§ 21.50.480. Utility wind energy conversion systems.

A.

Purpose. The purpose of this section is to provide standards for utility scale wind energy conversion systems (WECS) generally utilizing multiple towers designed to produce electric power as a public or private utility.

B.

Submittal requirements. In addition to the minimum application information set forth in section 21.15.030C., the following shall be provided:

1.

For each WECS model proposed, the make, model, an illustrative photograph or brochure, manufacturer's specifications including noise decibels data for the proposed WECS, and drawings of the support structure stamped by a structural engineer registered in the State of Alaska.

2.

Elevation drawing of each WECS model showing total height, turbine dimensions, tower and turbine colors, distance between ground and lowest point of any blade, and if proposed, the location of ladders, climbing pegs, and access doors.

3.

An assessment of potential electromagnetic interference with microwave, radio, television, personal communication systems and other wireless communication.

4.

An analysis of impacts on local wildlife shall be prepared, regarding impacts anticipated during construction, reconstruction, modification or operation of WECS. Wildlife impacts to be considered shall include, at a minimum, anticipated impacts on birds.

5.

If any habitable building is located within 1,300 feet of any proposed utility WECS unit, then the applicant shall conduct a study on potential shadow flicker. The study shall identify locations where shadow flicker may be caused by the WECS and the expected durations of the flicker at these locations. The study shall identify areas where shadow flicker may interfere with habitable buildings and describe measures that shall be taken to eliminate or mitigate the problems. The applicant has the burden of proving that shadow flicker will not negatively impact neighboring uses.

6.

Applications shall include a visual impact analysis of the proposed WECS as installed, which may include a computerized photographic simulation, demonstrating any visual impacts from strategic vantage points. Color photographs of the proposed site from at least two locations accurately depicting the existing conditions shall be included. The visual analysis shall also indicate the color treatment of the system's components and any visual screening incorporated into the project that is intended to lessen the system's visual prominence.

7.

A noise analysis by a competent acoustical consultant documenting the noise levels associated with the proposed WECS. The study shall document projected noise levels at property lines. The noise analysis shall include low frequency noise.

C.

Height. The height as measured from grade to the highest point of the fully operational system, including the turbine vane(s), shall not exceed 450 feet in the AF, W, T, and PLI zoning districts, or 200 feet in any other district in which a utility WECS may be approved. A utility WECS shall not interfere with Federal Aviation Administration Regulations in the vicinity of an airport. In no case shall the height exceed manufacturer's specifications.

D.

Blade or vane clearance. Lowest point of moving elements, such as blades or vanes, shall be at least 30 feet above grade.

E.

Setbacks.

1.

All WECS shall setback from all residential property lines at least 3.0 times the height of system, and from all nonresidential property lines a minimum of 2.0 times the height of the system.

2.

All systems shall be at least 325 feet from any telecommunications towers.

3.

The tower shall maintain a minimum separation distance equal to 1.1 times the height of system from all overhead power and telecommunication lines.

F.

Design standards.

1.

Except for short-term high wind speed events such as storms, operational noise shall not exceed 50 dBH at any property line adjacent to a residential zoning district, and 60 dBH at any property line adjacent to a nonresidential zoning district.

2.

The rotating turbine shall not produce vibrations that are humanly perceptible beyond the property lines of the site.

3.

Lattice type towers and towers using guy wires are prohibited.

4.

All power transmission and telemetry lines from the tower to any building or other structure shall be placed underground, unless otherwise allowed by the planning and zoning commission.

5.

No tower shall be illuminated unless required by a state or federal agency, such as the FAA.

6.

All structures in a project shall be finished in a single, non-reflective, matte finished, neutral color.

7.

No commercial or noncommercial advertisements, signs, or other messages shall be placed or painted on the tower, rotor, generator or tail vane, except that a system or tower's manufacturer's logo may be displayed on a system generator housing in an unobtrusive manner, as approved by the planning and zoning commission.

8.

WECS structure shall be designed to prevent unauthorized external access to electrical and mechanical components and shall have access doors that are kept securely locked. No climbing pegs or tower ladders shall be located closer than 12 feet to the ground level at the base of the structure. A fence with a locking portal may be required by the planning and zoning commission to enclose the entire WECS tower site.

G.

Abandoned or unsafe wind energy conversion systems. Any system that is not operated for a continuous period of 12 months shall be considered abandoned and shall be dismantled and removed from the property at the expense of the property owner.

(AO No. 2010-50(S), § 28, 8-31-10)