Agenda - 05-08-2014 - 5a - Laserfiche WebLink

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STAFF COMMENT: Both staff and the applicant stated the property had a natural grade channeling stormwater towards Interstate 85. Staff said the applicant would be required to submit both an erosion control plan and a stormwater management plan as part of the project. Runoff from the property would be strictly limited based on current regulations, addressing a concern expressed from both adjacent property owners. The applicant said they prefer to develop and install vegetated swales to convey and capture stormwater as it is more environmental friendly and allow for greater natural infiltration of water. This method was utilized at the solar facility off of White Cross Road and has proven very successful. The applicant indicated there would not be any mass grading on the property and existing topography would be preserved. 3. A BOCC member asked how many solar facilities there were in Orange County. STAFF COMMENT: There is a major solar facility, approved through the SUP process in 2012, off of White Cross Road. Several farms, including Maple View off of Dairyland Road and the Pickard's Mountain Eco Institute off of Pickard Mountain Road, also have large solar arrays located on their property. 4. A BOCC member asked if there would be a lot of noise emanating from the site. STAFF COMMENT. The panels themselves had no electrical components on them generating noise. There is a transformer in the middle of the property, over 500 feet from adjoining property lines, which would generate some noise. Due to its central location on the property, and the presence of required land use buffers, the applicant testified adjoining property owners will not hear any noise from the property. 5. A Planning Board member indicated he was concerned over the removal of the trees from the lot and increased levels of noise being heard from Interstate 85 over increased levels of stormwater runoff. While the member expressed support for alternative energy development the suggestion was made that such facilities are better located on previously cleared sites or `brownfield' sites to avoid unnecessary clearing of forests. STAFF COMMENT. The property has been timbered in the past as part of an agricultural operation (i.e. tree farm). There are various timer rights that have been extended to allow for the harvesting of these existing hardwoods and, from our standpoint, existing trees were always intended to be `harvested' regardless of this project. In effect, this will project will represent the redevelopment of previously disturbed property as the trees will be removed as part of an agricultural operation. Per County regulations the project will not be allowed to increase stormwater runoff beyond what already exists in its current, forested, state. This means runoff will be captured on -site to avoid impacting adjacent property owners. The clearing of the property will not result in an increase in stormwater flow from the property. 6. A member of the general public, Ms. Megan Tobin the owner of the Pickards Mountain Eco Institute, expressed support for the project. Staff Analysis. At the public hearing, staff said the project complied with the various provisions of the UDO, including: