CCP 11-22-2011 - Laserfiche WebLink

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Approved decrease the impact of the structure located within the setback, the ornamental grasses and sunflowers be extended along the Old Highway 8 SW side of the property. City Planner Gundlach reported that there are a number of nonconformities on the site. These nonconformities are related to the unique circumstances of the property. Staff examined the proposal against the nonconforming use permit standards of Section 8-460, which requires nonconformities to be reduced and/or eliminated where practical, and Staff finds the proposed improvements meet these criteria. City Staff recommends the commission adopt the Resolution approving the Site Plan, Variance, and Nonconforming Use Permit, subject to the following conditions: • Construction of the array is consistent with the submitted plans. • The outdoor storage is removed prior to issuance of building and/or electrical permits. • The proposed fence is reduced to 3 %feet in height. • The ornamental grasses and sunflowers are extended around the Old Highway 8 SW side of the array. Commissioner McPherson questioned the height of the retaining wall. City Planner Gundlach indicated that if the retaining wall is 4 feet or taller, a permit and an engineered design will be required; if it is under 4 feet, no permit will be required. Councilmember Phillips questioned if there is adequate room for the proposed landscaping and fence. City Planner Gundlach noted there is only 1 pinch point where the setback is 4 feet, everywhere else is greater providing adequate space. Brandon Sigrist, representing John Moore confirmed the space is tight, but workable. Commissioner McPherson questioned the process for snow removal. Mr. Sigrist reported that snow removal is not recommended. Because of the darkness and angles of the panels snow tends to slide off and melt relatively quickly. Commissioner Meyers asked if the power lines are underground. Mr. Sigrist stated that is his expectation. Commissioner Shardlow questioned if Mr. Sigrist expects other businesses will want to install the solar panels. Mr. Sigrist reported that currently there is a strong rebate program, allowing for a quicker return on investment. Commissioner Danger asked if the unit is appropriately sized to handle the energy needs of the brew pub. John Moore; representing Barley Johns responded that it is not, originally a larger system was proposed, but it was too large to meet setback requirements. Commissioner Danger asked about the percentage of energy consumption that the array will provide. Mr. Moore responded 5%- 7%. Councilmember Phillips asked if a larger solar array would have eliminated a second driveway on Old Highway 8. Mr. Sigrist stated they did look at that option, and for the reason of the Christmas tree sales, as well as truck deliveries it was decided to go with the proposed plan. Chairperson Howard confirmed that the applicant decided to reduce the size of the array, and it wasn't the recommendation of City staff Commissioner Shardlow suggested the commission think about possible future applicants as they make a decision. Commissioner McPherson questioned the life expectancy of the panels. Mr. Sigrist stated the panels are expected to last about 25 years, and the inverter should last about 12-15 years. Motion by Commissioner Danger, seconded by Commissioner Alvey to close the Public Hearing. 6