(U.S. DOE n.d.).As a result,there have significantland-use impacts on communities.Photo by is growing demand for solar energy from companies (e.g.,the FlickruserU.S.DepartmentofEnergy/Michael Faria. "RE100;'100 global corporations committed to sourcing 100 percent renewable electricity by 2050) and governments (e.g., the Virginia Energy Plan commits the state to 16 percent Unlike many land uses,these solar installations will occupy renewable energy by 2022). vast tracts of land for one or more generations;they require tre- Federal and state tax incentives have accelerated the energy mendous local resources to monitor during construction (and industry's efforts to bring facilities online as quickly as possible. presumably decommissioning);they can have significant im- This has created a new challenge for local governments,as pacts on the community depending on their location,bufFers, many are ill-prepared to consider this new and unique land- installation techniques,and other factors(Figure 1);and they use option. �ocalities are struggling with how to evaluate utili- are not readily adaptable for another industrial or commercial ty-scale solar facility applications,how to update their land-use use,hence the need for decommissioning. regulations,and how to achieve positive benefits for hosting While solar energy aligns with sustainability goals held by an these clean energy facilities. increasing number of communities,solar industries must bring As a land-use application,utility-scale solar facilities are an overall value to the locality beyond the clean energy label. processed as any other land-use permit. Localities use the Localities must consider the other elements of sustainability tools available:the existing comprehensive(general) plan and and make deliberate decisions regarding impacts and benefits zoning ordinance. In many cases, however, plans and ordi- to the social fabric,natural environment,and local economy. nances do not address this type of use. Planners will need to How should a locality properly evaluate the overall impacts of a amend these documents to bring some structure,consisten- large-scale clean energy land use on the community? cy,and transparency to the evaluation process for utility-scale This PASMemoexamines utility-scale solarfacility uses and solar facilities. related land-use issues.It defines and classifies these facilities, 1 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 � � ' • �- �'.�� ► �- ► � -: —_ — - - -r��"-,_- ^ ` .r—.. � � � _ �- r-� - ]I�,�. _ - C r H .� �- - � J �if !�� f� � - ., ---, �������.� -- - "� � _.�``�y ,F�` �, � ;�_ - _ _ �� . ���:.�~ . •� - - 'r' _ �� � ' q- r _ �. �� i{ i� - � I f, ��' � �' ,�+�'. ::� �xc�� •�. ' s:� 4 ��" � �� �`°M� � ::�,; �� � � ����� .. ►,��: .. 'a.. --`- ��IJ� —��.{�="�a ��`"�:N ''��'� � � ��•-t.a��"��� - ,,= •'",W r '` - :i�%�' - -- '�'�s���. Y�..' .+... . �` . .. _ _ �: _. . .'° - -, ._.�r+.�'"F � ..�..��' ...��v _ . _ .. . . � �-v Figure2.Components ofa solarfarm:solarpanels Qeft),substation(center),and high-voltage transmission lines(right).Photos courtesy BerkleyGroup(left right)and Pixabay(center). analyzes their land-use impacts,and makes recommendations facilities are generally more than two acres in size and have for how to evaluate and mitigate those impacts.While public capacities in excess of one megawatt;today's utility-scale solar officials tend to focus on the economics of these facilities and facilities may encompass hundreds or even thousands of acres. their overall fiscal impact to the community,the emphasis for A solar site may also include a substation and a switchyard,and planners is on the direct land-use considerations that should it may require generator lead lines(gen-tie lines)to intercon- be carefully evaluated (e.g.,zoning,neighbors,viewsheds, nectto the grid (Figure 2). and environmental impacts).Specific recommendations and From 2008 to 2019,U.S.solar photovoltaic(PV) installations sample language for addressing utility-scale solar in compre- have grown from generating 1.2 gigawatts(GW)to 30 GW hensive plans and zoning ordinances are provided at the end (SEIA 2019).The top 10 states generating energy from solar PV of the article. are shown in Figure 3.For many of these initial projects,local planning stafF independently compiled information through The Utility-Scale Solar Backdrop research,used model ordinances,and relied on professional In contrast to solar energy systems generating power for on- networks to cobble together local processes and permit con- site consumption,utility-scale solar,or a solar farm,is an energy ditions to better address the adverse impacts associated with generation facility that supplies power to the grid.These utility-scale solar. Top 10 States , - Califarnia 25,Oifi MW l- _ � L North Carolina 5,467 MW � �� =} Arizona 3,788 MW ; Dievada 3,452 MW Flarida 3,156 MW ,�� I Texas 2,957 MW , - - New Jersey 2,829 MW ._ ' � Massachusetts 2,535 MW � - ' Installed Capacity(MWy � I <SOMW New York 1,718 MW 50-199 Mw � �200-999 MW Utah 1,661 N[W r i,aoo-s,soo naw � �- ■ >25,DOQ NEW Georgia 1,572 MW -�"' � _,. �pAe�_��Mti�,,P ... . - - . Q � � Figure 3.Utility solar capacity in the United States in 2019.Courtesy Solar Energy IndustryAssociation. 2 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 However,each individual project brings unique challenges industry.Figure 4 shows the extent of existing electric trans- related to size,siting,compatibility with surrounding uses,miti- mission lines in one rural Virginia county. gating impacts through setbacks and bufFers,land disturbance Federal and state tax incentives have further accelerated the processes and permits,financial securities,and other factors.This pace of utility-scale solar developments,along with decreas- has proven to be a significant and ongoing challenge to local ing solar panel production costs.These factors all combine to planning stafF,planning commissions,and governing bodies. create land-use development pressure that,absent efFective Some localities have adopted zoning regulations to address and relevant land-use regulatory and planning tools,creates an utility-scale solar facilities based on model solar ordinance environment where it is difficult to properly evaluate and make templates created by state or other agencies for solar energy informed decisions for the community's benefit. facilities.However,these ordinances may not be sufficient to properly mitigate the adverse impacts of these facilities on Solar Facility Land-Use Impacts communities.Many of these initial models released in the As with any land-use application,there are numerous potential early 2010s aimed to promote dean energy and have failed to impacts that need to be evaluated with solar facility uses.All incorporate lessons learned from actual facility development. solar facilities are not created equal,and land-use regulations In addition,the solar industry has been changing at a rapid should reflect those difFerences in scale and impact accordingly. pace,particularly regarding the increasing scale of facilities. Utility-scale solar energy facilities involve large tracts of land Planners should therefore revisit any existing zoning regula- involving hundreds,if not thousands,of acres.On these large tions for utility-scale solar facilities to ensure their relevance tracts,the solar panels often cover more than half of the land and effectiveness. area.The solarfacility use is often pitched as°temporary"by Rapid growth of utility-scale solar facilities has emerged for developers,but it has a significant duration—typically project- rural communities,particularly those that have significant elec- ed by applicants as up to 40 years. trical grid infrastructure.Many rural counties have thousands Establishing such a solarfacility use may take an existing of acres of agricultural and forested properties in various levels agricultural or forestry operation out of production,and resum- of production.Land prices tend to be much more cost-efFec- ing such operations in the future will be a challenge.Utility-scale tive in rural localities,and areas located dose to high-voltage solar can take up valuable future residential,commercial,or electric transmission lines offer significant cost savings to the industrial growth land when located near cities,towns,or other � �. �,�„�- . ,� ��..,. �- - �,- � Legen� .;`� . `.��, �' `� „�'�9� '���; M �Iearr.lra:�nEsbn�hes '� #_ -� � ��. -•F•� }- _y� , '� ' �#�w �..i.. i . r� ..r {,�K � i. ��a ncr�m i� *} '. _.y�`�, }.,,� s �� - ��' � - __ _-f� T !,� i ��,� �..� t 7!�. 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' �.���.J��. . - - _ M��� f� a��r _. �",.�{.' �'.���''����— r' � �x �� .•.'��� ��-.{��+�;y 1�i1 �� ''�. -'- � � • � �r � c.�. �f'c.. C_f:'r7=4_ _ I'c:}"k,,.�.L�i,§.I^�_� I� .' _ , " �4 l�� , c�':i'�.r_�{�L!�� f� �y.} _ � � .�5 SS ' •�'���� �L �C� V �-;S���Y7TB�:�C'"��h7=1?t:� !,' - `T � "'i ���-'� 'C � ���,r=€��N� " . _r.._ � � -. �� � � - ---d s. -�.r'_ _�,_�.'��.:�r'� _ .�#�_ .. � Figure 4.Electric transmission lines in Mecklenburg County, Virginia Courtesy Berkley Group. 3 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 identified growth areas.If a solar facility is dose to a major road A deforested site can be reforested in the future,but over an or cultural asset,it could afFect the viewshed and attractiveness additional extended length of time,and this may be delayed or of the area. Because of its size,a utility-scale solar facility can the land left unforested at the request of the landowner at the change the character of these areas and their suitability for time of decommissioning.Clearcutting forest in anticipation of future development.There may be other locally specific poten- a utility-scale solar application should be avoided but is not un- tial impacts.In short,utility-scale solarfacility proposals must common.This practice potentially undermines the credibility of be carefully evaluated regarding the size and scale of the use; the application,eliminates what could have been natural bufFers the conversion of agricultural,forestry,or residential land to an and screening,and eliminates other landowner options to mon- industrial-scale use;and the potential environmental,social,and etize the forest asset(such as for carbon or nutrient credits). economic impacts on nearby properties and the area in generaL For decommissioning,the industry usually stipulates re- To emphasize the potential impact of utility-scale solar facil- moval of anything within 36 inches below the ground surface. ities,considerthe example of one 1,408-acre(2.2-square-mile) Unless all equipment is specified for complete removal and this Virginia town with a 946-acre solarfacility surrounding its north is properly enforced during decommissioning,future agricul- and east sides.The solar project area is equal to approximately tural operations would be planting crops over anything left in 67 percent of the town's area.A proposed 332.5-acre solar facility the ground below that depth,such as metal poles,concrete west of town increases the solar acres to 1,278.5,nearly the size footers,or wires. of the town.Due to its proximity to multiple high-voltage elec- Residential Use.While replacing agricultural uses with trical transmission lines,other utility-scale solar facilities are also residential uses is a more typical land-use planning concern, proposed for this area,which would efFectively lock in the town's in some areas this is anticipated and desired over time."Peo- surrounding land-use pattern for the next generation or more. ple have to live somewhere;'and this should be near existing The following considerations are some of the important infrastructure typical of cities,towns,and villages rather than land-use impacts that utility-scale solar may have on nearby sprawled out over the countryside.This makes land lying within communities. designated growth areas or otherwise located near existing population centers a logical location for future residential use. Change in Use/Future Land Use Designated growth areas can be important land-use strategies A primary impact of utility-scale solar facilities is the removal of to accommodate future growth in a region.Permitting a utili- forest or agricultural land from active use.An argument often ty-scale use on such land ties it up for 20-40 years(a generation made by the solar industry is that this preserves the land for or two),which may be appropriate in some areas,but not others. future agricultural use,and applicants typically state that the Industrially Zoned Land.Solar facilities can be a good use land will be restored to its previous condition.This is easiest of brownfields or other previously disturbed land.A challenge when the land was initially used for grazing,but it is still not in many rural areas,however,is that industrially zoned land without its challenges,particularly over large acreages. Land is limited,and both public officials and comprehensive plan with significant topography,active agricultural land,or forests policies place a premium on industries that create and retain is more challenging to restore. well-paying jobs.While utility-scale solar facilities are not neces- It is important that planners consider whether the industrial sarily incompatible with other commercial and industrial uses, nature of a utility-scale solar use is compatible with the local- the amount of space they require make them an inefficient use ity's vision.Equally as important are imposing conditions that of industrially zoned land,for which the"highest and best use" will enforce the assertions made by applicants regarding the often entails high-qualityjobs and an array of taxes paid to the future restoration of the site and denying applications where locality(personal property,real estate,machinery and tool,and those conditions are not feasible. other taxes). Agricultural/Forestry Use.Agricultural and forested areas are typical sites for utility-scale solar facility uses.However,the Location use of prime agricultural land (as identified by the USDA or by The location of utility-scale solar facilities is the single most im- state agencies)and ecologically sensitive lands(e.g.,riparian portant factor in evaluating an application because of the large bufFers,critical habitats,hardwood forests)for these facilities amount of land required and the extended period that land is should be scrutinized. dedicated to this singular use,as discussed above. For a solar facility,the site will need to be graded in places Solar facilities can be appropriately located in areas where and revegetated to stabilize the soil.That vegetation typically they are difficult to detect,the prior use of the land has been needs to be managed (e.g.,by mowing,herbicide use,or sheep marginal,and there is no designated future use specified(i.e.,not grazing)over a long period of time.This prolonged vegetation in growth areas,not on prime farmland,and not near recreation- management can change the natural characteristics of the soil, al or historic areas).Proposed facilities adjacent to corporate making restoration of the site for future agricultural use more boundaries,public rights-of-way,or recreational or cultural difficult.While native plants,pollinator plants,and grazing resources are likely to be more controversial than facilities that options exist and are continually being explored,there are are well placed away from existing homes,have natural buffers, logistical issues with all of them,from soil quality impacts to and don't change the character of the area from the view of local compatibility of animals with the solar equipment. residents and other stakeholders. 4 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 �� � r � u, '�+ . •i •! �t' . .. =t� .. �'`r' � .� �+l�x '{ - g�! . � - �- -- � . _ ' _ -r.._l _ 4 _�.. 1 ' _, { , 1 + � _ �� -. - .�_.� ..:�i Figure 5.This scenic vista would be impacted by a solar facility proposed for the far knoll.Photo courtesy Berkley Group. Concentration of Uses tion routes.BufFering or screening may also be appropriate A concentration of solar facilities is another primary concern. along main arterials or any public right-of-way,regardless of The large scale of this land use,particularly when solar facili- special scenic or historic designation. ties are concentrated,also significantly exacerbates adverse The location of large solar facilities also needs to account impacts to the community in terms of land consumption,use for views from public rights-of-way(Figure 5).Scenic or historic pattern disruptions,and environmental impacts(e.g.,storm- areas should be avoided,while other sites should be efFectively water,erosion,habitat).Any large-scale homogenous land screened from view with substantial vegetative or other types use should be carefully examined—whether it is rooftops, of bufFers.Berms,for example,can provide a very effective impervious surface,or solar panels.Such concentrated land screen,particularly if combined with appropriate vegetation. uses change the character of the area and alter the natural and historic development pattern of a community. Decommissioning The attraction of solar facilities to areas near population The proper decommissioning and removal of equipment and centers is a response to the same forces that attract other other improvements when the facility is no longer operational uses—the infrastructure is already there (electrical grid, presents significant challenges to localities. water and sewer,and roads).One solar facility in a given Decommissioning can cost millions in today's dollars.The geographic area may be an acceptable use of the land, but industry strongly asserts that there is a significant salvage value when multiple facilities are attracted to the same geography to the solar arrays,but there may or may not be a market to for the same reasons,this tips the land-use balance toward salvage the equipment when removed.Further,the feasibility too much of a single use.The willingness of landowners to of realizing salvage value may depend on who removes the cooperate with energy companies is understandable, but equipment—the operator,the tenant,or the landowner(who that does not automatically translate into good planning may not be the same parties as during construction)—as well for the community.The short-and medium-term gains for as when it is removed. individual landowners can have a lasting negative impact Providing for adequate security to ensure that financial re- on the larger community. sources are available to remove the equipment is a significant challenge.Cash escrow is the most reliable security for a local- Visuallmpacts ity but is the most expensive for the industry and potentially a The visual impact of utility-scale solar facilities can be signifi- financial deal breaker. Insurance bonds or letters of credit seem cantly minimized with effective screening and bufFering,but to be the most acceptable forms of security but can be difficult this is more challenging in historic or scenic landscapes.Solar to enforce as a practical matter.The impact of inflation over facilities adjacent to scenic byways or historic corridors may decades is difficult to calculate;therefore,the posted financial negatively impact the rural aesthetic along these transporta- security to ensure a proper decommissioning should be reeval- 5 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 Conceptual Sit� Plan � E��t�y�n �1Tildlife Carridars , ,_: - � �= , � r. r' �� � ;ti��� }�x�`��� ��� f r �'� i .. �■F 4� � ..�.. `� � `� � �� ` ���i ��„�_,, � � � � _ �+� _ � __.t- ' - - _ - .. l f 1� � � � -��.. ... l � � I .. r � r � � � � I , � ��! �' ! � _ � f `�, �_ ,� ..._.��..� � ,�_w.....�...... �� � ... .,.....,,. , ' .... ..,_.� �r"" ._. :..._.-_ Figure 6.A conceptual site plan for a 1,491-acre utility-scale solar facility showing wildlife corridors throughout the site.Courtesy Dominion Energy. uated periodically—usually every five years or so.The worst Wildlife Corridors.In addition to mitigating the visual possible outcome for a community(and a farmer or landown- impact of utility-scale solar facilities,substantial buffers can act er)would be an abandoned utility-scale solar facility with no as wildlife corridors along project perimeters.The arrangement resources available to pay for its removal. of panels within a project site is also important to maintain areas conducive to wildlife travel through the site.Existing Additional Solar Facility Impacts trees,wetlands,or other vegetation that link open areas should In addition to the land-use impacts previously discussed,there be preserved as wildlife cover.Such sensitivity to the land's en- are a number of significant environmental and economic im- vironmental features also breaks up the panel bay groups and pacts associated with utility-scale solar facilities that should be will make the eventual restoration of the land to its previous addressed as part of the land-use application process. state that much easier and more effective.A perimeter fence is a barrier to wildlife movement,while fencing around but not Environmentallmpacts in between solar panel bays creates open areas through which While solar energy is a renewable,green resource,its gen- animals can continue to travel (Figure 6). eration is not without environmental impacts.Though Stormwater,Erosion,and Sediment Control.The site utility-scale solar facilities do not generate the air or water disturbance required for utility-scale solar facilities is significant pollution typical of other large-scale fossil-fuel power pro- due to the size of the facilities and the infrastructure needed to duction facilities, impacts on wildlife habitat and stormwater operate them.These projects require the submission of both management can be significant due to the large scale of stormwater(SWP)and erosion/sediment control (ESC) plans to these uses and the resulting extent of land disturbance.The comply with federal and state environmental regulations. location of sites,the arrangement of panels within the site, Depending on the site orientation and the panels to be used, and the ongoing management of the site are important in significant grading may be required for panel placement,roads, the mitigation of such impacts. and other support infrastructure.The plan review and submis- 6 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 .�'�Jry� -�+ t` ."S�.- ,;-,�•"--_'"F„�,:,�' '- . - :�. .l s++r-�'°y�•w'- '} _ ,.__ - -- _ -- '� _ -- :` - --�- -;�''� •f=' - _ ' ".: - e • - . � �"'+~��• ',r.�-- � . . ._ ' . : t . .•.e�-Y . .i. -'�..� • v.' • ' _ ,� �"< <. i�'`� ^ r � � �'s �'n�., � .. � ;�a �..f"• .•`� ., _ ... 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' _ ___ _ _ - _ �.�`,y'...:`i"�'�i'+�. . . },'` � '., ' '`r• 's`s'� � ' - `s,.+.:�-:a-`�-' -_ -" �' � ,�"..,.y• •'rµ. ..- 'y .•�. .'�,�s.e,'a�:.:'�'y,t'?s'�,�. t' ."�'.: . •'- ..�..�'•' -': •* �.fjqv'��I �:. Yn n;�.�'�_�'.�'✓�_:�.-Y�AM�r.iFYs.���. .�.L = (:'��'..,..�. . .4.}. y'1... '.'. '. :��!�'��V� • y'r'.m:}:c��.:,k4�'e;�-•�",:;�. , ..;l:;.,: - `.�._$. •- ., '. .. .'C�:�.x�;`�. .� . ..,y��ty . .. _ :..- �z.';,':, �;.`.._. ..��,�•�•','ti� , •.f�' �r]r�S��AY��` __. � . -.. '� �. . _.. . �•j�Y. _ %�'.'" l'' .��„ 'r'r:. •';fn, '�^�dc Figure 7.Examples ofcompliance(left)and noncompliance(right)with erosion and sediment control requirements.Photos courtesy Berkley Group. sion processes are no difFerent with these facilities than for any Economic Impacts other land-disturbing activity.However,such large-scale grading This PAS Memo focuses on the land-use impacts of utility-scale project plans are more complex than those for other uses due solar facilities,but planners should also be aware of economic primarily to the scale of utility solar.Additionally,the impervious considerations surrounding these uses for local governments nature of the panels themselves creates stormwater runofFthat and communities. must be properly controlled,managed,and maintained. Financial Incentives.Federal and state tax incentives Due to this complexity,it is recommended that an indepen- benefit the energy industry at the expense of Iocalities.The dent third party review all SWP and ESC plans in addition to initial intent of industry-targeted tax credits was to act as an the normal review procedures. Many review agencies Qocal,re- economic catalyst to encourage the development of green gional,or state)are under-resourced or not familiar with large- energy.An unintended consequence has been to benefit the scale grading projects or appropriate and efFective mitigation solar industry by saving it tax costs at the expense of localities, measures.It is in a locality's best interest to have the applicant's which don't receive the benefit of the full taxable rate they engineering and site plans reviewed by a licensed third party would normally receive. prior to and in addition to the formal plan review process.Most Employment.Jobs during construction (and decommis- localities have engineering firms on call that can perform such sioning)can be numerous,but utility-scale solar facilities have reviews on behalf of the jurisdiction prior to formal plan review minimal operational requirements otherwise.Very large facil- submittal and approval.This extra step,typically paid for by the ities may employ one or two full-time-equivalent employees. applicant,helps to ensure the proper design of these environ- During the construction phase there are typically hundreds of mental protections(Figure 7). employees who need local housing,food,and entertainment. The successful implementation of these plans and ongo- Fiscal Impact.The positive fiscal impact to landowners who ing maintenance of the mitigation measures is also critical lease or sell property for utility-scale solarfacilities is clear.How- and should be addressed in each proposal through sufficient ever,the fiscal impact of utility-scale solar facilities to the com- performance security requirements and long-term mainte- munity as a whole is less dear and,in the case of many localities, nance provisions. may be negligible compared with their overall budget due to tax credits,low long-term job creation,and other factors. Cultural,Environmental,and Recreational Resources. Property values.The impact of utility-scale solar facilities is Every proposed site should undergo an evaluation to identify any typically negligible on neighboring property values.This can be architectural,archaeological,or other cultural resources on or near a significant concern of adjacent residents,but negative impacts proposed facilities.Additionally,sites located near recreational, to property values are rarely demonstrated and are usually di- historic,or environmental resources should be avoided.Tourism is rectly addressed by applicants as part of their project submittal. recognized as a key sector for economic growth in many regions, and any utility-scale solar facilities that might be visible from a sce- Solar Facilities in Local Policy and Regulatory Documents nic byway,historic site,recreational amenity,or similar resources The two foundational land-use tools for most communities are could have negative consequences for those tourist attractions. their comprehensive(general) plans and zoning ordinances. 7 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 These two land-use documents are equally critical in the eval- application submittal,though it may be performed concur- uation of utility-scale solar facilities.A community's plan should rently with other zoning approvals.Planners and other public discuss green energy,and its zoning ordinance should properly officials should keep in mind that even if a facility is found to enable and regulate green energy uses. be substantially in accord with a comprehensive plan,that does not mean the land-use application must be approved. The Comprehensive Plan Use permits are discretionary.If a particular application does The comprehensive plan establishes the vision for a community not sufficiently mitigate the adverse impacts of the proposed and should discuss public facilities and utilities.However,solar fa- land use,then it can and should be denied regardless of its cilities are not directly addressed in many comprehensive plans. conformance with the comprehensive plan. If solar energy facilities are desired in a community,they Similarly,in Virginia,a utility-scale solar facility receiving use should be discussed in the comprehensive plan in terms of permit approval without a comprehensive plan review may green infrastructure,environment,and economic development not be in compliance with state code.The permit approval goals.Specific direction should be given in terms of policy process is a two-step process,with the comprehensive plan objectives such as appropriate locations and conditions.If a review preferably preceding the consideration of a use permit community does not desire such large-scale land uses because application. of their impacts on agriculture or forestry or other concerns, then that should be directly addressed in the plan. TheZoning Ordinan[e Some states,such as Virginia,require a plan review of public While a community's comprehensive plan is its policy guide, facilities—including utility-scale solar facilities—for substantial the zoning ordinance is the regulatory document that imple- conformance with the local comprehensive plan (see Code ments that policy. Plans are advisory in nature,although often of Virginia§15.2-2232).This typically requires a review by the upheld in court decisions,whereas ordinance regulations are planning commission of public utility facility proposals,wheth- mandatory. In addition to comprehensive plan amendments, er publicly or privately owned,to determine if their general or the zoning ordinance should specifically set forth the process approximate locations,characters,and extents are substantially and requirements necessary for the evaluation of a utility-scale in accord with the comprehensive plan. solar application. Most comprehensive plans discuss the types of industry In zoning regulations,uses may be permitted either by right desired by the community,the importance of agricultural op- (with or without designated performance measures such as erations,and any cultural,recreational,historic,or scenic rural use and design standards)or as conditional or special uses, landscape features.An emphasis on tourism,job growth,and which require discretionary review and approval.Solar facilities natural and scenic resource protection may not be consistent generating power for on-site use are typically regulated as by- with the use pattern associated with utility-scale solar facilities. right uses depending on their size and location. If a plan is silent on the solar issue,this may act as a barrier to Utility-scale solar facilities,however,should in most cases be approving this use.Plans should make clear whether utili- conditionally permitted regardless of the zoning district and ty-scale solar is desired and,if so,under what circumstances. are most appropriate on brownfield sites,in remote areas,or This plan review process should precede any other land-use in agriculturally zoned areas.This is particularly true for more The Virginia Experience The recommendations presented in this PAS Memo are derived risdiction without any conditions or much consideration.When from research and the author's direct experience with the de- the second application for a much larger facility(more than 900 scribed planning,ordinance amendment,and application and acres)came in soon after,with significant interest from other po- regulatory processes in the following three Virginia localities,all tential applicants as well,the county commissioned the author's rural counties in the southern or eastern parts of the state. consulting firm,The Berkley Group,to undertake a land-use and industry study regarding utility-scale solar facilities. Mecklenburg County As Mecklenburg officials continued with the approval process When Mecklenburg County began seeing interest in utili- on the second utility-scale solar facility under existing regula- ty-scale solar facilities,the county's long-range plan did not ad- tions,they received the results of the industry study and began dress solar facilities,and the zoning ordinance was based on an considering a series of amendments to the comprehensive plan inadequate and outdated state model that did not adequately and zoning ordinance.Though county officials were particularly regulate this land use. worried aboutthe potential concentration offacilities around The town of Chase City is located near the confluence of Chase City,town officials expressed formal support for the several high-voltage utility lines,and all proposed facilities were proposed land use.Other Mecklenburg communities expressed located near or within the town's corporate Iimits.The county more concern and wanted the facilities to be located a signifi- approved the first utility-scale solar facility application in theju- cant distance away from their corporate boundaries.These dis- 8 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 The Virginia Experience(continued) cussions led to standards limiting the concentration of facilities, taking action thereafter.This is not a typical or recommended encouraging proximity to the electrical grid,and establishing practice for local governments since it tends to limit debate, distances from corporate boundaries where future solar facilities transparency,and good governance,but due to the intense could not be located. interest from the solar industry,coupled with the lack of land- Since the adoption of the new regulations, numerous use regulations addressing the proposed utility-scale solar uses, other utility-scale solar applications have been submit- county officials utilized that expedited process. ted and while some have been denied, most have been No citizens and only two industry officials spoke at the pub- approved. Solar industry representatives'concerns that lic hearing,and after two hours of questions,discussion,and the new regulations were an attempt to prevent this land some negotiation of proposed standards,the new regulations use have therefore not been realized;these are simply the were adopted the same evening. land-use tools that public officials wanted and needed Since the new regulations have been put into place,no new to appropriately evaluate solar facility applications. Many solar applications have been received,but informal discussions of the examples and best practices recommended in this with public officials and staff suggest that interest from the artide, including the model language provided at the end industry remains strong. of the article,are a result of the utility-scale solar study commissioned by the county (Berkley Group 2017) and the Greensville County subsequent policies and regulations it adopted. Greensville County,like Mecklenburg,lies on theVirginia-North Carolina boundary.The county has processed four solar en- Sussex County ergy applications to date(three were approved and one was Sussex County is located east and north of Mecklenburg,and denied)and continues to process additional applications.Con- the interest in utility-scale solar projects there has been no currently,the county is in the process of evaluating its land-use less immediate or profound.The announcement of the new policies and regulations,which were amended in late 2016 at Amazon headquarters in Arlington,Virginia,along with the the behest of solar energy interests. company's interest in ofFsetting its operational energy use with The reality of the land-use approval process has proved green energy sources furthered interest in this rural county more challenging than the theory of the facilities when con- more than 100 miles south of Arlington. sidered a few years ago.As with other localities experiencing As in Mecklenburg County,local regulations did not address interest from the solar energy industry,the issues of scale, utility-scale solar uses,so public officials asked for assistance concentration,bufFers/setbacks,and other land-use consid- from The Berkley Group to develop policies and regulations ap- erations have been debated at each public hearing for each propriate for their community.Sussex County officials outlined application.Neighbors and families have been divided,and an aggressive timeline for considering new regulations regard- lifelong relationships have been severed or strained.The board ing solar facilities and,within one month of initiation,swiftly of supervisors has found it difficult in the face of their friends, adopted amended regulations for solar energy facilities. neighbors,and existing corporate citizens to deny applications The same metrics and policy issues examined and adopted that otherwise might not have been approved. for Mecklenburg County were used for the initial discussion County officials have agreed that they do want to amend in Sussex at a joint work session between the board of super- their existing policies and regulations to be more specific and visors(the governing body)and the planning commission. less open to interpretation by applicants and citizens.One Public officials tailored the proposed standards and regulations of their primary challenges has been dedicating the time to to the county context based on geography,cultural priorities, discuss proposed changes to their comprehensive plan and and other concerns.They then set a joint public hearing for zoning ordinance.Ajoint work session between the board their next scheduled meeting to solicit public comment. of supervisors and planning commission is being scheduled UnderVirginia law,land-use matters may be considered at a and should lead to subsequent public hearings and actions joint public hearing with a recommendation from the plan- by those respective bodies to enact new regulations for future ning commission going to the governing body and that body utility-scale solar applicants. 9 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 populated areas due to the more compact nature of land uses. ated based on its own merits.All planners have probably seen There are,however,areas throughout the country where utili- a project denied due to the politics at play with regard to other ty-scale solar might be permitted by right under strict design projects:"That one shouldn't have been approved so we're go- standards that are compatible with community objectives. ing to deny this one:"'The next one is better so this one needs To better mitigate the potential adverse impacts of utili- to be denied° ty-scale solar facilities,required application documents should The focus of each application should be on the potential include the following: adverse impacts of the project on the community and what can be done successfully to mitigate those impacts.Whether • Concept plan the applicant is a public utility or a private company,the issues • Site plan and complexities of the project are the same.The bottom • Construction plan line should never be who the applicant is;rather,it should be • Maintenance plan whether the project's adverse impacts can be properly mitigat- • Erosion and sediment control and stormwater plans ed so that the impact to the community is positive. Performance measures should address these issues: Learn From Others • Setbacks and screening Mecklenburg County's revised solar energy policies and regu- • Plan review process lations began with emails and phone calls to planning col- • Construction/deconstruction mitigation and leagues to see how they had handled utility-scale solar projects associated financial securities in theirjurisdictions.The primary resources used were internet • Signage research,other planners,and old-fashioned planner ingenuity • Nuisance issues(glare,noise) and creativity. While it is the author's hope and intent that this article offers The model language provided at the end of this PASMemo valuable information on this topic,nothing beats the tried and outlines specific recommendations regarding comprehensive true formula of"learn from and lean on your colleagues" plan and zoning ordinance amendments,the application process, and conditions for consideration during the permitting process. Conclusion The solar energy market is having major impacts on land use Action Steps for Planners across the country,and federal and state tax incentives have con- There are four primary actions that planners can pursue with tributed to a flood of applications in recent years.While the ben- their planning commissions and governing bodies to ensure efits of clean energy are often touted,the impacts of utility-scale that their communities are ready for utility-scale solar. solar facilities on a community can be significant.Applicants often say that a particular project will"only"take up some small Review and Amend the Plan percentage of agricultural,forestry,or other land-use category— The first,and most important,step from a planning viewpoint but the impact of these uses extends beyond simply replacing is to review and amend the comprehensive plan to align with an existing(or future)land use.Fiscal benefit to a community is how a community wants to regulate utility-scale solar uses. also often cited as an incentive,but this alone is not a compelling Some communities don't want them at all,and many cities and reason to approve(or disapprove)a land-use application. towns don't have the land for them.Larger municipalities and The scale and duration of utility-scale solar facilities compli- counties around the country may have to deal with this land cates everything from the land disturbance permitting process use at some point,if they haven't already.Local governments through surety requirements.If not done properly,these uses should get their planning houses in order by amending plans can change the character of an area,altering the future of com- before the land-use applications arrive. munities for generations. Local officials need to weigh these land-use decisions Review and Amend Land-Use Ordinances within the context of their comprehensive plan and carefully Once the plan is updated,the next step is to review and consider each individual application in terms of the impact amend land-use ordinances(namely the zoning ordinance) that it will have in that area of the community,not only by itself accordingly.These ordinances are vital land-use tools that need but also if combined with additional sites.The concentration of to be up to date and on point to effectively regulate large and solar facilities is a major consideration in addition to their indi- complex solar facilities. If local governments do not create vidual locations.A solar facility located by itself in a rural area, regulations for utility-scale solar facilities,applications for these close to major transmission lines,not prominently visible from projects will occupy excessive staff time,energy,and talents, public rights-of-way or adjacent properties,and not located in resulting in much less efficient and more open-ended results. growth areas,on prime farmland,or near cultural,historic,or recreational sites may be an acceptable land use with a benefi- Evaluate Each Application Based on Its Own Merits cial impact on the community. This should go without saying,but it is important,particularly Properly evaluating and,to the extent possible,mitigating from a legal perspective,that each project application is evalu- the impacts of these facilities by carefully controlling their 10 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 location,scale,size,and other site-specific impacts is key to Hawken,Paul.2017.Drawdown:The MostComprehensive Plan ensuring that utility-scale solarfacilities can help meet broad- EverProposed toReverseGlobal Warming.NewYork:Penguin er sustainability goals without compromising a community's Books. vision and land-use future. Solar Energy Industry Association (SEIA).2019."U.S.Solar Mar- About the Author ket Insight"June 18. Darren K.CofFey,aicP,is co-owner and chief executive officer ofThe Berkley Group,a local government consulting firm in U.S.Department of Energy(U.S.DOE).n.d."Solar Energy in Virginia.Prior to forming The Berkley Group, he worked as a the United States"Office of Energy Efficiency and Renewable land-use planner for various localities in North Carolina and Energy. Virginia.The Berkley Group began working on utility-scale solar planning issues in early 2017 as that industry began to Virginia,Commonwealth of.2018.2018 Virginia Energy Plan. take off in Virginia.Coffey has bachelor of science degrees in Office of the Secretary of Commerce and Trade,Department of economics and geography from James Madison University Mines,Minerals and Energy. and a master of arts in geography from Rutgers University,and he attained AICP certification in 2000. He may be reached at darren@bgllc.net. PAS Memo is a bimonthly online publication ofAPA's Planning The author would like to thank Denise Nelson, PE,cFM, ENv sP, AdvisoryServiceJoelAlbizo,FasaE caE ChiefExecutiveOfficer,Petra Berkley Group Environmental Engineer,for her contributions to Hurtado,Research Director,Ann F.Dillemuth,aicP Editoc Learn this article. more at planning.org/pas. References and Resources o2019American Planning Association.All Rights Reserved.No BerkleyGroup.2017.°SolarFacilitylmpactsAnalysis:AnExam- partofthispublicationmaybereproducedorutilizedinanyform ination of Land Use Impacts"Unpublished study.Mecklenburg orbyanymeans withoutpermission in writing fromAPA.PAS Cou nty,Vi rgi nia. Memo(ISSN 2169-1908)is published by the American Planning Association,which has offices at 205 N.Michigan Ave.,Suite 1200, Climate Group and CDP.2019."RE100" Chicago,IL 60601-5927,and 1030 15th St.NW,Suite 750 West, Washington,DC20005-1503;planning.org. 11 American Planning Association I planning.org -• - •- • •�- 1 • . � . � . . . . � . . -. . -. . . � • / • � , , , , 1I Specific Planning and Zoning Recommendations for Utility-Scale Solar This guidance and sample ordinance language for utility-scale solar facilities is drawn from actual comprehensive plan and zoning ordinance amendments as well as conditional (special) use permit conditions.These examples are from Virginia and should be tailored to localities within the context of each state's enabling legislation regarding land use. THE COMPREHENSIVE(GENERAL)PLAN of any scenic,cultural,or recreational resources(i.e.,large The following topics should be addressed for comprehensive solar facilities may not be seen from surrounding points plan amendments: that are in line-of-sight with a resource location) • Identification of general conditions to mitigate negative • Identification of major electrical facility infrastructure(i.e., efFects,including the following: transmission lines,transfer stations,generation facilities,etc) o Concept plan compliance • Identification of growth area boundaries around each city, o BufFers and screening (e.g.,berms,vegetation,etc.) town,or appropriate population center o Third-party plan review(for erosion and sediment con- • Additional public review and comment opportunities for trols,stormwater management,grading) land-use applications within a growth area boundary,within o Setbacks a specified distance from an identified growth area bound- o Landscaping maintenance ary,or within a specified distance from identified population o Decommissioning plan and security centers(e.g.,city or town limits) • Recommended parameters for utility-scale solar facilities, such as: THE ZONING ORDINANCE o maximum acreage or density(e.g.,not more than two fa- In addition to,or separate from,comprehensive plan amend- cilities within a two-mile radius)to mitigate the impacts ments,the zoning ordinance should be amended to more related to the scale of these facilities specifically set forth the process and requirements necessary o maximum percent usage(i.e.,"under panel"or impervi- for a thorough land-use evaluation of an application. ous surface)of assembled property to mitigate impacts to habitat,soil erosion,and stormwater runoff Recommended Application Process o location adjacent or close to existing electric transmis- sion lines Pre-Application Meeting o location outside of growth areas or town boundary or a The process of requiring applicants to meet with stafF prior specified distance from an identified growth boundary to the submission of an application often results in a better, o location on brownfields or near existing industrial uses more complete application and a smoother process once an (but not within growth boundaries) application is submitted.This meeting allows the potential ap- o avoidance of or minimization of impact to prime farm- plicant and stafFto sit down to discuss the location,scale,and land as defined by the USDA nature of the proposed use and what will be expected during o avoidance of or minimization of impact to the viewshed that process.The pre-application meeting is one of the most 1 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 efFective tools planners can use to ensure a more efficient, dwellings,along with main points of ingress/egress. substantive process. i. Concept plan. The facility shall be constructed and operated in Comprehensive Plan Review substantial compliance with the approved concept As discussed in the article,a comprehensive plan review for plan,with allowances for changes required by any public utility facilities,if required,can occur prior to or as part of federal or state agency.The project shall be limited the land-use application process.Any application not including to the phases and conditions set forth in the concept the review would be subject to such review in compliance if re- plan that constitutes part of this application,notwith- quired by state code.If the plan review is not done concurrent- standing any other state or federal requirements.No ly with the land-use application,then it should be conducted additional phasing or reduction in facility size shall prior to the receipt of the application. be permitted,and no extensions beyond the initial An application not substantially in accord with the com- period shall be granted without amending the use prehensive plan should not be recommended for approval, permit.The concept plan shall include the subject regardless of the conditions placed on the use. Depending on parcels;the proposed location of the solar panels and the location,scale,and extent of the project,it is difficult to related facilities;the location of proposed fencing, sufficiently mitigate the adverse impacts of a project that does driveways,internal roads,and structures;the closest not conform with the plan. distance to adjacent property lines and dwellings; the location of proposed setbacks;the location and Land-Use Application nature of proposed buffers,including vegetative and If the comprehensive plan review is completed and the project constructed bufFers and berms;the location of points is found to be in compliance with the comprehensive plan, of ingress/egress;any proposed construction phases. then the use permit process can proceed once a complete j. A detailed decommissioning plan (see item 5 below). application is submitted.Application completion consists of the k. A reliable and detailed estimate of the costs of decom- submission of all requirements set forth in the zoning ordinance missioning,including provisions for inflation (see item 5 and is at the discretion of the zoning administrator if there is any below). question as to what is required or when it is required. I. A proposed method of providing appropriate escrow, Applications should contain all required elements at the surety,or security for the cost of the decommissioning time of submittal and no components should be outstanding plan (see item 5 below). at the time of submittal. m.Traffic study modelling the construction and decommis- sioning processes.Staff will review the study in coopera- Sample Ordinance Language tion with the state department of transportation or other The following sample ordinance language addresses require- official transportation authority. ments for applications,public notice,development standards, n. An estimated construction schedule. decommissioning,site plan review,and other process elements. a [x number of] hard copy sets(11"x 17"or larger),one reduced copy(8�/z"x 11"),and one electronic copy of site 1. Application requirements.Each applicant requesting a use plans,including elevations and landscape plans as required. permit shall submit the following: Site plans shall meet the requirements of this ordinance. p. The locality may require additional information deemed a. A complete application form. necessary to assess compliance with this section based b. Documents demonstrating the ownership of the on the specific characteristics of the property or other subject parcel(s). project elements as determined on a case by case basis. c. Proof that the applicant has authorization to act upon q. Application fee to cover any additional review costs, the owner's behalf. advertising,or other required stafFtime. d. Identification of the intended utility company who will interconnect to the facility. 2. Public notice. e. List of all adjacent property owners,their tax map num- a. Use permits shall follow the public notice requirements bers,and addresses. as set forth in the zoning ordinance or by state code as f. A description of the current use and physical characteris- applicable. tics of the subject parcels. b. Neighborhood meeting:A public meeting shall be held g. A description of the existing uses of adjacent properties prior to the public hearing with the planning commis- and the identification of any solar facilities—existing or sion to give the community an opportunity to hear from proposed—within a five-mile radius ofthe proposed the applicant and ask questions regarding the proposed location. project. h. Aerial imagery which shows the proposed location of the i The applicant shall inform the zoning administrator solar energy facility,fenced areas and driveways with the and adjacent property owners in writing of the date, closest distance to all adjacent property lines,and nearby time,and location of the meeting,at least seven but 2 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 no more than 14 days in advance of the meeting date. compliance with standards contained in applicable local, ii The date,time,and location of the meeting shall be state,and federal building codes and regulations that advertised in the newspaper of record by the ap- were in force at the time of the permit approval. plicant,at least seven but no more than 14 days in h. The facilities shall be enclosed by security fencing on advance of the meeting date. the interior of the buffer area (not to be seen by other iii The meeting shall be held within the community,at properties)of a reasonable height.A performance bond a location open to the general public with adequate reflecting the costs of anticipated fence maintenance parking and seating facilities which may accommo- shall be posted and maintained.Failure to maintain the date persons with disabilities. security fencing shall result in revocation of the use per- iv The meeting shall give members of the public the mit and the facility's decommissioning. opportunity to review application materials,ask ques- i. Ground cover on the site shall be native vegetation and tions of the applicant,and make comments regarding maintained in accordance with established performance the proposal. measures or permit conditions. v The applicant shall provide to the zoning administra- j. Lighting shall use fixtures as approved by the municipal- tor a summary of any input received from members of ity to minimize ofF-site glare and shall be the minimum the public at the meeting. necessary for safety and security purposes.Any excep- tions shall be enumerated on the concept plan and 3. Minimum development standards. approved by the zoning administrator. a. No solar facility shall be located within a reasonable k. No facility shall produce glare that would constitute a radius of an existing or permitted solar facility,airport,or nuisance to the public. municipal boundary. I. Any equipment or situations on the project site that are b. The minimum setback from property lines shall be a determined to be unsafe must be corrected within 30 reasonable distance(e.g.,at least 100 feet)and correlated days of citation of the unsafe condition. with the bufFer requirement. m.Any other condition added by the planning commission c. The facilities,including fencing,shall be significantly or governing body as part of a permit approval. screened from the ground-level view of adjacent proper- ties by a buffer zone of a reasonable distance extending 4. Coordination of local emergency services.Applicants for from the property line that shall be landscaped with new solar energy facilities shall coordinate with emergency plant materials consisting of an evergreen and deciduous services stafFto provide materials,education and/or training mix(as approved by staff),except to the extent that ex- to the departments serving the property with emergency isting vegetation or natural landforms on the site provide services in how to safely respond to on-site emergencies. such screening as determined by the zoning adminis- trator. In the event that existing vegetation or landforms 5. Decommissioning.The following requirements shall be met: providing the screening are disturbed,new plantings a. Utility-scale solar facilities which have reached the end shall be provided which accomplish the same.Opaque of their useful life or have not been in active and con- architectural fencing may be used to supplement other tinuous service for a reasonable period of time shall be screening methods but shall not be the primary method. removed at the owner's or operator's expense,except if d. The design of support buildings and related structures the project is being repowered or a force majeure event shall use materials,colors,textures,screening,and land- has or is occurring requiring longer repairs;however, scaping that will blend the facilities to the natural setting the municipality may require evidentiary support that a and surrounding structures. longer repair period is necessary. e. Maximum height of primary structures and accessory b. Decommissioning shall include removal of all solar buildings shall be a reasonable height as measured from electric systems,buildings,cabling,electrical compo- the finished grade at the base of the structure to its nents,security barriers,roads,foundations,pilings,and highest point,including appurtenances(e.g., 15 feet).The any other associated facilities,so that any agricultural board of supervisors may approve a greater height based ground upon which the facility or system was located is upon the demonstration of a significant need where the again tillable and suitable for agricultural uses.The site impacts of increased height are mitigated. shall be graded and reseeded to restore it to as natural a f. All solar facilities must meet or exceed the standards and condition as possible,unless the land owner requests in regulations of the Federal Aviation Administration(FAA), writing that the access roads or other land surface areas State Corporation Commission(SCC)or equivalent,and not be restored,and this request is approved by the gov- any other agency of the local,state,or federal government erning body(other conditions might be more beneficial with the authority to regulate such facilities that are in or desirable at that time). force at the time of the application. c. The site shall be regraded and reseeded to as natural g. To ensure the structural integrity of the solar facility,the condition as possible within a reasonable timeframe after owner shall ensure that it is designed and maintained in equipment removal. 3 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 d. The owner or operator shall notify the zoning administrator 8. All solar panels and devices are considered primary struc- by certified mail,return receipt requested,of the proposed tures and subject to the requirements for such,along with date of discontinued operations and plans for removal. the established setbacks and other requirements for solar e. Decommissioning shall be performed in compliance facilities. with the approved decommissioning plan.The govern- ing body may approve any appropriate amendments to 9. Site maintenance. or modifications of the decommissioning plan. a. Native grasses shall be used to stabilize the site for the f. Hazardous material from the property shall be disposed duration of the facility's use. of in accordance with federal and state law. b. Weed control or mowing shall be performed routinely g. The applicant shall provide a reliable and detailed cost and a performance bond reflecting the costs of such estimate for the decommissioning of the facility pre- maintenance for a period of[six(6) months] shall be pared by a professional engineer or contractor who has posted and maintained.Failure to maintain the site may expertise in the removal of solar facilities.The decom- result in revocation of the use permit and the facility's missioning cost estimate shall explicitly detail the cost decommissioning. and shall include a mechanism for calculating increased c Anti-reflection coatings.Exterior surfaces of the collec- removal costs due to inflation and without any reduction tors and related equipment shall have a nonreflective for salvage value.This cost estimate shall be recalculated finish and solar panels shall be designed and installed to every five(5)years and the surety shall be updated in limit glare to a degree that no after image would occur kind. towards vehicular traffic and any adjacent building. h. The decommissioning cost shall be guaranteed by cash d. Repair of panels.Panels shall be repaired or replaced escrow at a federally insured financial institution ap- when either nonfunctional or in visible disrepair. proved by the municipality before any building permits are issued.The governing body may approve alternative 10. Signage shall identify the facility owner,provide a 24-hour methods of surety or security,such as a performance emergency contact phone number,and conform to the bond,letter of credit,or other surety approved by the requirements set forth in the Zoning Ordinance. municipality,to secure the financial ability of the owner or operator to decommission the facility. 1 1. At all times,the solar facility shall comply with any local i.If the owner or operator of the solar facility fails to remove noise ordinance. the installation in accordance with the requirements of this permit or within the proposed date of decommis- 12. The solar facility shall not obtain a building permit until sioning,the municipality may collect the surety and staff evidence is given to the municipality that an electric utility or a hired third party may enter the property to physical- company has a signed interconnection agreement with ly remove the installation. the permittee. 6. Site plan requirements. In addition to the site plan require- 13. All documentation submitted by the applicant in support ments set forth in the zoning ordinance,a construction of this permit request becomes a part of the conditions. management plan shall be submitted that includes: Conditions imposed by the governing body shall control • Traffic control plan (subject to state and local approv- over any inconsistent provision in any documentation al,as appropriate) provided by the applicant. • Delivery and parking areas • Delivery routes 14. If any one or more of the conditions is declared void for • Permits(state/local) any reason,such decision shall not affect the remaining Additionally,a construction/deconstruction mitigation plan portion of the permit,which shall remain in full force and shall also be submitted including: efFect,and for this purpose,the provisions of this are here • Hours of operation by dedared to be severable. • Noise mitigation (e.g.,construction hours) • Smoke and burn mitigation (if necessary) 15. Any infraction of the above-mentioned conditions,or any • Dust mitigation zoning ordinance regulations,may lead to a stop order • Road monitoring and maintenance and revocation of the permit. 7. The building permit must be obtained within [18 months] 16. The administrator/manager,building official,or zoning of obtaining the use permit and commencement of the administrator,or any other parties designated by those operation shall begin within [one year]from building permit public officials,shall be allowed to enter the property at issuance. any reasonable time,and with proper notice,to check for compliance with the provisions of this permit. 4 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 EXAMPLE OF RECOMMENDED USE PERMIT CONDITIONS or his designee prior to the commencement of any con- (In Virginia:conditional uses,special uses,special excep- struction activities and a bond or other security will be tions) posted for the grading operations.The grading plan shall: i. Clearly show existing and proposed contours; Conditions(�approved/revised]at the Planning Commission ii. Note the locations and amount of topsoil to be meeting on(date]) removed (if any)and the percent of the site to be graded; If the Board determines that the application furthers the iii. Limit grading to the greatest extent practicable by comprehensive plan's goals and objectives and that it meets avoiding steep slopes and laying out arrays parallel to the criteria set forth in the zoning ordinance,then the Planning landforms; Commission recommends the following conditions to mitigate iv. Require an earthwork balance to be achieved on-site the adverse efFects of this utility-scale solar generation facility with no import or export of soil; with any Board recommendation for permit approval. v. Require topsoil to first be stripped and stockpiled on- site to be used to increase the fertility of areas intend- 1. The Applicant will develop the Solar Facility in sub- ed to be seeded in areas proposed to be permanent stantial accord with the Conceptual Site Plan dated access roads which will receive gravel or in any areas included with the application where more than a few inches of cut are required; as determined by the Zoning Administrator.Significant vi. Take advantage of natural flow patterns in drainage deviations or additions,including any enclosed building design and keep the amount of impervious surface as structures,to the Site Plan will require review and approval low as possible to reduce stormwater storage needs. by the Planning Commission and Board of Supervisors. d. Erosion and SedimentControl Plan.The County will have a third-party review with corrections completed prior 2. Site Plan Requirements. In addition to all State site plan to submittal for Department of Environmental Quality requirements and site plan requirements of the Zoning (DEQ) review and approval.The owner or operator shall Administrator,the Applicant shall provide the following construct,maintain,and operate the project in com- plans for review and approval for the Solar Facility prior to pliance with the approved plan.An E&S bond (or other the issuance of a building permit: security)will be posted for the construction portion of a. Construction Management Plan.The Applicant shall pre- the project. pare a Construction Management Plan for each appli- e. StormwaterManagementPlan.The County will have a cable site plan for the Solar Facility,and each plan shall third-party review with corrections completed prior to address the following: submittal for DEQ review and approval.The owner or i. Traffic control methods(in coordination with the operator shall construct,maintain,and operate the proj- Department ofTransportation prior to initiation of ect in compliance with the approved plan.A stormwater construction),including lane closures,signage,and control bond (or other security)will be posted for the flagging procedures. project for both construction and post construction as ii. Site access planning directing employee and delivery applicable and determined by the Zoning Administrator. traffic to minimize conflicts with local traffic. f. SolarFacilityScreening and Uegetation Plan.The owner iii. Fencing.The Applicant shall install temporary security or operator shall construct,maintain,and operate the fencing prior to the commencement of construction facility in compliance with the approved plan.A separate activities occurring on the Solar Facility. security shall be posted for the ongoing maintenance of iv. Lighting. During construction of the Solar Facility,any the project's vegetative buffers in an amount deemed temporary construction lighting shall be positioned sufficient by the Zoning Administrator. downward,inward,and shielded to eliminate glare g. The Applicant will compensate the County in obtaining from all adjacent properties.Emergency and safety an independent third-party review of any site plans or lighting shall be exempt from this construction light- construction plans or part thereof. ing condition. h. The design,installation,maintenance,and repair of b. Construction Mitigation Plan.The Applicant shall prepare the Solar Facility shall be in accordance with the most a Construction Mitigation Plan for each applicable site current National Electrical Code(NFPA 70)available(2017 plan for the Solar Facility to the satisfaction of the Zoning version or later as applicable). Administrator. Each plan shall address,at a minimum,the effective mitigation of dust,burning operations,hours 3. Operations. of construction activity,access and road improvements, a. PermanentSecurityFence.The Applicant shall install a and handling of general construction complaints. permanent security fence,consisting of chain link,2-inch c.Grading plan.The Solar Facility shall be constructed in square mesh,6 feet in height,surmounted by three compliance with the County-approved grading plan as strands of barbed wire,around the Solar Facility prior to determined and approved by the Zoning Administrator the commencement of operations of the Solar Facility. 5 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 Failure to maintain the fence in a good and functional representatives or employees access to the facility at any condition will result in revocation of the permit. time for inspection purposes as set forth in their application. b. Lighting.Any on-site lighting provided for the operational phase of the Solar Facility shall be dark-sky compliant, 7. Training.The Applicant shall arrange a training session with shielded away from adjacent properties,and positioned the Fire Department to familiarize personnel with issues downward to minimize light spillage onto adjacent prop- unique to a solar facility before operations begin. erties. c.Noise. Daytime noise will be under 67 dBA during the day 8. Compliance.The Solar Facility shall be designed,construct- with no noise emissions at night. ed,and tested to meet relevant local,state,and federal d. Ingress/Egress. Permanent access roads and parking areas standards as applicable. will be stabilized with gravel,asphalt,or concrete to minimize dust and impacts to adjacent properties. 9. Decommissioning. a. Decommissioning PIan.The Applicant shall submit a 4. Buffers. decommissioning plan to the County for approval in a. Setbacks. conjunction with the building permit.The purpose of i. A minimum 150-foot setback,which includes a 50-foot the decommissioning plan is to specify the procedure by planted bufFer as described below,shall be maintained which the Applicant or its successor would remove the from a principal Solar Facility structure to the street line Solar Facility after the end of its useful life and to restore (edge of right-of-way)where the Property abuts any the property for agricultural uses. publicrights-of-way. b. DecommissioningCostEstimate.Thedecommissioning ii. A minimum 150-foot setback,which includes a 50- plan shall include a decommissioning cost estimate foot planted buffer as described below,shall be main- prepared by a State licensed professional engineer. tained from a principal Solar Facility structure to any i. The cost estimate shall provide the gross estimated adjoining property line which is a perimeter boundary cost to decommission the Solar Facility in accordance line for the project area. with the decommissioning plan and these conditions. b. Screening.A minimum 50-foot vegetative buffer(consist- The decommissioning cost estimate shall not include ing of existing trees and vegetation)shall be maintained. any estimates or ofFsets for the resale or salvage val- If there is no existing vegetation or if the existing vege- ues of the Solar Facility equipment and materials. tation is inadequate to serve as a bufFer as determined ii. The Applicant,or its successor,shall reimburse the by the Zoning Administrator,a triple row of trees and County for an independent review and analysis by a shrubs will be planted on approximately 10-foot centers licensed engineer of the initial decommissioning cost in the 25 feet immediately adjacent to the security fence. estimate. New plantings of trees and shrubs shall be approximate- iii. The Applicant,or its successor,will update the ly 6 feet in height at time of planting.In addition,pine decommissioning cost estimate every 5 years and seedlings will be installed in the remaining 25 feet of the reimburse the County for an independent review and 50-foot bufFer.Ancillary project facilities may be included analysis by a licensed engineer of each decommis- in the buffer as described in the application where such sioning cost estimate revision. facilities do not interfere with the efFectiveness ofthe cSecurity. buffer as determined by the Zoning Administrator. i. Prior to the County's approval of the building permit, c.Wildlife corridors.The Applicant shall identify an access the Applicant shall provide decommissioning security corridor for wildlife to navigate through the Solar Facility. in one of the two following alternatives: The proposed wildlife corridor shall be shown on the site 1. Letter of Credit for Full Decommissioning Cost:A plan submitted to the County.Areas between fencing letter of credit issued by a financial institution that shall be kept open to allow for the movement of migra- has(i)a credit Rating from one or both of S&P and tory animals and other wildlife. Moody's of at least A from S&P or A2 from Moody's and (ii)a capital surplus of at least$10,000,000,000; 5. Height of Structures.Solar facility structures shall not exceed or(iii)other credit rating and capitalization reason- 15 feet,however,towers constructed for electrical lines may ably acceptable to the County,in the full amount exceed the maximum permitted height as provided in the of the decommissioning estimate;or zoning district regulations,provided that no structure shall 2. Tiered Security: exceed the height of 25 feet above ground level,unless a. 10 percent of the decommissioning cost required by applicable code to interconnect into existing estimate to be deposited in a cash escrow at a electric infrastructure or necessitated by applicable code to financial institution reasonably acceptable to cross certain structures(e.g.pipelines). the County;and b. 10 percent of the decommissioning cost esti- 6. Inspections.The Applicant will allow designated County mate in the form of a letter of credit issued by 6 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 a financial institution that has(i)a credit rating e. Applicant/Properry0wnerDefault,�Decommissioning by the from one or both of S&P and Moody's of at least County. A from S&P or A2 from Moody's and (ii)a capital i. If the Applicant,its successor,or the property own- surplus of at least$10,000,000,000,or(iii)other ers fail to decommission the Solar Facility within 6 credit rating and capitalization reasonably ac- months,the County shall have the right,but not the ceptable to the County,with the amount of the obligation,to commence decommissioning activities letter of credit increasing by an additional 10 and shall have access to the property,access to the percent each year in years 2-9 after commence- full amount of the decommissioning security,and the ment of operation of the Solar Facility;and rights to the Solar Facility equipment and materials on c The Owner,not the Applicant,will provide its the property. guaranty of the decommissioning obligations. ii. If applicable,any excess decommissioning security The guaranty will be in a form reasonably funds shall be returned to the current owner of the acceptable to the County.The Owner,or its property after the County has completed the decom- successor,should have a minimum credit rating missioning activities. of(i) Baa3 or higher by Moody's or(ii) BBB-or iii. Prior to the issuance of any permits,the Applicant and higher by S&P;and the property owners shall deliver a legal instrument to d. In the tenth year after operation,the Applicant the County granting the County(1)the right to access will have increased the value of the letter of the property,and (2)an interest in the Solar Facility credit to 100 percent of the decommissioning equipment and materials to complete the decommis- cost estimate.At such time,the Applicant may sioning upon the Applicant's and property owner's be entitled to a return of the 10 percent cash default.Such instrument(s)shall bind the Applicant escrow. and property owners and their successors,heirs,and ii. Upon the receipt of the first revised decommission- assigns.Nothing herein shall limit other rights or rem- ing cost estimate(following the 5th anniversary), edies that may be available to the County to enforce any increase or decrease in the decommissioning the obligations of the Applicant,induding under the security shall be funded by the Applicant or refunded County's zoning powers. to Applicant(if permissible by the form of security) f. Equipment/Building RemovaL All physical improvements, within 90 days and will be similarly trued up for every materials,and equipment related to solar energy gen- subsequent five-year updated decommissioning cost eration,both surface and subsurface components,shall estimate. be removed in their entirety.The soil grade will also be iii. The security must be received prior to the approval of restored following disturbance caused in the removal the building permit and must stay in force for the du- process.Perimeter fencing will be removed and recyded ration of the life span of the Solar Facility and until all or reused.Where the current or future landowner prefers decommissioning is completed.If the County receives to retain the fencing,these portions of fence will be left notice or reasonably believes that any form of security in place. has been revoked or the County receives notice that g. Infrastructure Removal.All access roads will be removed, any security may be revoked,the County may revoke induding any geotextile material beneath the roads the special use permit and shall be entitled to take all and granular material.The exception to removal of the action to obtain the rights to the form of security. access roads and associated culverts or their related d. Applicant/Property0wnerObligation.Within 6 months after material would be upon written request from the current the cessation of use of the Solar Facility for electrical power or future landowner to leave all or a portion of these generation or transmission,the Applicant or its successor, facilities in place for use by that landowner.Access roads at its sole cost and expense,shall decommission the Solar will be removed within areas that were previously used Facility in accordance with the decommissioning plan for agricultural purposes and topsoil will be redistributed approved by the County.If the Applicant or its successor to provide substantially similar growing media as was fails to decommission the Solar Facility within 6 months, present within the areas prior to site disturbance. the property owners shall commence decommissioning h. Partial Decommissioning.If decommissioning is triggered activities in accordance with the decommissioning plan. for a portion,but not the entire Solar Facility,then the Following the completion of decommissioning of the Applicant or its successor will commence and complete entire Solar Facility arising out of a default bythe Applicant decommissioning,in accordance with the decommis- or its successor,any remaining security funds held by the sioning plan,for the applicable portion of the Solar County shall be distributed to the property owners in a Facility;the remaining portion of the Solar Facility would proportion of the security funds and the property owner's continue to be subject to the decommissioning plan. acreage ownership of the Solar Facility. Any reference to decommissioning the Solar Facility shall indude the obligation to decommission all or a portion of the Solar Facility whichever is applicable with respect 7 American Planning Association I planning.org PAS MEMO—SEPTEMBER/OCTOBER 2019 to a particular situation. 10.Power Purchase Agreement.At the time of the Applicant's site plan submission,the Applicant shall have executed a power purchase agreement with a third-party providing for the sale of a minimum of 80%of the Solar Facility's antici- pated generation capacity for not less than 10 years from commencement of operation.Upon the County's request, the Applicant shall provide the County and legal counsel with a redacted version of the executed power purchase agreement. 8 American Planning Association I planning.org WESTLAKE PLANNING & ZONING COMMISSION T H E T 0 W N U F TYPE OF ACTION W E S T L A K E Regular Meeting - Action Item Monday, June 15, 2020 ToP�c: Conduct a public hearing and consider recommendation of proposed amendments to Ordinance 306 approving the PD2 zoning district in order to construct a solar energy facility. The property is generally located on the south side of State Highway 114,between Davis Blvd. and Westlake Parkway, north of Dove Road. STAFF CONTACT: Ron Ruthven, Planning and Development Director Strategic Alignment � � � � � . � . .: . ' • � � High Quality Planning, Design & Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability Development Stakeholder planned, high-quality community that &Quality of Life is distinguished by exemplary design standards. � Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Fidelity Investments is requesting a zoning change in order to allow for the construction of a solar energy facility in the PD2 zoning district, which includes the existing Westlake Fidelity Investments campus. The proposed facility would be located on approximately 14 acres on the western portion of the PD2 zoning district, which is currently undeveloped. The applicant states that the proposed facility is part of the company's broader environmental sustainability strategy and is driven by business demand, which is further explained in the attached documents provided by the applicant. CURRENT CONDITIONS The subject property is zoned PD2, originally approved by Ordinance 306, contains a total of 34.6 acres and is unplatted. The property is currently undeveloped and contains mostly grassland that slopes gradually from west to east with a few interspersed mature trees. The PD2 zoning district Page 1 of 9 contains the Fidelity campus including all land in Westlake owned by Fidelity. The approved concept plan for the PD2 zoning district shows future office uses on the subject property. PROPOSED FACILITY DETAILS The proposed facility would include 7,887 solar modules placed in a north/south linear fashion in rows over a 14 acre area. The panels would be served by a 20 foot wide service road paved with grasscrete. The panels would be approximately eight feet in height. The surface underneath and around the panels would contain grass. The 14 acre site would be graded to accommodate the panels. Landscaping would be added around the site in order to provide screening from adjacent properties. On the western portion of the site, berms would be added in order to screen the panels from the view of the Circle T Ranch. According to the applicant, the berms were added at the request of the Circle T Ranch property owner. REGULATORY AND COMPREHENSIVE PLAN ANALYSIS Solar facilities are not addressed in the Town's development codes, including the PD2 zoning district regulations. Likewise, the Comprehensive Plan does not contain any provisions for solar energy facilities. Compr�ehensive Plan — While large scale solar energy facilities are not mentioned in the Comprehensive Plan, the plan does provide aesthetic and design recommendations that indirectly address the applicant's proposal. These recommendations more generally apply to permanent construction and not temporary uses such as gas wells, temporary parking lots, concrete batch plants, etc. Therefare, staff recommends viewing the proposed facility through the lens of temporary, or transitional, use wherein the use does not supplant the entitled land use contained in the zoning, but instead provides a type of"bridge" use between the undeveloped state and the future developed state. This is described in more detail in the pages that follow. Regarding the overall development design recommendations in the Comprehensive Plan, the following are the general plan goals and objectives. Only those goals that are relevant to development are shown. A notation of "compliant" or "noncompliant" is shown next to each objective. It is important to note that the "compliant" ar"noncompliant" scare is through the lens of a more permanent development and shown to demonstrate the dichotomy between the general goals and objectives below, and the analysis that follows which observes the proposed facility as a transitional use rather than a permanent use. Goal 1: Future views from residential areas should present qualities of vista, natural-ness, pastoraUagricultur�al character, and sense of openness that exist today. OBJECTIVES: Al. Maintain views of a largely undeveloped foreground as Westlake grows. noncompliant A2. Maintain views of agricultural land and agricultural activities as Westlake grows. noncompliant A3. Maintain distant vistas from higher elevations. noncompliant A4. Maintain views of natural topography. noncompliant A5. Maintain view sheds that contain essential elements of Westlake's pastoral character. noncompliant Page 2 of 9 Goal 2: Future development should perpetuate picturesque and pastoral qualities that promote a visual identity associated with rural-ness. OBJECTIVES: B 1. Promote a rural character in present open spaces and future open space expansion. noncompliant B2. Promote aspects of rural heritage in future development. noncompliant Goal 3: Future development should embody recognizable quality of building and site design as well as maintain an overall balance and continuity between commercial and residential portions of the Town. OBJECTIVES: C1. Promote a visual character that communicates a high quality of building and landscape construction, both public and private. noncompliant C2. Encourage development patterns in the western portions of Westlake that preserve landmark characteristics of this landscape and embody visual qualities that continue rural characteristics. noncompliant C3. Promote design excellence in land and landscape development, both public and private. noncompliant C4. Preserve the sense of balance between residential and commercial development by promoting continuity of development forms,pallet of landscaping, meaningfuU functional buffers, built area to land area ratios, and character of the street experience. noncompliant C5. Promote the continued creation of environmental, cultural, educational, and visual assets for Westlake in all private and public development. compliant Goal 4: Future Westlake should continue to be a place where one can live a "slow paced"life style in a quiet, rural like setting. OBJECTIVES: D1. Preserve the quiet rural character of Westlake in residential areas and in the public domain. noncompliant D2. Preserve Westlake's sense of"slow paced" life as it develops by promoting experiential and visual characteristics associated with the current non- encroachment condition. noncompliant Goal 5: Future Westlake should contain essential scenic, cultural, and architectural features which are a legacy of its rural heritage. OBJECTIVES: E1. Preserve the rural and agricultural features of cultural significance. noncompliant E2. Preserve natural corridors. noncompliant E3. Preserve sense of openness in the continuity of a ground plane that is not interrupted by opaque fences or walls. compliant Page 3 of 9 E4. Preserve the natural land profiles and landmark landforms as well as promote greater open space as Westlake develops through regulation of building to land area relationships. noncompliant Goal 6: Future Westlake should continue to have an Ad Valorem tax base sufficient to serve futur�e financial needs. OBJECTIVES: L2. Maintain a balance between the Ad Valorem revenues of non-residential and residential development so that property taxes on residential property do not have to be disproportionately raised to accommodate the impacts of future development in and around Westlake. noncompliant Given the above observations, the proposal clearly does not comply with the recommendations of the Comprehensive Plan when viewed as a permanent development. However, if the proposed facility is viewed as a transitional use, a path forward may exist for this type of project, in much the same way that a natural gas well would be considered non-permanent. In this case, the subject property is in a high value location, thereby making the proposed improvement upon the highly valued land a transitional condition. As a transitional use, it can be exempt from certain land use language of the Comprehensive Plan, including some of the goal statements listed above,because,economically speaking,it is not the final expression of that value, which in the case of the subject property would be office uses as shown on the approved concept plan. In addition,the proposed solar facility itself would have to meet certain criteria which assure its "non-permanence". Therefore, for the purpose of the Comprehensive Plan, the proposed solar facility could be considered a transitional, non-permanent use because of the following: 1. The low value of the solar facility in relationship to the land value (which retains significant development rights and has a locational advantage). 2. The construction of the solar facility is not a permanent structure because: a. The foundation b. The structural frame c. The ability to quickly dismantle the installation As a"Transitional Use"this proposal is not required to implement those aspects of the Comp Plan that address (or are meant to address): 1. Permanent land uses 2. Future improvements related to permanent uses In terms of design, while the Transitional Use classification provides a path through the Land Use language of the comprehensive plan, it does not relieve the applicant from those portions of the plan addressing project design. Therefore, the following areas need to be addressed by the applicant: Page 4 of 9 1. Integration with distinctive land form: What is missing from the design as presented is any representation which places the design solution in the larger context of land profiles/forms. The mounds which establish the berm screen, on the western portion of the property show up as separate piles of earth. What is needed is to take a larger view and illustrate how the rise of land (manifest in the mounds) is derived from the surrounding topographic characteristics. This will likely lead to more gentle inclines and consolidation of some of the distinct "hump-like" mounds. The objective is to create something that local geology could have evolved. It is essential that the design show the topographic lines of the berm in relationship to the topographic lines of the undisturbed land, thus revealing the extent of departure from the natural condition. 2. Integration with native mosaic: Similar to the above commentary, the form of and selection of landscape materials must derive from the native mosaic in place. Plant material on the created land from must appear as if it flows from plant communities on the undisturbed land. It is essential that the design shows the connection/relationship between existing plant communities and the proposed planting plan. 3. Mitigation of ground plane intr�usion: The ground plane of the array,itself, must have as little impact as possible on the undisturbed ground plane. The closer it parallels the natural land profile, the better. The created land profile must be shown against the natural profile so the extent of disturbance can be seen and evaluated. 4. Mitigation of orthogonal edges:No more than 65%of the edge which is straight and/or expresses right angles can be visible outside the project. If the berms constitute a portion of such edges, then the remaining portions of orthogonal edges, which are visible,must be screened with a vegetative screen planted in natural drifts. This would assure that the project is largely screened from adjacent property, roadways, public spaces, etc. Re�ulatory Recommendations—Given the above observations,rather than approach the proposed facility as a concept plan and site plan amendment, staff proposes that the facility be approved as a Specific Use Permit (SUP), in much the same way that a gas well pad site would be approved from a regulatory perspective. The advantages of a SUP are: • The underlying zoning,concept plan and site plan remain unamended with any current land use entitlements unamended as well; • The SUP provides for prescribed and automatic expiration provisions; • Development conditions, such as those noted in the analysis above can be added; • A permanent land use precedent is not set given the overlay nature of the SUP and the discretion available to the Commission and Council in considering the SUP; • There is no need to amend the Comprehensive Plan Land Use Plan Therefore, should a recommendation for approval be considered, staff recommends the following amendments to Ordinance 306: Page 5 of 9 Ordinance 306, Exhibit B, Article 2—Permitted Uses, Section 3— Uses Permitted by Specific Use Permits (SUP) A SUP for a solar energy facility is hereby approved as an ainendment to this ordinance subject to the following conditions: A. The location, design and layout of the facility shall be consistent with Exhibit A (of the proposed ordinance amending Ordinance 306). B. The facility shall not include any buildings intended for human occupation. C. The facility shall not create any nuisance o� hazard with regard to reflection of light, both natural and a�tificial. D. The facility, including any portion of the a�ray, shall not be visible, at any time, from any residential areas or public areas including: roadways (public or p�ivate), trails, sidewalks,parks and public open space. E. The service drive shown on the facility plan shall be a minimum of 20 feet in width and shall be composed of grasscrete. F. The facility shall comply with the comprehensive plan design recommendations as noted in this memo. G. Issuance of a building permit by the Town for the facility shall be required prio�to grading and installation. Prior to the issuance of the building permit for the facility, the town manager or designee shall �eview the application for determination of compliance with the comprehensive plan recommendations as described in this memo. H. This SUP shall comply with the requirements for SUP's as contained in the Town's zoning regulations except wheNe amended herein. I. Notwithstanding the expiration provisions for SUP's contained in the Town's zoning regulations, this SUP shall automatically expi�e not later than 1 S years from the date of approval of the ordinance approving the SUP. J. All provisions of the Code of Ordinances, CompNehensive Plan and the PD2 zoning district, including all previously app�oved concept plans and site plans in the PD2 zoning district, shall Nemain in full force and effect, except where amended herein. SUMMARY AND RECOMMENDATION The proposed facility would be located on the western portion of the subject property. The Town currently has no regulations or policies that provide specific recommendations for solar energy facilities. However, staff agrees that the facility can be compatible with the recommendations of the Comprehensive Plan provided the facility is approved as a transitional, non-permanent use through a SUP with the recommendations noted above and complies with the following: (1) Page 6 of 9 Integration of the facility with the distinctive land form, (2) Integration of the facility with the native mosaic, (3) Mitigation of ground plane intrusion, (4) Mitigation of orthogonal edges. ALTERNATIVE P&Z ACTIONS The Planning & Zoning Commission has the following options when considering this item: • Recommend approval as submitted • Recommend approval with modifications or additional condition(s) • Recommend approval with staff recommendations • Any combination of the above • Table the agenda item to a specific date with clarification of intent and purpose • Recommend denial TOWN COUNCIL ACTION If the Planning & Zoning Commission acts and makes a recommendation for approval/denial on this agenda item, then it will be scheduled for Town Council action on June 22, 2020. ATTACHMENTS Location Map Approved PD2 Concept Plan Information Provided by the Applicant Page 7 of 9 Location Map sj� ; � �� �� ., I• ,/ �.�... i..� ,� --.- _. `�. it� �';r;C`;•�, e� . �� � ' • � ,� � ,,y I�� Q� '4 � ,n i•�,3;l\'�'�:�F', tiE ..� �� . � .v' � �`:� a ; � J -��� � �+:, ,�� !� . _��' -� _.. S-r'F�.'�:n��r� - y �"�� � � • ` ��p� s"1�"f p��•",� �"�\,��v 7 ,...�1:ti SttN i '"�.. �-�'• � • � � ' �1�'�,, - K"fry 'q-.;,� __-'. �'�A :� ��`' /. ..-• .:�: .... ` ,r-,-k�� , �� r y�♦ • ♦ ��� - a` ' � ` ♦ ��. ♦• ,'t� ��,� •� �'�, 7�,!f1 , �!- .��%�iJ�%�l°^7niP+�►� 7� �• .� �. !�` � y�1 x'�.� '* . ,��� � � �• ' t�` . ' '� `�l_1 �•. �: � . ♦ � � � \� � +�� . ��"�f . f'. ` �t* �.r'.:�i+��.`�t�Y. ���� � ti ��►� � � � � � e •` � �♦ . �� +�� � "�' \�_`N• � • � � � � ' � � � . �. �` � ' , � �R�' 1 y� �� ` , i r.� ,�Y'�o��t'ilY;�1�IS� � • ' . � , � �. `• � ���• - '4 f � ' r� �. Proposed Solar �,� �; �' �� � �• � . _ ,���� � � ' Energy Facility • � �/► + � �`� � a �p' - ��� _ �-� � �.,, ti ¢!�.,. Location dl�� + � 1��,"�w C..,.0 �� r�' 1'�M �.� :f�I�S�;,; C � ;'` � �� ', � . . `��e�. .�'� . � , .• • � � �� � � ' r �.'�, • ' :a�,.,,��; .' , ' -., � � � �,�, � � ''.� �• `� , \�., '�- s , . , � . � !" .►�� �` e,� .. . ,� . �+. +�,1 '��, � � �,,,, �, ,' � .� � � �-F• j ,' ��-i�if�� �i�f:'��I�A 4� � ' �� • . � �' ti :.1,. • ��� � M X� - , r Y.� . ,� �, � +��} � • c' ' - enii:y • . . -.* : . � �� �� �� ' � ♦ � i. °' 'ii � t , � � �~��� •� ��"Y�°, �"" -t ��� 14,i� ♦ ��� � � �� ,� `, y��� . �� � M��,, .}��� � ,, �, • 1 r�] , � ` • ..� �w�1��y� � * \ � •� • � 1 'd�! I -�� ,r �,�ys��,, ~�` � � ���:a'..ti'.��`,Wy'�1 - ��• �, � , + \ t � ' o� _ :.-- • I ti�� � � ~ 1 � A \ F'���� ��\ p ��!�:�..i �� � *'� � �w� .p���w. •.�•:�tiy;;.�� -�, '` ,�_ } "� ��. �':� � 1��'� •�T.,r��,. —�. .� 'J •r�� »`` . ,` ` .l.l y���- l •.�-�!�' � L'�""t'�` , �� � 4.`�'�,���Y! : � o• Z _ �y ,IL� _• .�+���� . ,.. ��7�l� .������.r� y Page 8 of 9 Approved PD2 Concept Plan d 1 SHJ�, ,00�n:nn,n,.m,n 1 SP�vmqe wGA OFFICE .�� - o � p° OFFIC � � \`�`�"°�°� ; / :`,,;; COMM. �� � ;,'%., � C :i i' � Vri.aie.oceuarirc �.���� Ptivsl.�meu � I W Iix�b b �� Lootlon rM�¢e b b - M�ImFMd. :/:� OeN�mkwE.�OfY � � . �s per FIG.t a0 Rt �'/i. �j OFFICE � ''% OFFICE � OFFICE OFFICE ;;��;: I � - %°:% --'' 1 ' �� Fwl RoM �� 1 locacan b 0� �'� / O�IvrtirwE. �++���G � Pm�als�¢su airt I i-�;-., 7Vin b000n loo0on�nC�nE�¢s , OFFICE ''; m°°°°`."'."°. mwe�'°"'�:,e°_ i„ OFFICE — -- -- -- �- — -- -- ;.y% PUBLIC .,'"�.-:•- -- -- -- — �— -- -- -- — ;.,�:.;�. � ;.`i;`::�.:; OPEN SPACE � ;;--,:: � , � OFFICE GOLF � �"%�z� y - <�:<%'i.;:�q..` � w � .h�soo•:or�[or cuv.na 1 i%'::;;;%°:: «aom »s�s��.w�w�cKxr �..;t;:;,', �:i/;.....'r.,- ain boCa+ Pii.ate ma dn� b b WlsTwfb, LOCi0d1 YW�li�b De �• ��1 � -� al��n1%1�d. � � SINGLE �� ��, �'-------------------- --- I I M��:�kc.a a ex�s FAMILY �� -- - - .s.�w�«M�...,,�,�.,, � I � no��Rwa - fl i.�:a.�ov noo.,p.rn.. ,J l _ SINGLE FAMIIY i No����y 1 I LEGEND CONCEPT PLAN --.- P�.�,�. Maverick Commercial Real Estate —— — � Date:August 3, 1998 """""' s""^•"p^^o��� �� w�:�n,m wwc co.n sq.o.�e=�a..) �� � � un:nlm Wnw Opsn 5pw(��t b.+) snc Aaraa IwBJ�s Aaes) Page 9 of 9 May 15, 2020 Fidelity Investments WESTLAKE SOLAR ARRAY NARRATIVE Materials for Westlake Town Council and Planning & Zoning Brian Daigle Vice President, Energy and Infrastructure � -�..� 1 FIDELITY INTERNAL INFORMATION �Fidelily /NVE3YMENT3 Fidelity Westlake Solar - Narrative Page 1 Why is Fidelity interested building a solar array in Westlake? Fidelity's renewable energy investments play a key role in achieving carbon neutrality, which is part of Fidelity's broader environmental sustainability strategy and is driven bybusiness demand. Our stakeholders... clients, employees, the general public and the communities that we operate in... expect us to be responsible citizens minimizing and mitigating our impact on the environment. Solar peak output coincides with Texas electricity grid peak demand, thus easing grid stress during high demand periods. Unlike gas-fired, coal, or nuclear generation, solar does not use water, which can be a scarce commodity in north Texas. Investing in the environment around us, including solar energy, is no different than any other investment decision that Fidelity makes... we're in it for the long haul. We demonstrate by example because we ask the companies that we invest in for climate related financial disclosures. Climate events can materially impact macro economics that can significantly affect financial performance. How is proposed solar array consistent with Town of Westlake vision, values, and mission? We believe that the solar array makes sense for both Fidelity and the Westlake community to foster resilience and economic vitality with more strategic resource consumption. Consistent with solar development at other Fidelity locations, the proposed solar array will satisfy Fidelity's business needs while preserving the natural environment and breathtaking viewscapes on its Westlake campus. The planned solar array will strike a balance between open space and development while maintaining the strong aesthetic standards that are so important to Fidelity and the Town of Westlake. Once completed, the solar array will be silent, unnoticed, and will be flourishing with native trees, vegetation, prairie grasses, and wildflowers. 2 FIDELITY INTERNAL INFORMATION �Fidelily /NVE3YMENT3 Fidelity Westlake Solar - Narrative Page 2 Fidelity's approach to development on its Westlake campus Fidelity's Westlake campus has been developed in a way that preserves the high level of biodiversity and ecological richness of the site, which resides in the Blackland Prairie ecoregion. Buildings and parking decks have been carefully constructed to maintain meadows, wetlands, and forests dominated by Oak Hickory Forest, ancient cross timbers, and juniper oak savanna. Roadways, sidewalks, and pathways are respectful of the natural undulations of the site, creating a positive visual experience. Upon arrival to the campus, customers and associates are greeted by 130 acres of open grazing pasture, home to a herd of 30 Longhorn, cared for and managed by specialty professionals. This herd is a valued asset of Fidelity and a tangible piece of history reminiscent of the Paigebrooke Farm that once occupied this site. Further travel onto the campus, along Destiny Way, customers and associates meander through a 25-acre, densely- forested area that has been carefully preserved and is among the largest undeveloped forest areas in the Town of Westlake. Fidelity's proposed solar array-a continuation of Fidelity's carefu!approach to development on its Westlake campus The proposed 14-acre solar array will reside in prairie land immediately to the west of the 25-acre forest, leaving the forest in its pristine state consistent with Fidelity's development practice on this site. The north, south, and west boarders of the solar array will be concealed by undulating, natural-looking berms, landscaped and finished with a variety of native trees/shrubs, prairie grass, and a mix of wildflower pollinator plantings to promote habitat growth. To further conceal the solar array, the 14-acre site will be graded to a slightly lower elevation, however, grading will follow the natural slope of the landscape. Once complete, Fidelity will bring in local beehives to further promote pollination. While existing in a significantly different environment, Fidelity's Merrimack, New Hampshire solar array is be a good proxy for the finished product planned for Westlake. Photos of Fidelity's Merrimack, New Hampshire and Smithfield, Rhode Island solar can be found in a supplementary file to this submission (see file "5 - Fidelity On-Campus Solar"� �Fidelily FIDELITY INTERNAL INFORMATION ,N�Esr�,E�,rs Fidelity Westlake Solar - Response to Development Review Committee �DRC� Comments/Questions DRC 1 -At a minimum, the solar array should be placed upon the natural grade of the property and work with the natural fabrir, To help conceal the solar array from view, the 14-acre site will be graded to a slightly lower elevation, however, grading will follow the natural slope of the landscape. DRC 2- Generally, the array as currently presented serves to take away from the Town's aesthetic goa(s as it encroaches on designated open space per the comprehensive plan and"blights"this view and open space corridor with its apparent lack of context to the natural terrain and the sense of open space. We believe the proposed solar array is consistent with the Town's aesthetic goals. The proposed 14-acre solar array will reside in prairie land immediately to the west of the 25-acre forest, leaving the forest in its pristine state consistent with Fidelity's development practice on this site. The north, south, and west boarders of the solar array will be concealed by undulating, natural-looking berms, landscaped and finished with a variety of native trees/shrubs, prairie grass, and a mix of wildflower pollinator plantings to promote habitat growth. DRC 3- With these concerns in mind, the attached file outlining alternative solar panel array options, was distributed at the DRC meeting, and it was the consensus of the committee that one of these design options should be explored. Fidelity relies on technology and innovation to conduct is business. The alternative solar panel array options presented are intriguing, thought provoking, and provide tremendous opportunity for the future. At the present time, however, these solutions are not quite economically viable and cannot yet be scaled up for material gains in renewable energy production, which is a Fidelity business goal. 4 FIDELITY INTERNAL INFORMATION �Fidelily /NVE3YMENT3 INDEX OF DRAWINGS Sheet Number Sheet Title C-1 COVER SHEET C-2 GENERAL NOTES 1 C-3 EROSION CONTROL PLAN C-4 GRADING PLAN C-5 EXISTING DRAINAGE AREA MAP C-6 PROPOSED DRAINAGE AREA MAP ���"�i'!�. 3'►�'s"� r �,�Y:,i _i� ..f �'�6�'�ti f �� '��..��'���♦ 74:�'•"..:. •�' `,� ���� ���s�.r�:,�',�r,.,�F�,���q �,<'' ,,.�._.-�, � � E-100 PHOTOVOLTAICARRAYLAYOUT �� �d , �. '��` ���"� • . "'/`r'• •� '� , � � - - r '���-� � •���"�"`"���,.�; �.���€ � - � ,'` �s� L0.001 SITE KEY MAP �'^^-_ ��: ���R'' �, . ti. • ', ` : � — . �,� ��r��`;�` } ���` �� .�--- L _� �' ,Ci�,tir,.��i a��� �f I I '��.� , � -�"1�J,Y ��'�.�''��� ,�' .f�� ,;j�'�� , ;' : � •���`� .,,��,�� L4.101 SITE PLANTING PLAN - NORTH � ` a�r , ' � ,Fi,' �•��}' ��»�Y�S � � �� • �-, �a�v «: �' '. ,,�C''� �_„ ,t TEXAS811 NOTIFICATION SYSTEM � ����yQ����'-;'�',' yx =��?� �+�`:' ;<-, :�,�ti •�.�' ��'' �• r �`'-' ���v�'?� L4.102 SITE PLANTING PLAN -SOUTH � �� ~ !; � � �` � - �'�I=. , �p�•,,� � ��r �^.. Y. ;.�:,' ��T, � ,y Q CALL BEFORE YOU DIG!! ! ':�`s ' �-'�,`��•'� � r:;���.�t. ,�' •'��y,�" :`4'� �1��;�f� � 'J' .'"`•'� ��`� '� -_ � L4.201 TYPICAL SEED MIX PLAN ENLARGEMENT � )y ,;Q�1 l�'�.� � ��'�'- _T``��t''� f�' , ,;,� � �, _ ,: ,���� t� � ; LL www.texas811.org/ ` �y�. ,r�:��_ L,tt;, . . ��_+' . . �;- � s� ,��y� � -:.tt.�. .�`'. �- "�i � 1-800-344-8377 '� _ %���� �• . - .t,i '������� �"i��«;;� . �.� , �� -Ai r_ '� , ..�.,, , . ��` .�.-�rs y,, ��''''�*�, a I - _; ( - �iet:... , „-��r' ,��,���� '', `. . • �.�R''-�.-.���' J ___.'.,' '.F'A�:. .i , • - r�. -1�: � �'• -.�1 _� '� ,� t••;p, OWNER ; l�,,. I % �!. _ � ^-' ^� � O ��� . . , �4 ��{ �.'N�' � , �� TiR, ��� +h�� I � � ���� �/� '_�.,, '� � ����'S � i�- � .�l_• . `T- - - �y�����. p� \/1 - -�.J�.. � y �f � .�, ��:-��� � '�M ' "l:y.� �. � :�- '���'��-•--s�� '�I � C � FIDELITY REAL ESTATE COMPANY, LLC. _ � ,i --� � - - � �'��-��E�..•�- " �� =��5' �'•�• "�� � '- • ' -:.� "`"'._� - . , • k�x � �; - _ ; _ .� •�� -, ���:I, H �✓ ::� _i - , �r K t�� 5..+�1 � � 200 SEAPORT BLVD. -Z1L - - � - �-'C��t�3'.j�'�»�' d � ?���'r��t c`� ~�� �, J BOSTON, MASSACHUSETTS 02210 � �'R fi - � -� ''� '`�~ �� � �`' W � �, � ;� � ; ti �,��_ ��'r�' Q ........_ 1 M1�•�.�_o .�, 1, �: — TEL (617) 960-6529 "" ��_ . , a ��• �'�-�- ' �,� � ;�,. � i _���� ''•`•� `d'�r �'����i! CONTACT: BRIAN DAIGLE � r ,,: �� `- �� i� � f�- � �� �'� .:�.�,� • �, ., . -.:� . . , ���. .,_ � � � � ,,^::,. �:.�;, �: � , < ��`,? ,, .<,�: :�.,::;' , ! NOTE: TOWN OF WESTLAKE STANDARD DETAILS SOLAR CONSULTANT . � �_ . . .� �.. ::;� � .��: . �� , ;' PROJECT �� � i_ " � �������' INCORPORATED HEREIN BY REFERENCE. �, .., - .r. .�: a, M o AMERESCO, INC. ` � .:��,.� ��.,• - ��" ;�-�'`: LL � � ��-� LOCATION ���,;�. -.• , � 111 SPEEN STREET, SUITE 410 ��� „ � �:�T„�' j�.. - _ -- - - �;, � � ���''� j ��:�, � � � � �:��-- fi��.r.,�ti,,,, - _ ;l�:' . �� u, •'� '�� �4�� �r � ' W �� � : .�� �'� -- �FI!�Ik� �.�d ���_. ._.� ti:s.'�� �'�t'��fi � = O MASSACH USETTS 01701 " -_-�-- � � L o 1 vv o TEL (508) 598-3083 ZIP CODE: 76262 V I C I N I T Y M A P o N.T.S. a m; M . r CONTACT: PAUL DEL MAR v � � � � � N � � w CIVIL ENGINEER/SURVEYOR W � � °° Z � a � JONES � CARTER, INC. 0 m � m 4500 MERCANTILE PLAZA DRIVE � ~ " � �-`--- SU ITE 210 ����fl�'��►<i � : �5�, � ' .q��� '" � - 1 FORT WORTH, TEXAS 76137 � **.:� � � '��.,.*�`, TEL (682) 268-2200 MAY 2020 r................................� r JON M. KRDEHLER � I..................... CONTACT: JON M. KROEHLER, P.E. �I�9. 94247 ,:��� 1 0,�;. • �s �t�fi;�!��NSE�•���� s� �'EN .. �►z � � t �NAL �� No. Date REVISIONS app. P R E PAR E D BY ��` �' � ; � ._���/��, ._�. JC JONES CARTER � Texas Board of Professional Engineers Registration No. F-439 4500 Mercantile Plaza Drive,Suite 210•Fort Worth,TX 76137•682.268.2200 SHEET NO. JOB NUMBER 16335-0002-00 � oF C-6 A B C D E F TOWN OF WESTLAKE BENCHMARK-9 � THE STATION IS A TOP SECURITY ROD MONUMENT WITH 3 %4" ALUMINUM CAP STAMPED "TOWN OF � Q WESTLAKE GPS 9"SET IN WELL WITH AN ALUMINUM ACCESS COVER SET FLUSH WITH GROUND. TOWN OF WESTLAKE: GENERAL PROVISIONS (6) Debris and Waste: Cut trees, debris, large rocks and stones, junk, rubbish and other waste materials of any kind ELEVATION678.40,NAD83,NORTHCENTRALZONE4202. shall not be buried in any land or left or deposited on any lot or street at the time of final acceptance by the Town TOWN OF WESTLAKE BENCHMARK-10 � THE STATION IS A TOP SECURITY ROD MONUMENT WITH 3 %4" ALUMINUM CAP STAMPED "TOWN OF A. General Provisions: All improvements shall be in conformance with the Town's construction standards and Engineer, and removal of those items and materials shall be required prior to acceptance unless otherwise approved WESTLAKEGPSIO"SETINWELLWITHANALUMINUMACCESSCOVERSETFLUSHWITHGROUND. ELEVATION 656.67,NAD 83, NORTH CENTRAL ZONE 4202. specifications except as may be otherwise provided. The Town's specifications includes Standards as well as Special by the Engineer. No items and materials as herein described shall be left or deposited in any area of the subdivision S ecifications. The Town'sConstruction standards consists of those various drawin s identified as Town of Westlake 100-YEAR FLOOD PLAIN p g or addition at the time of expiration of any improvement agreement or acceptance of dedication of public ALLFLOODPLAININFORMATIONINTHESEPLANSAREFORGRAPHICALDEPICTIONONLY,ASSCALED OFF OF FIRM PANEL MAP#48439C0080K,REVISED DATED SEPTEMBER 25,2009 FOR TARRANT Construction Standards and issued by the Town. Public improvements, semi-public improvements, and private improvements, whichever is sooner. However, dirt or topsoil may be stockpiled on a property at a location approved COUNTY,TEXAS.THISPROPERTYISINZONEX,AREASDETERMINEDTOBEOUTSIDETHE0.2% im rovements constructed in ublic ri hts-of-wa and easements shall be constructed in conformit with this ANNUALCHANCEFLOODPLAIN. p p g Y Y by the Town Engineer. � standard. The requirements of these standards are considered minimum requirements and are not intended to z replace sound engineering judgment or practices. M. Final Acceptance: Final acceptance is the formal approval of the improvements by the Town. Final acceptance shall o be made in writing based on the finding that the improvements have been satisfactorily installed and that all N B. Standard Specifications: Standard Specifications of the Town of Westlake are the "Standard Specifications for Public administrative requirements have been satisfied. W Works Construction" as published under the authority of the North Central Texas Council of Governments (NCTCOG). " 'WARN�N�"' °C EXISTING OVERHEAD/UNDERGROUND TELEPHONE. This latest ublication latest edition alon with the amendments and Snecial Provisions to the document a roved N. Partial Acce tance: The Town ma acce t al1 art of an IY71n rovement rior to the com letion and acce tance of ELECTRIC AND UNDERGROUND GAS AND FIBER � � � g f"' � pp p Y p Y p Y f�' p p p OPTIC UTILITIES IN THE AREA. CONTACT UTILITY or issued b the Town shall com rise the Standard S ecifications. In the event of conflict the Standard S ecifications the entire im rovement when a roved b the Town En ineer. �oMPAN�ES 48 Ho�RS PR�oR To �oNSTR��T�oN Y , p p , p p pp Y g aT ,-800-o��-TEss. shall be superseded by the provisions and requirements of this document. Only the item or items of conflict shall be DIG—TESS ,-800-o��-TESS ATMOS ENERGY 1-866-322-8667 affected. All other provisions and requirements shall stand. 0. Conditional Acceptance: The Town may issue a letter of conditional acceptance upon the determination by the Town oN�oR ELECTRIC 1-888-313-4747 AT&T 1-800-331-0500 that unusual conditions warrant such acceptance and that the Town will not be adversely affected. SPECTRUM 1-855-757-7328 VERIZON 1-800-837-4966 C. Construction Specifications: Construction Specifications are those construction specifications, which are not covered TEXAS ONE CALL 1-800-245-4545 by the Standard Specifications. Special Specifications shall be required for all projects having items of construction P. Record Drawings: Prior to final acceptance, the Developer's Engineer shall furnish to the Town the original drawings, 48 Ho�RS PRIOR To �oNSTR��T�oN not adequately covered by the Standard Specification. All Special Specifications shall be subject to review and revised to depict existing conditions. The plans shall accurately reflect the work as actually constructed. The Engineer approval by the Town. will not be responsible for materials used in the construction or workmanship; only the geometrics and elevations of �, paving, drainage and sanitary sewer improvements, and the horizontal locations of water lines as evidenced by o D. Pre-Construction Meeting: The contractor for each project, or for any phase, shall notify the Town of the intent to locations of water valves, vaults, fire hydrants, etc. The record plans shall include a certification that all lot, commence work. Sufficient notice shall be given so that a pre-construction conference may be held. No work shall right-of-way, and easement lines have been marked as evidenced by the setting of iron rods; except that easement z commence except as specifically authorized at the preconstruction meeting. lines parallel to staked lot and right-of-way lines are not required to be marked by the iron rods. E. Construction Inspection Fee: Prior to the issuance of any public works construction permit, the Town will collect all Q. Maintenance Bonds: Prior to final acceptance, the developer shall furnish the Town an acceptable maintenance bond � applicable fees in accordance with the Town of Westlake Fee Ordinance. in compliance with the Unified Development Code (UDC). `" � � N L.L N W � Z N F. Exception For Utility Companies: Utility companies are not required to secure a permit for repairs and day-to-day R. Roadway Engineering Standards and Thoroughfare Plan: Roadway and driveway requirements, cross-sections and W o ° m � m N m a i n t e n a n c e o p e r a t i o n s b u t s h a l l n o t i f y t h e T o w n p r i o r t o c o m m e n c i n g c o n s t r u c t i o n. U t i l i t y c o m p a n i e s w i l l b e d e s i g n s t a n d a r d s d e p i c t e d i n t h e T o w n E n g i n e e r i n g S t a n d a r d s s h a l l c o n t r o l o v e r e l e m e n t s d e p i c t e d i n t h e T o w n � � .N � required, by this ordinance, to obtain a permit without fee for new developments and for all utility relocations. Thoroughfare Plan. � � � Ly m m m G. Tree Survey: A survey locating the species and size of all trees (six) 6 inches in caliper and above and also the limits of S. Planned Developments and Engineering Standards/Thoroughfare Plan: In the event of a conflict between existing Q ._ � � � � thickets shall be required with the preliminary plat submittal. Planned Development (PD) amendments and the Engineering Standards and Thoroughfare Plan, PD amendments v � o o � � shall take precedence over the Engineering Standards and Thoroughfare Plan. o .Y H. Tree Protection Plan: Each set of construction plans submitted to the Town for review and approval shall include a N � ; tree protection plan. The plan shall designate the trees to be preserved in accordance with the Town's tree W a � o preservation ordinance. Protective fencing shall be installed around designated trees prior to the beginning of any Z � v N o 0 cons truc tion an d s ha l l remain un ti l a l l cons truc tion ac tivi ties have been comp le te d. T he p lan s ha l l a lso incorpora te o � Z Q � t h e b o r i n g o f u t i l i t y l i n e s a s n e c e s s a r y t o p r e s e r v e t r e e s. � � o � � 7 � � � I. Erosion Control Plan: Each set of construction plans submitted to the Town for review and approval shall include an � o 0 erosion contro l p lan in accor dance wit h Artic le V I o f t his document an d t he N C T C O G stan dar ds. T he p lan s ha l l provi de " o methods for reducing erosion and the entrance of sediment into streams and storm systems as a result of � construction activities. J. Traffic Control Plan: Each set of construction plans submitted to the Town for review and approval shall include a - F._.��--�--; . . � �- �.�,�� traffic control plan. The plan shall provide for the safe handling of traffic through and in the area of construction. . ��5-����°Fr�-rq!�,�� Construction, signing, barricades, etc., shall be in conformance with the Manual of Uniform Traffic Control Devices � �*:�� � �����.*;, ,*: '�.*i r•�.................. JON M. �CR�EHLER � w ere app ica e. , ���������� �� r�...............................�� ��9.. 94247 ,:��� K. Material Testing: Testing is required to be performed by a geotechnical testing laboratory company approved by the '+tifiss�C��,S��N�*?=� M Town. The procedures and criteria for testing are generally outlined in NCTCOG Standard Specifications. A copy of the `'!;i��—� f � test results will be furnished to the Town. The developer is responsible for obtaining the proper tests. —=��Jl�� ���` L. Disposal of Construction Waste: Contractor shall be responsible for the appropriate disposal of waste generated by the construction activities. (1) Definitions: Waste: Garbage and other decayable, nondecayable, used up, broken, rejected or worthless materials. � Rubbish: Trash, debris, rubble, stone, useless fragments of building materials and other miscellaneous � useless wastes or rejected matter. � J (n (2) Refuse Container Required: Each building permit holder shall be required to provide a refuse container or O W enclosure for disposal of waster and rubbish upon construction sites. The size of such container or enclosure shall be � H approved by the building official and shall be of proper design and sufficiently large to hold the rubbish and waste in � � such a manner that will not blow out or spill over of waste. The location of the refuse container shall be approved by 0 Z the Chief Building Official. � a (3) Disposal of Hazardous or Toxic Materials: Disposal of hazardous or toxic materials shall be in compliance with all Q � state and federal regulations. � W � Z Z W (4) Container Requirement Waived: If the proposed improvement for which the permit has been issued is less than — V' H $5,000, the Chief Building Official may, at this sole discretion, waive the requirement of a refuse container if he '� W determines that it is not necessary and if other approved means of disposal exist. � W � z (5) Failure to Maintain Container: Upon determination by the Chief Building Official that a permit holder has failed to O maintain or use an approved refuse container, an order tocorrect the offending condition will be issued to the permit holder. Such an order shall be verbally communicated to the permit holder and confirmed by mailing a copy of the order by certified mail, return receipt requested. The order shall specifically describe the offending condition and su est actions necessar to correct the condition. Failure to ro erl correct the offendinQ condition within 3 da S CONTRACTORTOVERIFYELEVATIONANDLOCATION gg Y � � Y b Y OF ALL EXISTING UTILITIES PRIOR TO v after the mailing date of the order shall result in an order that the work be stopped immediately. COMMENCEMENTOFANYNEWCONSTRUCTION � SHEET NO. " TEXAS811 NOTIFICATION SYSTEM = CALL BEFORE YOU DIG!!! 0 � www.texas811.org � o Texas811 or 1-800-545-6005 �_G 0 OF v K:\16335\16335-0002-00 Fidelity Westlake Solar\2 Design Phase\CAD\Plans\16335-0002-00 COVER SHEET.dwg 1BP:May 14,2020 A B C D E F TOWN OF WESTLAKE BENCHMARK-9 � THE STATION IS A TOP SECURITY ROD MONUMENT WITH 3 1/a" ALUMINUM CAP STAMPED "TOWN OF � Q WESTLAKE GPS 9"SET IN WELL WITH AN ALUMINUM ACCESS COVER SET FLUSH WITH GROUND. ELEVATION 678.40, NAD 83,NORTH CENTRAL ZONE 4202. 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Z � h *-' �� i / ' � � ���' X fll Z � � ; i / � � � � X � � p � � � � � � m � _ FIDELITY WESTLAKE TX SCALE: 1" = 100' WHEN PRINTED 36" x 24" DESTI NY WAY DRAWN BY: CNB rn CHECKED BY: ' 111 Speen Street, Suite 410 WESTLAKE, TX DATE: 03/03/20 � Framingham, Massachusetts 01701 REVISIONS: (508) 661-2200 SINGLE AXIS GROUNDMOUNT PV ARRAY O Co ri ht 2005 Ameresco. The above drawin s,s ecifications,ideas,desi ns,and arran ements are and shall remain the ro ert of Ameresco and no art thereof 3 0 7 5 kW D C S T C PV A R RAY 2 324 kW AC PY 9 9 P 9 9 P P Y P p ( ) O shall be copied,disclosed to others,or used in connection with any work or project other than the specified project for which they have been prepared and developed without the written consent of Ameresco. Visual contact with these plans or specifications shall constitute conclusive evidence of acceptance of these restrictions. Written dimensions on these drawings shall have precedence over scaled dimensions. 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' � !�_ o � X z = z � p � 0 ' ti � 1 ' �: r � �� � � � � m � � � � � o z _ ,� � � �'Fr � �� � � � . � �� �' m < n � c � ,� - � � ' � ,'.� . � m cn n � z 0 z � + .� - �� �` ! � '�� o � �c � m Z ' - �r ~1� � � .F� �� •` _ •� rT X � � � � � � � � � � m � _ FIDELITY WESTLAKE TX SCALE: 1" = 150' WHEN PRINTED 36" x 24" DESTI NY WAY DRAWN BY: CNB rn CHECKED BY: ' 111 Speen Street, Suite 410 WESTLAKE, TX DATE: 03/03/20 � Framingham, Massachusetts 01701 REVISIONS: (508) 661-2200 SINGLE AXIS GROUNDMOUNT PV ARRAY O Co ri ht 2005 Ameresco. The above drawin s,s ecifications,ideas,desi ns,and arran ements are and shall remain the ro ert of Ameresco and no art thereof 3 0 7 5 kW D C S T C PV A R RAY 2 324 kW AC PY 9 9 P 9 9 P P Y P p ( ) O shall be copied,disclosed to others,or used in connection with any work or project other than the specified project for which they have been prepared and developed without the written consent of Ameresco. Visual contact with these plans or specifications shall constitute conclusive evidence of acceptance of these restrictions. Written dimensions on these drawings shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions P H O T OV O LTA I C A R RAY LAY O U T on the job and this office must be notified of any variations from the dimensions and conditions shown by these drawings. 1 2 3 4 5 6 � • � • � __ � � ' ' � �' ,� � ; % % � '� `, �--- ,-" ,. • � � ; ,- , -' �--, � �/ I I� I / j � � � j / � \�� \� \� I i� � � ' �/// ��i�/// i�/// �i� i�/ '� � �� � 1 � � / / l � �� � � �1 I j � j / � �� �� � ��� � �� _ �' - � � � � � � � � �� / � i // �� --- i , ,, , _ , , � � ,, PLANTING SCHEDULE _, � , , ; i ; , �� �, , . ------------ ` ,` , i i �' �� ��� �� � ��� i�������� ���� 1 ��I � � -'� -�' � I / % / � � / � - i� \� i�/ i�/ i� , ��7 ♦ �//��// �/// / �/ / ��/i�/ i�/ i'� �_____ \\ 11\ • • �� .-�-� � I / / � � � �� �� � � � � ��� � . � �� i� � i � i A . __ � / � �� � /� � f � � ' � / i �� � i �� i� �i i � i �� A A � . i � � � � \ � - - / �- /� i i i / i i \ \ . _ , , - � � ,; , , , . , . ,- . , � , ,, � T R E E BrlghtVtew , , . , , , , __ - - �� - - . , , / � � � � l ,' < � \ �� i � i- : i i � � i � i � /i� ��/ \\ \\ �- . . - , i� . � � �i' � / l � � � � � ,_ _ __ _ __ _" . � �� , � � i �_____ ,��'� � / I � I • - � . .� \ ♦ � � i i ��� ����� � � A � . �i i � � � , , , � � � Design Group �� �i i I j I � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � ��-_ � � � ♦ � A .' / � �/ i��/ \� \� \�\�� , --,__---,'' �% ;' � \�- I , , , , /; / .� , +�.`` I ,,-i;,�-'� - ---�'� --�� ���\ �`� ��� \��_ SYMBOL E E T SPACING COMMENTS 1715 18th ST ,- B AM P ION - ,- �; '�, _, , -� , ,-,_, __ � �� ,- .� ,, , � , � COMMON N E INSTALLAT SANTA MONICA A 90404 ,----__ �' � / - � � i � �- � , �` ,- � � � C ' ------ � ,� ,/� �� � � ,� ; � �� ,' ,, •� ; `.� ' � `� � l --- PH 310.829.4707 I � . � . � � � � . . �_-,--__�,_�. 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