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Narrative900 Route 146 Clifton Park, NY 12065 (P) 518.371.7621 edpllp.com PROJECT NARRATIVE for NORTHERN GATEWAY RENEWABLES, LLC 443 QUEENSBURY AVE TOWN OF QUEENSBURY PREPARED BY: Environmental Design Partnership, LLP 900 Route 146 Clifton Park, NY 1205 PROJECT APPLICANT: Northern Gateway Renewables, LLC 110 Summer Street, 2nd Floor Boston, MA 02110 July 14, 2022 1 Project Narrative Nexamp 51389 North – Floyd Bennett Solar Farm Town of Queensbury, New York 900 New York 146 Clifton Park, NY 12065 518.371.7621 edpllp.com 1.0 INTRODUCTION The applicant, Northern Gateway Renewables, LLC, in association with the property owner, Warren County, proposes the development of a solar energy system facility (solar farm) on county-owned property at the Floyd Bennett Memorial Airport in the Town of Queensbury. The facility (Northern Gateway Renewables, LLC) is proposed for the main airport property parcel of approximately 510± acres (Tax ID: 297.15-1-11). The solar facility location is proposed for the northwest portion of the parcel to maintain an existing driveway access off of Hicks Road The project area is physically separated from existing developed airport runway and building operations areas to the southeast by existing meadow and wetland areas. The subject parcel is located within the Commercial Light Industrial (CLI) zoning district. Local Law Chapter 179 was amended in 2020 to enact section 179-5-140 Renewable Energy Systems and Facilities regulations, allowing for solar farm use(s) within the CLI zoning district, subject to solar energy system building permit and special use permit through site plan review by the Planning Board. The proposed solar farm projects require site plan review and special use permit, and building permit from the Town which includes SEQRA review and public hearing; a wetlands disturbance permit from the Town; a NYSDEC/ACOE Freshwater Wetlands Permit; NYSDEC SPDES General Permit for Stormwater Discharges from Construction Activity GP-0-20-001; Federal Aviation Administration (FAA) site-specific studies. 2.0 EXISTING CONDITIONS 2.1 Town of Queensbury Planning The Warren County (County) airport is recommended in the Town of Queensbury 2007 Comprehensive Plan as an area most attractive to industrial-type businesses, based on tax incentives, and on the existing transportation, air, rail and road infrastructure supporting the airport and other Empire Zone-designated areas. The plan also suggests that the development of industrial and related businesses near the airport will aid in phasing out similar uses in other parts of the town. (Comprehensive Plan, E.1 recommends to focus industrial businesses in and around the four designated Empire Zones and the County airport.) The Town enacted local law amendment(s) in 2020 guiding development of renewable (solar) energy facilities to occur in the HI, CLI and LC districts. Additionally, the comprehensive plan recommends investigating and promoting the use of solar panels and energy use reduction infrastructure for municipal buildings and facilities. (Comprehensive Plan, B.10) Reference: Shaping Success; Designing the Future of Queensbury; Town of Queensbury Comprehensive Plan, adopted August 6, 2007, amended October 6, 2014; Saratoga Associates. 2 Project Narrative Nexamp 51389 North – Floyd Bennett Solar Farm Town of Queensbury, New York 900 New York 146 Clifton Park, NY 12065 518.371.7621 edpllp.com 2.2 Site Conditions The project site is composed of 33± acres situated within a 510± acre parcel. It consists of open meadow farm fields with small patches of wooded areas. The project site is bounded by single- family residential homes on the north side of Hicks Road, forested lands to the west, and airport facilities to the east and south. The northern airport runway is approximately 3,800 feet southeast of the project area. Typical slopes in the area of proposed development range from 5% to 15%, with localized areas over 15%. Elevations at the site vary between 318 and 352 feet above sea level. 3.0 SITE MODIFICATIONS The development proposes the solar farm be located adjacent to the northern runway area on the Floyd Bennett Memorial County Airport (airport) property. Solar energy generation system facilities generally include ground-mounted photovoltaic (PV) panels with single-axis tracker systems, above-grade electrical equipment mounted on pads, underground energy utility cable, and perimeter security fencing. Connection to the existing adjacent public-utility electric grid will be made above-grade, via utility poles and overhead utility lines. The proposed height of PV array panels varies from 16.5 feet to 19.5 feet. Access roads will be constructed of gravel pavement; aprons at driveway/curb cut connections will be paved as required by the jurisdictional authority (county). Chain link perimeter fencing is proposed at 8-foot height with vehicle and personnel access gates. Safety signage and emergency services access to lockboxes will be provide to comply with local building and zoning code requirements. Stormwater management facilities are provided at-grade with roadside swales, vegetated filter strips, and pocket ponds in compliance with NYS Stormwater Design Guidelines and town code. The solar farm facilities are not staffed and do not include buildings or roofed enclosures. Access and parking for facility service and maintenance vehicles and equipment are accommodated within the proposed internal roads and turnaround areas. General exterior lighting is not proposed for the site. Motion-activated safety lighting is proposed for each electrical equipment area. Lighting will comply with municipal and FAA (airport) regulations governing exterior lighting and light display limitations. The project involves the construction of a 5 MW AC solar array encompassing 31± acres of fenced area with 8.3± acres of solar panel array. The site layout maintains an existing road/curb cut from Hicks Road (County Road No. 52) and existing perimeter fencing along the west property limits. Proposed facility improvements are located to optimize reuse of existing previously-developed area and cleared land, while avoiding ground-disturbance activities in wetlands areas. Total impervious area (existing and proposed) for access roads and equipment pads is 0.86± acres. Solar panel surface area per site plans is 8.3± acres. 3.1 Site Plan Review Requirements As summarized below the proposed project will be compliant with §179-9-080 of the Town of Queensbury Code. A. The proposed project does not propose a change in use. Solar farm(s) are allowed in 3 Project Narrative Nexamp 51389 North – Floyd Bennett Solar Farm Town of Queensbury, New York 900 New York 146 Clifton Park, NY 12065 518.371.7621 edpllp.com the CLI zone with special use permit through site plan review. B. The proposed project complies with the requirements of Chapter 179, 179-5-140 and 179-10-070 Specific Standards, DD. Solar Farms of the town code. The proposed project meets the dimensional, bulk and density regulations of the district and proposed use. See 3.2 below. C. There are no existing off-site pedestrian paths or sidewalks in the general vicinity of the project site that would allow for pedestrian access to the site. The proposed industrial use does not practically support safe public pedestrian access through the site, therefore internal public pedestrian facilities are not proposed. D. The project does not require or propose a connection to the existing sanitary sewer system and therefore, will not result in any modification to sewer connection(s) nor increase sewer flow rates. E. The proposed use is allowed in the CLI district by current town code. Proposed use follows the comprehensive plan for the airport area and is compatible with proximate land uses. F. The project and proposed uses will not result in increased traffic generation or significantly affect traffic volumes. Existing drives are retained and will be improved to support proposed vehicular use with no changes to local traffic patterns. Adequate space for off-street parking is provided within the site. G. The project sites require separated access points based on the physical separation distance from adjacent parcels and from the airport. The projects are separated from adjacent properties by fencing to meet security and safety requirements. H. The proposed project will have minimized impact(s) on the natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open space resources of the town. Wetland permitting is required at the north facility site to maintain the existing access road location through wetlands areas. Impacts at the south facility site and to other identified resources are prevented by physical avoidance. I. There are no existing sidewalks along Hicks Road in the vicinity of the project sites or airport. The proposed project will not result in any changes to the existing pedestrian access and circulation. J. The proposed project will not result in any increase in runoff from the site. Storm drainage facilities are designed in compliance with Chapter 147 of the town code. K. The proposed project does not include any modifications to the existing water and sewer services and does not propose any increase in water and sewer usage from existing. L. The proposed project minimizes the removal of existing natural vegetation where possible. The location of solar panel structures exceeds minimum setback 4 Project Narrative Nexamp 51389 North – Floyd Bennett Solar Farm Town of Queensbury, New York 900 New York 146 Clifton Park, NY 12065 518.371.7621 edpllp.com requirements where visible from roadways, adjoining lands and residential uses to provide adequate visual screening. The project will not generate noise in excess of ambient noise levels for undeveloped land. M. The proposed site modification will not result in the increased demand for emergency services or fire protection. The proposed project will not restrict any existing fire lanes. Emergency services access to the secured sites will be provided in compliance with town code. N. The proposed project does not include new roads or equipment in areas susceptible to flooding. O. The proposed project conforms to the applicable design and performance standards of Chapter 179 of the Town Code. 3.2 Specific Design Standards As summarized below the proposed project will be compliant with §179-10-070, DD. Solar Farms of the Town of Queensbury Code. 1. The solar farm project site exceeds the minimum required land area of 5 acres. 2. The project sites will be enclosed by secured perimeter fencing to restrict unauthorized access at 8-ft height to comply with the current fence code §179-5-070. 3. Appropriate warning signage and emergency contact information will be posted at the project sites in compliance with all code requirements. 4. Solar farm equipment, panel support structures and appurtenances will use materials, colors and textures that will blend the facility into the existing environment. 5. The project proposes retaining existing vegetation to meet solar farm screening requirements from major roads and neighboring residences pursuant to Article 8 of Chapter 179. 6. Proposed solar panel height is 16.5 to 19.5-foot height and exceeds the 12-ft average height of the solar panel arrays allowed by code without further consideration by the Planning Board. The project proposes the increased average height to achieve goals for optimizing energy capture in industrial land use areas adjacent to the airport where surrounding vegetation and site/building development heights are managed. 7. Solar farms facilities, array panels and equipment will be designed and located minimize and/or eliminate reflected glare onto adjacent properties, airport facilities, and roadways. 5 Project Narrative Nexamp 51389 North – Floyd Bennett Solar Farm Town of Queensbury, New York 900 New York 146 Clifton Park, NY 12065 518.371.7621 edpllp.com 8. On-site power cables will be installed underground. 9. Solar decommissioning plan(s) for implementation upon abandonment, or cessation of the solar facility activity, or in conjunction with the removal of facility components and structures, will be provided to the Town Board for review and approval. (Decommissioning plans are forthcoming, and will be provided with a future site plan review submittal.) 10. Decommissioning plans will meet all requirements of §179-10-070, DD., 10, items a through d, as follows: a. Solar farms and solar power plants which have not been in active and continuous service for a period of one year shall be removed at the owners' or operators' expense within six months of the date of expiration of the one-year period. b. All above ground and below ground equipment, conduits, structures, fencing and foundations shall be removed from the site to a depth of at least three feet below grade. c. The site shall be restored to as natural a condition as possible within six months of the removal of all equipment, structures and foundations. Such restoration shall include, where appropriate, restoration of the surface grade and soil after removal of all equipment and revegetation of restored soil areas with native seed mixes. d. The Planning Board shall, as a condition of approval, require the posting of a removal bond of the solar farm's and solar power plant’s equipment. In lieu of a removal bond, the Town Board, in its discretion, may permit the owner and/or operator to enter into a decommissioning agreement with the Town which provides, in relevant part, that if the decommissioning of the site is not completed within six months of the time period specified in Subsection 10(a) above, and/or the restoration is not completed within the time period specified in Subsection 10(c) above, the Town may, at its own expense, enter the property and remove or provide for the removal of the structures and equipment and/or the restoration of the site, as the case may be, in accordance with the decommissioning plan. Such agreement shall provide, in relevant part, that the Town may recover all expenses incurred for such activities from the defaulting property owner and/or operator. The cost incurred by the Town shall be assessed against the property and shall become a lien and tax upon said property and shall be added to and assessed as part of the taxes to be levied and assessed thereon and enforced and collected with interest in the same manner as other taxes. This provision shall not preclude the Town from collecting such costs and expenses by any other manner by action in law or in equity. In the event of any such legal proceedings, the owner and/or operator, as the case may, be shalt be liable for all legal expenses, costs and disbursements in connection with said litigation, as awarded by a court of competent jurisdiction. 6 Project Narrative Nexamp 51389 North – Floyd Bennett Solar Farm Town of Queensbury, New York 900 New York 146 Clifton Park, NY 12065 518.371.7621 edpllp.com 3.3 Special Use Permit Requirements As summarized below the proposed project will be compliant with §179-10-060 of the Town of Queensbury Code. A. Harmony with Comprehensive Plan. The proposed use shall be in harmony with and promote the general purposes and intent of the Comprehensive Plan, and this chapter and the health, welfare and safety of the town and its residents. Solar Farm/ground-mounted solar -renewable energy systems are allowed in the CLI district with site plan review per compliance with the requirements of section 179-5-140 Renewable Energy Systems and Facilities B. Compatibility. The proposed use shall be compatible with the character of neighborhood, the area, the zoning district and the community surrounding the location of the proposed use and will not unduly prohibit or discourage future planned growth in the area. The zoning of the site and surrounding areas is primarily Commercial Light Industrial which allows a mix of commercial and light industrial and industrial-type business uses. The north side of Hicks Road and areas farther west on Ridge Road are zoned Moderate Density Residential; uses are single family residential and agriculture. The proposed site location on the airport property is compatible with the airport operations and surrounding land uses. The proposed solar farm use provides managed green space and acts as a “semi-green” transition area between more highly developed commercial-industrial properties such as the airport and adjacent residential and undeveloped land uses. C. Access, circulation and parking: The proposed use shall have safe and efficient access for pedestrians and vehicles, and shall provide for appropriate off-road parking and loading areas. The interior circulation system must be adequate to provide safe accessibility to all parking spaces and ensure that adequate and safe integration of pedestrian and vehicular movement is provided. The solar farm facilities require limited vehicular traffic for periodic maintenance and service. The sites are designed to integrate vehicle/equipment access and parking into the facility roadways and turnaround area with adequate space for safe pedestrian circulation by authorized persons. Roadways, entrances and perimeter fencing is designed to accommodate emergency services in compliance with all local service provider requirements. Due to the nature of the proposed use, the facilities are fenced and secured to maintain public safety and prohibit pedestrian and vehicular access by the general public. D. Infrastructure and Services: There shall be sufficient infrastructure and services, including utilities, public facilities and services available for the proposed use or the project shall extend or provide infrastructure and services for the area where the 7 Project Narrative Nexamp 51389 North – Floyd Bennett Solar Farm Town of Queensbury, New York 900 New York 146 Clifton Park, NY 12065 518.371.7621 edpllp.com proposed use is located. There shall also be facilities and services implemented by the applicant to appropriately control any potential nuisances from the operation of the use, such as control of litter or trash, loitering and crime prevention, and any other features or aspects of the operation of the proposed use that may affect the public safety, health and general welfare. The project will not use public utilities such as sanitary sewer or water. Existing electrical power grid and data infrastructure are located at or in close proximity to the project sites; no supply service system extensions are anticipated to allow for facility connections. General facility operations procedures including maintaining the secured fenced perimeter will control or prevent any potential nuisance conditions from occurring on site. E. Environment and natural features. The proposed site shall be compatible with and appropriately protect environmental and natural resources, including the environmental and physical suitability of the site for development, and the general landscaping, screening and buffering shall be in character with the surrounding areas, and the risk of fire, flood or erosion and impacts such as emissions of electrical charges, dust, light, vibration or noise detrimental to the public health, safety and welfare shall be minimized to the maximum extent possible. The proposed project sites were previously developed in association with the airport. The solar farm use is compatible with the managed landscape and space clearance requirements for airport operations. The solar farm site layouts are developed to avoid or to minimize impacts to natural resources, such as wetlands, unique natural areas and existing vegetation, by avoiding them. Vegetation removal is limited to the smallest area practical. Road areas are minimized to the greatest extent possible to limit the increase of impervious surfaces. All ground surfaces disturbed by development, not designated as pavement, will be revegetated. Solar farms at this scale are documented to not emit or transmit detrimental levels of electrical charge, vibration or noise off site. Light reflection levels from solar array panels and potential effects on the airport and surrounding uses will be determined by FAA-required studies specific for each site. (These studies are forthcoming.) F. Long Term Effects: The proposed use shall provide positive or beneficial effects on the long-term economic stability, environmental integrity and community character of the Town and surrounding properties, districts and uses. The project will provide positive long-term effects on the area with renewable energy generation to supplement the local-regional electrical power supply. The project helps to meet comprehensive planning goals to initiate renewable energy generation systems in the town in commercial-industrial district(s). Existing and potential new business uses and residents will experience economic benefits.