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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.