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.