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HomeMy WebLinkAboutZTA200900001 Legacy Document 2009-11-12COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: Wind Turbines — ZTA2009 -001 SUBJECTIPROPOSALIREQUEST: Public Hearing to provide recommendation to Board of Supervisors on zoning text amendment with respect to wind turbines STAFF CONTACT(S): Mark Graham, Amelia McCulley, Bill Fritz AGENDA DATE: November 17, 2009 ACTION: X INFORMATION: CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: Yes BACKGROUND: In February 2008, the County Board of Supervisors (Board) reviewed Community Development's annual work program and directed staff to include consideration of an amendment to the Zoning Ordinance that would allow wind turbines. In May 2008, staff presented the Planning Commission an overview of the subject to solicit direction. This was followed by four additional worksessions, including a combined Board /Planning Commission worksession in May 2009. Following that May 2009 worksession, a Board member, David Slutzky, and two Planning Commission members, Marcia Joseph and Bill Edgerton, agreed to help staff prepare a draft concept. On October 6, 2009, the Planning Commission reviewed this draft concept, approved a resolution of intent to amend the Zoning Ordinance in support of this concept, and directed staff to proceed to public hearing. (Attachment A) Staff has prepared an ordinance amendment for public hearing that reflects the reviewed concept. (Attachment B) The purpose of tonight's meeting is to provide a public hearing where comment can be received on the proposed ordinance amendment before the Planning Commission forwards a recommendation to the Board. Anticipating a Planning Commission recommendation, a Board public hearing has been tentatively scheduled for December 9, 2009. STRATEGIC PLAN: Goal 2: Protect the County's Natural Resources Goal 4: Effectively Manage Growth and Development DISCUSSION: Staff believes the ordinance amendment in Attachment B accurately represents the Planning Commission's direction. Staff considers the following to be the important elements of this proposal: • A simplified administrative process that eliminates the need for a Special Use Permit. It was recognized that a modification of Supplemental Regulations would provide an opportunity for public vetting of any issues associated with modifying the standards without the need for the complex and expensive process required for a Special Use Perm it. • Allowing small wind turbines in the Development Areas and Entrance Corridors as part of a Tier 1 use. It was recognized that the proposed setback requirement results in a much greater restriction on wind turbines than it would for other structures. That assured there is no increased impact on adjoining properties. Restricting the use of wind turbines within County recognized Historic Districts and Mountain Overlay. By placing this requirement in the Supplemental Regulations, this assures wind turbines in those areas would be allowed only if a waiver of the Supplemental Regulations is granted by the Planning Commission. Next, staff notes there appeared to be diverging opinions on the Planning Commission as to whether Tier I small wind turbines should be allowed within the County's Entrance Corridors. As drafted, a Tier I small wind turbine would be allowed in the Entrance Corridors. If the Planning Commission recommends Entrance Corridors to be considered with Tier II small wind turbines, meaning it requires a waiver by the Planning Commission rather than administrative permit by the Agent; this is a relatively simple change to the definitions within this ordinance amendment. The ordinance amendment could be forwarded to be Board with this recommendation. Finally, staff will also discuss an effective date with the Board. Assuming the fees are adopted on December 2, 2009, staff plans to recommend a February 1S' effective date. This will give applicants advance notice of the fee change and staff time to modify application forms. BUDGET IMPACTS: No need for additional funding or staff resources is anticipated with this ordinance amendment. This proposal would treat small wind turbines the same as other uses regulated by the Zoning Ordinance's Supplemental Regulations. For Tier I applications, which only require a Building Permit, staff believes the administrative costs are captured within the permit fees. For Tier II applications, staff recognizes the cost of such waivers or modifications does create some additional cost to the County which is not offset by fees, the same as other waivers or modifications of Supplemental Regulations. Staff anticipates the County will see very few Tier II applications over the next several years. Rather than establish a fee for this review at this time, staff recommends monitoring this review activity and include a recommendation on waiver fees with the next regularly scheduled review of Zoning Ordinance fees. RECOMMENDATION: Staff recommends approval of the Zoning Ordinance amendment as presented in Attachment B. If the Planning Commission recommends any changes to Attachment B, staff will include these at the Board's public hearing. ATTACHMENTS: A- October 7, 2009 Executive Summary B- ZTA 2009 -001, Small wind turbines 2 Attachment: A Wind Turbines Nov 17,2009 COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: Wind Turbines — Zoning Text Amendment SUBJECTIPROPOSALIREQUEST: Adopt Resolution of Intent and review ordinance proposal prior to drafting an ordinance amendment for public hearing STAFF CONTACT(S): Mark Graham AGENDA DATE: October 7, 2009 ACTION: X INFORMATION: CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: Yes BACKGROUND: The purpose of this report is for the Planning Commission to adopt a Resolution of Intent and to review the current ordinance proposal prior to a Planning Commission public hearing scheduled for November 17, 2009. On May 6, 2009, the Board of Supervisors (Board) and Planning Commission held a joint worksession to consider an ordinance proposal and provide direction on how to proceed. Staff was directed to draft an ordinance amendment, working in cooperation with Mr. Slutzky, Mr. Edgerton, and Ms. Joseph and to maintain the previously approved Community Development work program in scheduling this effort. Staff gratefully notes its appreciation for the help provided by Ms. Joseph, Mr. Edgerton, and Mr. Slutzky in preparing an ordinance proposal. STRATEGIC PLAN: Goal 2: Protect the County's Natural Resources Goal 4: Effectively Manage Growth and Development DISCUSSION: Based on the direction at the joint worksession and subsequent guidance by the representatives of the Planning Commission and Board, staff has revised the previous April 2009 proposal. The revised October 2009 proposal is Attachment A. Among the changes with this proposal are: • A simplified administrative process that eliminates the need for a Special Use Permit associated with height. It was recognized that a modification of Supplemental Regulations would provide an opportunity for public vetting of any issues associated with modifying the height without the need for the complex and expensive process required for a Special Use Permit. • Allowing small wind turbines in the Development Areas and Entrance Corridors as part of a Tier 1 use. It was recognized that the proposed setback requirement results in a much greater restriction on wind turbines than it would for other structures. That assured there is no increased impact on adjoining properties. • Restricting the use of wind turbines within County recognized Historic Districts and Mountain Overlay. By placing this requirement in the Supplemental Regulations, this k, Attachment A Wind Turbines Nov 17,2009 assures wind turbines in those areas would be allowed only if a waiver of the Supplemental Regulations is granted by the Planning Commission. BUDGET IMPACTS: This proposal would treat small wind turbines the same as other uses regulated by the Zoning Ordinance's Supplemental Regulations_ For Tier 1 applications, which only require a Building Permit, staff believes the administrative costs are offset by the permit fees. For Tier 2 applications, staff recognizes the cost of such waivers or modifications does create some additional cost to the County which is not offset by fees, the same as other waivers or modifications of Supplemental Regulations. Staff anticipates the County will only see a couple of Tier 2 applications per year for the next several years. With an anticipated staff impact of 20 hours per application, staff believes this workload can be absorbed without any need for additional staff or budget funding. RECOMMENDATION: 1. Advise staff of any additional changes the Planning Commission wishes to see with an ordinance presented for public hearing. 2. Adopt the Resolution of Intent provided in Attachment B ATTACHMENTS A- October 7, 2009 Ordinance Proposal B- Resolution of Intent C- May 6, 2009 Executive Summary Attachment A Wind Turbines Nov 17,2009 Attachment A Wind Turbine Outline October 7, 2009 Proposal Definitions: Small Wind Turbine - A wind energy conversion system used for the generation of power to support an allowed activity on the property. This includes all components of the system such as the tower, guy wires, wiring, rotors and turbine blades, generators, and control systems. The small wind turbine may be connected to a public utility and sell power to that utility provided the power sold is not in excess of that typically used for the primary use on that property. This definition effectively restricts small wind turbines to an accessory use of the property. For those turbines that are an accessory to a single family residence or agricultural use, no site plan is required per 18 -32.2 of the Zoning Ordinance. For other uses (e.g. power for a commercial greenhouse), there would still be a site plan requirement to satisfy before a building permit for the small wind turbine could be issued. Tier I A small wind turbine located on property within any zoning district except within a County recognized Historic District or within the Mountain Contour List as defined in the County's Comprehensive Plan. A Tier 1 system would be considered a "by right" use, subject to the conditions in the Supplementary Regulations of the Zoning Ordinance but administratively handled with minimal cost to applicants. These facilities are anticipated to result in very little or no impact to the community and would have minimal costs associated with County requirements. Tier II A small wind turbine that does not qualify as a Tier I, requiring the Planning Commission to waive Supplemental Conditions for the use. This would include situations such as a system within a County recognized Historic District, reduced setbacks, or height above that allowed for buildings in that zoning district. This would require the Planning Commission waiving a condition of the Supplemental Regulations. The administrative cost for such a system would be considerably higher than a Tier 1. Supplemental Regulations for Small Wind Turbines Within Section 5 of the Zoning Ordinance (Supplementary Regulations), establish conditions for wind turbines. As a Supplementary Regulation, the Planning Commission may waive or modify these conditions, for a Tier II facility. This provides the simplest oversight for situations where project specific conditions may require special consideration. The following are the recommended conditions: Small wind turbines are an allowed use within any zoning district, except within County recognized Historic District or the Mountain Overlay District. This makes wind turbines a "by right" use within any zoning district and allows the Planning Commission to decide if the use is appropriately sited in the overlay district where the potential for conflict is higher. Require a minimum setback from property lines of the height of the structure, plus twenty feet. It is recommended this include a provision for an administrative waiver where the applicant has demonstrated to the satisfaction of the Agent and County Attachment A Wind Turbines Nov 17,2009 Atoorney that the adjoining property owner has agreed to restrict development within that part of their property that would be within this setback distance. This allows a margin of safety for structure collapse and ice throws from turbines. Prohibit collocation of personal wireless service antenna. This avoids situations where wind turbines might be constructed to circumvent wireless facility ordinance requirements rather than being primarily intended for generation of wind energy. 4. Prohibit all lighting of the wind turbine and tower. This restriction recognizes the dark skies provisions in the Comprehensive Plan. Prohibit wind turbines within the Entrance within the Mountain Contour List as defined by the Comprehensive Plan . This assures oversight by the Planning Commission for visual impacts within the Entrance Corridors and mountains. Within the EC, the Planning Commission may also request input from the Architectural Review Board before considering a request. Height Restrictions Under the Supplemental Conditions for small wind turbines, add a provision for small wind turbines to meet the height limits within the underlying zoning district. Thus, the Planning Commission could modify this requirement. Unlike previous proposals, this eliminates the need for a Special Use Permit, which greatly reduces the administrative burden for the County and the cost to the applicant while still assuring there is a process where exceptions are vetted in public. Administration A building permit is required prior to the County permitting construction of a small wind turbine. A site plan may be required before a building permit application is submitted per 18 -32.2 of the Zoning Ordinance for those uses that are not exempted from the site plan requirements. . The following information must be provided with the building permit application. 1. A plat of the property that clearly shows the boundary lines, location of the proposed small wind turbine, and setbacks to the property line. 2. Plans that clearly show the total height of the proposed structure and satisfy all provisions of the Building Code. 3. A signed and notarized affidavit using a County form that demonstrates the small wind turbine will be used to support an allowed use of the property and assures the small wind turbine shall be removed if the supported use is ended. Tier I - A Tier I small wind turbine is a "by right" use and will typically only require a building permit. Recognizing administrative costs can be a significant deterrent to use of small wind turbines, this provision attempts to keep that cost to a minimum. Tier II - A Tier II small wind turbine shall require Planning Commission approval of a waiver or modification of the conditions in the Supplemental Regulations prior to approval of a building permit or site plan. As part of approving a waiver or modification, the Planning Commission may establish reasonable conditions to assure the ordinance intent is maintained. If the M Attachment A Wind Turbines Nov 17,2009 commission denies an application, it shall identify which requirements were not satisfied and inform the applicant what needs to be done to satisfy each requirement. Recognizing site specific considerations may suggest a small wind turbine should be allowed, the Planning Commission can waive or modify the requirements as related to setbacks, zoning districts and overlay districts, collocation of antenna, lighting, and height. Depending on the submission requirements, the cost of this application may be a significant deterrent to applicants constructing small wind turbines. I Attachment A Wind Turbines Nov 17,2009 Attachment B RESOLUTION OF INTENT WHEREAS, wind turbines have been determined to not be accessory to primary commercial, industrial and residential uses in Albemarle County because, historically, they have not been customarily incidental to those primary uses; and WHEREAS, the County of Albemarle desires to promote renewable energy sources such as wind turbines; and WHEREAS, it is desired to amend the Albemarle County Zoning Ordinance to permit wind turbines that provide energy for the primary use or uses to which they are accessory in various zoning districts under appropriate regulations. NOW, THEREFORE, BE IT RESOLVED THAT for purposes of public necessity, convenience, general welfare and good zoning practices, the Planning Commission hereby adopts a resolution of intent to add to and amend the appropriate sections of the Albemarle County Zoning Ordinance to achieve the purposes described herein; and BE IT FURTHER RESOLVED THAT the Planning Commission shall hold a public hearing on the zoning text amendment proposed by this resolution of intent, and make its recommendation to the Board of Supervisors, at the earliest possible date. U AGENDA TITLE: Wind Turbines SUBJECT /PROPOSAL /REQUEST: Review Staffs and the Planning Commission's recommendation on wind turbines STAFF CONTACT(S): Messrs. Tucker, Foley, Davis, Kamptner, Graham, Fritz, Clark LEGAL REVIEW: Yes Attachment A Wind Turbines Nov 17,2009 Attachment C AGENDA DATE: May 6, 2009 ACTION: X INFORMATION: CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: Yes REVIEWED BY: BACKGROUND: Staff and the Planning Commission have been working on a possible Zoning Ordinance amendment that would permit wind turbines within the County. Examples of the types of wind turbines being considered will be included in the presentation at the Board meeting. Currently, wind turbines are neither permitted as a primary use nor as an accessory use in any of the County's zoning districts. The purpose of this worksession is for the Board to receive a brief presentation on the complexities of wind energy in Albemarle County, review the draft proposal outline as it currently stands (Attachment A), and provide an opportunity to comment and give direction. STRATEGIC PLAN: Goal 2: Protect the County's Natural Resources Goal 4: Effectively Manage Growth and Development DISCUSSION: Staff and the Planning Commission have not considered large commercial /industrial wind turbines, but have limited their considerations to small wind turbines. Small wind turbines have been defined as those that are used to provide electricity for uses on the property rather than those used primarily for the sale of electricity (i.e., commercial "wind farms "). Small Wind Turbine Issues Based on its review of the literature, staff believes the following are important considerations for locating small wind turbines in Albemarle County: 1. The visibility of monopoles and towers is one of the most common and usually the most controversial land use issue, and small wind turbines may be visible. While most of the concern is with large commercial wind turbines, concerns have also been noted with small wind turbines, especially when they are proposed in areas of high aesthetic value, such as a] Attachment A Wind Turbines Nov 17,2009 mountain tops and land in or near a conservation easement. Another visual factor with small wind turbines has been shadow flicker, resulting from the sun behind the rotating blades. This primarily is a concern with small wind turbines in close proximity to other uses. 2. Small wind turbines create noise. It appears that the technology has significantly reduced the noise levels with newer wind turbines, but noise concerns are still an issue when the turbines are in close proximity to other uses. A whirring noise is often identified as an annoyance in places where wind turbines are placed near residences. Albemarle County has very limited areas where wind power will be cost effective, as most of the County is considered poor for wind energy production. With this in mind, staff believes that if wind turbines are to be encouraged in the County, it will be necessary to keep County regulation of the use to a minimum and provide as much flexibility as possible. Due to the marginal economic benefit that might be realized in low wind areas and the fact that turbine technology and design are evolving, staff believes a rigid ordinance could exclude some promising new technologies. 4. Turbine efficiency increases with height, and this is especially true when height is necessary to provide wind clearance from nearby obstructions. Given the challenging economics of wind turbines in this area, flexibility on the height of structures will be a critical consideration. The literature indicates that turbine blades should be a minimum of thirty feet above any obstruction within three hundred feet of the turbine. For example, if nearby trees are seventy feet tall and the wind turbine blades are twenty six feet in diameter, the turbine shaft should be at least one hundred thirteen feet above the ground to be considered effective. This height can be reduced based on the local conditions. 5. The consequences of a tower collapse, ice throws, and noise should be taken into account when considering the required clear zone and setback distances. The literature suggests that most localities require a clear zone somewhere between one to three times the structure height. For stand alone turbines, this would effectively limit wind turbines to sparsely developed areas. The telecommunications industry may seek to co- locate personal wireless service facilities (cell phone antennas) on wind turbines. Because most wireless facilities in the County are either attached to an existing structure (Tier 1) or are limited to a height not exceeding 10 feet about the nearest tree (Tier II), the additional height required for a wind turbine could provide a tremendous incentive to co- locate these antennas on wind turbines. There are still some technical issues with antenna co- location, such as vibration created by the turbine's rotor blades, but those issues may be resolved in the future. Because a wind turbine would likely be considered an existing facility under the County's wireless regulations, the current Zoning Ordinance could allow an antenna to be co- located as a "Tier 1 Facility ", which would be considered through an administrative process. Comprehensive Plan Staff notes that the most desirable location for wind energy production will be the mountain ridges, and this appears to conflict with existing policies in the Comprehensive Plan. In particular, elements of the Natural Resources and Cultural Assets section and the Land Use section of the Comprehensive Plan have policies regarding the siting of structures in order to protect the natural beauty of the mountains. These policies discourage structures that alter the continuity of the ridgeline, that are located so that the structure is sky - lighted against the horizon, or that are taller than the natural tree canopy. 1'D Attachment A Wind Turbines Nov 17,2009 Current Proposal The current proposal outline is provided as Attachment A. This proposal attempts to balance the policy issues through a tiered approach, similar to the way the County regulates and permits wireless facilities. Tier I would be reserved for those small wind turbines that are anticipated to have very low visual impact and be limited to the Rural Areas outside of the Entrance Corridors and designated mountain areas. Tier 11 would require a modification of the regulations by the Planning Commission in order to locate a small wind turbine in either the Entrance Corridors or the mountain areas, but would not allow structures taller than otherwise allowed in the underlying zoning district (typically thirty -five feet), Tier ill would require a special use permit in order to build a small wind turbine taller than otherwise allowed in the zoning district. This provides the Board the opportunity to make discretionary decisions on those wind turbines anticipated to have the most significant visual impact, particularly those in the Entrance Corridors or in the mountains. BUDGET IMPACT: No budget analysis has been prepared at this point. RECOMMENDATIONS: Staff requests that the Board provide direction to staff as to how to proceed with this proposal. ATTACHMENTS A - Planning Commission April 21 2009 report with attached proposal outline B — Planning Commission April 21 2009 Action Memo Work Session Summa View PC minutes Return to regular agenda SO C E L U zo LLI J a MW �11r� Q 0 H 0 D U) LU U x W Lii C M O Y a N a -> V- � C N L cn > -0 (6 O U M o z ~ 'a @ F w a _O C ca a a o M p 0 7 o ° a) n 5; Ln a s Z O cn L cu N @ U U a z C } C @ r 0 _ T 4) 7 0 W p M H 73 M @ X (D � ¢ (n W CD ? z Z (n T Z Y O U Z N 0 a •` Z U n @ C - _ . _ rn a) c � CL as a oa Q 0 o 0 ID rn— > C a) > C O a) ° C o n cv is Q_ c (D 'Q '(n C a) O N i — 'n C @ O '5 a) >i Y a) E a _ (D O Q {n ro= N rya @ C c rt 3 C L O @ @ C O U C (D ~ U G @O G N 0) (D N (o •C 6 X in O >, O O @ O " 3: •j O C 7 0) @ U (D o C C ,� p Q. 7 p to N O(n li Q C j E � ._ N Lo W N 7, E ° (D ° Q C> @ �roui W E O Q' a p v) 0 O o f ~ J ` w Q) C y a • U U cn U - d OL 0 j ac ° aNi U •C @ @ O c to a) r H 0 rn N ' d N o CD- O In V a L cn Q) O a) . o- U) E A Z W En LL LL .� o — ° ° _ o 0 ° o 3 0 a a o in m F- to c .N 3 O> N rn O O N O C O Y Y � N U Q -> V- � C N L cn > -0 (6 O U M ~ 'a @ F C ca @ o M p 0 7 N a a) n 5; Ln a s L cu N @ U U C a) @ O C C @ r T 4) 7 C W p M O U 'O 7 73 M @ (n pL (n p in U v o C 0 O _ .( Q" , (o 7 n �� c n @ C - _ . _ rn a) c � CL co E @ 0 o ID rn— > C a) > C O ° C o n cv is Q_ c (D 'Q '(n C a) O N i — 'n @ O '5 a) >i Y a _ (D O {n ro= N rya c rt 3 C L O @ C O U C (D ~ U G @O N 0) (D N (o •C cn @ L cn in O >, O a) > 4] ° N O " 3: •j O C 7 @ @ -0 U r 0 (D o ,� p Q. 7 p to O(n c to a) U) Q C j E � ._ N @ 7, N E C Vl ° (D ° Q C> °) U o E c �roui E O p v) 0 O o f a) w Q) C y a • U U cn U - d OL 0 j ` ?i 76 •C @ @ O c to a) C Q @ a) @ O N @ O a) 0 rn N ' d N CD- @O In V O U Q) O a) . o- U) E 0 O . 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Y 0 — (a c (D Y L (13 L C cmL -o. -0 0 0 -0-0 (� w� �-0 cu cnL CL L O cc S N E _L � Tv T C cn 1 C (6 1 U) Fz ■ m E C U) U X v 0 c Nv Ir �l N O O N Qi O U Attachment B Wind Turbines P.C. Nov 11,2009 Ord Draft: 10/27/09 ORDINANCE NO. 09 -18( ) AN ORDINANCE TO AMEND CHAPTER 18, ZONING, ARTICLE I, GENERAL PROVISIONS, ARTICLE II, BASIC REGULATIONS, AND ARTICLE 111, DISTRICT REGULATIONS, OF THE CODE OF THE COUNTY OF ALBEMARLE, VIRGINIA BE IT ORDAINED By the Board of Supervisors of the County of Albemarle, Virginia, that Chapter 18, Zoning, Article I, General Provisions, Article II, Basic Regulations, and Article III, District Regulations, are hereby amended and reordained as follows: By Amending: Sec. 3.1 Definitions Sec. 10.2.1 By right Sec. 113.1 By right uses Sec. 12.2.1 By right Sec. 13.2.1 By right Sec. 14.2.1 By right See. 15.2.1 By right See. 16.2.1 By right Sec. 17.2.1 By right See. 18.2.1 By right Sec. 19.3.1 By right Sec. 20.3.1 By right Sec. 20A.6 Permitted uses See. 2013.2 Permitted uses Sec. 22.2.1 By right See. 23.2.1 By right See. 24.2.1 By right Sec. 27.2.1 By right Sec. 28.2.1 By right By Adding: See. 5.1.46 Small wind turbines Chapter 18. Zoning Article 1. General Regulations Sec. 31 Definitions Historic district. The Southwest Mountains Rural Historic District, the Southern Albemarle Historic District, the Proffit Historic District and the Batesville Historic District, all of which are listed on the Virginia Landmarks Register. Small winnd ty. . ine . A wind m used for th wer to sum o authorized use on the property and all components of the systern including. but not limited to, the tower. �uv wires, wiring. iotors and 14ine, blades e� nerators-ands2ol system [Why are they called small wind turbines, and not just wind turbines? To distinguish from commercial type wind turbines] 1�t Attachment B Wind Turbines P.C. Nov 11,2009 Ord Draft: 10/27/09 Tier I.5mall wind turbine A Small wind turbine within any zoning district but which is not within a historic district or within a rid g r itnd wl c c mplies with tht-r-e . ements of subsection .1.46�b1 without waiver or modifiggdo_n. Ti wind t rhino, A small wind turbine that does not auQlx as_a_Tier II_ small wind turbine because it would e -located within a historic district or within a ride area or because the owner requests a waiver or modil`ication of any ruirement of subsection 5.1.46(b1 Article H. Basic Regulations The moose of this-oeti n 5.1,46 is to a thorize smajL3yjwjjurbines as an_aecessory use in order to promote renew ble r F, ine sball be_ub'e t to f llowin as a licab kXi,a r a rov In con unctio h submittal of a building permit annlicatio a small wind turbine the avpiieasrt shall submit xhe following information: plat of the par s owi�� khe lot lines the loc tioaof the ro mall wit d turbine and setl�acks_to the to lip s. 2. Plans that shave the total hez t of thethe proposed struclar- Wc111s1_in .rotors or tta ine blades, and that show cotx pliance with the building codo 3. Foz_Tier II small wind tUtl2in s . if a wive�r - odilic tion of anv reauirenientQf subsection is request ed. information addressing each of the flndin s stated in subsec io [The ordinance outline includes a provision that would require the applicant to sign an affidavit acknowledging the SWT will be used to support an allowed use of the property and assuring that they will be removed if the supported use ends. Since the regulations impose these requirements, I'm not sure of the value of these types of affidavits, though I'd like to get Zoning's comments on this. It might be easier to include a box on an application form that must be checked before it is signed, and the checked box refers to a statement that the applicant (owner) has read and understands the requirements of Section 5.1.46] b. RcquirementFsmall wind turbine.h lsubiect to the following 1. r'rn r p e The rima u os e small wind turbine shall be to support an rovide power forte rmc�re ,su uses of the roe v' th t nothing herein shall_ prohibit the owner froze e all wind t a uric utility a_nd selling sarolus_nower h utilit 2. Location, _�lotwithstandin section 4:2.3.1 of this_chapter, the small wind turbine maybe looted in an area on a lot other than a building site. 3. Setback .. The small wind Ubine shall not be loc?1_ed closer_ m 4listance to any lot line than its hei t inctluding rotors-QLturbine blades. ,apply . (20) feet (the "fall zone "). The agent ma authorize a small wind turbine to be located closer to anklot line if the applicant obtains an 2 3q Attachment B Wind Turbines P.C. Nov 11,2009 Ord Draft: 10/27/09 easement or o hexxecordable document showing agreement between the lot owners_ acceptable to he county a to e r hibit the abuttina parcel sha nee within the small win�itur:'bine's fall zone. If t right -of -way for a tiublic street is within the fall zone the Virginia Denartrhent of Transportatim� hall be included in the staff review, in lieu of recording an easeme"to oiher document. 4. &izht. The small wind turbine S1. all not e ceed the m xi ,.um height permitted for structures within the applicable zoning district _prothat the corrurlissic�n may waive the.7 �i t perrnilted for small wind turbines. 5. Li finZ, Thc mall wind tLubia shall have no ,51h=- 6. Collocation, The small wind in shall not have personal wireless service facilities collocated u 7. Removal. The small mind turbine shall -b-c disassembled and removed r ert i hip ninety (:90) days after the =date the use( -) to whichit provides ewer is discontinued or its use to generate powers duo_ ti ed. If _etetnixtes at any time_k at surety is required to guarantee that the small wind turbine will be remox�cd as reauhthe went may require that the owner submit a certified- checic. a bond with--surety, or a letter of cr-edit. , in an amount sufficient for. and conditioned upon. tlae�emovai of the small wind turbine The twe and form of the surey guarantee shall be to the satisfaction of the pf and he pt�rtty pgorzey. c Tier I ,small wind turbines. The went is authorized to review and approve Tier I_small wind turbines. T_he aeent shall act on the application before the building_nermit aaplicat r site tan win tuxbine is app roved. Natwt�insubsection S.l,_ nQ r ernent of subsection 5 1 4 be waived or modified for Ter I small wind turbine. d. Tier II small wind tur birre.5; _ The cominissior 4ttthorized to review and approve Tied II small wind turbines, mmis ion shall act on the application before th_buildina permit application or sit_e_nlan for the small wind turbine is approved Notic��I'? tice of the c mmissi ider tion of an application for a Tiez 11 wind turbine shall bc_sent by the went to the owner of each_1Qtutlzttitia¢ tl�e lot on w ich the �;�osed Tier II small wind tine will be looted. The ice shall: (1) _describe the nature of the Tier II small wind turbine its location on the iot and its proposed height; iii_ i_ ezati the historic district or ridge area in tuhi turbine is rMposed to be located . if applicable ides nbe each requested waiver or modification of any requirement o£ s bsect'on 5.1.46 b ' iv identify appro 2nate c unt of w re the corn lee Tier II small wiztd.,tuz ne lication may be viewed 4nt} v t to the date, time and c ion w he co scion will consider the application The notice shall be rnailQd by first class mail or hand delivered at least ten _10). days prior to the romtnission meeting. Mailed _p,� shall be mailed to the last known address of the ow=_and mailing the notice to the address shown on he current r t ax assessment records of the county shall be deemed co p fiance with t s. r eu11, .. kte failure_ of an owner to receive the n tire as gyxded herein sha1LmLafk�et th-e validity of an approved Tier 11 small wind #urbane and- shall not be_the basis for atlgpeal. 2. Review ofre- _foYivers nr moifcatinns. Requests for waivers or modifications shall subiect to the_scandards and procedures set forth in sub i9n evenif there is no pending subdivision r site Ian, and ft,#ollow� AD Attachment B Wind Turbines P.C. Nov 11,2009 Ord Draft: 10/27/09 a, m v impose read eonditi gj; it deems public builh,s, tty or_welfare. DDer W, If the commission denies an annlication,l #, sh,911 identify which require l� were not sa isfie . and.inform t P nlicant of what Beds to be done to satisfy each requirement 3. Historic districts or ridve ar sis or small wind turbin s in a l toric disxriel_9i.a nd�e are hall hc subiec tQ the following Standards. In considering_ aeon far ll uiQd. turizi�within_a historic district r a ridge area . the commission shall consider the followin er the small wind turbine would adversely impact any historic resources within the hisioric district: (ii) whet .ln (iii) whether the small wind turbine would advers 1 resources i_ &ntified in the county's open space plan: (iv Ment to _all wind turbine is d to rninimize i from adjacent .parcels and streets iegardle {; heir distorn thsmail wind #i�rbine' (y) if the sm 1 ind turb' e e visible from a state scenic river or a nati rk or national forest regardless of whether the river .park or forestis adjacent thereto the extent to which it i� sited visibility fr the riv r rk or forest: ; he s 11 )L _b located on lands subject to a conservation easement oxox an openopen space easement or ad c nt to a copse i n easet.ox. Q .pen space easement, the extent to which it is i its visibility from an_ v resources specifically identified for protection in the_dee(L easement. [This is borrowed from the wireless regs to provide standards for the PC to consider] b. Conditions. if the commis T.0,Ve=SAn==aP=PIi_c-atiM it M 3 nable cnditi 8S prolect t c healthk fety or welfare. c. Den 'al. �ssion denies an_a itshail identify which requirements were not satisfied and inform lic _of what need, be done to satisfy each requirement. d. Appeal, T r f ssupe visors rnav consider annlieatio for :a small urhi facility only upr an .peal of the denial of the application by the commission An anneal shall.be sub tted in writin]?e office of the agent within ten 0) calendar days after the ate of the denial thejcornnussion. In consi ien'n� ar�nnoeal. thc_.hggr may affirm, reverse, orb di in who] r in h decision of the commission, and its decision shall be based rds delineated ire h ti a. [I didn't have anything in my notes or see it in the action memo, but was there any PC request to allow an abutting owner to appeal the approval of a SWT?] Article M. District Regulations Sec. 10.2.1 By right r-eg�ilations: The following uses shall be permitted by right in the RA district = subject to the applicable requirements hi chapter: A\ Attachment B Wind Turbines P.C. Nov 11,2009 Ord Draft: 10/27/09 25. mall wind turbines (reference 5.1.4 Sec. 11.3.1 By right uses The following uses shall be permitted by right in the MHD,subj_eC to the applicable requirements of this 25 Small wind turbines ( ference 5,1.46 Sec. 12.2.1 By right The following b use, hall be ermined b ri ht R dis rict, s biect to ih ieabkrequirei=lla, of Alas c - Q.U't; J' Small wind turbines (reference 5.1.461 See. 13.2.1 By right The following uses shall be peffiiAted 9��eet to r-equir-ements, and hf,-A�atie-as af this : The following uses shall be pezxnitted- bright in the -1 subject tQ.the_ plicable re�uiremenj§ pf this chanter: 14. Small wind turbines (reference 5.1.46) Sec. 14.2.1 By right The following U ses shall be nennitt.e by ri_ in the R- triU A_tQ the applicable..r eauirem� of this chapter; 14. Small wind turbines (refer -rice 5.1 4Q Sec. 15.2.1 By right The fellewifig eses shall pe-4ted Sabi eet to f:eq�tifeEaet4s and limitations ef this er-diftefiee� The followin uses shall be permined by right in the R 4 district ; uhiect to the applicable requirements Qf_this a ter: 16• Small wind htrbines (reference 5.1.461 See. 16.2.1 By right 4l Attachment B Wind Turbines P.C. Nov 11,2009 Ord Draft: 10/27/09 The Poll_ ova uses shall be uermittQd b- right in the R- district_ subject tQ.xh _applicable requirements of this chaff 17 Small wind turbines (reference 5 1,.46) See. 17.2.1 By right The following 0 shall be 'ct ,1 s4bjeet ♦ ♦ + d limitations o f this ordinafl--_ The following shall be perroitt : M==-QM f this 17. Small wind turbines (reference 5.1.461 Sec. 18.2.1 By right The fo_1_l0_ in ses shall be ermitted b R -15 cfisSrict s b'ect t the a icable re uir e c t 1_ .7, Small wind turbine re ere e 4 Sec. 19.3.1 By right : The following use shall 'tted by ri t iu the PRD disuict om iect to the reme t cha�t�er 13 Small wind turbines (re ferei l .1.461 Sec. 20.3.1 By right :T following uses shall be permitted by rip Zt i"I_tha.X- JD district. subiect to the n iicable reauiretne=t of his 13. Small wind turbines (reference 5.1.46) Sec. 20A.6 Permitted uses The following uses shall be permitted in an the NMD diStric , subject to the .regulations in this section and section 8, the approved application plan and code of development, and the accepted proffers: 6 A� Attachment B Wind Turbines P.C. Nov 11,2009 Ord Draft: 10/27/09 By right uses. The following uses are permitted by right if the use is expressly identified as a by right use in the code of development or if the use is permitted in a determination by the zoning administrator pursuant to subsection 8.5.52(e)(1): 10. Small wind turbines refnce 5.1.461 Sec. 20B.2 Permitted uses The following uses shall be permitted in the DCD, subject to the regulations in this section: F. Accessory uses and structures. Accessory uses and structures are permitted, including but not limited to. (i) home occupations, Class A and Class B (reference 5.2) for primary residential uses; (ii) storage buildings for primary residential and non - residential uses; (iii) outdoor performance areas for primary cultural arts center uses; and (iv) prototype manufacturing for research and development uses nd v small wind turbines (reference 5.1.46). Sec. 22.2.1 By right The following uses shall be permitted in any the C -1 district, subject to the le re ui -of ti is cha tc;. The zoning administrator, after consultation with the director of planning and other appropriate officials, may permit as a use by right, a use not specifically permitted; provided that such use shall be similar to uses permitted by right in general character and more specifically, similar in terms of locational requirements, operational characteristics, visual impact and traffic generation. Appeals from the zoning administrator's decision shall be as generally provided in section 34.0. The following services and public establishments: . �� w R ,I Sec. 23.2.1 By right The following uses shall be permitted in any the CO district, subject to the f a lic IbIg rye uirements of this chanter: . Sm 11 ind turbines re erence Sec. 24.2.1 By right The following uses shall be permitted in any the HC district, subject to the °m°„*^ and Rv itar ieBs of these �s atinlicable re9uirements of this chapter. The zoning administrator, after consultation with the director of planning and other appropriate officials, may permit, as a use by right, a use not specifically permitted; provided that such use shall be similar to uses permitted by right in general character, and more 7 44 Attachment B Wind Turbines P.C. Nov 11,2009 Ord Draft: 10/27/09 specifically, similar in terms of locational requirements, operational characteristics, visual impact and traffic generation. Appeals from the zoning administrator's decision shall be as generally provided in section 34. 47 Small wind turbines (reference 5.1. 1 Sec. 27.2.1 By right Except as otherwise limited by section 27.2.2.10, the following uses shall be permitted by right in the LI districts ect to th�a. nli bble requirement of thi chanter: 29. Sml wind turbines (reference 1.46 See. 28.2.1 By right Except as otherwise limited by section 28.2.2.14, the following uses shall be permitted by right in the HI district, sub'mt to the anpaa+ie renitir� rents of this sh,: 25 —Sma]L -w in_ e turbines (reference ._, .1.46 I, E11a W. .Jordan, do hereby certify that the foregoing writing is a true, correct copy of an Ordinance duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to as recorded below, at a regular meeting held on Aye Nay Mr. Boyd Mr. Dorrier Ms. Mallek Mr. Rooker Mr. Slutzky Ms. Thomas Clerk, Board of County Supervisors 8 `l�