Title
PLN19-0601 - Adoption of a Mitigated Negative Declaration & Mitigation Monitoring and Reporting Program and Use Permit - Alameda Municipal Power Solar Facility - Doolittle Landfill site (Doolittle Drive and Harbor Bay Parkway) - Applicant: Alameda Municipal Power. Public hearing to consider adoption of a Mitigated Negative Declaration & Mitigation Monitoring and Reporting Program and Use Permit to allow the construction and operation of a 2.0 megawatt photovoltaic solar facility on an 11-acre portion of the 33.2-acre Doolittle Landfill site located northwest of the intersection of Doolittle Drive and Harbor Bay Parkway. An Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program have been prepared to analyze the environmental effects of the project in compliance with the California Environmental Quality Act (CEQA)
Body
To: Honorable President and
Members of the Planning Board
From: Henry Dong
Planner III
Date: March 9, 2020
BACKGROUND
During the past three years, Alameda Municipal Power (AMP) began participation in the Northern California Power Association (NCPA) Solar Project with the vision of constructing a photovoltaic solar facility at the Doolittle Landfill site. The Public Utilities Board (PUB) held a series of meetings on October 16, 2017, October 15, 2018, and September 16, 2019 where it evaluated the feasibility of constructing the facility at the site. At the September 2019 meeting, the PUB directed AMP to continue its participation in the NCPA Solar Project and move forward with the City review process.
On November 14, 2019, AMP introduced the project to the Recreation and Parks Commission. The Recreation and Parks Commission recommended the Planning Board and City Council approve the applications for the solar facility.
On December 12, 2019, AMP submitted an application for a Use Permit, as required pursuant to AMC Section 30-4.12(c) to allow the construction and operation of the 2.0 megawatt solar facility on an 11-acre portion of the 33-acre Doolittle Landfill site also known as “Mount Trashmore.” The project plans are included as Exhibit 1.
On February 6, 2020, a Notice of Intent to Adopt an Initial Study/Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program (MMRP) was sent to surrounding properties, interested parties, the State Clearinghouse, and state and local agencies as required by CEQA Guidelines section 15073 (Exhibit 2).
At this time, Planning staff requests the Planning Board hold a public hearing to consider adoption of the IS/MND and MMRP for the AMP Solar Facility and approval of the proposed Use Permit. The draft resolutions for the IS/MND and Use Permit are included as Exhibit 3 and Exhibit 4.
discussion
The project consists of a Use Permit to allow the construction and operation of a 2.0 megawatt photovoltaic solar facility on an 11-acre portion of the 33.2-acre Doolittle Landfill site with approximately 7,830 fixed-tilt solar array modules on site. The site is located northwest of the intersection of Doolittle Drive and Harbor Bay Parkway in the northeastern area of Bay Farm Island in Alameda. The property is zoned M-2, General Industrial Zoning and is designated as Parks and Public Open Space by the General Plan. Pursuant to Alameda Municipal Code (AMC) Section 30-4.12(c), an above ground public utility facility is conditionally permitted in the M-2 Zone with approval of a Use Permit.
The property is owned and maintained by the City of Alameda and contains the Doolittle solid waste landfill that began operation in 1953 and was closed in 1985. The landfill is currently being monitored by the City while decomposition occurs beneath the landfill cap. A future open space park is planned for the property in approximately 25 years when conditions of the site are anticipated to be safe for public use. The term of the proposed Use Permit will be up to 25 years.
Existing Conditions
The property contains the closed solid waste landfill, a model airplane field, and a multi-use bicycle pedestrian path around the perimeter. The project site primarily consists of vacant, undeveloped land that has been subject to a variety of disturbances from existing landfill and site maintenance activities including weed abatement and gas monitoring. These disturbances have eliminated the natural plant communities that once occurred within the boundaries of the property. The contours of the site include a low grade at the crown and higher grades at the perimeter of the parcel. Steep slopes are present at both the north and south edges of the property. The site can be accessed at the intersection of Doolittle Drive and Harbor Bay Parkway. There is a public parking lot adjacent to the Project site that is shared with a public recreation area/model airplane field.
The project site is bounded on the north by San Leandro Bay, on the south and west by Doolittle Drive, and on the east by Martin Luther King Jr. Regional Shoreline Park on Doolittle Road. The nearest residence sits west of the project, opposite Doolittle Drive, approximately 320 feet away. The Chuck Corica Municipal Golf Complex is located approximately 130 feet across Doolittle Drive to the south, and the property line on the northwest edge of Oakland International Airport is 320 feet to the southeast.
Construction and Operations
The construction phase includes site preparation and installation of approximately 7,830 thin-film, non-reflective photovoltaic (PV) solar panels and 16 utility-scale inverters to convert sunlight into electricity. The converted energy would be fed directly into the utility grid from an interconnection point adjacent to the site.
The solar arrays will sit on a level portion of the site elevated approximately 40-feet above Doolittle Drive. All solar equipment will be placed at or above grade with no ground penetrations, because the system consists of a ballasted, fixed-tilt racking solution that simply sits on top of the ground. All inverters and transformers would be mounted on pre-cast concrete pads at grade, and the self-contained design of the electrical equipment would pose no electrical shock risk and would be safe for human and wildlife contact. All electrical conduits would be rated for outdoor use.
The Project would be operated by the project developer under the terms of a Power Purchase Agreement with Alameda Municipal Power. Operation and maintenance activities would be minor with a monthly visit to the site by one to two operation and maintenance personnel with a pickup truck. Personnel will maintain equipment and control vegetation levels as part of the operations and maintenance of the Project multiple times per year. Site access during operation would be along existing paved roadways.
In approximately 25 years, or 2045, which is when the landfill remediation activity is anticipated to be complete and the former landfill surface to be safe for public use, the site would be available for the City to develop into an open space park. At the completion of the term of the use permit, the site developer will have up to one year to remove the equipment from the site. The PV panels will either be returned to the panel manufacturer for recycling or sold for reuse. The conductor and steel racking systems will be recycled and/or reused as well.
Use Permit Approval
Pursuant to AMC Section 30-4.12.c, the Planning Board must make specific findings regarding approval of the proposed use permit. The Planning Board can make the following findings for the proposed solar facility project which are listed in detail in the draft resolution attached as Exhibit 4.
1. The location of the proposed use is compatible with other land uses in the general neighborhood area, and the project design and size is architecturally, aesthetically, and operationally harmonious with the community and surrounding development.
2. The proposed use will be served by adequate transportation and service facilities including pedestrian, bicycle, and transit facilities.
3. The proposed use, if it complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy.
4. The proposed use relates favorably to the General Plan.
Subsequent Approvals
In addition to use permit approval, the project will also require a lease of city land, a power purchase agreement, in addition to other agency approvals. If the Board approves the Use Permit application, Alameda Municipal Power will move forward to the City Council for consideration of a lease for the project site and approval of an agreement with the Northern California Power Association. AMP will also seek final authorization for the solar facility from the Public Utility Board.
PUBLIC NOTICE and Comments
Property owners and residents within 300 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal. As of the writing of this report, no comments specific to this use permit request and IS/MND were received by staff.
ENVIRONMENTAL REVIEW
Pursuant to CEQA Guidelines Section 15070, an Initial Study/Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the project. The IS/MND evaluates the potential environmental impacts of the project including potential effects of the proposed future actions by the applicant to construct and operate a photovoltaic solar facility on site. Specifically, a Biological Resource Survey, Cultural Resource Survey, Air Quality Analysis, and Glare Study have been conducted as part of the IS/MND review. The Biological Resource survey determined that a pre-construction nesting bird survey is required if construction takes place between February 1st and August 31st in order to minimize potential impacts to nesting birds to less than significant. The Cultural Resource Survey and Air Quality Analysis determined the project, as conditioned, would have a less than significant impact to cultural resources and air quality. The Glare Study determined the facility would not be a substantial source of glare and will not negatively affect the adjacent airport operations. The proposed MMRP contains one mitigation measure requiring the pre-construction nesting bird survey be conducted if construction activities take place between February 1st and August 31st. Implementation of the mitigation measure in the MMRP mitigates the potential impacts of the project to less than significant. The IS/MND, MMRP, and Appendices are available online at:
<https://www.dropbox.com/sh/5ddx1mpfmylvkj3/AACXSnaTbb3owMBgnLL7yMxca?dl=0>
RECOMMENDATION
Hold a public hearing and adopt the draft resolutions adopting the IS/MND and MMRP and approving Use Permit No. PLN19-0601 to allow the construction and operation of a 2.0 megawatt photovoltaic solar facility on an 11-acre portion of the 33.2-acre site.
Reviewed by:
Allen Tai, City Planner
Exhibits:
1. Project Plans
2. Notice of Intent to Adopt a MND
3. Draft IS/MND & MMRP Resolution
4. Draft Use Permit Resolution