MINUTES
Planning and Zoning Commission
October 21, 2021
The Clarkson Valley Planning and Zoning Commission, pursuant to notices published in the West Newsmagazine, posted on the bulletin board and the Clarkson Valley website, met on Thursday, October 21, 2021 virtually to consider two agenda items and to make a recommendation to the Board of Aldermen.
Planning and Zoning Commission Members present were:
Gregg Bogosian, Chairman
Honora Schiller
Steve Howard
Karl Hussey
Lee Reid
The Building Commissioner, Jack Schenck and the City Clerk, Michele McMahon also attended. Commission Member John Cloute was unable to attend.
After the meeting was called to order the Chairperson made the following statement: Prior to COVID, we had anticipated changing the solar energy system ordinance but postponed doing that. Now we feel it is the appropriate time to discuss this change. With the proposed amendment to the International Building Code which will be discussed by the Board of Aldermen November 2nd, solar energy systems can be installed with the appropriate stipulations.
Concurrently, we received the petition we will hear tonight. This request needs to be reviewed under the current code. Therefore tonight, in addition to discussing the request to construct a solar energy system at 16411 Quiet Creek Ct., the P&Z Commission will discuss removing the provision from the code stipulating the Special Use Permit mandate.
He then introduced the first agenda item: to discuss the request for a Special Use Permit for a roof-mounted solar energy system at 16411 Quiet Creek Ct. and to make a recommendation to the Board of Aldermen.
All Commission Members received copies of the request and the presenter for this proposal was introduced. Ms. Valerie Corey said she was the project designer with StraightUp Solar. She explained the proposal calls for 28 black-on-black panels. A question from Commission Member Hussey asked what the reflectivity factor was to which she responded it has an anti-reflective coating. Alderperson Schiller asked if the trustees reviewed the proposal to which Commission Member, Steve Howard, who also serves as Trustee President for Kehrs Mill Trails Subdivision said he had but had not discussed it with the other two trustees. There was discussion regarding what the neighbors had to say about the request, but the city did not hear from any of the nineteen residents that received notification of the meeting.
Alderperson Hussey made a motion to approve the request to locate a solar energy system on the home at 16411 Quiet Creek Ct. as presented tonight, seconded by Mr. Reid. Chairman Bogosian reminded everyone their vote serves as a recommendation to the Board of Aldermen. A roll call vote was then taken to accept the request for a solar energy system with the following result: Yeas: Bogosian, Hussey, and Reid. Abstain: Howard and Schiller. There were no nays. The motion was declared as having passed. Chairman Bogosian stated the Planning and Zoning Commission makes an affirmative recommendation to the Board of Aldermen.
Chairman Bogosian explained the City is looking into repealing Paragraph 15 in the Special Use Permit Regulations of the Zoning Code which requires a public hearing. The City is also contemplating changing the solar energy system ordinance it currently has. In the past, the ordinance regulated such things as electrical and fire; but now that is governed by the International Electrical Code and the International Fire Code. This new ordinance is basically designed to make these systems safe. He stated the Building Commissioner, Jack Schenck, is attending this virtual meeting to answer any questions.
There were many good comments that came with this discussion. Mr. Howard said many of the homes in his neighborhood were rustic in nature, with cedar shake shingles, and not all residents would be happy if someone were to install these on a roof visible from the street. Chairman Bogosian said there is a house on his street with six sky lights facing the street and asked if those would ever be regulated? The question was asked what would happen in the case of 2” to 3” hail to which Frances Babb, a resident in Kehrs Mill Estates who has a solar energy system, said the panels are made to withstand that. Mention was made the new ordinance contains anti-glare provisions. Jack Schenck stated the regulations for the system if this were to pass would be through the building code, the electrical code and the fire code.
A motion was made that a recommendation would go to the Board of Aldermen to remove the Paragraph 15 Special Use Permit stipulation by Mr. Reid, seconded by Mr. Bogosian. A roll call vote was then taken: Yeas: Bogosian, Hussey, and Reid. Nays: Schiller. Mr. Howard said he was torn, stating he was wearing two hats tonight being both the trustee president and a commission member. He reiterated the rustic nature of his neighborhood and ended with a vote of abstention.
With a vote of three yeas and one nay, an affirmative recommendation will go forward to the Board of Aldermen.
Commission Member Schiller made a motion to adjourn, seconded by Mr. Reid. The meeting adjourned at 7:45 p.m.
Respectfully submitted,
Michele McMahon, City Clerk
City of Clarkson Valley