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HomeMy WebLinkAboutTown Council Report from Planning Board - Solar Amendment r Town of Barnstable Planning Board www.townofbarnstable.us/planningboard Chair �`!RINS N e' RIL }LRh�r`�` CLERK Steven Costello Match, 29, 2022 Vice chair Matthew Levesque, President Stephen Robichaud Barnstable Town Council Clerk 367 Main Street Mary Barry Hyannis, MA 02601 Members Roberti Mec RE: Report of the Barnstable Planning Board to Town Council on Item No.2022-034 to Michael Mecenas p g Tim O'Neill amend the Town of Barnstable Zoning Ordinance by amending the code of the Town of Raymondsexton Barnstable, Part I, General Ordinances,Chapter 240 Zoning, §240-44.2 Ground-Mounted Town Council Liaison Solar-Photovoltaic Overlay District. Matthew Levesque staff Dear President Levesque, Director Elizabeth Jenkins Assistant Director The Planning Board opened a duly posted and noticed public hearing on Novembers, 2021 on the Kate Maldonado proposal to amend the Town of Barnstable Zoning Ordinance by amending the code of the Town Senior Planner of Barnstable, Part I, General Ordinances, Chapter 240 Zoning by expanding the Ground-Mounted James Kupfer Solar Photovoltaic Overlay District to•include the property located at 810 Wakeby Road, Marstons Principal Assistant Mills(Assessors' Map 013 Parcels 004,005, 052) and by requiring a Special Permit for large-scale Karen Herrand ground-mounted solar photovoltaic installations located within any residential district located within the overlay district.The hearing was continued December 13, 2021,January 10, 2022, February 14, 2022, February 28,2022, and March 14, 2022 when it was closed. At the close of the public hearing, a motion was duly made and seconded to recommend to Town Council adoption of the proposed zoning amendment, Item No. 2022-034 as amended.The vote approving that motion was a unanimous vote of members present. Respectf y ubmitted Steven Coste^ llo, Planning Beard Chair cc: Elizabeth Jenkins, Director, Planning& Development Ann Quirk,Town Clerk Attachment: Proposed Zoning Amendment Item No. 2022-034 as amended 367 Main Street,Hyannis,MA 02601 DRAFT Original Proposal to be amended in blue Planning Board Recommended Amendments in Red § 240-44.2 Ground-Mounted Solar Photovoltaic Overlay District. [Added 10-7-2010 by Order No. 2011-0061 A. Purpose. (1) This section promotes the creation of new large-scale, ground-mounted solar photovoltaic installations and associated accessory uses by providing standards for the placement, design, construction, operation, monitoring, modification and removal of such installations that address public safety,minimize impacts on scenic,natural and historic resources and for providing adequate financial assurance for the eventual decommissioning of such installations. This section ordinance is adopted pursuant to the Commonwealth of Massachusetts Green Communities Act. (2) The provisions set forth in this section shall apply to the construction,operation, and/or repair of large-scale, ground-mounted solar photovoltaic installations and associated accessory uses. B. Applicability. This section applies to large-scale(250 kW), ground-mounted solar photovoltaic installations proposed to be constructed after the effective date of this section. This section also pertains to physical modifications that materially alter the type, configuration, or size of these installations or related equipment. C. District established. A Ground-Mounted Solar Photovoltaic Overlay District (GMSPOD) is hereby established, and shall be considered as superimposed over any other districts established by this chapter, and is shown as an overlay on the Official Zoning Map established pursuant to § 240-6,Zoning Map D. Definitions. These definitions shall apply to § 240-44.2 exclusively: AS-OF-RIGHT SITING The ground-mounted solar photovoltaic installation may proceed without the need for a special permit,variance, amendment,waiver or other local discretionary approval, except that a special permit shall be required when located in a underlying residential zoning district. As-of-right development is subject to Article IX, Site Plan Review. As-of-right solar photovoltaic installations that are consistent with the Zoning Ordinance and applicable state and federal law can be reasonably regulated and approved by the Building Commissioner. BATTERY(IES) A single cell or a group of cells bonnected together electrically in series, in parallel,or a 1 DRAFT combination of both, which can charge, discharge, and store energy electrochemically. For the purposes of this bylaw, batteries utilized in consumer products are excluded from these requirements. BATTERY ENERGY STORAGE MANAGEMENT SYSTEM An electronic system that protects energy storage systems from operating outside their safe operating parameters and disconnects electrical power to the energy storage system or places it in a safe condition if potentially hazardous temperatures or other conditions are detected. BATTERY ENERGY STORAGE SYSTEM A battery energy storage system (BESS) is an electrochemical device that charges (or collects energy) from the electrical grid or an electricity generating facility, such as a Large- Scale Ground-Mounted Solar Photovoltaic Installation, and then discharges that energy at a later time to provide electricity or other grid services when needed. GROUND-MOUNTED SOLAR PHOTOVOLTAIC INSTALLATION A large-scale solar photovoltaic (PV) system that is structurally mounted on the ground,not roof-mounted, and has a nameplate capacity of at least 250 kW DC. HAZARDOUSPRODUCT Any chemical or combination of chemicals which, in any form, is listed by trade name, chemical name, formula or otherwise as a product which is a hazard to public drinking water supplies if concentrations beyond a certain level are achieved therein. `Hazardous product' shall also include any product for which there is any listing, declaration, or announcement in any form issued by the United States Environmental Agency,the Massachusetts Department of Environmental Protection, or by any other government agency having direct or indirect jurisdiction over public water supplies that such product is such a hazard or is a product known as an"emerging contaminant" suspected as being capable of being a carcinogen. OFF-GRID SYSTEM A solar photovoltaic installation where all energy generated on the installation site is consumed on that site and does not send any energy into the electrical grid for distribution. RATED NAMEPLATE CAPACITY The maximum rated output of electric power production of the photovoltaic system in direct current (DC). E. Site Plan Application and review. 1. Ground-mounted, large-scale solar photovoltaic installations with 250 kW or larger of rated nameplate capacity shall undergo site plan review pursuant to Article IX, Site Plan Review,prior to construction,installation or modification as provided in this 2 DRAFT section. All plans and maps shall be prepared, stamped and signed by a professional engineer licensed to practice in Massachusetts. Any ground-mounted, large-scale solar photovoltaic installation with 250 kw or larger of rated nameplate capacity located in an underlining residential zoning district shall also be required to obtain a special permit from the Planning Board in accordance with Subsection(3). Batteries and Battery Energy Storage Systems are prohibited. 2. Required documents. In addition to the requirements of§ 240-102, Contents of site plan, the project proponent shall provide the following documents: A site plan showing: a. Existing conditions, including property lines and physical features, abutting land uses and location of structures within 100 feet of the project site, topography and roads,characteristics of vegetation(mature trees, shrubs,etc.),wetlands,vernal pools, and floodplains. The existing plans should also identify designated Scenic Roads and Local or National Register Historic Districts, wellhead protection areas,Natural Heritage& Endangered Species Program (NHESP)Estimated and Priority Habitats,BioMap2 Critical Natural Landscape and Core Habitat. b. Proposed changes to the landscape of the site, grading,vegetation clearing and planting, exterior lighting, screening vegetation or structures. The square footage of each disturbed area shall be identified on a plan,and details of any site alteration,including number and species of trees to be removed, shall be provided. [Amended 8-17-2017 by Order No. 2018-04] c. Stormwater Management Plan including the following standards: i. Selection of Massachusetts Department of Environmental Protection Best Management Practices. To the maximum extent practicable, low impact development vegetated best management practices shall be used in accordance with the guidance for BMP selection and installation found in the Massachusetts Stormwater Manual Handbook, latest edition. ii. A Stormwater Management Plan with the stamp and signature of a registered Professional Engineer(PE)who is licensed in the Commonwealth of Massachusetts, conforming to the conditions and standards of the Massachusetts Department of Environmental Protection's Stormwater Handbook, latest edition, is required and as required in 4h. iii. To ensure proper containment and stabilization of the site during the construction phase, a Stormwater Pollution Prevention Plan to control construction-related impacts, including erosion, sedimentation, and other 3 DRAFT pollutant sources during construction and land disturbance activities, shall be developed and implemented. Such plan shall be developed to document compliance with the Massachusetts Stormwater Handbook, latest edition. iv. A Long-Term Stormwater Operation and Maintenance Plan shall be developed and implemented to ensure that stormwater management systems function as designed. Such plan shall be developed to document compliance with the Massachusetts Stormwater Handbook,latest edition. d. Blueprints or drawings of the solar photovoltaic installation signed by a professional engineer licensed to practice in the Commonwealth of Massachusetts showing the proposed layout of the system and any potential shading from nearby structures or vegetation,the distance between the system and all property lines, existing on-site buildings and structures, and the tallest finished height of the solar array; C. One- or three-line electrical diagram detailing the solar photovoltaic installation, associated components, and electrical interconnection methods,with all National Electrical Code compliant disconnects and overcurrent devices; f. Documentation of the major system components to be used, including the PV panels,mounting system, and inverter(s); g. Name, address, and contact information for proposed system installer; h. Name, address,phone number and signature of the project proponent, as well as all co-proponents or property owners, if any; i. The name, contact information and signature of any agents representing the project proponent; and j. Documentation of actual or prospective access and control of the project .Site control. The project proponent shall submit documentation of actual or prospective access and control of the project site sufficient to allow for construction and operation of the proposed solar photovoltaic installation. k. An operation and maintenance plan. The project proponent shall submit a plan for the operation and maintenance of the ground-mounted solar photovoltaic installation,which shall include specific measures for maintaining safe access to the installation, a stormwater management plan, and general procedures for and frequency of operational maintenance of the installation. The Operation and Maintenance Plan shall include measures for maintaining year-round safe access for emergency vehicles, snow plowing, storm water controls, and general 4 DRAFT procedures, and a yearly schedule for the operation and maintenance of the facilities including fencing, and maintenance of landscaping. 1. Zoning district designation for the parcel(s) of land comprising the project site (submission of a copy of a Zoning Map with the parcel(s)identified is suitable for this purpose); m. Description of financial surety that satisfies Subsection 5(Q below. n. Utility notification.No ground-mounted solar photovoltaic installation shall receive a building permit until an executed interconnect agreement with the utility company operating the electrical grid, has been submitted to the Building Commissioner. Off-grid systems are exempt from this requirement. [Amended 8- 17-2017 by Order No. 2018-04] o. Federal Aviation Administration (FAA)approval of Solar Glare Study is required, if such a Study is deemed necessary by the FAA. p. The project proponent shall provide full disclosure of all hazardous products proposed to be used at any time at a project site shall be provided in writing to the Building Commissioner with the Site Plan Review application; no application for Site Plan Review shall be considered complete until such disclosure is submitted to the Building Commissioner. No such hazardous materials shall be deployed or used at any time at a project site without Site Plan approval. Use, storage and containment of hazardous materials shall comply with all Federal, State, Regional, and local codes and regulations, including building, fire, and health codes. The Applicant shall require all manufacturers to attest and certify that all solar panels, solar sheets, batteries and all other materials used on the proposed site shall not contain Per- and Polyfluoroalkyl Substances (PFAS). 3. Dimensional requirements. Ground-mounted solar photovoltaic installations are subject to the front, side and rear yard setbacks as set forth in the underlying zoning district(s), except that any ground-mounted, large-scale solar photovoltaic installation with 250 kw or larger of rated nameplate capacity located in a residential zoning district shall maintain a minimum 150 foot setback to residentially developed lots and 100 foot setback from all other property lines to contain noise. 4. Design standards. a. Lighting. Lighting of solar photovoltaic installations shall be consistent with local, state and federal law. Lighting of other parts of the installation, such as accessory structures, shall be limited to that required for safety and operational purposes, and shall be reasonably shielded so not to trespass on to abutting 5 DRAFT properties. b. Signage. Signs on large-scale, ground-mounted solar photovoltaic installations shall comply with Article VII, Sign Regulations. A sign shall be required to identify the owner and provide a twenty-four-hour emergency contact phone number. Solar photovoltaic installations shall not be used for displaying any advertising. C. Accessory structures. All structures accessory to ground-mounted solar photovoltaic installations shall be subject to reasonable regulations concerning the bulk and height of structures, lot area, setbacks, open space,parking and building coverage requirements. To avoid adverse visual impacts, all such accessory structures,including but not limited to, equipment shelters, storage facilities, transformers, and substations, shall be architecturally compatible with each other, multiple accessory structures shall be clustered to the greatest extent feasible and views of such structures to residential properties and roadways shall be screened with landscaping. d. Screening. The Ground-Mounted Solar Photovoltaic Installation shall be screened year-round from all adjacent residential lots. Natural vegetation should be preserved to the extent possible; where existing vegetation is insufficient to achieve year-round screening, additional screening shall be provided including, but not limited to,planting of dense vegetative screening, fencing, berms, use of natural ground elevations, and/or land contouring so that the year round screening exceeds that of the height of the proposed panels it is screening. Plantings shall be of varying heights and shall be staggered to effectively screen the installation from view. Plant material should be diverse and native to Cape Cod or New England. Screening shall be completed prior to connection of the installation. Plants shall be maintained and replaced if unhealthy by the owner/operator of the installation for the life of the installation. The Building Commissioner may alter screening requirements if such screening would have a detrimental impact on the health and safety of the neighborhood. C. Utility connections. Reasonable efforts, as determined by site plan review, shall be made to place all utility connections from the solar photovoltaic installation underground, depending on appropriate soil conditions, shape, and topography of the site and any requirements of the utility provider. Electrical transformers for utility interconnections may be above ground if required by the utility provider. f. Battery Storage Siting-Batteries and Battery Energy Storage Systems are prohibited. 6 DRAFT g. Emergency services. The large-scale solar photovoltaic installation owner or operator shall provide a copy of the project summary, electrical schematic, and site plan to the local Fire Chief.Upon request the owner or operator shall cooperate with local emergency services in developing an emergency response plan as part of the operation and maintenance plan stated above. All means of shutting down the solar photovoltaic installation shall be clearly marked. The owner or operator shall identify a responsible person for public inquiries throughout the life of the installation. h. Land clearing, soil erosion and habitat impacts. Clearing of natural vegetation shall be limited to what is necessary for the construction, operation and maintenance of the large-scale, ground-mounted solar photovoltaic installation or otherwise prescribed by applicable laws,regulations, and bylaws. [Amended 8- 17-2017 by Order No. 2018-04] i. Land clearing is prohibited within 800 feet from the outer boundary of any Zone I protective radius around a public water supply well or wellfield established by 310 CMR 22. ii. Land clearing in excess of two contiguous acres in connection with any single installation is prohibited. iii. No such installation shall be segmented or broken into separate ownerships so as to avoid the prohibitions of Subsection L(2)(a) and(b) above. iv. Existing vegetative cover,root structures, flat field or gravel areas, and topsoil shall be maintained to the maximum extent practicable to prevent soil erosion. v. Ground surface areas beneath solar arrays and setback areas, open areas within the solar array and between the array, and vegetated buffers, including stormwater management areas shall be seeded with a native seed mix, with a preference for native groundcovers and deep-rooted native grasses suitable for site stabilization and erosion control and that are low maintenance (requiring no fertilizers, pesticides, or herbicides or irrigation except as may be necessary for initial establishment, and minimal to no mowing). Existing gravel areas that are well drained and stable may remain. i. Stormwater Management. Effective storm water and erosion controls shall be maintained at all times. All storm water control measures shall either maintain or reduce preexisting runoff. 7 DRAFT i. As stated above, a Stormwater Management Plan must be submitted with the stamp and signature of a Registered Professional Engineer(PE) who is licensed in the Commonwealth of Massachusetts. The Stormwater Management Plan shall conform to the more stringent of any conditions or standards of this subsection and the Massachusetts Department of Environmental Protection's Stormwater Handbook[I], as amended. The Stormwater Management Plan shall contain sufficient information for the Planning Board to evaluate the environmental impact and effectiveness of the measures proposed for retaining stormwater on the parcel site and shall fully describe the project in drawings, narrative, and calculations. It shall include: 1. The site's existing and proposed topography; 2. All areas of the site designated as open space; 3. A description and delineation of existing stormwater conveyances, impoundments, environmental resources on or adjacent to the site into which stormwater flows; 4. A delineation of 100-year flood plains, if applicable; 5. Estimated seasonal high groundwater elevation in areas to be used for stormwater retention, detention, or infiltration; 6. Existing and proposed vegetation and ground surfaces with runoff coefficients for each; 7. Calculations for the 2-, 10-, 25- and 100-year, as outlined in the Massachusetts Stormwater Handbook, latest edition. Pipe sizes,depth of flow, capacities and velocities shall be included; 8. A drainage area map showing pre- and post-construction water shed boundaries, drainage area and stormwater flow paths, including municipal drainage system flows, at a scale that enables verification of supporting calculations; 9. A recharge analysis that calculates pre- and post-construction annual groundwater recharge rates on the parcel; 10. A description and drawings of all components of the proposed stormwater management system; 11. Hydrologic and hydraulic design calculations for the pre-development and post- development conditions for the design storms specified in the Massachusetts Stormwater Handbook; 12. Soils information from test pits performed at the location of proposed stormwater management facilities, including soil descriptions, depth to seasonal high groundwater and depth to bedrock. Soils information will be based on site test pits logged by a Massachusetts Certified Soil Evaluator; �i Massachusetts Stormwater Handbook and Stormwater standards I Mass.00v 8 DRAFT 13. Any.construction phasing proposed to mitigate stormwater impacts. i. All stormwater infrastructure shall be owned and maintained by the owner of the installation and shall be located on the same parcel as the solar installation. ii. Stormwater management systems shall be designed so that post-development peak discharge rates and volumes, for the 2, 10,25 and 100 year storm frequency, do not exceed pre-development peak discharge rates and volumes. To the maximum extent practicable, low impact development vegetated best management practices shall be used in accordance with the guidance for BMP selection and installation found in the Massachusetts Stormwater Handbook, latest edition. iii. All pipes, catch basins and other materials utilized in the stormwater facilities shall be approved by the Town of Barnstable Department of Public Works, or designee. iv. To ensure proper containment and stabilization of the site during the construction phase, a Stormwater Pollution Prevention Plan, with the.stamp and signature of a Registered Professional Engineer(PE) who is licensed in the Commonwealth of Massachusetts, to control construction-related impacts, including erosion, sedimentation, and other pollutant sources during construction and land disturbance activities, shall be submitted, approved by the Town of Barnstable and implemented. Such plan shall be developed to document compliance with the Massachusetts Stormwater Handbook, latest edition. v. A Long-Term Stormwater Operation and Maintenance Plan with the stamp and signature of a Registered Professional Engineer(PE) who is licensed in the Commonwealth of Massachusetts, shall be developed and implemented to ensure that stormwater management systems function as designed. Such plan shall be developed to document compliance with the Massachusetts Stormwater Handbook. The Long-Term Stormwater Operation and Maintenance Plan shall at a minimum include: 1. Stormwater management system(s) owners; 2. The party or parties responsible for operation and maintenance of all aspects of the stormwater management system; 3. The routine and non-routine maintenance tasks to be undertaken after construction is complete and a schedule for implementing those tasks; 9 DRAFT 4. A plan that is drawn to scale and shows the location of all stormwater control measures; 5. A schedule for routine inspections as well as a description of storms that would trigger immediate inspections following the storm; 6. An inspection and maintenance log form; 7. An estimated stormwater operations and maintenance budget; 8. Permission from the operator to allow agents of the Town of Barnstable to enter and inspect the premises to evaluate and ensure that the responsible party complies with the Long-Term Stormwater Operation and Maintenance Plan requirements for each measure. During times of construction and post-construction where stormwater generated from the project area may inadvertently enter the public way, the owner shall be responsible for direct costs incurred by the town, including but not limited to stormwater related clean up, sanding, salting, street sweeping or other necessary management when required for the protection of public health and safety. 5. Abandonment or decommissioning of Large-Scale Crround Mounted Photovoltaic Installations. a. Removal requirements. Any large-scale, ground-mounted solar photovoltaic installation which has reached the end of its useful life or has been abandoned consistent with this section shall be removed. The owner or operator shall physically remove the installation no more than 150 days after the date of discontinued operations. The owner or operator shall notify the Building Commissioner by certified mail of the proposed date of discontinued operations and plans for removal. Decommissioning shall consist of: i. Physical removal of all large-scale, ground-mounted solar photovoltaic installations, structures, equipment, security barriers and transmission lines from the site. ii. Disposal of all solid and hazardous waste in accordance with local, state, and federal waste disposal regulations. iii. Stabilization or revegetation of the site as necessary to minimize erosion. The Building Commissioner may allow the owner or operator to leave landscaping or designated below-grade foundations in order to minimize erosion and disruption to vegetation. b. Abandonment. Absent notice of a proposed date of decommissioning or written notice of extenuating circumstances,the solar photovoltaic installation shall be considered abandoned when it fails to operate at less than 25% of its nameplate 10 DRAFT capacity for more than,one year without the written consent of the Planning Board. If the owner or operator of the large-scale, ground-mounted solar photovoltaic installation fails to remove the installation in accordance with the , requirements of this section within 150 days of abandonment or the proposed date of decommissioning,the Town may enter the property and physically remove the installation. c. Financial surety. Proponents of large-scale, ground-mounted solar photovoltaic projects shall provide a form of surety, either through escrow account,bond or otherwise,to cover the cost of removal and disposal in the event the Town must remove the installation and remediate the landscape,in an amount and in a form acceptable to the Town Attorney but in no event to exceed more than 125% of the cost of removal and compliance with the additional requirements set forth herein, as determined by the project proponent. Such surety will not be required for municipally or state-owned facilities. The project proponent shall submit a fully inclusive estimate of the costs associated with removal,prepared by a qualified engineer. The amount shall include a mechanism for pro rating removal costs as they may be affected by inflation or changes to disposal regulations. And shall not include the value of scrap materials that may be realized by a private enterprise. (F) Special Permit Provisions. A Special Permit shall be granted by the Planning Board if the Planning Board determines the following criteria have been met. 1. Site Plan Approval in accordance with subsection E. and; 2. Adequate measures to contain and suppress noise and sound as deemed appropriate by the Planning Board, including,but not limited to,minimum 150 foot setback to residentially developed lots and 100 foot setback from all other property lines to the Ground-Mounted Solar Photovoltaic Installation. The above prescribed setbacks shall be undisturbed in perpetuity. 3. Screening. The Ground-Mounted Solar Photovoltaic Installation shall be screened year- round from all adjacent residential lots. Natural vegetation should be preserved to the extent possible; where existing vegetation is insufficient to achieve year-round screening, additional screening shall be provided including,but not limited to,planting of dense vegetative screening, fencing, berms, use of natural ground elevations, and/or land contouring so that the year round screening exceeds that of the height of the proposed panels it is screening. Plantings shall be of varying heights and shall be staggered to effectively screen the installation from view. Plant material should be diverse and native to Cape Cod or New England. Screening shall be completed prior to connection of the 11 DRAFT installation. Plants shall be maintained and replaced if unhealthy by the owner/operator of the installation for the life of the installation. 4. Federal Aviation Administration(FAA) approval of Solar Glare Study, if such a study is deemed necessary by the FAA. 5. Cape Cod Commission approval as required and evidence to the Planning Board of said approval. 6. Full disclosure of all hazardous products, as defined by the Massachusetts Department of Environmental Protection pursuant to 310 CMR 30.000,proposed to be used at any time at a project site shall be provided in writing to the Planning Board with the Special Permit application; no application for a special permit shall be considered complete until such disclosure is submitted to the Planning Board. No such hazardous materials shall be deployed or used at any time at a project site without approval of the Special Permit by the Planning Board. 7. Use, storage and containment of hazardous materials shall comply with all Federal, State, Regional, and local codes and regulations, including building, fire, and health codes. Any equipment which includes hazardous materials shall provide design containment equal to a minimum of 110%of the hazardous material volume contained in the associated equipment plus an additional volume to include the 100-year storm event over a 24-hour period. Hazardous materials stored,used,or generated on site shall not exceed the amount for a Very Small Quantity Generator of Hazardous Waste as defined by the Massachusetts Department of Environmental Protection pursuant to 310 CMR 30.000. 8. Expanded Operation and maintenance plan. The project proponent shall submit a plan for the operation and maintenance of the ground-mounted solar photovoltaic installation, which shall include specific measures for maintaining safe access to the installation, a stormwater management plan, , and general procedures for and frequency of operational maintenance of the installation. The Operation and Maintenance Plan shall include measures for maintaining year-round safe access for emergency vehicles, snow plowing, storm water controls, and general procedures, and a yearly schedule for the operation and maintenance of the facilities including fencing, and maintenance of landscaping. The Operation and Maintenance Plan shall include details on hazardous material containment maintenance and monitoring as well as the following: a. Commissioning Plan. Such plan shall document and verify that the system and its associated controls and safety systems are in proper working condition in accordance with Massachusetts Building Code and Massachusetts Fire Code (herein known as.Uniform Code). Where commissioning is required by the Uniform Code, a corrective action plan shall be developed for any open or 12 I DRAFT continuing issues that are allowed to be continued after commissioning. A report describing the results of the system commissioning shall be provided to Building Commissioner prior to final inspection and approval and maintained at an approved on-site location. b. Fire Safety Compliance Plan. Such document shall document and verify that the system and its associated controls and safety systems are in compliance with the Uniform Code. c. Operation and Maintenance Manual. Such document shall describe continuing solar maintenance and property upkeep, as well as design,construction, installation, testing and commissioning information and shall meet all requirements set forth in the Uniform Code. d. Erosion and sediment control and storm water management plans prepared as detailed further above. e. Emergency Operations Plan. A copy of the approved Emergency Operations Plan shall be given to the system owner, the local fire department, and local fire code official. A permanent copy shall also be placed in an approved location to be accessible to facility personnel,fire code officials, and emergency responders. The emergency operations plan shall include the following information: i. Procedures for safe shutdown, de-energizing, or isolation of equipment and systems under emergency conditions to reduce the risk of fire,electric shock, and personal injuries, and for safe start-up following cessation of emergency conditions. ii. Procedures for inspection and testing of associated alarms, interlocks,and controls. iii. Procedures to be followed in response to notifications,when provided,that could signify potentially dangerous conditions, including shutting down equipment, summoning service and repair personnel, and providing agreed upon notification to fire department personnel for potentially hazardous conditions in the event of a system failure. iv. Emergency procedures to be followed in case of fire, explosion, release of liquids or vapors, damage to critical moving parts, or other potentially dangerous conditions. Procedures can include sounding the alarm, notifying the fire department, evacuating personnel, de-energizing equipment,and controlling and extinguishing the fire. 13 DRAFT v. Procedures for dealing with equipment damaged in a fire or other emergency event, including maintaining contact information for personnel qualified to safely remove damaged equipment from the facility. vi. Other procedures as determined necessary by the Planning Board to provide for the safety of occupants,neighboring properties, and emergency responders. vii. Procedures and schedules for conducting drills of these procedures and for training local first responders on the contents of the plan and appropriate response procedures. 9. Compliance with any other criteria found by the Planning Board as necessary to protect the public health, safety or welfare, including, but not limited to, the revocation of any prior permits and previous uses that benefit the project site. 14