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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 y con MEAD-oWLAND DRIVE- N/F GRANDVIEW FARM, INC. 1 i 3g0 24' �O O O ° 0 0 0 O 0 0 0 ° 0 p 0 0 0 0 ° ° ° � ° ° ° ° � O p 0 0 C G 0 LJ 0 p 0 0 0 0 0 0 0 0 0 i 0 0 0 p 0 0 a 0 0 0 0 0 0 O O 0 0 0 0 0 O � 0 0 0 0 0 0 0 0 0 0 0 1 ° 0 0 0 0° O O O 00 0 0 O O 0 0 0 0 0 O O O 1\ O ° O p p O° O ° O° p O O ° O \ 0 0 00 0 0 0 0 O° °0 0 0 0 0 0 ° ° O O O 0 0 ° 0° 0 0 0 0 0 0 0 0 0 0 n 0 00 0 0 0 Q 0,..® i0 p 0 0 p 000 000 0 0 0 0 0 0� 00 00 ° O 0 0 0 00 00 ° 0 0 0 O° 0 0 0 0 0 0 p 0 00 0 0 0 0 0 0 O r ° Cl O O O O O O O O O O O 18, 1 0 0° a 0 0 0 p 0 00 °O ° 0 0 0 0000 O ° 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 i _ 0 0 000 0 0 0 0 0° 0 0 0 0 000 r 1 ° ° O r r/ 0 ° ° ° ° O O O ° ° ° ° O 0 ° 0 ° 0 0 0°°°° 0 0 0 0 °° 0 0 0 p O p O 0 O° C p0 00 0 0 O 0 0 00 p 0 0° 0- 11 0 000 0 0 00 °° 0 0 0 0 0 O / 04 °°° 00 00 0° O J _ 0° O°° 0 p 00 J IO O O O° r 0 0 i 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 ♦ p0 00000qxamYD ♦ �� O ° CD ♦♦ 0000 ♦♦ • 0 00000 ♦♦ o0`0M .' 0000 O p II1 � OOCD0 q r 1 00000 rr 0 00000 8 8 r SWIFT � f f O ° f r t r r r r • 9 f 0 00 00 O O ocs--- b * 0000 poo0° 0 0 °00pOo o 0 ° O + 0°0000 0 0 0 0 $ 0 �. ®�r 0 Op0000 00 0 0 O0 O O 0 8e' 0 0p p0 00 op0 0 0 0 0 + O O 00000 0 0 0 ° o`',$ i °Opppp0 O �°p0000 O o 0 ° . Oo ° °° ° 00 0000 ® 0 o p o 0 p 0 0 00000 o O,0 ■ 0 0 00 p 0 0 O p00 00p� 0 O■ 0 0 0 0 0 0 0 0 0 0 O'o ; 0 0 O O o 0 0 °° o O 0 0 00 °b o 0° O p 0 0 0 0 00 "O p O O 0 0 O 0 O O '00 0090 00 O p 000 0 ° Q 0°°0 00000 d I0 0° ° 8 0 0 0 ° 8 i. oo °00 0 o 00,10 O g O 0 0 0 0 ° 00 0 0 /0 o O o° o p prgo 0000000 0 . �° 0 Legend • Commercial New Trail • Commercial Farm - ' 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 — Class 2 Road E]Burlington Airport Mitigation Parcel Class 3 Road Transitional Vegetation k Private Road 8 t I r ♦. LEROY R. • . Industrial/Commercial JW' COMMUNI• • Wind Turbine MEADO W4q O ° Industrial/Commercial* 0 • � • o • Limited V ews.from • Z • ° Meadowland Drive 0 Medium Density '.. :� R°esideento I °1 °` - ° o O O ° ° ° o 0000000 00�0° •0 —r o 0 0 000 a:.:... "-. 0 0 °Existing Site Access N; O O 0 0 o0 0! ° ° Airport v o ° O Mitigation/ -'� ° ° SiteIJ 0 0 0 VAN SICKLEN RD • O 0 0 0 Q O O O O� O ° oo00 Residen"ti • 0O 0 00°0° $ o o av 00 000O O 0 0 0 O 0 O ° O O Transitional Vegetation L?] • Le] C C •__. • •I- - O 0 • • o • O o •j • �' 0 #'0 00 • • • • ° • : MgRSHA`� P� •• •% 0 r •0 • • • ° Wal-Mart/Home Depot ■ 0 O m Gravel Pit 0 Remnant - ; Farmlands 0 e p° Low Density Residential • 2 <u :�7 • • 0 O 0 O • 0 0 0 0 O 8 o ° A • • =� R E6:1111111 'NOTE: Aerial does not include new buildings and parking lots that have been constructed since date of photo (2003). 0 1,000 2,000 Feet 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 �� RUN I-N F O Z rm m 0 11 BUT�R � OC �O r O A DUBoIS DR BU LER DR D Z O m Legend Photo Location — 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 :7FN �N SICKLG R 7 6 FIGURE 2. PHOTO INVENTORY - LOCATION MAP South Burlington Solar Farm, VESCO, LLC, South Burlington, VT e\ RC"- cn co ■ 70 ■ 0 ■ Z ■ mr ■ o ■ ■ ■ ■ ■ co SOURCES: Parcel boundary by VHB Pioneer; all other data obtained from VCGI. MgRsNq<< 2 z� H URRICAN RO 04'DRF,a ,CPC / N 0 400 800 Feet LandWorks 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) y s� i 7 1 s C 5 f �4 t U J 3 ? 1 3 i —^^ 1000"IoQ - t00w{�n2 =COWAn200wIn E 2 —65 0 E 0: t, voltage(v) 'r` U l l Wi tt e ('✓ `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 vgzp S,n yC ��oi �yM 1 rU5 •. �eI� 64 61� r '�"..y, `� Sin yC nrrc,l 9 64 sd<. — sc LC]M Tel. + 1 916 625 0870 Toll Free +1 888 4 SMA USA www.SMA-America.com SC 500HE-US 5 k V tuge 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.