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FILE # LA18-000103 <br />January 22, 2019 <br />Page 5 of 5 <br /> <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 /> <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 /> <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 /> <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 /> <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 /> <br /> <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. Solar and Shade Report <br />Exhibit E. Glare information <br />Exhibit F. Section 78-1379 Alternative Energy Systems <br />Exhibit G. Notification Map and Property Owners List <br />Exhibit H. Adjacent Neighbor Acknowledgment form <br />