Annexation, Comprehensive Map Change, Zoning Change, and Site Development Plan Application Butler Solar Submitted by: Pacific Northwest Solar, LLC 9450 SW Gemini Drive, #33304 Beaverton, OR 97008 July 2017 Butler Solar – City of Sheridan, OR Table of Contents 1. INTRODUCTION ................................................................................................................. 1 2. EXECUTIVE SUMMARY ................................................................................................... 1 3. PROJECT SITE EVALUATION ........................................................................................ 1 PROJECT LOCATION ...................................................................................................................... 1 EXISTING LAND USES (PROJECT SITE AND IN THE VICINITY) ....................................................... 2 PROPOSED LAND USE ................................................................................................................... 3 4. PROJECT INFRASTRUCTURE ........................................................................................ 4 PV MODULES AND RACKING ....................................................................................................... 4 COLLECTION SYSTEM AND INVERTERS......................................................................................... 4 METEOROLOGICAL DATA COLLECTION........................................................................................ 4 DRIVEWAYS AND ACCESS ROADS ................................................................................................ 4 SAFETY MEASURES ...................................................................................................................... 4 5. CONSTRUCTION ................................................................................................................ 5 ON-SITE CONSTRUCTION ............................................................................................................. 5 OFF-SITE CONSTRUCTION ............................................................................................................ 5 EROSION CONTROL ...................................................................................................................... 5 6. MAINTENANCE AND TRAFFIC ...................................................................................... 5 ANTICIPATED MAINTENANCE ACTIVITIES .................................................................................... 5 TRAFFIC ....................................................................................................................................... 6 7. DECOMMISSIONING ......................................................................................................... 6 8. ANNEXATION INTO THE CITY OF SHERIDAN.......................................................... 7 ITEM 11 – SITE PLAN .................................................................................................................... 7 ITEM 12 – WRITTEN RESPONSE .................................................................................................... 7 ITEM 13 – SHERIDAN MUNICIPAL CODE, SECTION 1.08.040, B .................................................... 8 ITEM 14 – LIST OF PROPERTY OWNERS ...................................................................................... 11 ITEM 15 – LEGAL DESCRIPTION AND MAP .................................................................................. 11 9. COMPREHENSIVE PLAN MAP AMENDMENT APPLICATION ............................ 11 ITEM 10 – SITE PLAN .................................................................................................................. 11 ITEM 11 – SHERIDAN DEVELOPMENT CODE, SECTION 16.544.040 ............................................. 11 ITEM 12 – PROPERTY OWNER LIST ............................................................................................. 15 10. ZONING DISTRICT CHANGE APPLICATION ....................................................... 15 ITEM 11 – SITE PLAN .................................................................................................................. 15 ITEM 12 – SITE PLAN .................................................................................................................. 15 ITEM 13 – PROPERTY OWNER LIST ............................................................................................. 16 July 2017 Butler Solar – City of Sheridan, OR 11. SITE DEVELOPMENT REVIEW APPLICATION ................................................... 16 ITEM 11 – SITE PLAN .................................................................................................................. 16 ITEM 12 – INFRASTRUCTURE FACILITIES PLAN ........................................................................... 17 ITEM 13 – LANDSCAPE PLAN ...................................................................................................... 17 ITEM 14 – SIGNAGE .................................................................................................................... 17 ITEM 15 – APPROVAL CRITERIA ................................................................................................. 17 ITEM 16 – PROPERTY OWNERS LIST ........................................................................................... 19 Appendix Exhibit 1– Executed Lease Option and Title Reports Exhibit 2 – National Inventory Wetland Map Exhibit 3 – City of Sheridan Zoning Map Exhibit 4 – Site Development Plan Exhibit 5 – FEMA Floodplain Map Exhibit 6 – Erosion and Sedimentation Control Plan Exhibit 7 – City of Sheridan Comprehensive Plan Map Exhibit 8 – Land Use Applications Exhibit 9 – Existing Airport Information Exhibit 10 – List of Property Owners Exhibit 11 – Legal Description and Map July 2017 Butler Solar – City of Sheridan, OR PROJECT INFORMATION 1. Introduction Pacific Northwest Solar, LLC (“PNW”) is an Oregon limited liability company that develops solar power generations projects. PNW makes the following site design review application for a conditional use permit for the construction and operation of a photovoltaic solar power generation facility in Yamhill County, Oregon, as set forth herein (the “Project”). PNW is developing the subject project on behalf of Butler Solar, LLC, an Oregon limited liability company wholly owned by PNW, and in coordination with the current landowner, Abbas Rahimi. The Project details are described herein in Sections 2 – 7. An evaluation of land use regulations and applications applicable to the Project are described herein in Sections 8 – 11. 2. Executive Summary The proposed Project site is located in Yamhill County, within the urban growth boundary of Sheridan, Oregon. The proposed Project site currently consists of approximately 72 acres of land that is currently used for agriculture. The proposed Project will involve the construction and operation of a photovoltaic solar power generation facility that is expected to produce as much as ten (10) megawatts alternating current (MWac) of renewable electric power. The Project will be interconnected with the Portland General Electric Company’s distribution system via connection to existing power lines located adjacent to the Project. The Project infrastructure will include solar arrays on steel racking, consisting of photovoltaic modules oriented toward the south (generally) and placed upon a fixed tilt racking system, inverters (to allow for transmission to the utility grid), connections to the existing power lines, as well as necessary access and safety features (including access roads, perimeter roads, and fencing). It is anticipated that the Project will be under construction in early 2018 to mid 2018 with construction being completion in fall 2018. The Project will be operated for a minimum of 35 years. When the Project has reached its operational end, the site will be returned to its pre- construction state. 3. Project Site Evaluation Project Location The Project site is located near the end NW Orchard St (tax parcel R5627 1000, 900, 2300, 2700, 1300, and 1200). The Project will utilize approximately 72 acres (as more fully outlined in the following General Project Location Map). 1 July 2017 Butler Solar – City of Sheridan, OR General Project Location Map Existing Land Uses (Project Site and in the Vicinity) The Project site is on a parcel that is currently utilized for agriculture, and is located inside the City of Sheridan urban growth boundary. The land use in the vicinity of the proposed Project includes unimproved land, agricultural lands (including water supply channels), very low density rural residential, and industrial. The following map is meant to demonstrate the existing Project site and nearby parcels. 2 July 2017 Butler Solar – City of Sheridan, OR Project Site Map (including adjacent uses) Proposed Land Use The proposed Project would be a photovoltaic solar power generation facility producing as much as ten (10) MWac of renewable electric power during daytime hours (see Exhibit 4 for Project Development Plan). The Project would utilize photovoltaic (PV) modules that absorb ambient sunlight and directly produce electricity without the use of heat transfer fluid, cooling water, or highly reflective materials. The Project is expected to operate at all times of the year, though the anticipated energy production will fluctuate based upon solar exposure to the PV modules. Once constructed, the Project will be interconnected to the Portland