Chanceford Planning Commission votes not to recommend 14.7-acre Delta Road solar array

Chanceford Township Planning Commission members voted unanimously July 15 to not recommend approval of a Special Exception application for a proposed 14.7-acre solar array at 2161 Delta Road, referring the matter to the Zoning Hearing Board.

The commission’s motion — made by Vice Chairman Bruce Miller and seconded by Ross Strack — came after applicant representatives from Integrated Consulting and Sol America walked the commission and attendees through the site layout, equipment specifications and operational plans. Chairman John Shanbarger said the project, although allowed in the Agricultural district, appears to conflict with Section 207.9 of the township’s Zoning Ordinance because the parcel contains high-quality soils and therefore would require a variance from the Zoning Hearing Board.

The applicant, represented by Zane Giest (Integrated Consulting) and Alviez Chagan (Sol America), described the proposal as a 14.7-acre fenced array area that would be leased for 25 years; panels were described as designed with a roughly 50-year expected life and a maximum panel height of 12 feet. "At the end of the lease they will decommission the site — remove all existing structures and restore the ground back to original," the applicant said during the meeting.

Developers said the array would interconnect to nearby three-phase utility lines and sell power to the local utility Met-Ed. They said panels would be remotely monitored 24 hours a day, that a glare study had been submitted, and that additional panels would not extend beyond the proposed fenced area. Construction was estimated at about 3 to 6 months; the applicant also stated an operational traffic estimate of roughly eight vehicles per year tied to site activity as presented to the commission.

Several residents and attendees pressed the developers on neighborhood impacts. Questions covered whether the parcel would be leased (developers confirmed only the array area would be leased), whether the project would increase commercial tax revenue for local roads (developers said it would bring in commercial taxes), potential effects on property values (applicants cited studies showing about a ±1% difference in values), glare, panel materials, soil and crop impacts, noise and fire safety.

Applicant representatives told the commission in response that soil testing would be performed and that the site would be sited for utility interconnection; they said inverter noise was addressed in the application and that emergency response plans and multiple manual and remote shut-offs would be provided to local fire and police. The application materials list vegetation plans for perimeter screening with mixed evergreens starting at approximately 6 feet and maintenance of short vegetation (about 6–12 inches) beneath arrays.

After discussion, Miller moved "not to recommend approval of the application as presented," citing Section 207.9 and the variance requirement; the motion carried unanimously. The developers said they would consult internally and with counsel and would notify the township of whether they would proceed to the July 22 Zoning Hearing as scheduled. Any postponement will be posted at the township office.

The commission also distributed a draft text amendment on outdoor storage for review at the August meeting and noted Mt. Zion Baptist Church is scheduled to appear at the August meeting regarding a special exception and two variances for 51 Muddy Creek Forks Road. The Planning Commission adjourned at 8:12 p.m.