HomeMy WebLinkAbout20241553.tiffEXHIBIT INVENTORY CONTROL SHEET
CASE USR24-0008 - CHRISTOPHER CANNON, CURTIS MONTGOMERY CANNON,
AND THE ELIZABETH ANNE NEWTON TRUST, C/O PIVOT SOLAR 58, LLC, AND
PIVOT SOLAR 60, LLC
Tyler
Exhibit Submitted BY Page # Description
Planning
A. Commission Resolution of Recommendation
Planning
B. Commission Summary of Hearing (Minutes dated 6/4/2024)
C. Planning Services PowerPoint Presentation
D. Applicant PowerPoint Presentation (Received 6/19/24)
E.
F.
G.
H.
J.
K.
L.
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2024-1553
EXHIBIT
WELD COUNTY, CO
USR24 0008
b
a
.0
a
US'P�Ll -066 &______.
Applicant: Christopher Cannon, Curtis Montgomery Cannon and Elizabeth
Anne Newton Trust, c/o Pivot Solar 58, LLC and Pivot Solar 60, LLC
Planner: Chris Gathman
Request: A Site Specific Development Plan and Use by Special Review Permit
for a Solar Energy Facility (SEF) outside of subdivisions and historic townsites
in the A (Agricultural) Zone District.
Legal Description: Lot B Recorded Exemption RE -410; being part of the
NE1/4 of Section 23, Township 6 North, Range 65 West of the 6th P.M., Weld
County, Colorado.
Location: South of and adjacent to State Highway 392; west of and adjacent
to County Road 47.
WELD COUNTY, CO
RiLibk hearings concerning this property will be heard before the
County Planning Commission and
Board of County Commissioners.
Both hearings wilt be held at:
WELD COUNTY ADMINISTRATION,
1150 "O" Street * Greeley,
CO 80631
Pilann,iflg Com m!sslQf Heanng will be held on
2 X11, `t
Board of County mmsior>ief Heanng wili be held on
iSt' by `,�1��C�i
eve pin!C,'�r Plan a ISLE I ciciai
,Revi� Specificrte�les Facility M- ,
ew Permit l+�Pt1r E ' 1n OW A
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h%\C hearings Concerning this property will be heard behri
County Planning COTTIMISSion and
Board of County Commissioners:
Both hearings will be held at
WELD COUNTY ADMINISrRAnotit BUILDING
1150 Street et Greeley,
eCO 80631
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USE BY SPECIAL REVIEW (USR)
CASE NUMBER: USMCGMX
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CASE NUMBER: USX -X
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PIVOT ENERGY SOLAR FACILITY ON NEWTON
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USE BY SPECIAL REVIEW(USR)
CASE NUMBER: USA- X
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End • f U ' 24 0
rwit Pivot
Energy
USR24-0006
PIVOT SOLAR 46 LLC
PIVOT SOLAR 47 LLC
WELD COUNTY BOARD OF COUNTY COMMISSIONERS
JUNE 19, 2024
Clean Energy. Clear Choice.
Pivot
1 �
Energy
USR24-0008
PIVOT SOLAR 58 LLC
PIVOT SOLAR 60 LLC
WELD COUNTY BOARD OF COUNTY COMMISSIONERS
JUNE 19, 2024
Clean Energy. Cleat Choice.
OVERVIEW
Who is Pivot Energy?
• Community Impact
• Community Engagement
• Land Stewardship
• Project details
• Q&A
"AI,Pivot Energy
2
NATIONAL SOLAR
PRODUCER
Founded 2009
HQ DENVER, CO
Focus Areas:
• Community Solar
• Corporate Offsite Solutions — RECs, Offsite
PPAs, Tax Equity/Credits
• Corporate Onsite Solar & Energy Storage
• Purpose -Driven Solar Development
• Asset Management, O&M
Certified
Corporation
SOCIAL
?V
ENVIRONMENT
GOVERNANCE
2.9 GW+ 95Q+
MW built, awarded, or in Projects
development developed
a
islotierto
* At'
as at." 41Pr
650+
Clients
Pivot Office
Project Under
Development
or Completed
el,Pivot Energy
COMMUNITY INVESTMENT COMMITMENT
Pivot invests in every community we operate in. Our community investment program has donated and
pledged over $2,200,000 to community -based organizations across the country.
Pivot will donate $5,000 per MWac to community -based organizations where the projects are sited.
Community Impact Investment Pillars
1) REDUCE ENERGY BURDEN FOR LOW-INCOME
HOUSEHOLDS
2) CREATE WORKFORCE PATHWAYS, ESP. FOR UNDER-
REPRESENTED GROUPS
3) LAND STEWARDSHIP & STRENGTHENING RURAL
ECONOMIES
0 Pivot Energy
COMMUNITY
COMMUNITY IMPACT IN WELD COUNTY
Our community investment program has donated and pledged over $500,000 to community -based
organizations in Weld County.
.4 The Weld Trust/Weld Legacy Foundation - $200,000: Funds used to
assist students' pursuit of post -secondary education, training, and
certification programs within Bright Futures
october 2S. 20%3
Ind! -
CEGAC
rI>>rrnrc I
_
MIDI N01
Eighty-five thousand dollars and no/100
Pivot Energy Donation --
NUtI)_
fi 5ss.00_
FUTURES
Weld County 4-H Extension - $20,000: 4-H is a community of young
people across America who are learning leadership, citizenship and life
skills. 4-H empowers youth to reach their full potential by working and
learning in partnership with caring adults.
A minimum of an additional $300,000 will be donated to local non -profits
as part of this new portfolio of projects. Pivot is actively engaging with
stakeholders to design the community benefits package.
"AI,Pivot Energy
ECONOMIC BENEFITS TO WELD COUNTY
•
•
Property tax revenue to Weld County over the life of all systems
totals over $2.74M for the initial 20 years and $5.36M over 40
v
ears.
• No "draw" on County resources (i.e. no water usage, no school
needs, etc..)
Economic diversity and stability for the community by generating
power locally
• All power generated stays in Weld County
• 13 Projects permitted in the last 4 years, totaling 34+ MW AC
n Pivot Energy
PROJECT DETAILS
•
•
•
•
•
•
Majority of construction concentrated
over 3-4 months
Once operational, 4-8 maintenance
visits per year
Operational for 20-40 years
Detailed decommissioning plan and
bond commitment that aligns with the
decommissioning conditions in the
land lease
No additional County utilities or
resources necessary
Pivot's commitment to dual use (PS33)
n Pivot Energy
LAND STEWARDSHIP INNOVATION - DUAL -USE
Why has Pivot committed to
developing and operating a 100%
Dual -Use portfolio?
Pollinator -Friendly ' >
Habitat enhancement
Solar Sheep =>
Grazing Livestock grazing
Crop
production Dual
Harvest at scale
trN Pivot Energy
8
LAND STEWARDSHIP INNOVATION - WHERE WE CAME FROM
PS33 (USR23 0007) Crop
Production
Center Pivot to Subsurface Drip
~27 array acres, 33 non -array
acres
2 Producer Agreements
Separate water use agreement
Becoming default wherever
possible
eati,Pivot Energy
9
LAND STEWARDSHIP INNOVATION - WHERE WE'RE GOING
Weld becoming a national leader at
the nexus of Ag, Energy,
and Water
Continued Engagement:
• Site Tours with AFT, CO Farm
Bureau, Weld County 4-H, etc.
Pro Bono legal program launch
Research:
• Pursuing CDA grant funding in
collaboration with CSU
Supporting projects led by AFT
& other partners
n Pivot Energy
AGRICULTURAL PRESERVATION: PIVOT SOLAR 58/60 LLC
Currently irrigated: water available from Cache La
Poudre Reservoir Company
Northern portion of the parcel will remain dedicated
solely to agricultural use
Currently working with the existing tenant farmer,
working on contract for future land management
Tenant farmer will have agency for best usage of the
land, whether crops or grazing
Within the solar array, surface drip irrigation will greatly
increase water efficiency
Landowner is choosing to pair solar and agriculture in
order to diversify, stabilize, and increase the economic
return
Upon decommissioning, the land will be returned to
original condition for continued agricultural production
n Pivot Energy
Photo: Pre -seeding currently happening at the proposed site
COMMUNITY ENGAGEMENT
Pivot is committed to engaging stakeholders
early and thoroughly
Participation in and sponsor community events
Minimum 3 touch -points with all adjacent
neighbors:
1. Letters and postcards with project
information, creating open communication
to address any questions or concerns
2. Open Community Meeting,
polling neighbors and soliciting input
3. Follow up with neighbors providing input
after; contract local SME's to
incorporate feedback whenever possible
A:
7.7:r e-=6-7Lw-r
kin Pivot Energy
12
NEIGHBOR OUTREACH
No residences within 500 feet
Steps Taken
1. LISPS Priority mail flats sent to all abutters
11/17/23 - project/personal introduction, invitation
to community meeting
2. Postcards sent to neighbors within 0.3 -mile with
contact information and an invitation to the
community meeting
3. A community meeting was held at Farr Regional
Library on 12/4/23.
Outcome
•
•
•
The community meeting had no attendees
No contact was received from any neighbors
No comments were received prior to the hearing
E
4,
1
err- IIIS •)nn
.4%
II
Buffer report, direct neighbor outreach (500')
el Pivot Energy
13
LANDOWNER TESTIMONY: DONNA NEWTON
• Brief parcel history
• Why we chose solar
• Working with Pivot
n Pivot Energy
CONCLUSION
•
•
•
•
•
Investing in Weld County
• Locally produced, low cost energy to stay in Weld County
• Over $500,000 pledged and donated to Bright Futures and other organizations
Increased property tax revenue for the operational life of the system ($670k/$1.3M
over 20/40 years)
Support the County's goal for economic development, agricultural
preservation, and energy diversification
Minimal impact or disturbance to surrounding properties relative to
other development options
Above and beyond outreach to neighbors with no negative feedback
Preserving agricultural lands — working with existing tenant farmer, keeping land
irrigated, innovative dual use practices
n Pivot Energy
15
Kyle Sundman
ksu nd manpivotenerqy. net
719-233-4322
tis
in
pivotenergy. net
Pivot Energy
SITE DETAILS: PIVOT SOLAR 58/60 LLC
•
Co -located projects — 5.6MWac in USR,
6.1MWac total onsite
• Designed to appear as one array
Ideal location for dual -use agrivoltaics
Currently used for farming, water is
available from Cache La Poudre
Reservoir Company
Maintains feasibility of farming the
site by supplementing with
additional, guaranteed revenue
Land lease with Elizabeth Anne Newton
Trust, c/o Donna Newton
$1.3M in property tax revenue over 40
years
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eti,Pivot Energy
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S ubsurface drip irrigation is a low-pressure,
high efficiency irrigation system that uses
buried drip tubes or drip tape to meet crop
water needs.
S ubsurface irrigation saves water and
improves yields by eliminating surface water
evaporation and reducing the incidence of
weeds and disease.
50-60% less water than flood irrigation, 30-
40% less than sprinkler
Increase in yields reported
Irrigate under solar panels as well as in
buffer areas - hay or forage grass under
panels
In discussion with High Plains Irrigation
(based in Ault, CO) and SEIP (CSU lead
research on site near Kersey)
44SIEAlp
SUBSURFACE IRRIGATION
EFFICIENCY PROJECT
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kin Pivot Energy
19
Engaging in discussions for a partnership with a student at the Colorado
School of Mines
a How can we integrate food crops with PV installations?
• 3 sites used to evaluate feasibility of growing food crops beneath solar arrays
with little to no change in typical PV design
P roposed measurements include:
• Carbon sequestration of crops vs. typical seed mixes
• Soil water retention to quantify irrigation needs with vs. without array
P otential CSU Soils laboratory and Alan Knapp's laboratory partnership
• Working to narrow down sites for use to study soils and different grazing
approaches
n Pivot Energy
20
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ForgeSolar is an industry -leading tool
to evaluate glare impacts to the
adjacent roads, homes, businesses
The project will not generate any
hazardous glare for those who can see
or pass the array
Glare from solar panels will be
comparable or less to that of snow,
water, or steel
All panels are coated in an anti -
reflective coating and if glare is
produced, they are not doing their job!
ForgeSolar
;:rannInc d Ore analysis
Pivot Solar 58 and Pivot Solar 60
Expected 12 15 2023
Created Dec 15, 2023
Updated Dec 15. 2023
Time -step 1 minute
Timezone offset UTC-7
Minimum sun altitude 0.0 deg
Site ID 108089.18752
Project type Advanced
Project status: active
Category 5 MW to 10 MW
Misc. Analysis Settings
DNI: varies (1,000.0 Wfna^2 peak)
Ocular transmission coefficient: 0.5
Pupil diameter: 0.002 m
Eye focal length: 0.017 m
Sun subtended angle: 9.3 mrad
ForgeSolar
PV Analysis Methodology: Version 2
Enhanced subtended angle calculation: On
Summary of Results Glare with low potential for temporary after -image predicted
PV Name
Tilt
deg
Main Array SA tracking
Orientation
deg
SA tracking
"Green" Glare
min
130
"Yellow" Glare
min
0
Energy Produced
kWh
14,890,000.0
n Pivot Energy
21
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Equipment that makes noise (inverters) are
located hundreds of feet from the nearest
residence, placed in the center of the array
The decibel rating is similar to a residential
air conditioning unit, and generally returns
to ambient conditions at 150'
Nearest residence is 1 ,000' away
None of the equipment operates early in
the morning or late at night
The equipment is "of when the sun is not
out
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eal Pivot Energy
22
• The Cohn-Reznick property value study shows no impacts to property values
adjacent to solar facilities in the Midwest or Colorado. Sites are similar to this one
in New Mexico. While no two sites are identical, the similarities far outweigh the
differences in this case.
We have also reviewed published methodology for measuring impact on property values as well as published
studies that specifically analyzed the impact of solar farms on nearby property values. We have also interviewed
market participants, including County and Township Assessors, to give us additional insight as to how the market
evaluates farm land and single family homes with views of the solar farm. These studies found little to no
measurable and consistent difference in value between the Test Area Sales and the Control Area Sales attributed
to the proximity to solar farms and are generally considered a compatible use. Considering all of this information,
we can conclude that since the Adjoining Property Sales (Test Area Sales) for the existing solar farms analyzed
were not adversely affected by their proximity to solar farms, that properties surrounding other solar farms
c�tinq in compliance with all regulatory standards will similarly not be pidversely _ affected, in either the short
,
or long term periods.
eati,Pivot Energy
23
6 PS58/60
19 Colombo clay loam, 0 to 1 percent slopes
Map Unit Setting
National map unit symbol: 361v
Elevation: 4,600 to 4,780 feet
Mean annual precipitation: 12 to 16 inches
Mean annual air temperature: 43 to 52 degrees F
Frost -free period: 130 to 160 days
Farmland classification: Prime farmland if irrigated
41 Nunn clay loam, 0 to 1 percent slopes
Map Unit Setting
National map unit symbol: 2tf ng
Elevation: 4,100 to 5,700 feet
Mean annual precipitation: 14 to 15 inches
Mean annual air temperature: 48 to 52 degrees F
Frost -free period: 135 to 152 days
Farmland classification: Prime farmland if irrigated
"AI,Pivot Energy
24
7
Solar panels are made of 99%+ inert
materials (glass, aluminum, copper)
No hazardous materials are used
Pivot closely monitors and will replace
damaged equipment to ensure projects
operate at peak efficiency
Once the project is decommissioned,
panels will either be donated or
recycled
Image: solarbuildermag.com
eti,Pivot Energy
25
8
Millions of people live near solar arrays or have solar panels on their rooftops. There
is no credible evidence that solar equipment has negative impacts on human health
isNCCLEAN ENERGY
Gp�?• TECHNOLOGY CENTER
NC STATE
UNIVERSITY
Health and Safety Impacts of Solar Photovoltaics
The increasing presence of utility -scale solar photovoltaic (PV) systems (sometimes referred to as
solar farms) is a rather new development in North Caroline's landscape. Due to the new and unknown
nature of this technology, it is natural for communities near such developments to be concerned about
health and safety impacts. Unfortunately, the quick emergence of utility -scale solar has cultivated fertile
grounds for myths and half-truths about the health impacts of this technology, which can lead to
unnecessary fear and conflict.
Photovoltaic (PV) technologies and solar inverters are not known to pose any significant health
dangers to their neighbors. The most important dangers posed are increased highway traffic during the
relative short construction period and dangers posed to trespassers of contact with high voltage equipment.
This latter risk is mitigated by signage and the security measures that industry uses to deter trespassing.
el Pivot Energy
26
9
Grain of truth
• Solar panels contain heavy metals, just like
all electronics.
• Some technologies (not all) contain
cadmium, a metal that can be hazardous in
large quantities if not disposed of properly.
The real story
There is no liquid inside a solar panel.
• Solar panels are designed to be outside in
the elements.
• Even if the tempered glass is broken,
another layer protects the cells.
• Asset owners are incentivized to clean up
damaged equipment.
• Owners are also required to perform
preventative maintenance.
• Studies show no evidence solar causes
cancer or other diseases.
(https://www.cancer.net/blog/2022-01 /can -having -solar -panels -or -
living -near -solar -farm -increase -your -cancer -risk)
"AI,Pivot Energy
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What, if any, health risks do the electric
and magnetic fields (EMF) from solar
panels and other components of solar PV
arrays pose?
Like all common electronics — from the wiring
in a typical home to a vacuum cleaner — solar
PV generates EMF
Average exposure to EMF is typically ~1 mG.
The lowest amount to have had any
(controversial) association with health issues
is ~3 mG over a long term
Study of 3 commercial solar facilities in MA
concluded low EMF strength at the fence line
of <0.5 mG
EMF strength of inverters at 150 ft is <0.5
mG.
• Closest inverter to residence: --1000 ft
Nation Gary
Harlan Living
Trust =`2,11
n Pivot Energy
Most components of a solar module can
recycled, including:
• Aluminum Frames
• Copper Wires
• Junction Box, Containing Metals
oe
The remaining materials are called the "laminate"
and they contain:
• Tempered Glass
• Sillicon Cells Connected with Precious Metals
• Encapsulant
• Backsheet
Image Credit: Clean Energy Reviews
AL Frame
Tempered Glass
Encapsulant-EVA
Solar Ce
Enca
S
asulant-EVA
Backsheet
Junction Box
teN ciefr Pivot Energy
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Solar facilities do not contain significant
flammable materials, unlike oil & gas
infrastructure
Flammable materials in solar panels are
limited and cannot self -sustain a fire
Pivot monitors solar facilities and would
be alerted of any abnormality
ell Pivot Energy
30
1 3
Depending on the condition of the solar panels,
Pivot Energy follows this decision tree to
determine the best path after removal from site:
1
If no broken glass and panels pass field
testing: Donation to organizations like
Habitat for Humanity, Equitable Solar
Solutions, etc.
2. If no broken glass but panels fail field testing:
Refurbishment and re -sale on the secondary
solar market via Ontility or EnergyBin
3. If broken glass: Recycling of the panels is
coordinated by Pivot's O&M team using
SolarRecycle.org to determine the nearest
recycling facility
Homeowner Rosalba Medina stands in front of her soon -to -be
finished Habitat for Humanity home in September 2022. The home
has a 5.8 -kilowatt solar array that was donated by Pivot Energy
and installed by Equitable Solar Solutions and Nunatak Alternative
Energy.
n Pivot Energy
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The project isn't large enough to alter
wildlife migration patterns. There are
ample routes for animals to move
around and through the site as
needed
We use a game fence when allowed
to maximize our ability to keep larger
animals out and allow smaller animals
to come and go
n Pivot Energy
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