IREDELL COUNTY PLANNING & DEVELOPMENT

IREDELL COUNTY PLANNING & DEVELOPMENT

SPECIAL USE PERMIT STAFF REPORT

BOA CASE# 180517-2

STAFF PROJECT CONTACT: Rebecca Harper

EXPLANTION OF THE REQUEST

The applicant is requesting a Special Use Permit per Chapter 3, R 65 of the Iredell County

Land Development Code in order to allow construction of a solar farm.

OWNER/APPLICANT

Owners: Paul & Linda Lowman Applicant: Frederik Thoring Flagstad

334 Lundy Road 1045 Tomlin Mill Solar, LLC

Statesville, NC 28625 1447 S. Tryon Street, Suite 201

Charlotte, NC 28203

PROPERTY INFORMATION

LOCATION: Tomlin Mill Road in Statesville,

NC; more specifically identified as PIN#

4759650060.000.

DIRECTIONS: I-77 north to Exit 59, turn right

on Tomlin Mill Road, property is on the left

across form the Lowes Distribution Center.

SURROUNDING LAND USE: This property is

surrounded by residential uses and the

Lowes Distribution Center.

SIZE: The property is 136.57 acres.

EXISTING LAND USE: The property

currently has one mobile home and the

rest is vacant.

ZONING: The property is currently zoned

RA (Residential Agricultural).

FINDINGS OF FACT

1. The request is for a Special Use Permit per Chapter 3, R 65 of the Iredell County

Land Development Code in order to allow construction of a solar farm.

2. The property is 136.57 acres located on Tomlin Mill Road in Statesville, NC; more

specifically identified as PIN# 4759650060.000.

3. The property is currently zoned RA (Residential Agricultural).

4. The application was filed on 3/30/18.

5. The adjoining property owners were notified on 4/23/18.

6. The property was posted on 4/23/18.

STAFF COMMENTS

This is the fourth request we have had for a solar farm since we added the use and

requirements to the Land Development Code in 2013. The information provided has

been reviewed and meets the requirements in Chapter 3, R 65 as well as the site plan

requirements. They have shown the required fence and emergency shut-off valve on the

site plan. A decommission plan has been provided with the application. The panels

meet the required 50 foot setback from the property lines as well as the 500 foot setback

from homes on adjoining tracts. They have also provided information concerning

signage and reflection for the project in the application. The solar panels will encompass

27 of the 136.57 acre tract and will be located on the back portion of the property. The

Lowes Distribution Center, which is zoned M-1 (Light Manufacturing) is located across

Tomlin Mill Road from the property.

EXIHIBITS

Staff Exhibit 1. Special Use Application

Staff Exhibit 2. Site Plan

Staff Exhibit 3. Chapter 3, R65

Staff Exhibit 4. Zoning Map

Staff Exhibit 5. 2017 Aerial Map

Staff Exhibit 1

Staff Exhibit 2

Staff Exhibit 3

Chapter 3: Performance Requirements

Solar Farms

A. Solar collection devices shall be designed and located to avoid glare or reflection

onto adjacent properties and adjacent roadways and shall not interfere with traffic

or create a safety hazard.

B. Solar farms shall not be located within an airport primary approach zone as described

in Section 4.6.1.

C. Solar devices within a solar farm must be enclosed by a fence at least six (6) feet in

height and must have clearly visible warning signage concerning voltage.

D. An emergency shut-off mechanism is required and notice of its location should be

submitted to Iredell County Emergency Management. The mechanism shall be

clearly identified and unobstructed and shall be noted clearly on the site plan.

E. No business signs, billboards, or other advertising shall be installed on a solar device.

F. The property owner shall have six (6) months to complete decommissioning of the

solar facility if no electricity is generated for a continuous period of twelve (12) months.

A project is properly decommissioned when all structures and equipment are

removed and the site is re-vegetated.

Applicant must submit decommissioning plans that describe the anticipated life of

the solar project, the party responsible for decommissioning, the estimated

decommissioning costs in current dollars, and the method for ensuring that funds will

be available for decommissioning and restoration.

G. The applicant shall be required to provide written documentation stating that the

facility is in compliance with all applicable Federal and State regulations.

Special Use Permit Worksheet

Finding Reasons/Evidence

The Special Use will not

materially endanger

the public health or

safety if located where

proposed and

developed according

to the plan as

proposed.

True: [If true, state the facts that make it true.]

False: [If false, state the facts that make it false.]

The Special Use meets

all required criteria and

specifications of the

Iredell County Land

Development Code.

True: [If true, state the facts that make it true.]

False: [If false, state the facts that make it false.]

The Special Use will not

substantially injure the

value of the adjoining

or abutting property or

it is a public necessity.

True: [If true, state the facts that make it true.]

False: [If false, state the facts that make it false.]

The Special Use will be

in harmony with the

area in which it is

located and will be in

general conformity with

the plan of

development of the

county.

True: [If true, state the facts that make it true.]

False: [If false, state the facts that make it false.]