Troy Planning Commission recommends amending solar, data center overlays
By Charles Bolinger
Editor
Troy’s Planning Commission met on Nov. 6 and hosted two public hearings to amend city codes prior to its regular monthly meeting in city hall.
The first public hearing dealt with establishing a section in the city’s code of ordinances for solar and wind systems. The second one dealt with data centers. The commissioners approved both recommended amendments.
Building and Zoning Director Ann Byrd told the commissioners that by and large, the city council approved of the work the commissioners already did and few changes were made at the council level, Byrd said.
Byrd had a list of changes that the commissioners made, starting with fees. Byrd said the fee is $750 per megawatt.
A road maintenance agreement was added, telling any developers that the roads they use to access the site(s) must be left in equal or better shape when the project is complete, compared to the road conditions prior to the project’s start.
She listed a few other changes but mostly, the ordinance was the same.
Byrd said the goal is to be proactive. The commissioners have seen the overlay and the areas where solar/wind are permitted have been defined (the southwest, southeast and northeast sections of the rural area surrounding Troy) and the city wants to make good use of the land and follow its comprehensive land map.
It does require a special-use permit for things like noise, utility demands, impact on adjacent properties, site design, compliance with special uses.
The design guidelines remain the same, she said, 50 feet from public right-of-way, 50 feet from property boundaries and 150 feet from any outside wall of any occupied dwelling or residential building, Byrd said. Height requirements are the same at 20 feet and the screening requirements are the same. Dedicated access and drainage requirements are also part of the agreement.
Things that are not allowed include concentrated solar/wind power systems and battery energy storage systems.
Next came the data centers. Byrd repeated that the city seeks to be proactive on this point as well because city officials know data center companies are in the vicinity and have been calling city officials to find out what laws are on the books already regarding data centers.
Byrd said goals are to set clear regulations on data centers; set up zones and establish a transparency process combined with due diligence.
Data centers also come with special-use permits to cover noise, impact on adjacent properties, utility demands, site design, compliance with design guide and special uses.
Setbacks here are different – 100 feet minimum from the public right-of-way; minimum building side to rear, 50 feet; and 200 feet from any residential buildings. Maximum heights are consistent with the city’s industrial zoning code.
Decibel (dB) limits were set at 70dB in non-residential areas, 60dB in residential areas by day and 55dB at night.
No buildings taller than 50 feet will be permitted unless the company agrees to provide additional setback length.
The planning commission is only a recommending body; the final decisions on both public hearing topics were made by the Troy City Council, at its on Nov. 17 meeting.
