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HomeMy WebLinkAboutZ-6129-J Staff AnalysisMay 31, 2018 ITEM NO.: 3 FILE NO.: Z -6129-J NAME: Wilson Treatment Plant Solar Array — Conditional Use Permit LOCATION: 338 Pleasant Valley Drive OWNER/APPLICANT: Central Arkansas Water, Owner/Wright, Lindsey and Jennings, Authorized Representative PROPOSAL: A conditional use permit is requested to recognize this existing Central Arkansas Water treatment plant and to allow for the addition of energy -generating solar panels. SITE LOCATION: The site is located on the north side of Pleasant Valley Drive, west of 1-430. 2. COMPATIBILITY WITH NEIGHBORHOOD: The water treatment plant has occupied this 39± acre site since the mid 1960's. Various improvements and expansions of treatment capability have occurred over the decades since. Subsequent to construction of the initial treatment plant, the surrounding Pleasant Valley Neighborhood developed. Other development since then have included St. James Methodist Church and Fulbright Elementary to the south, 1-430 to the east and the office park to the north. Under this proposal, no expansion of the CAW property is proposed. No clearing of any buffer is proposed. The solar array will be located on open areas within the existing plant site. Allowing this proposed improvement should not affect the plant's compatibility with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Pleasant Valley Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Primary access to the site is via a single driveway off of Pleasant Valley Drive. A secondary access is located off of Rocky Valley Drive. Some 140± parking spaces are located on the site. Driveways are located throughout the property providing access to the various elements of the treatment facility. The addition of the solar arrays does not require the addition of any more parking. May 31, 2018 ITEM NO.: 3 (Cont.) FILE NO.: Z -6129-J 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Land use buffers are to be maintained adjacent to the surrounding R-2 zoned properties. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. Protect existing mature vegetation in close proximity to proposed construction. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Staff is evaluating the need to provide stormwater detention due to the discharge of additional stormwater from the property due to the addition of possible impervious surfaces. Provide details or explanation of proposed arrays and proposed mounting surfaces for a determination of whether detention is required to be provided. 6. UTILITIES AND FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Private Sewer Available to this site. Entergy: Entergy does not object to this proposal. However, there is a three phase, electrical, Distribution power line running through this property. The overhead power line extends from the north onto the east, central side of the property where it dips underground and runs in a southerly direction to some pad mount gear in the center of the property — slightly east of center. From there is extends to the south where it exits the property on Pleasant Valley Drive. The placement of the solar panels should not be on top of the buried power lines and should not prevent Entergy access in case the lines should need to be excavated in the future. Entergy is aware of this project and will work with the customer and their contractors as this project proceeds. Centerpoint Energy: No comment received. AT&T: No comments. E May 31, 2018 ITEM NO.: 3 Cont. FILE NO.: Z -6129-J Central Arkansas Water: No objections. Fire Department: No comments. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments received. The site is not located on a bus route. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT. (MAY 9, 2018) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a Public Works comment, the applicants were asked to provide additional information on the proposed arrays and proposed mounting surfaces so that it could be determined if stormwater detention is required. Other agency comments were noted. The Committee determined there were no other issues. The applicants were advised to respond to staff issues by Wednesday, May 16, 2018. The item was forwarded to the full Commission. STAFF ANALYSIS: Central Arkansas Water's Jack H. Wilson treatment plant occupies the R-2 zoned 39± acre tract located at 338 Pleasant Valley Drive. The first phase of the water treatment plant, originally dedicated as the Pleasant Valley Water Treatment Plant, was completed in 1966. Various improvements and expansions of treatment capacity have occurred over the decades since. Subsequent to the initial construction of the treatment plant, the area around developed with uses including single family neighborhoods, churches, offices, a school and Interstate 430. The plant was developed prior to the requirement of a conditional use permit. CAW is applying for a conditional use permit to recognize the existing water treatment plant and to allow for the installation of a solar array (multiple solar 3 May 31, 2018 M NO.: 3 (Cont.) FILE NO.: Z -6129-J panels wired together) on the site. The solar array project will include the installation of approximately 3,400± solar panels and corresponding equipment on 3.5± acres within the 39± acre site. The area proposed for installation of the panels is currently cleared. Wooded buffers are located on the perimeters of the site. No reduction in those buffers is proposed. The purpose of the project is to install the solar array to permit the conversion of solar energy (i.e. DC power) into electric current (i.e. AC power) that can be used to help augment electric power for the treatment plant. The mounting of the panels will have minimal impact on the site as there will be no ground turned over in the construction process. A water -permeable fleece will be land down to prevent weed growth without pooling any run-off water. The Aerocompact G20 racking will be tied together and mounted with ballast blocks, as if the array is "sitting" on the ground. The system is rated to withstand 105 mph wind speeds. The height of the mounts (including panels) is 23.7". To staff's knowledge there are no outstanding issues. It is appropriate to recognize this existing, 50 year old water treatment plant through the conditional use permit process. Additionally, the installation of the solar array within the plant site is appropriate and should have no impact on the plant's continued compatibility with the area. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 31, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 4 SUBDIVISION COMMITTEE COMMENTS MAY 9, 2018 ITEM NO.: 3. WILSON TREATMENT PLANT SOLAR ARRAY CONDITIONAL USE PERMIT 338 PLEASANT VALLEY DRIVE LZ -6129-J) Planning Staff Comments: 1. There is no bill of assurance for this acreage tract Variance/Waivers: None requested. Public Works: 1. Staff is evaluating the need to provide stormwater detention due to the discharge of additional stormwater from the property due to the addition of possible impervious surfaces. Provide details or explanation of proposed arrays and proposed mounting surfaces for a determination of whether detention is required to be provided. Utilities and Fire Department/County Department/CountyPlannin : Little Rock Water Reclamation Authority: Private Sewer Available to this site Entergy: Entergy does not object to this proposal. However, there is a three phase, electrical, Distribution power line running through this property. The overhead power line extends from the north onto the east, central side of the property where it dips underground and runs in a southerly direction to some padmount gear in the center of the property — slightly east of center. From there is extends to the south where it exits the property on Pleasant Valley Drive. The placement of the solar panels should not be on top of the buried power lines and should not prevent Entergy access in case the lines should need to be excavated in the future. Entergy is aware of this project and will work with the customer and their contractors as this project proceeds. Centerpoint Energy: No comment received. AT&T: No comments. Central Arkansas Water: No objections Fire Department: No comments ITEM NO.. 3. CON'T Z -6129-J Building Codes: No comments. County Planning: No comments received. Rock Region METRO_ Planning Division: No comments. Landscape_ Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Land use buffers are to be maintained adjacent to the surrounding R-2 zoned properties. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. Protect existing mature vegetation in close proximity to proposed construction. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, May 16, 2018. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday, May 16, 2018. The City provided notices form must be used. Proof of notices is to be provided to staff no later than May 25, 2018.