HomeMy WebLinkAboutARB202000031 Staff Report 2020-10-28Phone (434) 296-5832
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
MEMORANDUM
TO: Architectural Review Board
FROM: Margaret Maliszewski
RE: ARB-2020-31: Rappahannock Electric Cooperative
DATE: October 27, 2020
Fax (434) 972-4126
On May 11, 2020, the Architectural Review Board (ARB) reviewed the Rappahannock Electric
Cooperative (REC) proposal to add a 115 kilovolt transmission line above the circuits on the utility poles
that currently stand in the 1.6-mile-long corridor along the west side of Rt. 29 north of Dickerson Rd., in
an advisory capacity to the Planning Commission and Board of Supervisors. By a vote of 3 to 1, the ARB
forwarded a recommendation of no objection on the proposal, subject to conditions. See Attachment A for
the staff report prepared for the May 11 review and Attachment B for the ARB action letter with
recommended conditions from that review.
REC's representative subsequently contacted staff and ARB members to state that the recommended
conditions are unworkable and has asked for a second opportunity to present their proposal to the ARB
with a goal of revising the recommended conditions of approval. For this second review, REC has
provided a cover letter, additional information on Integrated Vegetation Management (IVM), and
recommended language for an alternate ARB action. See Attachments C-E for this information.
Since the May 11, 2020 ARB meeting, REC has completed its regular maintenance of the existing utility
corridor, utilizing IVM. Some photos of that completed work are provided as Attachment F. The
objectives of the draft IVM Plan indicate that, in the future, more low -growing native trees and shrubs
would be allowed to remain below the electrical lines. If the ARB generally supports the IVM approach,
the ARB may choose to forward a revised recommendation of "no objection" to the proposal with the
condition that the IVM plan include proactive management to promote 1) native Virginia meadows, low
growing shrub landscapes, and native species pollinators in the existing and proposed utility easement
areas by suppressing forest succession, and 2) lower growing trees, grasses, wildflowers, and other
vegetation that is compatible with safety needs and regulations and that is visually pleasing when viewed
from the Entrance Corridor.
Attachments A — F (below)
Attach A REC ARB 5 11 2020 staff report.pdf
Project #/Name
ARB-2020-31: Rappahannock Electric Cooperative System Enhancement Project
Review Type
Advisory Review for a Special Use Permit
Parcel Identification
TMP 02100-00-00-012D0,-01200,-01500,-015G0,-016CO3-01600,-017CO3-017A0,-01900,-007A0,-007CO3 -
00700,-006A0,-006B0,-006D0,-006E2,-006I1,-006H0
Location
Beginning at 5045 Dickerson Road, manning along the west side of Rt. 29, north to the Green County line
Zoned
Rural Areas (RA), Entrance Corridor (EC)
Owner/Applicant
Rappahannock Electric Corp. / Williams Mullen (Valerie Long)
Magisterial District
Rio
Proposal
To add a 115 kilovolt transmission line above the circuits on the utility poles standing in the 1.6-mile-
Ion corridor ad acent to the southbound lanes of Route 29.
Context
The power line runs along the west side of the corridor, through Rural Areas zoned parcels that contain a mix of wooded,
residential and commercially developed properties.
Visibility
The existing poles and lines are readily visible from the Entrance Corridor. The proposed tree cutting and trimming will
open up the view of the poles and lines. The taller poles will be visible from greater distances. The expanded area of tree
cutting and the taller poles will result in increased visual impact.
ARB Meeting Date
May 11, 2020
Staff Contact
Margaret Maliszewski
PROJECT IUSTORY
The ARB has not reviewed any applications associated with this power line. The existing poles were installed in 2009 to carry by -right distribution lines.
They were designed to accommodate the proposed upgrade to higher -voltage transmission lines, which requires a Special Use Permit.
Attach A REC ARB 5 11 2020 staff report.pdf
PROJECT SUMMARY
• Add pole toppers to each existing pole. (See Fig. 1 for an example of a completed project constructed in Greene County.)
o Toppers average 35' in height
o Exiting poles average 50' in height
• Install higher voltage 115kV line.
• Increase existing 40' easement to 75' with an additional 17.5' in the VDOT right-of-way and an additional 17.5' on private property.
• No earth disturbance or grading is proposed. No additional poles are proposed.
• Tree removal and removal of limbs overhanging into the area of the easement are proposed to allow for maintenance/repairs and to keep trees
from touching the lines. Stumps and roots will be left in place.
o The applicant's narrative states that, with sunlight increased in the cleared area, seeds already in the ground will be supported and this
will grow, over time, into a native Virginia meadow and low -growing shrub landscape.
o The narrative also states that REC will promote native species pollinator gardens in the additional 17.5 feet of right-of-way, but no
specific design has been proposed.
• The project narrative states that REC will work with individual property owners regarding landscaping preferences for their properties that do
not interfere with powerline operation/maintenance, but there is no formal proposal for new landscaping.
ANALYSIS This table lists the text of the Entrance Corridor Design Guidelines, issues identified by staff resulting from an analysis of the proposal
based on the guidelines, and staffs resulting recommendations to the Architectural Review Board.
REF
GUIDELINE
ISSUE
RECOMMENDATION
Purpose
1
The goal of the regulation of the design of development
Power poles and power lines do not reflect the
See landscape
within the designated Entrance Corridors is to insure that
traditional architecture of the area and, as
recommendations, below.
new development within the corridors reflects the traditional
proposed, the expansion includes no active steps
architecture of the area. Therefore, it is the purpose of ARB
toward promoting orderly and attractive
review and of these Guidelines, that proposed development
development. Orderly and attractive development
within the designated Entrance Corridors reflect elements of
could be promoted by adding landscaping in
design characteristic of the significant historical landmarks,
areas currently devoid of planting and in areas
buildings, and structures of the Charlottesville and
that will be exposed to view by removal of
Albemarle area, and to promote orderly and attractive
vegetation in the proposed corridor expansion.
development within these corridors. Applicants should note
that replication of historic structures is neither required nor
desired.
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites as
ensembles of buildings, land, and vegetation. In order to
accom lish the integration of buildings, land and vegetation
Attach A REC ARB 5 11 2020 staff report.pdf
characteristic of these sites, the Guidelines require attention
to four primary factors: compatibility with significant
historic sites in the area; the character of the Entrance
Corridor; site development and layout; and landscaping.
3-5, 9-
Compatibility with significant historic sites; Structure
No buildings are proposed.
None.
16
design
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
The above -ground utility already exists.
See landscape
into the overall plan of development and shall, to the extent
Establishing a new power line in a new location
recommendations, below.
possible, be compatible with the building designs used on
is not practical and would have greater impacts
the site.
on natural resources in the Rural Areas. The
existing power line has a negative visual impact
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
along the EC. Increasing the height of the poles
features will still have a negative visual impact on the
and lines, expanding the easements, and cutting
Entrance Corridor street, screening should be provided to
and limbing trees will increase the negative
eliminate visibility. a. Loading areas, b. Service areas, c.
visual impact by increasing the size of the
Refuse areas, d. Storage areas, e. Mechanical equipment,
intrusion and increasing visibility from distances.
f. Above -ground utilities, and g. Chain link fence, barbed
The impact will also be increased by the
wire, razor wire, and similar security fencing devices.
elimination of some vegetation standing between
the poles and the street that currently provides
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
screening. (These trees are located within the
consist of: a. Walls, b. Plantings, and c. Fencing.
proposed additional easement needed for the new
power lines.) In other areas, existing wooded
area that positively contributes to the character of
the corridor will be reduced.
There are clear limitations associated with
screening utility lines and no screening devices
are proposed. Given the size, height, and
character of the poles and lines, traditional
screening methods are not practical. However,
negative visual impacts could be mitigated with
the addition of landscaping in areas that currently
lack vegetation or would have reduced vegetation
after the proposed cutting and limbing. Planting
in an informal arrangement of mixed shade and
ornamental trees would be compatible with the
surrounding vegetation.(See "Landscaping" for
Attach A REC ARB 5 11 2020 staff report.pdf
additional analysis.)
20
Surface runoff structures and detention ponds should be
No new stormwater features are proposed.
None.
designed to fit into the natural topography to avoid the need
for screening. When visible from the Entrance Corridor street,
these features must be fully integrated into the landscape.
They should not have the appearance of engineered features.
21
The following note should be added to the site plan and the
Equipment is already visible. There are clear
See landscape
architectural plan: "Visibility of all mechanical equipment
limitations associated with screening utility lines.
recommendations, below.
from the Entrance Corridor shall be eliminated."
22-31
Lighting
No lighting is proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping
There are a number of site conditions along the
Provide an analysis of the
are intended to reflect the landscaping characteristic of many
1.6-mile corridor of the power line. These range
entire project area and
of the area's significant historic sites which is characterized
from cleared residential (Fig. 2) and commercial
identify planting areas,
by large shade trees and lawns. Landscaping should promote
(Fig. 3) properties, to wooded parcels with
either within the proposed
visual order within the Entrance Corridor and help to
cleared frontage and open views of the power
easements or within
integrate buildings into the existing environment of the
lines (Figs. 4a, 4b), to wooded area divided by
additional easements, that
corridor.
the power lines with screening vegetation
remaining along the street at varying densities
will be used to meet the
Entrance Corridor Design
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
(Figs. 5a-5d).
Guidelines. Existing plant
similar characteristics. Such common elements allow for
material may be retained
more flexibility in the design of structures because common
Visual order and continuity would be promoted,
to meet this requirement
landscape features will help to harmonize the appearance of
and negative impacts of the proposal could be
where possible. Plantings
development as seen from the street upon which the
mitigated, by planting an informal arrangement
should be proposed in
Corridor is centered.
of mixed shade and ornamental trees along the
corridor. The informal arrangement would be
areas where no planting
currently exists, where
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
more consistent with the surrounding vegetation
screening will be
a. Large shade trees should be planted parallel to the
than the regularly spaced and alternating trees
removed, in areas
Entrance Corridor Street. Such trees should be at least 3Y2
that is more typical of commercial sites in the
exposed to view by the
inches caliper (measured 6 inches above the ground) and
ECs. However, to avoid the conflicts between
proposed clearing, and
should be of a plant species common to the area. Such trees
large shade trees and overhead power lines, new
where trees will be
should be located at least every 35 feet on center.
trees would have to be planted a considerable
removed once the
b. Flowering ornamental trees of a species common to the area
distance from the new lines. REC's vegetation
proposed wider clear
should be interspersed among the trees required by the
management brochure (Attachment A), which
zones are in place.
preceding paragraph. The ornamental trees need not alternate
appears to be geared toward distribution lines
one for one with the large shade trees. They may be planted
(not transmission lines), suggests that large trees
among the large shade trees in a less regular spacing pattern.
should be planted no closer than 65' from utility
c. In situations where appropriate, a three or four board
lines. That is considerably more than the 37.5'
Attach A REC ARB 5 11 2020 staff report.pdf
fence or low stone wall, typical of the area, should align the
that would be the new easement on both sides of
frontage of the Entrance Corridor street.
the poles. The brochure indicates that medium
d. An area of sufficient width to accommodate the foregoing
and low trees can be planted much closer to
plantings and fencing should be reserved parallel to the
utility poles. Though not proposed by REC, an
Entrance Corridor street, and exclusive of road right-of-way
additional increase in the proposed easement
and utility easements.
could provide for safe planting of trees on the
west side of the utility corridor. Incorporating a
mixture of medium to large shrubs and low trees
would help harmonize appearances along the
street and offset the negative visual impacts of
the proposal along this important Entrance
Corridor.
33
Landscaping along interior roads:
No interior roads are proposed.
None.
34
Landscaping along interior pedestrian ways:
No pedestrian was are proposed.
None.
35
Landscaping of parking areas:
No parking area are proposed.
None.
36
Landscaping of buildings and other structures:
No buildings are proposed. Shrubs could be
See #32.
a. Trees or other vegetation should be planted along the
added to the informal mix of shade and
front of long buildings as necessary to soften the appearance
ornamental trees to broaden the diversity of the
of exterior walls. The spacing, size, and type of such trees or
planting and to further balance the visual impact
vegetation should be determined by the length, height, and
of the power poles and lines.
blankness of such walls.
b. Shrubs should be used to integrate the site, buildings, and
other structures; dumpsters, accessory buildings and
structures; "drive thru" windows; service areas; and signs.
Shrubs should measure at least 24 inches in height.
37
Plant species: a. Plant species required should be as
No new plants are proposed.
None at this time.
approved by the Staff based upon but not limited to the
Generic Landscape Plan Recommended Species List and
Native Plants or Vir 'nia Landscapes (4ppendix D .
38
Plant health: The following note should be added to the
No new plants are proposed.
None at this time.
landscape plan: "All site plantings of trees and shrubs shall
be allowed to reach, and be maintained at, mature height; the
topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of
the Want."
Site Development and layout; Development pattern
6
Site development should be sensitive to the existing natural
This proposal does include tree removal, but no
Provide an analysis of the
landscape and should contribute to the creation of an
grading, no impact to river/stream valleys, and
entire project area
Attach A REC ARB 5 11 2020 staff report.pdf
organized development plan. This may be accomplished, to
no buildings. No new planting is proposed. The
identifying locations
the extent practical, by preserving the trees and rolling
narrative indicates that the proposed clearing will
where the native Virginia
terrain typical of the area; planting new trees along streets
provide the opportunity for a native Virginia
meadow strategy and
and pedestrian ways and choosing species that reflect native
meadow and low -growing shrub landscape to
pollinator gardens will be
forest elements; insuring that any grading will blend into the
develop naturally in the expanded easement area.
implemented. Outline the
surrounding topography thereby creating a continuous
However, unmanaged areas, especially along
steps that will be taken,
landscape; preserving, to the extent practical, existing
roadways, are likely to be colonized by non-
beyond tree clearing and
significant river and stream valleys which may be located on
native invasive species. Also, the narrative
trimming, to establish and
the site and integrating these features into the design of
mentions native species pollinator gardens, but
maintain the meadows,
surrounding development; and limiting the building mass
no designs have been provided or planting areas
low growing shrub
and height to a scale that does not overpower the natural
specified. It is highly unlikely that the noted
landscapes, and native
settings of the site, or the Entrance Corridor.
landscapes will establish without detailed
species pollinator
m ement laps.gardens.
39
The relationship of buildings and other structures to the
No travelways, buildings, or circulation systems
See landscaping
Entrance Corridor street and to other development within the
are proposed. Trees exist in parts of the proposed
recommendations, above.
corridor should be as follows:
easement area. No single specimen is known to
a. An organized pattern of roads, service lanes, bike paths,
be particularly significant, but as a whole, the
and pedestrian walks should guide the layout of the site.
wooded area contributes significantly to the
b. In general, buildings fronting the Entrance Corridor street
character of the corridor. Increasing the height of
should be parallel to the street. Building groupings should
the poles and lines, expanding the easements,
be arranged to parallel the Entrance Corridor street.
cutting and limbing trees, and eliminating
c. Provisions should be made for connections to adjacent
screening vegetation will change the view along
pedestrian and vehicular circulation systems.
the EC. This impact could be mitigated with the
d. Open spaces should be tied into surrounding areas to
planting of new trees and shrubs.
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
creek valleys, steep slopes, significant trees or rock
outcroppings), to the extent practical, then such natural
features should be reflected in the site layout. If the
provisions of Section 32.5.2.n of the Albemarle County
Zoning Ordinance apply, then improvements required by
that section should be located so as to maximize the use of
existing features in screening such improvements from
Entrance Corridor streets.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
40-44
Site Grading
No grading is proposed.
None.
Attach A REC ARB 5 11 2020 staff report.pdf
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Increased visual impact resulting from the increased height of the power poles and lines, tree removal, and limbing
2. Proposed treatment of the expanded easement areas
3. Other opportunities to mitigate visual impacts: new landscaping, additional expanded easements, planting and maintenance plans
Staff recommends that the ARB forward the following recommendation on the Special Use Permit to the Planning Commission and Board of
Supervisors:
The ARB recognizes the need for a reliable power supply and the limitations associated with screening utility lines, as well as the opportunity to
offset the increased negative visual impacts of REC's enhancement project in one of the County's primary Entrance Corridors. The ARB has no
objection to the proposed use with the condition that landscaping is provided as follows, to the satisfaction of the ARB:
I. Provide an analysis of the entire project area and identify planting areas, either within the proposed easements or within additional
easements, that will be used to meet the Entrance Corridor Design Guidelines. Existing plant material may be retained to meet this
requirement where possible. Plantings should be proposed in areas where no planting currently exists, where screening will be removed, in
areas exposed to view by the proposed clearing, and where trees will be removed once the proposed wider clear zones are in place.
2. Provide an analysis of the entire project area identifying locations where the native Virginia meadow strategy and pollinator gardens will be
implemented. Outline the steps that will be taken, beyond tree clearing and trimming, to establish and maintain the meadows, low growing
shrub landscapes, and native species pollinator gardens.
ATTACHMENTS
A: REC's "Vegetation Management" brochure
B: Applicant's proposal
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1-7
Special Use Permit Plans: Title Sheet, Transmission Line Improvement Plan
2-18-20
Project Narrative with Exhibits SP
2-18-20
ARB Narrative — Supplement to SUP Narrative
2-18-20
Attach A REC ARB 5 11 2020 staff report.pdf
Figure 1: View of completed power line upgrade in Greene County.
Attach A REC ARB 5 11 2020 staff report.pdf
Figure 2: Google street view looking southwest showing the cleared frontage of a residential property in the corridor.
Figure 3: Google street view looking south showing the cleared frontage of a commercial property in the corridor.
Attach A REC ARB 5 11 2020 staff report.pdf
Figure 4a: Photo looking south showing a representative frontage condition along the corridor with wooded, cleared ,frontage and open view of the
power lines.
10
Attach A REC ARB 5 11 2020 staff report.pdf
Figure 4b: Google street view looking north showing a representative frontage condition along the corridor with wooded area, cleared frontage, and an
open view of the power lines.
11
Attach A REC ARB 5 11 2020 staff report.pdf
Figure 5a: Photo looking north showing a representative frontage condition along the corridor with wooded area divided by the power lines and
screening vegetation remaining along the street.
12
Attach A REC ARB 5 11 2020 staff report.pdf
Figure 5b: Google street view looking south showing a representative frontage condition along the corridor with wooded area divided by the power lines
and screening vegetation remaining along the street.
13
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Attach B REC ARB 5 11 2020 action letter.pdf
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
Phone (434) 296-5832
May 12, 2020
Valerie Long, Esquire
Williams Mullen
321 E. Main Street, Suite 400
Charlottesville, VA 22903
Fax (434) 972-4126
RE: ARB-2020-31: Rappahannock Electric Cooperative (TMP: 02100-00-00-012D0)
Dear Ms. Long,
The Albemarle County Architectural Review Board, at its meeting on Monday, May 11, 2020,
completed an advisory review of the above -noted request to add a 115 kilovolt transmission line
above the circuits on the utility poles standing in the 1.6-mile-long corridor adjacent to the
southbound lanes of Route 29.
The Board by a vote of 3:1, forwarded the following recommendation to the Planning
Commission:
The ARB expresses no objection to the special use permit, subject to the following
conditions:
Provide an analysis of the entire project area and identify planting areas, either within
the proposed easements or within additional easements, that will be used to meet
the Entrance Corridor Design Guidelines. Existing plant material may be retained to
meet this requirement where possible. Plantings should be proposed in areas where
no planting currently exists, where screening will be removed, in areas exposed to
view by the proposed clearing, and where trees will be removed once the proposed
wider clear zones are in place.
2. Provide an analysis of the entire project area identifying locations where the native
Virginia meadow strategy and pollinator gardens will be implemented. Outline the
steps that will be taken, beyond tree clearing and trimming, to establish and maintain
the meadows, low growing shrub landscapes, and native species pollinator gardens.
Attach B REC ARB 5 11 2020 action letter.pdf
If you have any questions concerning any of the above, please feel free to contact me.
Sincerely,
/Z du r Yx�
Margaret Maliszewski
Chief of Planning/Resource Management
434-296-5832 x3276
mmaliszewski@albemarle.org
cc: Rappahannock Electric Cooperative
5045 Dickerson Road
Charlottesville, VA 22901
1111M
Attach C REC applicant 10.16.2020 cover letter.pdf
WILLIAMS MULLEN
Direct Dial: 434.951,5709
vlong@william5mullen.com
October 16, 2020
VIA EMAIL: ARBMembers(a)albemarle.org
Albemarle County Architectural Review Board
Community Development
401 McIntire Road
Charlottesville, Virginia 22902
RE: Rappahannock Electric Cooperative (ARB 2020-31)
Dear Members of the Board
Since my letter to you of July 24, 2020, 1 have had the opportunity to speak with each of
you individually, and I would like to reiterate my appreciation for your time and guidance in
connection with the Rappahannock Electric Cooperative application. I have also had several
follow up meetings with Margaret and Scott Clark, who is the lead reviewer on the SUP
application, about our interest in coming back before the Board to discuss the application again
in an effort to collaborate with you on recommended conditions of approval that are workable for
REC and the project. We appreciate the opportunity to continue this discussion with you on this
important project for the community.
In addition, since our ARB meeting on May 11, 2020, REC has carried out its five year
maintenance of the right-of-way along the project boundary. I visited the site just a few days later
and took a number of photographs of the conditions along the right-of-way corridor to document
the maintenance, and I understand that Margaret and Scott have visited the area as well. We will
be prepared to share samples of our photographs at the next meeting, and discuss REC's plan
to continue utilizing Integrated Vegetation Management ("IVM") along the corridor in both the
existing and proposed expansion of the easement area. We think that the photographs we have
of the pre -maintenance conditions and the post -maintenance conditions will enable us to more
effectively describe how IVM will be implemented, and how it is an appropriate plan for maintaining
this corridor while also allowing REC to carry out the project and meet its obligations to protect
the community from electrical outages caused by inappropriately managed vegetation.
With that in mind, we have worked to identify ways that we might work with you to update
the proposed conditions of approval to clarify that REC will implement IVM in the project area.
REC has also begun the process of creating a corridor specific IVM plan, which I have enclosed.
This draft IVM plan is in the early stages of development, and subject to further review and
updates by REC and its team of certified utility corridor arborists, but it is our hope that it will
provide a better explanation of how REC will utilize IVM to manage the vegetation along the
Entrance Corridor and balance the objectives listed in the draft plan. We have also worked to
update the proposed conditions to specifically refer to the plan, such that if the SUP is approved,
implementation of the final plan would be a condition of approval of the SUP.
We look forward to discussing this project with the Board in more detail in the coming
weeks. Should you have any questions or comments that we can address in advance of the
meeting, please do not hesitate to contact me. Again, we appreciate the additional time and
Attach C REC applicant 10.16.2020 cover letter.pdf
July 24, 2020
Page 2
guidance that each of you and Margaret and Scott have provided in connection with this important
project.
Thank you for your consideration.
Sincerely yours,
`14&Tie Zl/ ZOAy
Valerie W. Long
Attachments (2)
cc: Margaret Maliszewski, Chief of Planning - Resource Management
(MMaliszewski0albemarle.oro)
Scott Clark, Senior Planner
(sclark(a)albemarle.orp)
Lee Brock, Rappahannock Electric Cooperative
(Ibrock a-)mvrec.coop)
Attach D REC applicant 10 16 20 Draft Integrated Vegetation Management Plan.pdf
DRAFT
Rappahannock Electric Cooperative
Integrated Vegetation Management Plan
to Accompany SUP 2020-00007
, 2020
This Integrated Vegetation Management Plan (this "IVM Plan") is prepared by Rappahannock
Electric Cooperative ("REC") in connection with its proposed 115 kV transmission line in
Albemarle County.
Backaround:
Unmanaged vegetation growing near power lines can damage electric facilities and cause
problems with public safety, power supply, access, emergency service restoration, security, and
lines of sight. It can also compromise compliance with environmental, legal, regulatory, and
other requirements. Vegetation interference with power lines is one of the most common
causes of electrical outages, as it can cause electric service interruptions when it contacts or
comes sufficiently close to overhead high -voltage conductors to create an arc. Vegetation and
conductors can come too close together when they are blown into one another by high wind or
when lines stretch and sag due to high temperatures or heavy snow or ice buildup. Trees may
also provide access for children and others to lines, potentially resulting in contacts that can
cause serious injury or death.
In light of the effect that tree -power line conflicts can have on public safety and service
reliability, utilities are required to control vegetation growing in proximity to electric facilities.
Proper vegetation management along utility rights -of -way ("ROW') is particularly essentially for
avoiding problems attributed to poorly managed vegetation and overgrowth
Integrated Vegetation Management ("IVM") is a practice of promoting desirable, stable, low -
growing plant communities that will resist invasion by tall growing tree species, through the use
of appropriate, environmentally sound and cost-effective control methods. IVM strategies are
both integrative and site -specific and can reduce the environmental impacts on land, water,
habitat and wildlife, and reduce environmental and human health risks in a more effective, safe,
and cost-effective manner.
Objectives
REC's objectives in this IVM Plan are:
• Implement environmentally sound, cost-effective control of vegetative species that
potentially conflict with REC's electric facilities and infrastructure, while promoting
compatible, early successional, sustainable plant communities which have myriad
environmental, health, and social benefits.
Attach D REC applicant 10 16 20 Draft Integrated Vegetation Management Plan.pdf
DRAFT
• Prevent outages caused by vegetation. Execute a proactive approach to prevent and
reduce exposure to tree -caused power outages that balance all other Objectives.
• Maintain access for its employees and contractors to safely carry out maintenance and
repairs within the ROW, and minimize injuries due to slips, trips, and falls.
• Facilitate prompt and safe restoration of electric service during emergencies and
outages
• Protect its infrastructure (including poles, wires, and transformers, among others).
• Proactively manage to promote native Virginia meadows, low growing shrub landscapes,
and native species pollinators in the existing and proposed utility easement areas by
suppressing forest succession.
• Promote lower growing trees, certain amounts of brush, grasses, wildflowers, and other
compatible vegetation that is compatible with safety needs and regulations, and that is
visually pleasing when viewed from the Entrance Corridor.
Site Evaluation
After managing this portion of its territory for many years, REC is very familiar with the site
characteristics and conditions, which vary along the 1.6-mile span of the project. Some areas
are wooded, some are developed with private residences and associated lawns and accessory
structures, others are developed with small businesses and associated improvements such as
buildings and parking lots. One parcel includes a house of worship and areas that are wooded
and others that are open.
There is a variety of Virginia upland mixed hardwoods, with excellent growing site conditions
(excellent soil, drainage, and water). REC has assessed the height of its poles and lines,
density of stems per acre, species, voltage, loading, and other site conditions.
Trees adjacent to the line will be pruned based on projected growth which varies dramatically
depending on species. For example, a maple tree may grow six to ten feet per year on a
favorable site, while a cedar tree may only grow six inches.
Trees within the right-of-way will be allowed to remain if they are low growing, compatible
species such as redbuds, dogwoods, winterberry, serviceberry, etc. Trees that are incompatible,
such as yellow -poplars, oaks, maples and other "timber -sized" species will be removed every
five years. In addition, trees outside the right-of-way may be periodically assessed for health
and vigor and selectively removed if they are found to be potentially dangerous.
Some of the areas that currently have a "tunnel' effect created by trees that hang partially over
Rt. 29, will be more open and be more visually pleasing after the vista is created between the
road and new tree canopy line.
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Attach D REC applicant 10 16 20 Draft Integrated Vegetation Management Plan.pdf
DRAFT
Based on this site evaluation, REC has determined that a five-year maintenance cycle is
appropriate, along with a mid -cycle hazard tree inspection. The mid -cycle inspection will assess
whether any hazardous situations have developed since the maintenance was carried out, and
provide an opportunity to conduct appropriate remedial action to correct those situations. REC
has a fiduciary responsibility to its member owners to minimize expenses associated with
maintenance cycles, but the site characteristics of the project area are such that there is the
potential for hazards to develop in less than five years. The mid -cycle assessment is designed
to reduce these hazard risks.
Action Thresholds
Action thresholds for this project area are as follows:
• Any plant species that has an ability to attain a height of 10 feet will be treated and/or
removed at the time of the 5-year maintenance cycle.
This clearance height will be sufficient to prevent flashover between trees and
conductors, considering the combined movement of vegetation and conductors in
high wind and sagging of conductors due to elevated temperatures and icing.
Trees and other vegetation that are a compatible species and that do not typically attain
a height of 10 feet may be left in place and pruned if necessary.
• These guidelines will at all times be subject to the rights of, and shall not limit the rights
of any person or entity other than REC, such as the owners of the subject parcels and
any lessee, tenant, or easement holder other than REC or its successors, within the
utility easement areas to carry . For any period of time during which such other persons
or entities maintain their land by use of an alternative practice (such as mowing),
Rappahannock Electric Cooperative's obligation to implement Integrated Vegetation
Management shall be deemed satisfied with respect to any portion of the existing and
proposed utility easement areas that is so maintained.
Most dead or dying trees will be removed, and the wood will be left for the property
owner, unless it is possible to leave a habitat tree that will not fall into a roadway or be a
risk to the public.
• If any dead or dying tree is not adjacent to a roadway or it would not otherwise create a
safety hazard, there shall be consideration for leaving all or a portion of the dead or
dying tree in place as wildlife habitat for raptors and other nesting animals. Trees
occasionally can be left at 10-12 feet to become hunting perches for raptors or cavity
nesting birds, if they will not pose a safety threat.
This requirement is subject to, and does not limit, the land use rights of any person or
entity other than Rappahannock Electric Cooperative or its successors. Such other
persons or entities include the owners and any lessee, tenant, or easement holder other
than Rappahannock Electric Cooperative or its successors, of any underlying parcel(s)
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Attach D REC applicant 10 16 20 Draft Integrated Vegetation Management Plan.pdf
DRAFT
of land within the existing and proposed utility easement areas, who may desire to
manage the land using alternative methods (such as mowing), provided that such
alternative methods are consistent with REC's easement rights.
Evaluation and Control Methods
REC will work to achieve the Objectives of this Plan using the following control methods
Manual Control Methods. Manual methods are performed by maintenance workers with hand
carried tools, such as chain saws, hand saws, pruning shears, and other devices to control
incompatible vegetation. These methods are selective and can be used where other methods
are not appropriate.
• Manual methods will be used in any environmentally sensitive areas within the
project area, such as stream banks and critical slopes.
Mechanical Control. Mechanical control methods are carried out using machines. REC will
utilize mechanical controls where appropriate, such as bucket trucks with hydraulic saws
combined with other mechanical pruning equipment.
• Mechanical methods will not be used in any environmentally sensitive areas within
the project area, such as stream banks and critical slopes.
Trees adjacent to the line will be pruned based on projected growth which varies dramatically
depending on species. For example, a maple tree may grow six to ten feet per year on a
favorable site, while a cedar tree may only grow six inches.
Trees within the right-of-way will be allowed to remain if they are low growing, compatible
species such as redbuds, dogwoods, winterberry, serviceberry, etc. Trees that are incompatible,
such as yellow -poplars, oaks, maples and other "timber -sized" species will be removed every
five years. In addition, trees outside the right-of-way may be periodically assessed for health
and vigor and selectively removed if they are found to be potentially dangerous.
Some of the areas that currently have a "tunnel" effect created by trees that hang partially over
Rt. 29, will be more open and be more visually pleasing after the vista is created between the
road and new tree canopy line.
Implementation
Based on REC's assessment of the site and experience with the project area, it proposes a
regular work schedule to achieve the Objectives of this Plan.
REC will implement this Plan on a regular 5-year maintenance schedule with a mid -year
inspection cycle.
This schedule will include prompt monitoring and quality assessment as discussed in more
detail below.
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Attach D REC applicant 10 16 20 Draft Integrated Vegetation Management Plan.pdf
DRAFT
Monitoring and Quality Assurance
Following each 5-year maintenance cycle, REC will continue to implement an inspection and
quality control process to ensure that the Implementation of this Plan is consistent with the
stated Objectives.
• The entire length of the project area will be inspected on foot by an ISA certified arborist.
• The inspection will assess whether any remaining hazards exist and confirm that this
Plan has been effectively implemented
• Monitoring may also be carried out by aerial assessment as well as foot patrols
• Any areas not in compliance with this Plan will be promptly addressed and corrected,
typically Inspection of completed work.
• REC will utilize an electronic documentation system to confirm remedial actions comply
with this Plan and are promptly carried out.
As new information becomes available and as site conditions and circumstances evolve, REC
shall reassess this Plan as appropriate, and provide any updated plan to the Director of
Community Development or his or her designee.
43623273_1
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Attach E REC applicant 10 16 20 recommended ARB conditions.pdf
The ARB expresses no objection to the special use permit, subject to the following conditions:
1. Rappahannock Electric Cooperative ("REC") shall maintain the existing and proposed utility
easement areas by implementing the Integrated Vegetation Management plan prepared by Cindy
Musick, Director of Vegetation Management for REC dated , 2020, entitled
"Integrated Vegetation Management Plan to Accompany SUP 2020-000007" (the " IVM Plan"),
which IVM Plan is attached hereto.
2. This requirement is subject to, and does not limit, the land use rights of any person or entity other
than Rappahannock Electric Cooperative or its successors. Such other persons or entities include
the owners and any lessee, tenant, or easement holder other than Rappahannock Electric
Cooperative or its successors, of any underlying parcel(s) of land within the existing and
proposed utility easement areas. For any period of time during which such other persons or
entities maintain their land by use of an alternative practice (such as mowing, or other
development or modifications permitted or approved by Albemarle County), Rappahannock
Electric Cooperative's obligation to implement Integrated Vegetation Management shall be
deemed satisfied with respect to any portion of the existing and proposed utility easement areas
that is so maintained.
3. REC retains the right to remove or trim any tree, or portion thereof, within the existing and
proposed utility easement areas, when it determines such action is necessary to protect public
safety.
42650956_3
2020 2.pdf
View north from 5046 N. Seminole Trail (currently closed convenience store)
View north from Frays Mills Road
Attach F REC maintenance photos Sep 2020 2.pdf
View north from Frays Mill Road
View south from Frays Mill Road
Attach F REC maintenance photos Sep 2020 2.pdf
View north from Dickerson Road