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#14-3700 Wind Energy Conversion Systems March 5,2015 Page 3 a. Is the 10-acre lot size minimum an appropriate standard to establish? If many 10- acre lots can't meet the proposed 300' setback standard due to lot shape,then a variance process might be necessary. If the City is interested in limiting the neighbor impacts, then the 300' setbacks and 10-acre minimum lot size should accomplish that. b. Given the wide range of standards established for maximum height of WECS, and assuming there is no desire to allow for WECS with generating capacity greater than 10 kW, is the 45' height limit reasonable? Limiting the height may have greater impacts on neighbors than a higher WECS. WECS efficiency is site-dependent, and whether 45' is appropriate as opposed to some other height limit for a given site could be determined through a variance process if necessary. Planning Commission in general reaffirmed the height, location and setback standards recommended in November 2013. 4. Residential Use. a. Is there any desire to allow for distribution of electricity outside the property on which the WECS is located? WECS owners should be allowed to distribute electricity to the grid (i.e. to the electric company) but not to neighbors. If it is to be a money-maker in a residential setting, it should only be via distribution to the grid. 5. Accessory Use vs Conditional Use a. Should Residential WECS be allowed administratively as an accessory use, or should they be allowed only as a Conditional Use? Administratively in residential as long as they conform to the established standards. Conditional use in commercial districts if they are to be allowed in commercial districts. b. Should any deviations from the standards be subject to the variance process rather than a CUP? There seemed to be a general consensus that the variance process would be most appropriate to address any proposed deviations. Shadow Flicker Planning Commission suggested that the topic of minimizing or eliminating shadow flicker must be addressed. This issue was demonstrated by Mr. Lanpher's presentation at the November hearing. The PC generally agreed that a combination of the concepts in the Des Moines and Medina ordinances should be considered. There should be a shadow flicker analysis report submitted before a permit is issued, and the report should show there will be no flicker impacts to neighboring developed properties, rather than simply defining the time periods when flicker could be present. The report should also take into account the variation in impacts at various times of the year.