HomeMy WebLinkAboutBATCH - Supplemental - 0040 Dubois DriveDEPARTMENT OF THE ARMY
NEW ENGLAND DISTRICT, CORPS OF ENGINEERS
696 VIRGINIA ROAD
CONCORD, MASSACHUSETTS 01742-2751
�, • REPLY TO:
ATTENTION OF:
CERTIFIED MAIL — RETURN RECEIPT REQUESTED
8 Carmichael Street, Suite 205
Essex Junction, Vermont 05452
March 23, 2010
Regulatory Division
CENAE-R-61
Mr. Patrick Michael
VESCO, LLC
P.O. Box 3111
Burlington, Vermont 05401
Dear Mr. Michael:
We recently learned that you are planning to install and operate a solar electric
generation facility, known as the South Burlington Solar Farm, off Dubois Drive in South
Burlington, Vermont. This work may involve a discharge of dredged or fill material or
mechanized landclearing in waters or wetlands under Corps of Engineers' jurisdiction.
This letter is to inform you of Corps of Engineers' jurisdiction over activities and
to insure that you do not perform any work in wetland or waterway under Corps'
jurisdiction without first obtaining the required permits.
A Corps of Engineers' permit is required under Section 404 of the Clean Water
Act (33 U.S.C. 1344) for those activities involving the discharge of dredged and/or fill
material or mechanized landclearing in all waters of the United States, including not only
navigable waters of the United Slates, but also inland rivers, lakes, streams and wetlands.,
In interior waters, our jurisdiction under the Clean Water Act extends landward to the
ordinary high water mark of a waterbody or the landward limit of any wetlands.
The term "wetland", used above, is defined by Federal regulations to mean "...
those areas that are inundated or saturated by surface or groundwater at a frequency and
duration sufficient to support, and that under normal circumstances do support, a
prevalence of vegetation typically adapted for life in saturated soil conditions ..." (33
C.F.R. Part 328.3 (b), as published in the November 13, 1986 Federal Register).
Wetlands generally include swamps, marshes, bogs and similar areas.
The term "fill material", used above, is defined by Federal regulations to mean
"...material placed in waters of the United States where the material has the effect of: (i)
replacing any portion of a water of the United States with dry land; or (ii) changing the
2
bottom elevation of any portion of a water of the United States. Examples of such fill
material include, but are not limited to, rock, sand, clay, plastics, construction debris,
wood chips, overburden from mining or other excavation activities, and materials used to
create any structure or infrastructure in waters of the United States. The term fill does
not include trash or garbage." (33 C.F.R. Part 323.2 (b), as published in the May 9, 2002
Federal Register).
Before doing any work on the property, please insure that you have clearly
delineated, both in the field and on the plans, the precise limits of any waters of the
United States under the Corps of Engineers' jurisdiction which are located on the subject
property. On the plans you should clearly indicate, with dimensions, the precise location
of where you intend to place any fill material (whether temporary or permanent) or
perform mechanized landclearing in any such wetlands or waterway. You should then
contact me at the above address to arrange a site visit to review the project and discuss
permit requirements.
If you have further questions regarding Corps jurisdiction or any other matter,
please contact me at 802 872-2893.
Sincerely,
1 i F e
Martha Abarr.
Senior Project Manager
Regulatory Division
Copies furnished:
Ms. Julie Foley
VT Department of Environmental Conservation
111 West Street
Essex Junction, VT 05452
South Burlington Planning Commission
South Burlington City Council
575 Dorset Street
South Burlington, VT 05403
Chittenden County Regional Planning Commission
110 West Canal; Street, Suite 202
Winooski, VT 05404
Section 248
nrPA!k--
This questionnaire is intended to help applicants gather evidence to submit under Criterion (b)(5) -
Municipal Services.A letter or narrative from the City Council, City Manager, or other appropriate
official may also serve esevidence.
Applicant Name: VF$C-0 L-1-4—'
/- S
Title and Date of Site Plan Submitted: 'ZI-4-4 7,Otc? Vek %JS pi�y tjo7jcE jzr.Qu1Rka&ouT
MANAGER, DEPARTMENT HEADS, OMEQUIVALENT TO COMPLETE:
a) Does the municipality have the capacity to provide the following services without unreasonable
burdens for the above project:
Fire Protection
V/ ,es__No__K4wn.doesnotprovdethisserv(ce.
Police Protection
v Yes__No
__ Mun. does not provide this service.
Rescue Service
VYes__No
__Mun.does not provide this service.
/K8un.
Solid Waste Disposal
--Yes
—No
does not provide this service.
Road Maintenance
"
vy`yes__No
__Mun.does not provide this service.
b) if"no" ' xxhatare the deficiendes7
'
6 Ifthe service isunavailable frornthe municipality, who provides the service suthat the town
d} \Nuu)dtheJef�iendemo�curwvhhnuttbisp��ec�? __Ymsor Wu ^/
' _ �/C--
If "no", what measures can the applicant take to alleviate the deficiencies?
e) Ifthe deficiencies are common tomany projects, does this project create burdens which are
disproportionate to the taxes and user fees to be paid to the municipality? —Yes or —No OV/0'.
K"yes"'does the municipality recommend the imposition ofanimpact fee nrother means tomitigate
any unreasonable burdens?
O Are you availabi fter sufficient notice, to answer questions related tnthe above statements at
a Section 248 hearing? VYes or —No
I certify that the above information is true and accurate tothe best of my knowledge.
Name: / ---
Poshion
VESCO, LLC
P.O. Box 3111
Burlington, VT 05401
February 19, 2010
South Burlington Planning Commission
South Burlington City Council
575 Dorset Street
South Burlington, VT 05403
Chittenden County Regional Planning Commission
110 West Canal Street, Suite 202
Winooski, VT 05404
RE: South Burlington Solar Farm, Dubois Drive
45-Day Notice of Petition for Certificate of Public Good to be filed with the
Vermont Public Service Board
Dear Commissioners and City Councilors:
The following pre -application notice concerning the proposed South Burlington Solar Farm
is being submitted to you in accordance with 30 V.S.A. § 248(f and Public Service Board Rule
5.402(A).
Introduction
VESCO, LLC is a Vermont company that is preparing to file a petition for a Certificate of
Public Good with the Vermont Public Service Board (the "PSB" or "Board"), requesting approval to
install and operate a solar electric generation facility in South Burlington, Vermont. The project will
be named the South Burlington Solar Farm (SBSF) and is being proposed on a 32+/- acre parcel of
land owned by John Larkin, Inc. The site is currently accessed by an existing farm road off of the
cul-de-sac on Dubois Drive, and located between Vermont Route 116, U.S. Interstate 89, South
Brownell Road and Van Sicklen Road. The land is an undeveloped open field in an area which has
residential, industrial, and commercial uses.
Last year, the Vermont Legislature passed legislation encouraging in -state renewable energy
projects for electricity production through changes to the Vermont Sustainably Priced Energy
Enterprise Development (SPEED) program. Under the SPEED "Standard Offer" program,
VESCO recently received one of a limited number of project slots to develop a solar energy project.
As a result, VESCO has begun evaluations needed for the Vermont Public Service Board's Section
248 application process, including site studies to assess solar resource characteristics, aesthetics,
environmental conditions, potential impacts, and the economic viability of the Project. We
anticipate filing the Petition for the Certificate of Public Good with the Board on April 8, 2010. We
are providing the information in this 45-day advance notice package to the municipal and regional
planning commissions, and municipal legislative bodies in accordance with 30 V.S.A. § 248(f) and
PSB Rule 5.402.
This letter includes (1) a description of the plans for construction and operation of the
SBSF, including how equipment and materials will be transported to the site; (2) a summary of the
expected economic and social benefits of the SBSF; (3) an assessment of alternatives; (4) an analysis
of the potential aesthetic impacts of the Project; (5) the VESCO Project team, (6) the expected filing
date with the Board and overall Project schedule, and (6) an explanation of the rights of the local
and regional planning commissions to comment on the Project plans under Board Rule 5.402.
Included with this letter are several attachments, including: a project site map, the site plan,
site photographs, several schematic drawings and photographs of typical photovoltaic solar panels
and associated equipment, and a visual aesthetics assessment with associated figures.
II. Project Description, Construction, and Transportation Plan
The South Burlington Solar Farm (SBSF) and is being proposed on a 32+/- acre parcel of
land owned by John Larkin, Inc. The site is currently accessed by an existing farm road off of the
cul-de-sac on Dubois Drive, and located between Vermont Route 116, U.S. Interstate 89, South
Brownell Road and Van Sicklen Road. The land is an undeveloped open field in an area that has
residential, industrial, and commercial uses. Attachment and Figure 2 ofAttachmentD
identify the location of the Project in relation to the surrounding area.
Attachment B is the SBSF site plan, which shows the proposed location of the solar arrays,
inverters/transformers, and notes the conceptual route for electrical lines and site access roads.
VESCO chose the proposed location of the photovoltaic panels based on preliminary studies that
suggest that these locations will receive the most beneficial direct solar exposure. Various
alternatives were examined for locating Project components., This included obtaining access to the
property for underground electrical conduit and physical access at the southwestern boundary of the
property where it meets Dubois Drive. VESCO has determined that the proposed location for
access at the northern boundary to the property is the most efficient to obtain electrical power and
will have minimal effect on neighboring property owners.
Solar Panels and Trackers
The solar field will consist of ground -mounted solar arrays employing 498+/- trackers that
automatically adjust the PV panel angles seasonally and diurnally to maximize solar exposure. The
solar arrays will contain a total of 10,000+/- Canadian Solar 230 watt solar panels (or equivalent).
The dimensions of each mounted panel array will be approximately 16.5 feet by 21.5 feet.
The total nameplate capacity of SBSF is 2.2 MW (DC).. After conversion to AC, SBSF will
produce approximately 1.8 MW at peak output.
2
VESCO anticipates utilizing AllSun dual axis trackers, manufactured by AllEarth
Renewables of Williston, Vermont. The trackers will be evenly distributed at 45-foot intervals over
the site, and will be bolted to ten -foot long threaded earth anchors. These anchors have proven
robust and effective at numerous solar sites in Vermont, and allow for installation without concrete
pads, minimizing the earth disturbance necessary for installation.
The AllSun dual axis tracking system allows the PV arrays to rotate to follow the sun's path
east to west and tilt vertically to follow the sun's elevation. This technology both maximizes the
solar yield and contributes to the safety and robustness of the facility. Trackers are able to tilt the
PV arrays vertically to dump snow loads, and to set the PV arrays in flat "table top" configurations
at night and when weather conditions dictate. In the dormant "table top" configuration, the arrays
can tolerate wind speeds of over 90 mph. When the panel arrays are at the highest point of
deployment, the top of the array will stand approximately 16 feet from the ground, and when they
are in the dormant (horizontal) position, the panel arrays will be approximately 8.5-9 feet high.
Attachment Cincludes schematics of solar panels and photographs of typical tracker -
mounted arrays. As shown, the SBSF panel faces will be traditional dark blue/black with grey
anodized edges, and the trackers are matte gray galvanized.
Inverters and Transformers
The site will also contain four 500 kW (or equivalent) inverters. Inverters change the direct
current produced by the PV panels to alternating current, which is synchronized to feed into the
electrical grid. They also perform a wide variety of monitoring, optimizing, protective, and
diagnostic roles within the system. The inverters will feed the AC current into two 1 MW
transformers.
The inverters and transformers will be mounted on concrete pads, located approximately in
the center of the solar arrays. The inverters may be housed within small enclosures, depending upon
the manufacturer's requirements.
AttachmentBshows the inverters and transformers as currently proposed to be located on
the site plan, and Attachment Cincludes diagrams and specifications of the equipment.
Electrical Collection System
SBSF will interconnect with GMP's 12.47 kV three-phase line located along Meadowland
Drive, at an existing vault at the corner of Meadowland and Bowdoin. There are currently two
possible routes for the underground electrical lines from the SBSF site to the GMP line: (i) across
adjoining property to the northwest of the SBSF; or (ii) buried under a new access road across
adjoining property to the northeast of the SBSF. In either case, the line will run approximately 900
feet south where it will connect to SBSF's transformers. Switch gear and visible open disconnects
will be placed at a location selected by GMP to be accessible outside of the SBSF site.
Access Road
There are currently two options for an access road to the SBSF: (i) using the existing curb
cut at the end of Dubois Drive along an existing farm road that would be upgraded to a gravel road,
which would be approximately 500 feet long and 10 feet wide; or (ii) an access road travelling north
from SBSF across an adjoining parcel (via a right-of-way or access agreement) to a point of
intersection with Meadowland Drive. This gravel access road would be approximately 675 feet long
and 10 feet wide. If this option were utilized, the electrical collection lines would be buried within
the road right-of-way.
Transportation
Inverters and transformers for the Project will be delivered palleted or on standard width
over -the -road flatbed tractor trailers. These items are the only system components that will require
light crane or backhoe service to place.
The solar panels will be shipped palleted and require no oversize/overweight permitting.
We expect approximately 17 truck trips to deliver the solar panels. The trackers are manufactured
locally (Williston) and will be delivered by straight truck in 10 to 20 unit drops for a total of
approximately 25 to 50 truck trips. Wire, cable, conduit and construction materials will be
transported over state highways and South Burlington town roads in accordance with state and local
regulations. Because of the modes and methods for transporting project materials, the
transportation impacts due to the SBSF construction will be minimal.
Construction Schedule
Delivery and installation of all components is expected to take place in a 60-90 day window
in late summer/early fall 2010. Full commissioning is expected by December 2010.
III. Project Benefits
The SBSF is proceeding under Vermont's SPEED renewable energy program. The SPEED
Program was enacted by the Vermont Legislature with the goal of promoting the development of in-
state renewable energy sources. SPEED helps to ensure that the economic benefits of these new
energy sources flow to the Vermont economy in general, and to the rate -paying citizens of the state
in particular. The law works by creating a "standard offer" contract ensuring a stable energy price
for small renewable energy projects such as the SBSF for the next 25 years. This stable pricing
mechanism protects the rate -paying public from energy price volatility, and under the SPEED law
the power is sold to all of Vermont's utilities.
VESCO estimates that the SBSF will produce approximately 3 million kWh of electric
energy per year, or enough to serve approximately 428 average households.
Aside from the long-term stable electricity rates, the SBSF will benefit the broader Vermont
economy. Specifically, VESCO is purchasing the SBSF trackers from a Vermont manufacturer
4
(AUEarth Renewables), and is employing local businesses for much of the consulting and
construction and installation work (see Project Team, below).
In addition to the economic benefits, the solar energy produced by the SBSF brings
substantial environmental benefits. The Vermont Legislature has set a goal for the state to receive
25% of its energy from renewable resources by the year 2025, and solar power is needed to meet
that goal. The more solar energy we use, the less energy we will need from polluting fossil fuel
plants and dangerous nuclear plants. The SBSF will help to reduce global warming, acid rain, ozone
depletion, soil and water contamination, and the negative public health effects associated with fossil
fuel and nuclear energy production.
IV. Alternatives Assessment
The SPEED Standard Offer Program requires a renewable energy project to identify a
specific location at the time it applies to participate in the program. VESCO identified this site, and
it was selected as a Program participant through a lottery system administered by the PSB. Thus
there is no alternative site that VESCO is entitled to develop under the Standard Offer Contract.
Once the site was selected, VESCO and its solar energy and environmental consultants reviewed
various configurations within the parcel in order to minimize and avoid environmental, aesthetic, or
other impacts while maximizing energy output. The result of that review process is the current
proposed configuration.
V. Aesthetics Assessment
See Attachment D.
VI. Project Team
VESCO will act as the project developer and manage the involved team members. VESCO
was founded with the sole purpose to explore and implement energy savings initiatives and
renewable generation opportunities in Vermont broadly, and on Larkin -owned properties
specifically. Patrick Michael of VESCO is the project manager of SBSF.
Doug Goldsmith of AllEarth Renewables, Inc., of Williston, Vermont leads the solar field
design and engineering. Doug has extensive experience designing and installing grid -connected solar
arrays in Vermont. The remainder of the Project team consists entirely of Vermont -based
companies, including the environmental, aesthetics, engineering, and legal consultants.
VII. Anticipated Project Filing Date and Rights of the Local and Regional Planning_
Commissions to Comment on the Project Plans
VESCO anticipates filing a Petition for Certificate of Public Good no earlier than April 8th,
2010. The Project schedule contemplates receipt of all necessary permits and approvals by late
summer of 2010, so that construction can commence with a completion date and commencement of
commercial operation in late 2010.
Vermont law at 30 V.S.A. § 248(o allows municipal and regional planning commissions to
make recommendations, if any, to the Board and to the petitioner at least 7 days prior to filing of the
Petition with the Board. Your commission also has the right to make revised recommendations
within 45 days after the date the Petition is filed with the Board, if the Petition contains new or more
detailed information that was not previously included in these plans.
For additional information regarding this process, including your planning commission's
right to participate in the Board proceeding, please refer to the "Citizens' Guide to the Vermont
Public Service Board's Section 248 Process," which can be found at:
http://www.state.vt.us/psb/document/Citizens Guide to 248.12df.
If you are interested in a presentation on the South Burlington Solar Farm, or have
comments or request further information, please contact Patrick Michael at (802) 355-3500, or via e-
mail at pmichael&vescoenergy.com.
Thank you for your participation in this process.
Sincerely,
P,—, - // �p
Patrick Michael
VESCO, LLC
P.O. Box 3111
Burlington, VT 05401
cc: Susan Hudson, Public Service Board (letter only)
Sarah Hoffman, Department of Public Service (letter only)
Judith Dillon, Agency of Natural Resources (letter only)
Encls.
List of Attachments
Attachment A — Location Map
Attachment B — Site Plan
Attachment C — Data sheets and photographs for solar panels, trackers, and inverters
Attachment D — Aesthetics Assessment and Figures
E
Technical Information
Sunny Central 250U
Tt-LGIA2- G2 26NOV0
Noise Levels'
SMA SC250U Noise Levels
55
50
45
dBA
40
35
30 1 _.:_.. . . ._ _ . <.
0 20 40 60 80 100 120
meters
MA
NOTES
1 The inverter fans are the dominant noise sources. Each fan in the SMA Sunny
Central is a variable speed device that increases speed to maintain a constant
temperature on the device electronics. The table plots the sound as a function of
distance from the machine operating at full power with fans operating.
SMA America, Incorporated. 4031 Alvis Ct., Rocklin, CA 95677 Tel: 916.625.0870, Fax: 916.625.0871
www.sma-americo.com
Page 1 of 1
VESCO, LLC
P.O. Box 3111
Burlington, VT 05408
February_, 2010
Randall Kay, Chair
South Burlington Planning Commission
575 Dorset Street
South Burlington, VT 05403
Re: VESCO's Proposed South Burlington Solar Farm
Dear Mr. Kay,
As I believe you are aware, VESCO is proposing to install a solar electric generation
facility —to be known as the South Burlington Solar Farm —off of Dubois Road. The project will
be regulated by the Public Service Board (PSB) through the section 248 review process. By
letter dated February 18, 2009, we sent the South Burlington Planning Commission project
information and related attachments, which constituted the 45-day pre -application notice
required under 30 V.S.A. § 248(f). We are writing now to ask if the Planning Commission will
consent to a waiver of the 45-day notice period so that VESCO would be permitted to file its
248 petition with the PSB earlier, as explained below.
The South Burlington Solar Farm is being developed under a recently enacted provision
of Vermont law that promotes renewable energy development, known as the SPEED Standard
Offer Program. VESCO only recently secured one of the limited number of Standard Offer
contracts, and has been working since then to evaluate all of the information needed to put the
project application together. As the PSB has recognized, one of the necessary financial
components of Standard Offer solar projects is the availability of the Vermont Business Solar
Tax Credit. That tax credit is set to expire at the end of this year. As a result, VESCO must now
fit planning, permitting, equipment ordering, and construction into the small window of time
between the awarding of the Standard Offer contract and the expiration of the solar tax credit.
Thus, time is of the essence and every week counts.
Section 248 requires that VESCO provide the Planning Commission with 45-day advance
notice of its intent to file for PSB approval. However, the Planning Commission may waive the
45-day notice. See 30 V.S.A. § 248(f) ("plans for construction of such a facility within the state
must be submitted by the petitioner to the municipal and regional planning commissions no
less than 45 days prior to the application for a certificate of public good under this section,
unless the municipal and regional planning commissions shall waive such a requirement").
By waiving the 45-day notice period the Planning Commission is not waiving any rights it
has to participate in the proceedings before the PSB once VESCO files its formal application, or
to provide the PSB or VESCO with its recommendations on the project. VESCO is simply seeking
to speed the process by eliminating the 45-day waiting period. If the Commission is able to
agree to waive the 45-day period, please sign where indicated below and return this document
to VESCO in the enclosed envelope.
For more information about the Public Service Board process, you can find the Board's
"Guide to the Vermont Public Service Board's Section 248 Process" at:
http://www.state.vt.us/psb/document/Citizens Guide to 248.pdf.
Thank you for your attention to this matter and please feel free to contact me at any
time if you have questions about this.
Sincerely,
Patrick Michael
VESCO, Inc.
802-355-3500
pmichael@vescoenergy.com
The South Burlington Planning Commission hereby waives the 45-day notice period required
under 30 V.S.A. § 248(f). -
Signature:
Name:
Title:
Date:
SOUTH BURLINGTON PLANNING COMMISSION
MEETING MINUTES
9 FEBRUARY 2010
5. A more detailed economic analysis of the economic impact of Exit 12B.
6. Consideration of New Road Names:
1. Generation Drive (end of Tilley Dr. up toward Kimball Ave):
Mr. Conner noted that the O'Briens want something acceptable to Pizzagalli as well as
something that represents the future mixed use and the generations of O'Briens who have been
working on this. Mr. Conner suggested the Commission reconsider this request and approve it.
Mr. Beaudin moved to approve the name Generation Drive as presented. Mr. Duff seconded.
Motion passed unanimously.
2. Conifer Terrace and Windswept Lane:
Mr. Conner showed the location of both roads on the map. No issues have been raised.
Mr. Beaudin moved to approve the naming of Conifer Terrace and Windswept Lane as
presented. Mr. Duff seconded. Motion passed unanimously.
3.Old Stage Road:
Mr. Conner noted that request here was to change a road name from Black Dog Lane to Old
Stage Road. He noted that there are several roads with this name in adjacent communities. He
recommended the Commission not approve the change.
7. Minutes of 26 January 2010:
Mr. Beaudin moved to approve the Minutes of 26 January 2010 as written. Mr. Shaw seconded.
Motion passed unanimously.
Mr. Conner said he would let members know about the scheduling of the next Commission
meeting as the scheduled date is during school vacation and several members will be
unavailable.
As there was no further business to come before the Commission, the meeting was adjourned at
9:40 p.m.
Clerk
Date
PAGE 4
SOUTH BURLINGTON PLANNING COMMISSION
MEETING MINUTES
9 FEBRUARY 2010
Mr. Kay suggested some indication on the map that would show the direction of the flow of
water. Members thought this was a good idea.
With regard to the 500-year flood plain, Mr. Conner noted there is a federal executive order that
says no federal money can be used to fund a "critical facility" (e.g., hospital, etc.) in a 500-year
flood plain. At present, the Sheriff s Department is located in the 500-year flood plain. He
asked if members felt the city's regulations should say the same thing. Members felt the city's
regulations should stay as they are.
Ms. Clark asked if any development can be allowed in a adjacent to rivers and streams. Mr.
Conner said he talked with Mr. DiPietro, Stormwater Superintendent, about the possibility of
establishing more effective buffering requirements based on geomorphic assessments of stream
channels. Mr. Conner felt that Mr. DiPietro would likely be interested in working on this when
he has the chance.
Mr. Beaudin asked if there is anything that can be done to trigger a property owner having to get
flood insurance. Mr. Conner said that in order to get a mortgage, the property owner has to
prove the property is not in a flood plain or else get flood insurance.
Mr. Conner said that accessory structures, storage tanks, bridges, and public utilities are the only
structure that would be allowed in a 100-year flood plain, and even those uses would have to
meet federal regulations.
c. Status Update on Requirements Concerning Location of Parking on a Parcel:
Mr. Conner said there have been questions of interpretation. He felt it makes sense to have
drawings to go with the regulations. ORW has been asked to provide the drawings.
5. CCMPO: Recommendations for FY2011 CCMPO Work Plan:
Mr. Conner noted that the MPO has money to dedicate to planning projects related to
transportation (excluding engineering), and every year they ask communities for potential
projects. He asked for members' recommendations. The following suggestions were offered:
1. The secondary road behind Higher Ground (redo the whole area)
2. The "driver's ed" problem where drivers don't use their own lanes at traffic lights
(e.g., Williston Rd. just before Dorset St. and Hinesburg Rd. at Kennedy Dr.) - possible "stay in
lane" signs
3. Analysis of how a regular bus service could reduce parking requirements.
4. Analysis of how Exit 12B would reduce traffic on the cloverleaf and other roads in the
vicinity.
PAGE 3
SOUTH BURLINGTON PLANNING COMMISSION
MEETING MINUTES
9 FEBRUARY 2010
trees) or door-to-door sales. However, last spring, Healthy Living expressed an interest in
setting up a Farmers' Market. Four such markets were held by fitting them into the regulations.
Now they would like to formalize the process.
Mr. Conner also noted that Farmers' Markets are usually held on public land. Healthy Living is
a privately owned business.
The goals of the amendment are to make it simple, to insure that it is a temporary activity, and to
set parameters for a permit. Mr. Conner said his suggestion is to put the regulations under the
Peddler's Ordinance instead of the Zoning Regulations. He proposed the following:
1. The Farmers' Market must have a sponsor
2. The license would be good for up to 5 months from the date of issuance
3. There can be no parking on off -site private land without the permission of that property
owner.
Mr. Lesser -Goldsmith said that the events held at Healthy Living were a huge success last
summer, and they want to make this a really great event for South Burlington. He said 50% of
the vendors were agricultural, 30% prepared food, and 20% crafts. All products were of
Vermont origin. Mr. Conner said this is a common requirement of By -Laws for farmers'
markets that he's seen.
Mr. Conner noted that sometimes peddler's events are in a parking area which reduces parking
for that facility. He felt that this is a "self-imposed issue" for a business owner. He felt that
ruling out such events in parking areas would reduce the places where these events can happen.
He also felt that a business is not likely to harm itself by having an event in a parking lot during a
heavy business time.
Members agreed that such events could be held once a week and asked that staff return with a
revised draft that examines the possibility of being able to "pull" the permit if necessary, to
consider live music, and to examine whether seating could be allowed.
3. Consideration of Amendments to Land Development Regulations (cont.):
B. Amendments to Flood Plain Overlay District & Map to Conform with
Revised Digital Flood Insurance Rate Maps & Regulations:
Mr. Conner showed the old and new 100-year and 500-year flood plain designated areas. He
indicated areas that have actually been ground -surveyed. It has been suggested that the city list
activities that can occur in a flood plain (e.g., at -grade parking, septic system, etc.).
Mr. Conner noted that at the last meeting he suggested that anything exempt from local
regulations would still be a conditional use. He said he was told not to do this. The federal
recommendation is that any activity that does not meet accepted agricultural practices would be
prohibited in the city's regulations.
PAGE 2
SOUTH BURLINGTON PLANNING COMMISSION
MEETING MINUTES
9 FEBRUARY 2010
The South Burlington Planning Commission held a regular meeting on Tuesday, 9
February 2010, at 7:30 p.m., in the Conference Room, City Hall, 575 Dorset St.
Members Present: R. Kay, Chair; C. Shaw, T. Duff, J. Clark, M. Beaudin
Also Present: P. Conner, Director of Planning & Zoning; E. Lesser -Goldsmith, R. Chittenden,
B. Stuono
1. Comments & Questions from the Audience, not related to agenda items:
No issues were raised.
2. Other Business & Announcements:
Mr. Conner: Will update the City Council on City Center at next Council meeting to be held at
Central School.
The RFP for level 2 energy audits for municipal buildings went out yesterday.
Ms Clark: Met with Mr. Conner and Ms. Emery of the City Council last night regarding planning
for first neighborhood meeting in Chamberlin District. There will be some initial planning with
community leaders and then with the neighborhood. Mr. Kay said his concern is that a
neighborhood may have goals that are in conflict with something that is good for the whole city.
Mr. Conner said they need to be sure to balance neighborhood interests with city-wide interests.
Mr. Shaw suggested involving residents from, Pillsbury Manor, etc.
3. Consideration of Amendments to Land Development Regulations:
A. Allowing Limited Auto Sales in Conjunction with Auto Repair Businesses:
Mr. Conner said the draft is to allow a maximum of 5 sale vehicles. Vehicles must be those
which do not require a commercial driver's license to operate. The requirement to receive a state
dealer's license in order to receive the permit was removed from the previous draft, as it would
create a catch-22.
Members were OK with the proposal.
Ms. Clark moved to forward the amendment to public hearing. Mr. Beaudin seconded. Motion
passed unanimously.
4. Consideration of Amendments to Peddler's Ordinance to Permit Farmers'
Markets:
Mr. Conner noted that the Peddler's Ordinance normally deals with "fixed sales" (e.g., Christmas
PAGE 1
Sustainable Development for Vermont Communities
PROGRAM This educational program is designed to enable leaders, decision makers and residents in
Vermont communities face the future. It will assist leaders to analyze the community, think
OVERVIEWabout alternatives and plan an action strategy for community development. It will help rural
residents take charge of their community's destiny.
grogram Take Charge: Sustainable Development for Vermont Communities focuses on:
O iectives Helping communities explore short and long-term development strategies and gain a
vision or their own future.
• Gaining broad community involvement and support through the empowerment of
local citizens.
• Building on existing resources, including a community's infrastructure, the capital
assets of a community and, most important, the human resources that are available
within a community.
• Assisting communities in analyzing their strengths and weaknesses and choosing the
most appropriate development opportunities.
• Implement an action plan whereby small communities can take charge of their
future.
Program There are three components to this program, each involving a community meeting which will
Content last about three hours. The total educational program involves approximately nine meeting
hours. The unit includes:
Where Are We To examine current trends and characteristics of a community.
Now? • To understand basic concepts of community development.
• To examine strategies for community development by analyzing community capacity
Where D° a and risks/benefits.
ant To Be?
To develop a vision for the future of a community by focusing on projects that
implement the most realistic community development strategies
How Do We • To organize the community for community development.
Get There? . To prepare a community for action through leadership development and
engagement of the total community
• To prioritize short and long-term actions.
• To develop a plan of action
• To identify and mobilize resources for action
• To evaluation actions and manage the program overtime.
ATTACHMENT A
\\Vtdata\adminJCooke\South Burlington\Dubois
Drive\zulu-uz-lt_AttachmentA.dwg
SOUTH
BURLINGTON
DUBOIS
DRIVE
VAN SICKLEN RD
0 500 1000 Feet
WILLISTON
LOCATION MAP FEBRUARY 18, 2010
SOUTH BURLINGTON SOLAR FARM
VESCO,LLC
ATTACHMENT A
\\Vtdata\admin\TCooke\South Burlington\Dubois
unvevuiu-uz-i i_Attacnment t3.owg
0
con 0 100 200 Feet
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MEAD-oWLAND DRIVE-
N/F
GRANDVIEW FARM,
INC.
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N/F
DIANE J. WESSEL
TRUST - -
WETLAND
— — — — — — — — 50' WETLAND BUFFER
SUBJECT PROPERTY (32.86 AC.)
PROPERTY LINE
STREAM (VERMONT HYDROGRAPHY DATASET 2008)
330 EXISTING CONTOUR
B EXISTING 3-PHASE GREEN MOUNTAIN POWER
INFRASTRUCTURE
EXISTING FARM ROAD/PROPOSED WESTERLY ACCESS
NOTES:
1. DETAILS ON THIS PLAN ARE CONCEPTUAL AND NOT INTENDED FOR
FINAL CONSTRUCTION.
2. PARCEL BOUNDARY INFORMATION IS FROM THE CHITTENDEN
COUNTY REGIONAL PLANNING COMMISSION, DATED 2007.
3. EXISTING TOPOGRAPHY AND WETLAND INFORMATION IS FROM A
PLAN TITLED "EXISTING CONDITIONS PLAN" BY TRUDELL
CONSULTING ENGINEERS, INC., DATED MARCH 13, 2003.
4.3-PHASE POWER SHALL BE PROVIDED TO THE SUBJECT PROPERTY
VIA UNDERGROUND CONDUIT FROM EXISTING GREEN MOUNTAIN
POWER INFRASTRUCTURE LOCATED IN MEADOWLAND DRIVE.
5. A UTILITY OR UTILITY/ACCESS EASEMENT IS PROPOSED FROM
MEADOWLAND DRIVE TO THE SUBJECT PROPERTY.
N/F
GREEN ACRES INC.
CHAIN LINK
FENCE (TYP)
SOLAR ARRAY
21.5' X 16.13'
(TYP)
TRANSFORMER/INVERTER
(TYP) — —
CITY OF
FEBRUARY 18, 2010
SITE PLAN
SOUTH BURLINGTON SOLAR FARM
VESCO,LLC
ATTACHMENT B
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Legend
• Commercial
New Trail
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- ' Existing Trail
O Industrial
Town Boundary
• Public
Parcel Boundary
O Residential
�� 1 Mile Radius
`t
Proposed Solar Array
Project Parcel
Interstate Highway
VSWI Wetland
— VT State Highway
. Preserved Wetlands
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E]Burlington Airport Mitigation Parcel
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Transitional Vegetation
k
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FIGURE 1: CONTEXT MAP SOURCES: Parcel boundary, solar array, mitigation parcel, new/existing trail, preserved wetland provided by VHB Pioneer; all other data obtained from VCGI. ' �--�i LandWorks
n Solar Farm VESCO LLC South Burlin ton, VT DATE: 2/18/10 DRAWN BY: NS ���
South Burlington 9
1. View in direction of site from Interstate - site2. Meadowland Drive looking southwest 3. View from Meadowland Drive looking south at project site through gap in trees
cannot be seen due to intervening elements toward project site
5. Looking east from terminus of Dubois Drive6. Panorama of project site, looking north from west to east - note woodland buffer that surrounds 80-90% of the site
to project site
8. View from Van Sicklen Road toward Muddy9. Looking north toward the project site near 10. View from Boulder Drive (off Walker Hill Rd) . From Overlake View (off Creamery Rd)
Brook Wetland Reserve the intersection of Van Sicklen Road and Blue
Heron Drive
FIGURE 2. PHOTO INVENTORY
South Burlington Solar Farm, VESCO, LLC, South Burlington, VT
4. Looking west up Dubois Drive
7. View to Meadowland Drive through the
only break in the site's wooded buffer
12. From end of Overlake View Rd
LandWorks
DATE: 2/18/10 DRAWN BY: NS rM%A\W
Viewer elevation from Dubois Drive
cul de sac approx. 105.60' P/L P/L
e
C-4-120 -- - - -- 120
iL
10
100 - -- -- - - - - - - - -- -- 100
1O Other than through a narrow slot in the treeline
for the access road, there will be no visibilty of
the project from Dubois Drive
Section 1 Dubois Drive cul de sac to northern edge of VESCO Parcel
Scale: 1" = 120'
P/L
Viewer elevation at Meadowland Drive O
approx. 110.0' 2
View Line
120
110
100
O2 Note: Some visibility of the project will be
possible from Meadowland Drive, although
intermittent existing trees will filter the view
Section 2 Meadowland Drive to southern edge of VESCO Parcel
Scale: 1" = 120'
Location Map
Scale: 1" = 1000'
FIGURE 3. LINE OF SIGHT SECTIONS
South Burlington Solar Farm, VESCO, LLC, South Burlington, VT
LandWorks
DATE: 2/18/10 DRAWN 8Y: PO ��
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— Interstate Highway
VT State Highway
— Class 2 Road
Class 3 Road
Private Road
Town Boundary
Parcel Boundary
1 Mile Radius
Project Parcel
4/5
RD
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6
FIGURE 2. PHOTO INVENTORY - LOCATION MAP
South Burlington Solar Farm, VESCO, LLC, South Burlington, VT
e\ RC"-
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DATE: 2/18/10 DRAWN BY: NS 'A\*V,
No Text
Key Features
• 6 years product warranty (materials and workmanship);
25 years module power output warranty
• Industry leading power tolerance: ±5W (±2%)
• Strong framed module, passing mechanical load
test of5400Pa to withstand heavier snow load
• The 1 st manufacturer in PV industry certified for
ISO:TS16949 (The automotive quality management
system) in module production since 2003
. IS017025 qualified manufacturer owned testing lab,
fully complying to IEC, TUV, UL testing standards
.� CanadianSolar
On -grid Module
CS6P is robust solarmodule with 60solar
cells. These modules can be used for on -grid
solar applications. Ourmeticulous design and
production techniques ensurea high -yield,
long-term performance forevery module
produced. Our rigorousquality control and
in-house testing facilities guarantee Canadian
Solar's modules meetthe highest quality
standards possible.
Applications
• On -grid residential roof -tops
• On -grid commercial/industrial roof -tops
• Solar powerstations
• Other on -grid applications
Quality Certificates
• IEC 61215, IEC 61730, UL 1703, CEC Listed, CE
• IS09001: 2008: Standardsfor quality
management systems
• ISO/TS16949:2009: The automotive quality
management system
• QC080000 HSPM: The Certification for
Hazardous Substances Regulations
fYE IEC .�. CE IPM51PV EVCIE
www.canadiansolar.com
CS6 P-210/220/230/240/250 P
Electrical Data
CS6P-210P
CS6P-220P
CS6P-230P
CS6P-240P
CS6P-250P
Nominal Maximum Powerat STC (Pmax)
21OW
220W
230W
240W
25OW
Optimum Operating Voltage (Vmp)
29.OV
29.2V
29.6V
29.9V
30.1V
Optimum Operating Current(Imp)
7.25A
7.53A
7.78A
8.03A
8.30A
Open Circuit Voltage (Voc)
36.4V
36.6V
36.8V
37.OV
37.2V
Short Circuit Current (Isc)
7.89A
8.09A
8.34A
8.59A
8.87A
Operating Temperature
-40C—+851C
Maximum System Voltage
1,000V (IEC) /60OV (UL)
Maximum Series Fuse Rating
15A
Power Tolerance
±5W
Temperature Coefficient
Pmax
-0.43%rC
Voc
-0.34 VC
Isc
0.065 VC
NOCT
451C
Under Standard Test Conditions (STC)of irradiance of1000W/m`, spectrum AM 1.5 andcell temperature of25C
Mechanical Data
Cell Type
Poly -crystalline
Cell Arrangement
60 (6 x 10)
Dimensions
1638 x 982x 40mm (64.5x 38.7 x1.571n)
Weight
20kg (44.1 Ibs)
Front Cover
Tempered glass
Frame Material
Anodized aluminium alloy
Standard Packaging (Modules per Pallet)
20pcs
Engineering Drawings
IN Curves (CS6P-230P)
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`Specifications included inthis datasheet aresubject to changewithout prior notice.
About Canadian Solar
Canadian Solar is vertically -integrated manufacturer
of ingots, wafers,cells, solar modulesand custom -
designed solar powerapplications. Canadian Solar
was founded in Canada in 2001 and was successfully
listed on NASDAQ Exchange (symbol: CSIQ)in
November 2006.
By the end of 2008, Canadian Solar has amodule capacity of over
60OMW. With revenue of 709.2million dollars in2008, a 134%
growth in revenueover 2007, Canadian Solar has becomeone of
the fastest -growing companies in the solarindustry.
�IISun
Model 4000
Model 3000
Overall Characteristics
Model 4000
Model 3000
DC Watts
4,600
3,450
Overall Height max
15 ft 11.25 in
15 ft 11.25 in
Overall Height min
8 ft 6 in
8 ft 6 in
Width ft
21 ft 6 in
16 ft
Weight (Ibs)
1,713
1,502
Minimum clear diameter ft
27 ft
22 ft 8 in
Panels
Canadian Solar CS6P-230P
Canadian Solar CS6P-230P
Quantity of Panels
20
15
Structure
Free Standing, pole mounted
alvanized steel components
Free Standing, pole mounted
galvanized steel components
Max wind loading
90 mph
90 mph
Operating Temperature
-30' F to 150' F
-30" F to 150" F
Avg. Annual energy
production (kWh)
6,440
4,830
Base Option Characteristics
Model 4000 & Model 3000
Screw -in Base
10 ft x 10" dia. galvanized screw -in base
Weight
157lbs
Pre -Cast Concrete
44" dia base, 18" dia top, 6ft long
Weight
3,725lbs
Model 4000 Drawings:
AIISun Tracker is a product of AIIEarth Renewables, Inc., 94 Harvest Ln, Williston, VT 05495 USA 802.873.9600
SMA f
000�
• 98% CEC efficiency - Graphical LCD interface • Optional combiner boxes with
Couples to medium voltage • Sunny WebBox, Moclbas� & OPC string monitoring
external transformer compatible • Optional DC &AC disconnects
• UL 1741 / IEEE-1547 certified U us
SUNNY CENTRAL 500HE-US
The ideal inverter for large scale PV power systems
The new Sunny Central 500HE-US couples to an external medium voltage transformer to accomodate long distance power feeds
to distribution substations and delivers the highest efficiency available for large PV inverters. An updated user interface features a
large LCD that provides a graphical view of the daily plant production as well as the status of the inverter and the utility grid. With the
optional Sunny WebBox, users can now choose from either RS485 or Ethernet based communications. Designed for easy installation,
operation and performance monitoring, the new SC 500HE-US is the ideal choice for your large scale PV project.
Technical Data
Sunny Central
500HE-US
-,Inverter Technology
True sine wave, high frequency PWM
AC Power Output
500 kW
AC Voltage
200 V (range 180 - 220 V)
AC Frequency
60 Hz
Current THD
< 5
Power Factor at Nominal Power
> 0.99
AC Output Current, Limit
1470 A at 200 V
DC Input Voltage Range
300 - 600 V,,
MPP Trucking
330 - 600 V
PV Start Voltage (Configurable from 300 600 V„j
300 V,,c
Maximum DC Current
1600 ADC
Peak Efficiency
98.6`0
CEC Weighted Efficiency
98.0% -
Power Consumption
<I 10 W Standby, <1600 W.with fans
Ambient Operating Temperature
-1 3 to 1 13 ' F at full power output up to 122. °F at reduced power '
Cooling
Variable -speed forced air Itemperature controlled) _
Enclosure
NEMA 3R
Dimensions: W x H x D in inches
98 x 90x 35_ '
Weight
3970 Ibs
Certification
L1L 1741, IEEE-1547
Type designation
Sample System Diagram
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SC 500HE-US
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SMA America, LLC
ATTACHMENT D
45 Day Notice Package - Attachment D
South Burlington Solar Farm - Preliminary Aesthetic Assessment
This preliminary aesthetic assessment of the proposed South Burlington Solar
Farm Project (SBSF or Project) is conducted in response to the requirements set
forth for aesthetic review of energy transmission and generation projects under
Title 30 Section 248 of the Vermont statutes. The Public Service Board has
adopted the Quechee Analysis, a two-step analysis as set forth originally for the
review of aesthetics under Criterion 8 of Act 250. The § 248 application for this
Project will contain a more detailed analysis of the Project's aesthetic impacts as
final design and installation plans are completed. This preliminary assessment is
based on the Quechee Analysis and uses the current project plans, which are not
expected to change significantly as the Project moves forward.
Project Description and Site. The Project will consist of 498+/- AIISun Tracker
solar panels sited in a grid layout at 45 foot intervals within the 32+/- acre
property of the Project site. The panels are typically 16.5 feet by 21.5 feet, are
approximately 16 feet high when tilted to their highest elevation, and are
approximately 8.5 to 9 feet high in their dormant (horizontal) position. See
Attachment C of SBSF's 45-Day Notice Package for examples of the proposed
solar panels and panel array. Minimum site disturbance will occur as the
structures will be installed and secured with threaded earth anchors rather than
concrete foundations. The panels do not create any glare because they use non -
reflective coatings.
In addition to the trackers and panels, there will be four inverters, which will be
approximately 8 feet in height, and two similarly sized transformers. These
structures will be mounted on concrete pads. The inverters will be grouped in
pairs and located in the center of the solar field. They may also be housed in
enclosures.
An 8 foot high black chain link fence will be constructed for safety purposes
around the perimeter of the array layout. The 12.4 kV electrical connector line for
the Project will exit the site to the north, run approximately 900 feet underground
and interconnect with a Green Mountain Power line along Meadowland Drive.
The site is accessible from a point at the terminus of the Dubois Circle cul-de-
sac, which is accessed off of Route 116 in South Burlington. A second access
point may be created on the north side of the property leading to Meadowland
Drive. There is an extensive industrial -commercial development to the north of
the Project site, accessed primarily by Meadowland Drive and bordered to the
north by Interstate 89. In this area, there are many large industrial -type buildings
surrounded by parking lots, all built out in an open landscape. Companies such
as Fairpoint and Dynapower are located here (and there is a visible wind turbine
to the northwest of the Project site on the Fairpoint parcel). To the immediate
LandWooMIR\r`kss
Prepared by LandWorks, Middlebury, VT 1
east and south, the site is bordered by wooded landscapes, wetland areas, and
the Muddy Brook stream course. Further east and northeast are gravel pits and
scattered residential properties as well as one farm complex along South
Brownell Road. To the west is the medium -density residential neighborhood
served by Dubois Circle, Highland Drive, and Knoll Drive. See Figure 1 "Context
Map" for reference regarding the site and environs.
The site itself is an open field surrounded on about 80% to 90% of its perimeter
by wooded buffers of deciduous and coniferous vegetation ranging in height from
20 to 50 feet and of varying widths. Minimal additional clearing will be required
by the Project, as the footprints of the individual panels are contained within the
open field area.
Project Visibility. Figure 2 of this assessment provides photographs of the site
and environs demonstrating the limited visibility of the Project site from
surrounding locations. A site reconnaissance conducted by LandWorks along
the roads around the site, including Route 116, Interstate 89, Van Sicklen Road
to South Brownell Road, Oak Hill Road (Route 2A), Walker Hill Road, and Old
Creamery Road yielded the conclusion that there is little, if any, visibility of the
Project site from surrounding areas and residential developments. The Muddy
Brook watercourse has extensive woodlands and wetlands which screen the
Project site from areas to the south and east. The Project site is almost
impossible to pick out from the Interstate, whether pulled over on the breakdown
lane or traveling at the speed limit. Higher ground to the east does not offer any
distinct views of the Project site. One residential development in an open area
on Overlake View Road off of Creamery Road has long distance views oriented
to the northwest, but no distinct views to the Project site.
In sum, it is very difficult to pick out the Project site due to the landscape pattern
of buildings, hedgerows, rolling topography and woodlands. The Project's low
profile and dark colored panels will also greatly reduce off site visibility.
Landworks performed a preliminary viewshed analysis and it was determined
that only very limited areas of visibility would result from the Project. The visual
impact of that potential visibility will be minimal because of the scale of the
Project, the size of the solar panel structures, and the intervening elements that
will make it very hard to see the Project from even distances of over a half of a
mile. The only location with any distinct Project visibility will be from Meadowland
Drive in the industrial/commercial park development. Due to this limited visibility,
the nature of the site itself, and the Project design, this seems to be an ideal site
for a solar farm. If constructed, the Project will result in minimal, if any, off -site
aesthetic impacts. Figure 2 presents photographs from the surrounding area and
also of the site.
Aesthetic Impacts. This Project, once functional, will create little if any visual
impact. The nature of these installations is such that they are developed as an
array of moving panels that follow the course (azimuth) of the sun to maximize
the solar gain. While the effect can be seen as a repetitive pattern of panels and
support structures, these arrays can also be seen as the dynamic and rhythmic
display of the "energy capture" function of solar power generation.
There will be minimal site disturbance due to the earth anchor foundations.
Other than the relatively small concrete pads for the transformer/inverter
installations, the site will not be substantially impacted from the Project and could
be readily returned to its existing state if the Project should be decommissioned.
The function "fits" the site due to its low profile, minimum disturbance, lack of
substantial structures and related elements, and because it will not be readily
visible from most of the surrounding areas. LandWorks has prepared cross -
sections through the Project site, presented in Figure 3 of this Attachment, which
demonstrate these qualities of the Project.
Conclusion. The conclusion of this preliminary assessment is that the Project
will most likely not result in an "adverse" impact on the aesthetics and scenic
beauty of the area under the Quechee Analysis. However, the threshold for
adverse impact under Quechee is low, and one could argue that siting 498+/-
solar panels in an open field is sufficiently different than the existing land uses in
the area that it would potentially result in an adverse effect to the open area.
Assuming this were the case, the second step of the Quechee Analysis would
need to be addressed. We have conducted that second step in this preliminary
assessment and concluded unequivocally that the Project, if constructed, would
not result in an undue adverse impact to the aesthetics and scenic beauty of the
area.
The Project's impacts will not be unduly adverse because: 1) the Project will not
be shocking or offensive to the average person; 2) the Project does not violate
any clearly written community standard; and 3) the applicant has taken
reasonably available mitigation steps to reduce the Project's visual impacts.
The Project will not be shocking or offensive to the average person due to its low
profile, limited visibility, and limited impacts to the site itself. Additionally, the
land uses and activities to the north are compatible with the Project, and the
Project will not be visible to most people traveling, living, or working in the area.
An initial review of relevant municipal and regional planning documents yields the
conclusion that the solar farm project will not violate a clear, written community
standard intended to preserve the aesthetics or scenic beauty of the area in
accordance with the Quechee test. It should be noted that a portion of the site is
located within a Scenic View Protection Overlay District that has height
restrictions, but the Project as proposed will conform to the standards of this
district.
Finally, the applicant has planned, and will take, the generally available mitigation
steps a reasonable person would take to reduce the aesthetic impacts of this
Project, including: 1) selecting a suitable site with limited off -site visibility, 2)
employing elements such as black colored perimeter fencing to reduce its
visibility, 3) limiting any clearing and thus maintaining vegetative screening, and
4) proposing that the electrical connector line to the GMP electrical grid be
installed underground.
In summary, this is an appropriate project sited in an appropriate location that will
have limited, if any off -site aesthetic impacts.