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FILE#LA18-000103 <br /> January 22,2019 <br /> Page 5 of 5 <br /> Practical Difficulties Statement <br /> Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B,and <br /> should be asked for additional testimony regarding the application. <br /> Practical Difficulties Analysis <br /> Solar arrays are a permitted use in all districts, and the requirements that they be screened from <br /> view as much as practical presents challenges as it is virtually impossible to screen the roof of a <br /> building. The intent, is, though, to minimize the visual impact of the improvement on the <br /> neighbors,and protect against glare and reflection. The application has provided some additional <br /> information regarding the glare of these arrays, attached as Exhibit D. Though written from the <br /> perspective of impact to airports, it includes some information on glare. The proposed location <br /> within trees at the SW corner of the property is intended to offer a visual buffer from the <br /> neighboring properties. <br /> Variances are applied to the property, not the owner. The property is not unique supporting a <br /> variance from this code section. In lieu of variances, it seems appropriate to reevaluate the <br /> ordinance that requires a solar array to be mounted to a building only. <br /> Public Comments <br /> To date, no written comments have been received. Staff has fielded a phone call from a nearby <br /> property owner with questions as to reflection or glare from the array, and its location. <br /> Issues for Consideration <br /> 1. Does the Planning Commission find that that the property owner proposes to use the <br /> property in a reasonable manner which is not permitted by an official control? <br /> 2. Does the Planning Commission find that the variance(s), if granted, will not alter the <br /> essential character of the neighborhood? In particular, what is the extent of the tree <br /> removal? <br /> 3. Does the Commission find it necessary to impose conditions in order to mitigate the <br /> impacts created by the granting of the requested variance(s)? <br /> 4. Are there any other issues or concerns with this application? <br /> List of Exhibits <br /> Exhibit A. Application <br /> Exhibit B. Practical Difficulties Documentation Form <br /> Exhibit C. Proposed Site Plan and plans <br /> Exhibit D. Glare information <br /> Exhibit E. Section 78-1379 Alternative Energy Systems <br /> Exhibit F. Notification Map and Property Owners List <br />