2024.05.06 CC Packet - Laserfiche WebLink

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Resolution 2024-XX Page 2 4. This neighborhood is also the only area of the city that is zoned AG but has the land use designation in the current Comprehensive Plan of Large Lot Residential (LL). The lot development is consistent with large lot residential. 5. The parcel which would receive the solar has high to medium density residential units immediately abutting it to its east. In fact, the density of those residences is approximately 4.5 units per acre and they are within the Water’s Edge South Planned Unit Development, which has an underlying zoning of Low Density Multiple Family Residential (R-4). The parcel would be visible from approximately 64 townhomes. These structures are 2.5-3 stories high and will have direct exposure to the solar farm apparatus. To its north lies a large residential lot with open field which abuts more multifamily and single-family housing. 6. The City has fashioned its ordinance to allow, with discretion, solar farms in agricultural areas so that their visibility from neighboring structures is limited and their visual impacts can be minimized through by distance, screening and limited population impact. As agricultural parcels in the City appear, this one is the one most surrounded by residential and urban uses which have not been chosen for receipt of solar farms over the preference, instead, to isolate them. 7. While the neighborhood does include agriculturally zoned properties they have a guided land use of large lot residential and the site is adjacent to parcels with a guided land use of medium density residential. 8. The solar farm is not compatible with the present character of the surrounding area. There is an unusual concentration of homes in the area which would expose the facility to more viewsheds than what is typical in the Agricultural (AG) zoning district. This neighborhood is the smallest contiguous area of agriculturally zoned property within the City, and the parcel is unique in its proximity to high density residential properties and associated sightlines. The concentration of homes and high frequency of sightlines oriented in the direction of the facility make it more conspicuous than would be the case in a purely agricultural district where homes are distant and land buffers larger. 9. The City Council concludes that the introduction of a solar farm of this size, in this configuration and on this lot would negatively alter the essential character of the neighborhood by, without limitation, introducing solar arrays and related equipment adjacent to high density housing, by placing it on large lot residential uses which are a lesser agricultural use than is seen on large AG parcels, by introducing an exclusively nonresidential structure into an area surrounded by residential structure and by rendering it conspicuously visible from the homes and land area to the east. 10. There is no comparable use in this area that would allow the use to be said to be compatible with the structures and development patterns of the area which now exist. Given the configuration and height of the homes to the east, there is little that can be done to completely screen the solar arrays. This is also a result of the orientation of the lots in this neighborhood (ie; horizontally oriented and narrow rather than square and wide).