After a complete review of the information submitted by Ecoplexus Solar Solutions, “It is the planning staff's opinion that the request satisfactorily meets the requirements of Section 151-94 of the land use ordinance,” a memo contained in the agenda packet says.

However, planning staff recommends if the permit is approved, stipulations be placed that include it be developed in accordance with a specific site plan; additional detailed drawings and building plans be submitted and required screening between land uses be installed before a certificate of occupancy is issued.

(The planning board meets at 5:30 p.m. at the Lloyd Andrews City Meeting Hall on Jackson Street)

The company plans to use about 70 acres of the land to install solar panels, according to a memo from Planning and Development Director Kelly Lasky, which is contained in the agenda packet for the meeting.

In submitting its plans to the city, the company provided a work sheet to answer questions it anticipates will be asked by the planning board as well as to address certain items the board must assess in its deliberations to pass the matter on to city council.

The company says the solar modules will be placed on a racking system at a height of no more than 10 feet at their highest point. The facility will conform to setback requirements and will be enclosed by a chain link security fence with barbed wire.

Ecoplexus will install a 10-feet-wide buffer yard or utilize existing natural vegetation where possible.

There should be little glare, the company says, explaining, “Solar panels are designed to produce less glare and reflectance than standard window glass. More specifically, solar panels use high-transmission, low-iron glass, which absorbs more light, thus producing smaller amounts of glare and reflectance than normal glass.”

While inverters will produce an electrical hum, which can be heard within a radius of approximately 100 feet, the company says because they will be located within the interior of the facility, they will not be heard by any of the surrounding properties.

The company says it has commissioned numerous studies performed by licensed North Carolina real estate appraisers. “These studies typically involve performance of a matched pair analysis in which sales of similar houses are evaluated to observe any difference in selling prices.

“The primary difference between the houses selected for the analysis is that one set of houses abuts a solar facility. In each of these analyses, no impact to property values was observed on either new or existing home sales.”

As far as being in harmony with the area, the company says, “It is worth noting that the proposed facility will not just be in harmony with the local area, but will actually enhance it.”

The document explains while traditional agriculture produces dust and runoff, “The proposed solar farm will do neither. Nor is there any traffic that will be created after the construction period has finished … The proposed facility also represents a consistent, predictable land use over the next 30 years that will be in harmony with the surrounding area by not contributing to urbanization of the landscape.”

There are approximately 26 acres of wetlands formed from two drainage systems on the eastern and wester edges of the parcel. “The applicant respects the need to observe and enhance wetland integrity and, as such, will maintain a minimum buffer of 20 feet from all wetlands. The only wetlands impact that may occur would be small (12-feet to 14-feet) crossings to get from one portion of the site to another, which would be permitted through the United States Army Corps of Engineers. However, the need for any such crossings will be minimized to the (most) extent possible.”