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HomeMy WebLinkAbout13. Bomber Heights-Visual Sim Memoranda-viewshed analysis w photo log 9.0-9.1 1 Bomber Heights Solar LLC 101 Summer St, Flr 2 Boston, MA, 02110 Subject: Proposed Visual Simulation Review Approach for the Bomber Heights Solar Community Solar Project Date: June 2026 Introduction Bomber Heights Solar LLC (“the Applicant”), in partnership with the underlying landowner Troy Heights, LLC , appreciates the Town of Ithaca’ forthcoming review of the proposed Bomber Heights Solar Community Solar Project. The Town is evaluating visual information to assist in its assessment of the project’s potential aesthetic effects and glare impacts. This memorandum outlines the agreed upon approach for assessing potential areas of impact within a 2-mile radius of the project, preparing photo-realistic visual simulations (“renderings”) for impact areas, and glare studies including thoughtfully selected viewpoints and receptor locations that represent publicly accessible locations and realistic lines of sight in the vicinity of the project. The Applicant has created high-resolution visual renderings and glare reports that: - Utilize industry-standard photography and modeling protocols; - Clearly depict existing conditions and simulated “with-project” conditions; - Place the proposed solar array within a verified digital terrain model; - Accurately incorporate proposed screening, setbacks, and vegetation; - Provide context-appropriate narrative explaining methodology and assumptions. Part 1: Viewshed Analysis & Glare Study Glare Study A solar glare analysis has been conducted to evaluate the potential for reflected sunlight from a proposed solar facility to affect nearby residences, roadways, aviation receptors, or other sensitive viewpoints. The analysis uses specialized glare modeling software (commonly tools such as Sandia National Laboratories’ Solar Glare Hazard Analysis Tool (SGHAT)) that simulate the reflective characteristics of photovoltaic (PV) panels and the position of the sun throughout the year. The proposed solar array layout—including panel locations, tilt angles, orientation, and mounting height—is entered into the model along with the geographic coordinates of the project site. Potential receptor locations, such as nearby homes, public roads, or airports, are identified and included as observation points with defined viewing heights and directions. 2 The software calculates when and where reflected sunlight could occur by modeling the solar path for every day of the year and evaluating whether reflected rays from the panel surfaces intersect with identified receptors. The analysis accounts for the low reflectivity of modern PV modules, which are designed with anti-reflective coatings that absorb most incoming sunlight, as well as terrain and relative elevation where applicable. Results typically identify the timing, duration, and intensity of potential glare events, often categorized as “no glare,” “low potential for glare,” or “potential for temporary glare.” Project design characteristics—such as panel tilt, array orientation, setbacks, screening, and topography—are incorporated into the model to reflect the proposed configuration and evaluate whether these features reduce or eliminate potential glare impacts. The resulting analysis has provided a technical assessment of whether glare from the solar facility could affect surrounding receptors and will facilitate discussion about if design adjustments are necessary. This analysis has been provided to the town via OpenGov and our public-facing data room as attachment 9.1. Viewshed Analysis As discussed with the Town’s planning board at its March sketch plan meeting, and further clarified via an email from the Town Planning Department on March 20th,2026 the applicant has conducted a viewshed analysis to identify areas in the vicinity where the project may be visible. A viewshed analysis has been conducted using publicly available LiDAR-derived elevation data to determine where a proposed development may be visible within the surrounding landscape. LiDAR point cloud data (e.g., from the USGS 3DEP program) has been processed to generate high-resolution digital terrain models (DTM) and digital surface models (DSM) that represent ground elevations and surface features such as vegetation and structures. These datasets have been used to create an analysis surface within GIS software (e.g., ArcGIS or QGIS). Potential observation points—such as residences, public roads, and recreational areas—have been identified and assigned a typical viewer height (approximately 1.5–1.7 meters above ground). The proposed project has been modeled using the maximum anticipated heights and locations of project components (e.g., panels, fences, BESS units), resulting in line-of-sight calculations that have determined whether any portion of the development is visible from each observer location. The resulting viewshed maps identify areas where the project may theoretically be visible and help evaluate potential visual impacts. A (DSM) viewshed overlay has been prepared to illustrate the areas of potential visibility within a 2 mile radius of the project. This analysis is binary, showing visibility of any type. It does not take into account the % of the facility visible. This “land cover” condition identifies 3 the geographic area where one would reasonably expect some portion of the Facility to be visible. Part 2: Proposed Viewshed Locations To ensure representativeness, the Applicant has agreed to several areas for the initial set of visual simulations. Several viewsheds have been prepared for the Preliminary Site Plan Approval Meeting, including; • Looking East From Troy Road Down Access Road This location provides a direct but local view corridor eastward toward the project area. This area is also the location of the project’s proposed access and near its interconnection point. • Looking East from Troy Road Across Setback Area This location provides a direct but local view corridor eastward toward the project area. This area has large setbacks, but show the most common impacts to residents west of the project area looking downhill. • Looking North from Adjacent Substation This viewshed provides an estimation as to the worst-case impacts to residents along King Road. • Looking West From Coddington Road. This viewshed demonstrates impacts to residents on Coddington road, and targets the area where the array is closest to adjacent residents. • Looking Southwest from the Intersection of Burns Road and Route 79. This viewshed demonstrates impact to residents on Route 79 – and those traversing the Burns Rd corridor. • Looking Southwest from the East Ithaca Nature Preserve Gazebo. This viewshed demonstrates impacts to residents of the Eastern Heights neighborhood. These visual simulations have been provided to the Town via OpenGov as exhibit 9.4. Methodology Overview Photo simulations were developed by superimposing a rendering of a three-dimensional (3D) computer model of the proposed project onto the base photograph from each selected location. The 3D model has been constructed in sufficient detail to accurately convey design intent. Models have been conducted with leaf-on and leaf-off seasonal variability to better demonstrate potential impacts throughout the seasons. Simulations include solar arrays, fencing, access roads, inverters, interconnect equipment (e.g., utility poles), proposed landscape mitigation, and other visible project components. 4 Proposed landscape mitigation plantings will be simulated at two growth stages: at the time of installation and five to seven years after installation. 5 Exhibit A– Viewshed Analysis Study Radius 6 Exhibit B –Initial Visual Simulation Locations !“t “Sao os =~a i|{\::i Legend Baleirene ~Areaof LikelyVisibility (incl.screeningvegetationor structures) AreaofTheoreticalVisibility(excl.screeningvegetation orstructures) aed “=Fro n d +s t.a egcatne boone FigureA-1 NexXxamM PHOTOSIMULATIONS ‘P BOMBERHEIGHTSSOLAR PROJECT' ithaca,NY VIEWSHED MAP-2 MILE RADIUS SARATOGAASSOCIATES S28.PEREIDSTE EVANEE UREDBLOTINIT Legend Area ofLikelyVisibility(incl.screeningvegetationorstructures) V PhotoSimulation O PhotoLocation VIEWSHED MAP-1/2 MILE RADIUS Figure A-2,PHOTO SIMULATIONSSARATOGANEXAMPBOMBERHEIGHTSSOLARPROJECT ASSOCIATES re‘inée s.and Pee weyohind Photo |Location01|Troy Road near #122 Photo |Location 02 |.Troy Road near #136 EXISTING CONDITION PHOTOGRAPHS SARATOGAASSOCIATES Landscape Architects,Architects,Engineers,and Planners,P.C. |ithaca Municipality Ithaca nexame |Dist.to Fence-line |Facility Visible |650 ft |Filtered/Seasonal |Dist.to Fence-line |Facility Visible|500 ft |Yes Figure B-1 PHOTO LOG BOMBER HEIGHTS SOLAR PROJECT TroyRoad Ithaca,NY 14850 —:atin,am Photo |Location |Municipality |Dist.to Fence-line |Facility VisibleO03|Troy Road near #136 |Ithaca 450 ft |Yes >: -*r i tN SN "SN b> Photo |Location |Municipality |Dist.to Fence-line O04 |Troy Road near #142 |Ithaca |410 ft EXISTING CONDITION PHOTOGRAPHS Figure B-2PHOTOLOG¢SARATOGA NEXAMP | BomBeER HEIGHTS SOLAR PROJECT©ASSOCIATES emmcane iets,weet nynaseIthaca,NY 14850 Wine «HPA ea te a Photo Location |Ithaca |380 ft |YesO05|Troy Road near #146 aed tee J, Photo |Location 06 |Troy Road near #148 Dist.to Fence-line |Facility Visible|Ithaca |350 ft |Filtered/Seasonal Figure B-3PHOTOLOGNEXAMP | BoMmBER HEIGHTS SOLAR PROJECTSARATOGALandscapeArchitects,Architects,Troy RoadASSOC|ATES Engineers,and Planners,P.C.Ithaca,NY 14850 EXISTING CONDITION PHOTOGRAPHS OSSPTAN‘edeyyYd‘SsauuRjgpure‘ssaaubug peoyAol“‘syBNYy‘spoWydiysdeospurqSJLV|JOSSV L93fOUdYVIOSSLHDIHwaaWogGUYOUVIOLVAVS901OLOHd v-aunsi4SHdVYDOLOHdNOILIGNODONILSIX] jeuoseas/pa1ai|iy|YO6E|eeu|MOYUOISSiUsSUe!]DIDa}IYePeOYyAOI|30 |Aqiyjedioiuny\|Uo1e907|010d BERNAoySesseeeaoe |euoseas/pa1a}|I4|YOSE|edeyy|OST#JeaupeoyAol|LO J}qIsiaAor}|QUI|-9DUd4O1}SIG|Ayjediniuny|uole907|010uUd etyOSsLA3Gales: coe teas SeaSeePaPPOAKSRNSostwatsORTainaBeoP Photo Location O9 Municipality |Dist.to Fence-line Facility Visible East King Road at Electric Transmission ROW |Ithaca |780 ft |No Photo |Location |Municipality |Dist.to Fence-line |Facility Visible10|East King Roadat Electric Transmission ROW |Ithaca 890 ft |No EXISTING CONDITION PHOTOGRAPHS Figure B-5PHOTOLOGARATOCANEXAMP | BomBeER HEIGHTS SOLAR PROJECT~ASSOCIATES Litessspedrticcs,sachies,HYLBIthaca,NY 14850 wvTo)@> ke te ee n s , = ie 2 ae Byld tt ; G O Si l a ul Z 2 @ a, o Bo w COcwiLSl . ee # Sa na e ~ CT i —— f — 0p or t Ri e t i Aea e ta r ne SA T ON Cet RN ee e oP ak F ma y RN AL Y Pe e t Pt a ee . SE R , ys ES se e , 2 “, te 2 : a mo n t a n e Bl CO E| 8 s/ s AY oh ee ee so w Photo |Location 1] |East King Road near #208 ility VisibleC|Fa|Dist.to Fence-line|MunicipalityLocation No1,100ftIthaca|East King Roadat Electric Transmission ROW.12 Photo ;BOWMIBER HEIGHTS SOLAR PROJECT oO Bi n oo ee o — oo Ss O00 € bo fF a & “ O S L = oO = nexamo Landscape Architects,Architects,Engineers,and Planners,P.C. XISTING CONDITION PHOTOGRAPHS ASSOCIATESARATOGA : ine a haaeySfas Ee ae es SO aca |as |Municipality |Dist.to Fence-line Photo |Location No13|Coddington Road (CR 119)near #653a)|Ithaca |580 ft EXISTING CONDITION PHOTOGRAPHS Figure B-7PHOTOLOGNeExAMPBOMBERHEIGHTSSOLARPROJECTSAR\OG \Landscape Architects,Architects,Troy RoadIthaca,NY 14850ASSOC|ATES Engineers,and Planners,P.C.