HomeMy WebLinkAbout2018-04-02-H02 Solar Energy Ordinance_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: April 2, 2018
AGENDA ITEM: Public Hearing on an Ordinance to amend Chapter 301, Zoning
Ordinance, City of Waukee, Iowa by incorporating regulations for solar
energy systems
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: Fridley Theaters has approached the City about
the use of solar energy to provide electricity to their site. The existing City
Code provides some mechanism for the use of solar as it relates to panels
affixed to a roof structure but is limited in scope and does not include
provisions for solar constructed on accessory structures.
The topic has been previously discussed during Council workshops and
the City Council directed staff to prepare an ordinance for consideration.
The proposed ordinance has been based on other ordinances within Iowa
as well as a model ordinance that was created as a part of the Planning
Subcommittee of the Capital Crossroads project. The proposed ordinance
allows for solar structures affixed to a building or roof in all districts as
well as solar affixed to an accessory structure within certain commercial
and industrial areas.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed this item at their March 27, 2018 meeting and
recommended approval.
Approval of an Ordinance to amend Chapter 301- Zoning Ordinance to incorporate
regulations for Solar Energy Systems
Development Services Director, Brad Deets, introduced the request brought about due to a
request from Fridley Theaters to utilize solar energy to power a portion of the electrical needs at
their new location in Waukee. In the past, Staff have approved solar installations on roofs, but
there is no formal ordinance in place for regulation. The City Council has directed Staff to
prepare an ordinance for consideration.
Mr. Deets advised that the basis for the proposed ordinance is a model ordinance created in 2017
by the planning subcommittee of the Capital Crossroads Project and is similar to what has been
adopted within the City of West Des Moines. Five types of systems are identified in the
ordinance: Integrated, building mounted, ground mounted, large systems, and utility scale solar
H2
energy systems. Each type of system has specific regulations and provisions for screening, height,
length of structure (if applicable), and location restrictions.
Commissioner Tietz questioned if the Apple project had proposed a utility scale system
for their site. Mr. Deets advised that the commission was probably thinking of the Mid-
American substation that would be near the location. To this date staff had not received
notice of alternative energy uses.
Commissioner Hoifeldt questioned how much of the building’s energy would be covered
by the new energy use, in the case of the Fridley Theater. Russell Vannorsdel, a
representative for Fridley, advised that it would be representing 65% on a low end,
though some models had suggested the possibility to reach around 90%. Mr. Vannorsdel
advised that the company would be content with an average somewhere in the middle of
those projections, around 70%.
Commissioner Tietz and Hoifeldt questioned about the sizing of the panels on the parking
lot structure. Mr. Vannorsdel advised that the specifics sheet advised the panels to be
26’3” tall, and spanning a structure 100 feet in size. There would be two such structures,
with a pitch of about 30 degrees from front to back. Mr. Deets added that there would
need to be site plan approval for all such structures, as listed in the new ordinance.
Commissioner Hoifeldt made a motion to approve the Ordinance to amend Chapter 301 to
incorporate regulations for solar energy systems. Commissioner Ward seconded the motion.
Ayes: Ward, Tietz, Hoifeldt, and Martin. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: Staff believes the proposed ordinance creates a
mechanism for the use of solar energy if desired within the City while
still including the appropriate controls to maintain aesthetics and site
characteristics throughout the City.
RECOMMENDATION: Hold the Public Hearing
ATTACHMENTS:
I. Memo prepared for Planning and Zoning Commission
PREPARED BY: Brad Deets
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: March 22, 2018
M emo
Waukee City Hall 230 Highway 6 Waukee IA 50263
Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845
To: Planning and Zoning Commission
From: Brad Deets, Development Services Director
Date: March 23, 2018
Re: Solar Energy Ordinance
Attach: Proposed Ordinance
Fridley Theaters has approached the City regarding the use of solar energy to power a portion
of the electrical needs for the proposed theater. The City has previously allowed for a couple
applications of solar installations on roofs but there is currently no formal ordinance that
regulates solar energy systems within Waukee. The item was brought to the City Council for
consideration and the City Council has directed staff to prepare a solar energy ordinance for
consideration. Fridley has proposed to utilize both roof mounted solar panels that would be
obscured by the height of the parapet wall on the building as well as an accessory structure
within the parking lot.
The basis for the proposed ordinance is a model ordinance that was created in 2017 by the
planning subcommittee of the Capital Crossroads project. The proposed ordinance is also
similar to what has been adopted within the City of West Des Moines.
The proposed ordinance identifies five different types of solar energy systems which are
described as follows:
Building Integrated System: These types of systems are actually integrated into the design
and construction of the building such as skylight systems, roofing systems, etc. Per the
proposed ordinance, building integrated systems would be permitted in all zoning districts.
Examples of Building Integrated Systems
M emo
Waukee City Hall 230 Highway 6 Waukee IA 50263
Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845
Building Mounted System: These types of systems are what people are most familiar with
and perhaps are the most common in terms of installation. These systems attach to the roof of
a building and include applications for both pitched and flat roofing systems. Per the proposed
ordinance, these types of systems would also be allowed in all zoning districts.
Examples of Building Mounted Systems
Ground Mounted System: These types of systems are generally either ground mounted or
mounted on an accessory structure and not the building itself. The proposed ordinance would
allow for these types of systems in commercial and industrial districts with a minimum lot size
of two acres.
Examples of Ground Mounted Systems
Large Solar Energy Systems: These types of facilities could include both building
integrated/mounted systems as well as ground mounted systems. This type really relates to the
amount of electricity that is generated. Whereas the other types of systems would provide
enough energy to serve the principal building on the site, a large system would produce enough
energy to serve the principal building with the excess available for sale to a utility company.
M emo
Waukee City Hall 230 Highway 6 Waukee IA 50263
Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845
The proposed ordinance would restrict these types of facilities to industrial zoned property
only.
Utility Scale Solar Energy System: These systems are designed and constructed solely for
purposes of supplying power for use by off-site users and are proposed to be prohibited within
the City of Waukee.