With several solar power companies approaching area landowners and seeking tax abatements to locate in Jefferson County, commissioners recently reviewed zoning changes aimed to protect the value of neighboring properties.
A new proposed solar power collection facility land use ordinance addresses anti-glare, establishes a minimum lot sizes, requires specific setbacks and buffers be in place, reduces light pollution and overall attempts to reduce the visibility of such facilities from nearby highways and residences.
For the last couple of months the county planning and zoning board has reworked its ordinance and recently recommended changes the commission reviewed during its June meeting.
The ordinance requires that future solar collection facilities exist on lots of no less than 10 acres. This excludes facilities that are to be installed on an existing or proposed building.
The commission voted 3 to 2 to change the minimum suggested setbacks from abutting boundaries from 250 feet to 100 feet.
The ordinance also states that “no structure shall exceed a height greater than 25 feet, except for existing poles and overhead wiring.” However, this would exclude any roof-mounted solar collection systems.
All power lines on ground-mounted solar systems will have to be located underground, excluding existing utilities and each facility would have to be controlled by a fence of at least six feet in height.
The ordinance also requires that “within all perimeter setbacks, 100 percent screening must be maintained to prevent visibility of the solar collection equipment and buildings. Any existing, natural undisturbed vegetative buffer must be left undisturbed. Where no vegetative screening exists, plantings of trees and other vegetative screening must be installed.”
The zoning will require that this buffer be established and maintained throughout the life of the project. All lighting will have to be directed downward where feasible to reduce light pollution.
In past discussions members of the county commission and development authority have expressed concerns over what might happen if for some reason these projects fail or close and who would be stuck with cleanup of the panels.
The proposed ordinance requires the developers to submit and decommissioning plan that will include a removal plan as well as plans for recycling or otherwise reusing all materials that are reasonably practical to do so as well as an expected timeline for the removal.
As part of decommissioning, the proposed ordinance also requires a restoration plan “to return the property to its condition prior to the installation of the SES or to some other condition reasonably appropriate for the designated land use after the SES is removed.”
The ordinance will also require a bond or letter of credit to cover the cost of removal and demolition and the restoration of the property before the county will issue a certificate of occupancy for such a project.
Where Jefferson County stands on solar
The Development Authority of Jefferson County (DAJC) met in June to discuss its position on these solar projects and ensure they were on the same page with the wishes and plans of the county’s commissioners.
“We have a major project (NextEra) just about ready to be run in the south end of the county,” said DAJC Chairman Bill Easterlin. “And we have had several other projects wandering around, looking to acquire options on land to either lease or purchase for what would be above market prices for agricultural land. At our last meeting of the Development Authority we had two solar projects that were significant in size. The DAJC at that time voted not to provide ad valorem tax relief to the new projects, preferring to wait until we got some guidance from the county commissioners.”
At the time the county voted to support providing incentives for up to 2.1 percent of the county’s overall landmass. However, the DAJC decided to hold off on offering anymore incentives until the planning and zoning commission could complete this ordinance and it could be approved and adopted by the county.
The second reading and final adoption of the ordinance is expected to occur at the July 9 regular county meeting.
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