2016.01.14 PC Packet - Laserfiche WebLink

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Juba stated that this deposit would be a letter of credit or something similar where if after the 90 days the system isn't removed then the City would be able to use that to remove the system, but this money wouldn't be turned over to the property owner to remove the system. Commissioner Arcand stated that he wasn't clear on number 8a. He stated that this line states that approval should not be any longer than 3 years. Juba stated that this must be a typo and the 3 years is supposed to be 25 years, as that is generally the length of a solar farm contract. Commissioner Arcand asked if 3(f) is a date that is to be determined or if that is something under review. Juba stated that the solar farm use could be approved from 1-25 years. She said it was similar to the home occupation permit where it can be approved for up to 5 years. At the time the applicant applies, they can apply for a certain term and the Planning Commission or staff will set a recommended date. Leitz stated that solar farm contracts generally ran for 25 years. She said these projects are expensive and if there is no possibility that someone can have a term up to 25 years, the chances that someone would want to risk installing a solar farm is small. Commissioner Arcand stated that he was surprised to see that the City would allow solar farms within floodplains. Leitz stated that the ORC decided that they would be willing to see a project in this location because they did not want to use prime developable land for solar farms. Juba stated that many people believe that all floodplains are wetlands, which is not true. She stated that it's unlikely that solar farms can be constructed within wetlands, but may be able to be put in floodplains. Commissioner Arcand asked if there is flexibility on screening. He gave an example of driving down Frenchman Road and the elevation dropping down where people can see over a mile of landscape. He stated that there is no way a project could be screened from that view. Leitz stated that the screening requirement was mostly geared towards the screening of a project from neighboring properties. Commissioner Arcand suggested that staff look at that section and see if there needs to be a clarification on who the system is being screened from. Commissioner Arcand asked if this ordinance will be tweaked as time moves on. Leitz stated that staff can look at the changes suggested by the Planning Commission and the public before it moves onto the City Council. She stated that otherwise, the ORC had a project before that consisted of looking at other ordinances and cleaning them up. Leitz described that solar technology is changing and that the ordinance could be altered at that time, depending if the change effects the ordinance. Commissioner Arcand wanted to clarify that approving this ordinance would not mean that it's the end of looking at it and possibly making changes.