HomeMy WebLinkAbout20233536.tiff EXHIBIT INVENTORY CONTROL SHEET
CASE 1 MJUSR23-22-0027-CBEP LAND 2,LLC,C/O CBEP SOLAR 9,LLC,AND ECA CO LEAD
Tyler
Exhibit Submitted By Page# Description
Planning
A. Commission Resolution of Recommendation
Planning
B. Commission Summary of Hearing(Minutes dated 11/7/2023)
C. Planning Services PowerPoint Presentation
D. Applicant PowerPoint Presentation
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2023-3536
EXHIBIT
ca.
IIrELD
�DCOUNTY, �o IMJUSR23 22 0027
Applicant : CBEP Land 2 , LLC , c/o CBEP Solar 9 , LLC and ECA CO Lead
Planner : Kim Ogle
Request : A Site Specific Development Plan and Use by Amended Special Review
Permit for a Solar Energy Facility ( SEF ) outside of subdivisions and historic townsites in
the A (Agricultural ) Zone District .
Legal Description : Part of the E1 /2 NW1 /4 and part of the W1 /2 E1 /2 SW1 /4 of
Section 34 , Township 6 North , Range 65 West of the 6th P. M . Weld County , Colorado .
Location : South of and adjacent to County Road 64 , approximately 1320 feet east of
County Road 43 .
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Public heari "1 :ard before the i}I,
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EXHIBIT
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About MeCLOUDBREAKiii\
Brysen Dau ton
9
• 4th generation Coloradan ..
• From Lyons , Co
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• Family has been in Colorado since the early 1900 's .
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• Went to Lyons High School and Universityof Colorado v.
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• Sta rted m career in utiIit consult in workin w i th ut il it ies a ll across theVV US
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Canada , before moving into solar and battery storage development ..... ..
• Worked on farms my entire life - currently spending my weekends heloing „- Z� - :.- _ . . -R. � .. �:S
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on a farm in Berthoud . �I,, . f. . , *r ,,, .3{ 4. . a �4�
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CLOUDBREAK ®
Who We Are Key Achievements
• Our team is made of farmers , ranchers , native • The projects in Colorado that we are working on
Coloradans , and experienced solar professionals . right now would generate enough electricity to
• Offices in Sterling and Boulder. power about 120 , 000 Colorado homes .
According to the Census , there are 111 , 222
• More than 80% of our projects are located in households in Weld County .
Colorado .
• We recently planted the largest pollinator
• Projects range from 5 acres to 2 , 000 acres . habitat in the Rocky Mountain West in
• Have projects in process with Xcel Energy, Black partnership with the Audubon
Hills Energy, Puget Sound Energy, and the City of Society .
Ames ( Iowa )
• 25 + years of combined renewable energy
development, project finance , and management
experience .
j4CLOUDBREAK ®
X 0 XceIEnergy °
What is a Community
Solar Garden ?
• community Solar Gardens are centrally- located solar projects that allow Xcel
Energy customers to receive credit on their electricity bill for the power that has
been produced from the solar array by subscribing to the system through Xcel 's
Solar* Rewards Community Program .
BENEFITS :
• Allows residents to receive the benefits of solar without having to build a
system on their roof or pay any upfront costs .
• Increases the resiliency of the local energy grid .
• Delivers cheaper electricity for local residents who subscribe to the system .
DirectCommunityBene its CLOUDBREAK ��� o
As a local Colorado company , it is very important to us that our projects provide significant and direct benefits
to the community . Each of our projects will :
LOCAL IMPACT: SCHOLARSHIPS : TAX INCOME CHEAPER ELECTRICITY:
Utilize a local construction Provide one scholarship per Generate significant Save local Xcel Energy
team that will generate project to a local student property tax revenue for customers about 10% on
significant activity for local that is interested in pursuing the County . their electricity bills
businesses during the a career in renewable through Xcel 's
construction of the energy . Generate additional sales Solar* Rewards
systems . tax revenue during the Community Program . Our
construction of the goal is to subscribe as
Use a local shepherd for land systems . many local Xcel
maintenance . customers as we can .
Improve local pollinator
habitat and diversity by
including a pollinator-friendly
seed mixture on the
properties .
Direct CommunityBenefits :
Small Business Workshop
rmlbc
EAST COLORADO Ernll Bu;re;: Crr.Lanse,.t [cn!n
• Cloudbreak Energy is working with representatives from Upstate
Colorado , Startup Colorado , Energize Colorado , and East SBDC to ENERGIZE
COLORADO
organize the Beyond Bootstrapping Workshop : Small Business
Options for External Funding. This event will be held on November
13th from 5 PM to 8 PM at Wiley Roots Brewing Company .
UPSTATECOLORADO
ECONOMIC DEVELOPMENT
• This event will be an opportunity for small businesses and entrepreneurs � Startup
to schedule individual sessions with representatives from Energize Colorado
Colorado , Startup Colorado , Upstate Colorado , and East Colorado
SBDC to discuss how to procure external funding .
CLOUQBREAK
• This event will also feature a panel of local business owners , who will be
discussing their journey away from self-financing .
Sand Creek 1 & 2 CommunitySolar Projects CLOUDBREAK
Imo\ o
• Proposal : Approximately 36 -acre Community Solar Garden
• The property is owned by CBEP Land 2 , LLC .
• Timeline : The project will begin construction in the fall of 2024 .
• Electricity Production : Will produce the equivalent of the annual electricity consumption of about 750 homes .
• Agricultural Production : Will establish a native , pollinator-friendly , dryland pasture and graze sheep under the
panels
• This parcel is under a dry- up covenant . There are no existing water rights to be used for crop production .
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Basic Project Information CLOUDBREAK
• 3 - 4 month construction timelines , starting in late 2024 and into early 2025 .
• 20- 35 year project lifetime .
• No permanent lighting will be used on any of the projects .
• The systems will produce no emissions or odors .
• The panels are recyclable .
• The projects will be decommissioned according to Weld County guidelines , and each of them will have a
decommissioning bond in place to ensure there is always sufficient funding .
• The projects , through module design and stow- angles , will not cast glare onto any of the neighboring homes .
• The projects will generate limited traffic after the 3 - 4 month construction period , with our land maintenance team
visiting the properties on an as- needed basis . Our solar maintenance team will only visit the properties 4- 8 times
per year.
Traffic and Road CLOUDBREAK
• Construction Traffic : During construction , traffic will include about 10- 15 pickups and 1 -2 heavy vehicles per day .
• Operations Traffic : Once the system is built, our solar maintenance team will only stop by about 2 to 4 times per year for
system maintenance . Our shepherd and land maintenance team will stop by more frequently on an as - needed basis, but
the project will not generate consistent or significant traffic .
• Road Upgrades : We will be accessing this project through an already built access road from the Bickling 1 & 2 Solar
Projects . The Access road will be extended east to accommodate the Sand Creek 1 & 2 Solar Project . The Same access
point from CR 64 will be used .
• Road Maintenance Agreement : We will be signing Road Maintenance Agreements with Weld County, which make us
financially responsible for our proportional share of the associated costs for maintaining and /or improving designated
public haul /travel routes during the construction of the projects .
frICLOUDBREAK ®
Land Maintenance
SHEEP GRAZING _ ,ts _ t
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• The sheep are expected to begrazingon eachpropertya fewIs A-
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razi• n wi• ll be implemented across our ro ects to kee } ,It'pg gp p
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the property agriculturally productive duringthe life o f the solar , 1 1 1J �< ; /Ti I ; ;-tr )` 1 1 :I a �y I>
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o The sheep are typically fed feedgrown in Weld County
d u ri n the winter. Over $ 100 000 of feed is ex ected to be • .tt. .g - p �n.,� ‘:,.., .,..•
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purchased from Weld County o each year for the f. .�1:, e w ren
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Example Photos CLOUDBREAK
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Location Analysis CLOUDBREAK
O
HOW DID WE CHOOSE THESE LOCATIONS ?
• Proximity to high - quality Xcel Energy distribution infrastructure
that has the capacity for projects of these sizes
• Proximity to Xcel Energy 's substations
• Outside of floodplains and wetlands
• Relatively flat ,
• No geotechnical constraints < < ilk r
Landowner enthusiasm• r
r ,..
• Economicsofthe land
• Avoids critical habitats with minimal to no impact on I
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surroundingwildlife ` -.•
•
• Limited disturbance to nearby properties and property owners — - : }
through vegetative screening
Project Location
CLOIJDBREAKJAH\
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EnergyStabilityan Affordability CLOUDBREAK
Each 5 MWac solar garden can power approximately 13 pivots each hour
• Assuming a 25 HP motor on each pivot . Each pivot consumes approximately 18 . 65 kilowatts per hour.
• A 5 MWac Solar Project will produce approximately 244 . 98 kilowatts per hour.
• Solar gardens will provide the local farming community with more power generation , thereby helping to increase energy
stability, security, and affordability .
Farmers throughout Colorado experience intermittent voltage drops and fluctuations , due to weakening electrical
infrastructure .
• These voltage drops impact the efficiency of farm equipment, and can trigger breaker flips , cutting off electricity
entirely .
• Voltage drops occur due to " increased load density [ on electrical lines] , feeder length , and line losses " ( Eaton ) .
Cloudbreak upgrades the existing electrical infrastructure that is in proximity of each solar project .
• Updated infrastructure can mitigate voltage drops by decreasing the electrical load on certain electrical lines and by
decreasing line losses .
The costs of farming are rising.
• Subscribing to a solar garden will allow farmers to save 10% on their residential Xcel electricity bill .
CLOUDBREAK
G I a re
Imo\ o• Glare : The panels are treated with an anti - reflective coating and reflect as little as two percent of incoming
sunlight .
o This is less than both water and windows .
• Solution : To remove the risk of glare to neighboring properties , we can stow the panels at a 5 - degree angle
rather than at a 0- degree angle . The resting angle of a tracking system at the end of the backtracking range
can have a large impact on glare produced near sunrise and sunset . When the sun is low on the horizon , an
angle (even a slight angle) is needed to reflect light in a more upward trajectory , minimizing the light
reflected to observers .
PropertyV CLOUDBREAKoa ues
Studies from Conservative Texans for Energy Innovation , Advanced Power Alliance and the Solar Energy Industries
Association , Lawrence Berkeley National Laboratory and the University of Texas at Austin , the University of Rhode Island , Dr.
Nino Abashidze at the School of Economics at Georgia Institute of Technology, the Chisago County ( Minnesota ) Assessor's
Office , CohnReznick , LLP, Kirkland Appraisals , LLC , Christian P. Kaila & Associates , and the Chair of the American Society of
Farm Managers and Rural Appraisers have shown that solar projects do not adversely impact neighboring property values .
The 2023 study from Conservative Texans for Energy Innovation and Advanced Power Alliance and the Solar Energy
Industries Association found that " Large solar projects have no negative impact on property values . "
• Researched property values near 6 utility-scale solar projects across Texas and compared the sales metrics/market
trends to similar markets as a control
• Sale metrics - price per interior square foot, sale to list price ratios , and days on market - subject areas were compared
to control area sales located further from solar projects . Results showed the subject areas trended similarly to the
control areas .
• Market interviews with local market experts and agents associated with sales proximate to solar projects also confirmed
the market trend results
PropertyV � n CLOUDBREAKa ues cont ue
The study from Lawrence Berkeley National Laboratory and the University of Texas at Austin found the following :
" The researchers , in partnership with Lawrence Berkeley National Laboratory, surveyed approximately 400 property value
assessors nationwide , asking if the assessor believed there was an impact on home prices near these sites , the scale and
direction of those impacts , and the source of those impacts . The results indicate that most assessors who responded to the
survey believe that " proximity to a solar installation has either no impact or a positive impact on home values . " The study
found that the respondents believe that some features of solar facilities may be associated with positive impacts , such as a
location on land that previously had an unappealing use , or the presence of trees or other visual barriers around the array .
Furthermore , as the expected lifetime of a solar facility is at least thirty years , residents have assurance the nearby land will
not be redeveloped for an unfavorable use . " (emphasis added )
CLOUDBREAK Electromagnetic Interference
Imo\ o
According to the U . S . Department of the Navy :
" The only component of a PV array that may be capable of emitting EMI is the inverter. Inverters , however,
produce extremely low frequency EMI similar to electrical appliances and at a distance of 150 feet from the
inverters the EM field is at or below background levels . "
All residences are located further than 150 feet away from the inverters .
ExtremeWeather Events � LOUDBREAK
Hail Damage :
• Solar panels are designed to meet IEC 61215 and IEC 61646 standards , both of which test a panel 's resistance to
lab - produced , 25 mm hail .
• The projects will be closely monitored to ensure it is producing the amount of electricity that it is projected to produce ,
so damage will be instantly noticed . In the case of a very severe storm , our team will check on the system within 24
hours or less to ensure everything is okay . In our team 's experience , hail damage is rare .
• Our phone number will also be posted on the projects ' gates so the neighbors can call if they have concerns after a
storm .
ExtremeWeather Events � LOUDBREAK o
Wind Damage :
• The racking we are planning to use (Array Technologies DuraTrack) has been tested to withstand 140 mph winds , and
potentially higher depending on other project conditions .
• The projects will be closely monitored to ensure it is producing the amount of electricity that it is projected to produce ,
so damage will be instantly noticed . In the case of a very severe storm , our team will check on the system within 24
hours or less to ensure everything is okay . In our team 's experience , wind damage is rare .
• Our phone number will also be posted on the projects ' gates so the neighbors can call if they have concerns after a
storm .
Environmental Concerns CLOUDBREAK
No other elements were found in the TCLP test.
LEAD : ARSENIC : BARIUM : MERCURY:
According to the Toxic According to the TCLP test, According to the TCLP test , According to the TCLP test ,
Characteristic Leaching 1 . 0 mg / L of arsenic was found 0 . 03 mg/ L of barium was 0 . 08 mg / L of mercury was
Procedure (TCLP) test from in the laminate , 1 . 4 mg/ L was found in the frame of the found in the J - box of the
September 2022 found in the frame , and 1 . 0 panel . For barium panel . For mercury to be
commissioned by ZNSHINE , mg / L was found in the J - box . to be considered toxic in considered toxic in Colorado
the manufacturer of the panels For arsenic to be considered Colorado according to the according to the Code of
that we are planning to use on toxic in Colorado according to Code of Colorado Regulations Colorado Regulations
these projects , no lead was the Code of Colorado Hazardous Materials and Hazardous Materials and
detected in the panels . Regulations Hazardous Waste Management Division , it Waste Management Division , it
Materials and Waste must be present at a level must be present at a level
CADMIUM : Management Division , it must greater than 100 . 0 mg / L. greater than 0 . 2 mg / L.
Cadmium is only contained be present at a level greater
in a special type of solar cell than 5 . 0 mg/ L .
called thin -film . These
projects will not be utilizing
thin -film solar panels .
CLOUDBREAK
`\ o
Fire RiskMitigation
Just like all electrical equipment, there is a risk of fire at a solar project.
One 2021 study by the Fraunhofer Institute for Solar Energy Systems found that, of the more than 2 million solar plants in Germany, only
0 . 006% of them caused a fire resulting in serious damage .
• For context, according to the National Fire Protection Association , fire departments respond to an estimated average of 172 , 900 home
structure fires per year, started by cooking activities . There are 124 , 010 , 992 households in the US according to the Census . So , 0 . 14% of
households in the US will experience a significant cooking fire each year.
Should a ground fault be detected by the projects' software , inverters will automatically shutdown and disconnect the DC module strings
from the AC electric system . The inverters also do this when sensing any fluctuations out of limit within the electric grid the system is tied to .
An automatic shutdown will be located within each inverter. Our team will also have remote capabilities to disconnect the systems and shut
down each electrical component in case of emergency .
As a contingency, there are also manual disconnects as follows :
• Inverters : each inverter will have a DC and AC disconnect switch
• Inverters and Main Equipment Pad : each AC panelboard will have a break serving as a disconnect switch
• Main equipment pad : The main system disconnect switch will be located within the switchgear
• As a note , all of the equipment listed above is located in the same areas of the projects , right next to the access roads , providing easy
access to the local Fire Department in case of emergency .
A Knox Padlock or a Knox Key Switch will be located on the gates of the access roads to allow first responders to access the properties in
case of emergency .
• CLOUDBREAK
Drainage
Sand Creek 1 & 2
Per the Weld County Land Use Code , we requested a Drainage Report from Kimley Horn for the Sand
Creek 1 & 2 Solar Projects , which conclusively stated that the " installation of the solar facility is not
expected to impact existing drainage patterns or flow rates on or around the Project [ s ' ] site [s ] . Runoff
water quality will not be impacted by the solar facility components . "
CLOUDBREAK
Agrivoltaics : Sheep Are In Demand
Solar grazing provides shepherds with income ( up to $ 500/acre) and land to graze their
sheep .
There is a need to increase domestic mutton and Iamb production .
• Wholesale lamb market climbed by 50 % in 2022 to " record - breaking levels " (Western Livestock Journal )
o American Lamb Board : " Per capita lamb consumption was 1 . 36 pounds per person in 2021 , the
highest level since the early 1990s . "
• According to the Livestock Marketing Information Center, lamb production is down 9 . 1 % from this time
last year, and , according to the American Sheep Industry Association , lamb and mutton imports are down
significantly ( March 2023) .
• Land is expensive , which limits a shepherd 's ability to expand . This mutual relationship allows sheep
ranchers to expand their flocks and make a profit .
https ://www. wl j . net/top headlines/what-will -2022-bring - in -the-american -sheep- industry/article 8cObdOfc-8059- 11 ec-902c-97f967cb405f. html
https ://www. sheepusa . org/magazines/june-2023
https ://www. npr. org/sections/thesalt/2019/ 11 /26/781652195/after-wwi i - mutton -fel I -out-of-favor- in -the- u -s-can - it- make- a -comeback
Ag ri vo to i cs
Agrivoltaics is the use of land for both agriculture and solar energy generation .
According to the U . S . Department of Agriculture , solar grazing is a " form " of agrivoltaics , which " integrates livestock and
pastures . "
According to the Colorado Department of Agriculture , agrivoltaics is " one or more solar energy generation facilities directly
integrated with agricultural activities , including crop production , grazing, animal husbandry, apiaries , cover cropping to
improve soil health or insect habitat benefits or carbon sequestration , or production of agricultural commodities for sale in
the retail or wholesale market . " Animal husbandry is widely accepted as a form of agrivoltaics .
We are leaving the agricultural land untitled , offering the advantage of allowing the soil to replenish nutrients naturally,
fostering biodiversity, and promoting the growth of native plants , thus promoting soil health . After the life of the solar
project, the land will return to agricultural production healthier than before .
• • • • •
Classification of Agrivoltaic Systems
in
Traditional utili ty-scale configurations
__
Crop Production Animal Husbandry c � to Services
:y Vegetation gn in
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Alternative configurations
Source : NREL
e ,
Property � � n CLOUDBREAKoa ues cont ue
A recent study from Lawrence Berkeley National Laboratory studied solar projects in six states (CA, CT, MA, MN , NC , NJ ) , and found
that, on average , property values decrease by 1 . 5 % compared to homes 2-4 mi away . Statistically significant effects were not
measurable over 1 mile .
This study, which showed a 1 . 5 % impact to nearby property values, has been criticized since its release earlier this year because :
1 . There was a lack of statistically significant effects when comparing properties right next to solar projects to properties within 1
mile of the project, leading many to believe that the solar projects are not sufficient to explain the differences in property values .
If there was no significant difference between properties right next to a solar project and properties 1 mile away from a solar
project, how can that difference in value be attributable to the solar project instead of other market factors?
2 . According to the American Clean Power Association , " There is nothing revelatory in this study—the results are not definitive and
only cover a narrow data set. The report, which found no evidence of adverse impacts on property values in half the states
studied , is largely consistent with many prior studies finding that solar projects don 't adversely affect property values . Appraisal
data from across the country also show similar conclusions . "
3 . The study was not able to explain the " why " of the 1 . 5% difference , whereas other studies by the same organization ( Lawrence
Berkeley National Laboratory) , which dug into why property values may decrease near solar projects found that vegetative
screening and assurance to nearby residents that nearby land won 't be developed as a more unfavorable use would mitigate the
risk of decreasing property values .
4 . In Chisago County, Minnesota , which has more solar projects than any other county in the state , officials have been monitoring
real - estate transactions to try to detect any changes in resale prices as a result of solar development. They haven 't found any
negative effects , either in 2017 after the construction of the state 's largest solar array, or as recently as December, according to
the county assessor's office . This is not consistent with the study's findings in the state of Minnesota .
Weld County Guiding Principles
A. Respecting Our Agricultural Heritage . Weld County has an agricultural heritage built upon the hard
work of pioneers and farmers on traditional family farms . Weld County is now one of the most
economically productive agricultural counties in the nation . The Weld County Right to Farm Statement
and the Goals and Objectives in this Plan support the importance of agriculture in the County .
B . Respecting Private Property Rights . One of the basic principles upon which the United States was
founded is the right of citizens to own and utilize property so long as that use complies with local
regulations and does not interfere with or infringe upon the rights of others .
C . Promoting Economic Growth and Stability . Land use policies have a significant impact on economic
conditions in the County and should be structured to encourage economic prosperity . To ensure the
continued strength of Weld County ' s economy, land use processes and decisions based on this plan
shall be consistent and promote fiscally responsible growth .
I
4 .
lii
D . Protecting Health , Safety, and General Welfare . Land use regulations and policies will protect and • ` 1
enhance the health , safety, and general welfare of the citizens of Weld County .
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