HomeMy WebLinkAboutSP202100006 SP Checklist 2021-02-26SPECIAL USE PERMIT CHECKLIST for
(Reviewer Initials)
smc/wdf
PREAPP202000109 Ivy Landfill Solar Facilities
TMP 07300-00-00-02800
After the mandatory pre -application meeting, county staff will mark this checklist appropriately so
that it is clear to the applicant the information from Section 33.4 (c) that must be submitted with
the official application
Required for
Provided with
application?
(County Staff)
application
(Applicant)
SECTION 33.4(c)
X
X
YES
NO
X
A narrative of the project proposal, including its public need or benefit;
X
A narrative of the proposed project's consistency with the comprehensive plan,
including the land use plan and the master plan for the applicable development area;
X
A narrative of the proposed project's impacts on environmental features.
X
A narrative that addresses the impacts of the proposed development on public
transportation facilities, public safety facilities, public school facilities, and public
parks.
X
One or more maps showing the proposed project's regional context and existing natural
and manmade physical conditions;
X
A conceptual plan showing, as applicable:
X
1) the .t Aet...GA inGluding CiMbilatiOR the and , ..:...._ to
StFe within pFeject
,:s.:... and ...,.... sect eF pl....Red StFe .t; within ....a eut. ide of the pF eet; entrance,
internal roads, and parking areas
X
2) typical cross -sections to show proportions, scale and streetscape/cross-
sections/ci rculation;
X
3) the general location of pedestrian and bicycle facilities;
X
4) building- envelopes; envelopes for locations of the solar arrays; locations of major
equipment
X
5) parking envelopes;
X
6) public spaces and amenities;
SPECIAL USE PERMIT CHECKLIST 09-2020 Page 1 of 4
X
7) areas to be designated as conservation and/or preservation areas;
X
8) conceptual stormwater detention facility locations; including description of how
stormwater flows will be managed if no grading is possible on landfill cap
X
9) conceptual grading;
Other special studies or documentation, if applicable, and any other information
identified as necessary by the county on the pre -application comment form.
• To be shown on the conceptual plan:
o Location of critical slopes (we recommend that the project area avoid
critical slopes)
o Topography
o Stream buffers (based on county Water Protection Ordinance)
o Conceptual grading and ground disturbance (if any)
o Existing and/or proposed vegetated buffers to limit views, especially from
the 1-64 entrance corridor
o Fence locations
o Setbacks (we recommend applying the normal 75-foot front setback for
RA -zoned properties to all solar -panel areas, even if they abut other
parcels rather than roads)
o Location and character of connections to existing substation or
transmission lines
o If there is will be a defined lease area for the project outside of which
solar -related uses will not occur, that should be shown on the plan.
• To be included with the application:
o Project narrative. A narrative identifying the applicant, facility owner, site
owner, and operator, if known at the time of the application, and
describing the proposed large scale solar energy facility, including an
overview of the project and its location; the size of the site and the
project area; the current use of the site; the estimated time for
construction and proposed date for commencement of operations; the
planned maximum rated capacity of the facility; the approximate number,
representative types and expected footprint of solar equipment to be
constructed, including without limitation photovoltaic panels; ancillary
facilities, if applicable; and how and where the electricity generated at
the facility will be transmitted, including the location of the proposed
electrical grid interconnection.
o Noise -generation information on switching equipment, inverters, and any
other noise -producing equipment should be included in the application
o Decommissioning plan (and description of what is involved)
o A viewshed analysis shall be submitted to assess visibility from adjoining
property owners and roadways, with photo -simulations of the views of
the facility, including views from various points along 1-64. If at all
possible, this analysis should be based on vegetation heights (from LIDAR
source or the equivalent) rather than ground elevation.
o As part of the SEF application, the applicant shall submit a construction
phasing plan which shall include the following:
• a. The anticipated life of the project;
• b. The phasing of the project's construction, including any off -site
improvements;
• c. When the project is estimated to be complete.
SPECIAL USE PERMIT CHECKLIST 09-2020 Page 2 of 4
o Landscaping and screening plan. The applicant must submit a landscaping
and screening plan that addresses the vegetative buffering required in
this article, including the use of existing and newly installed vegetation to
screen the facility. The plan also must address the use of pollinator -
friendly and wildlife -friendly native plants, shrubs, trees, grasses, forbs
and wildflowers in the project area and in the setbacks and vegetative
buffering as required in this article.
o A report of impact on adjacent property values prepared by a qualified
third party, such as a licensed real estate appraiser.
o An economic impact analysis prepared by a qualified third party that
reports any expected change in the value of the subject property,
expected employment during the construction of the facility, any
expected impact on the county's tax revenues, the estimated costs to the
county associated with the facility in the form of additional services, and
information on any other economic benefits or burdens from the facility
that may be requested by the zoning administrator.
o A copy of the cultural resources review conducted in conjunction with the
state department of historic resources for the permit by rule process shall
be submitted by the applicant prior to the issuance of a building permit.
This report shall be in addition to the report required in subsection (j)(1)
and shall further identify historical, architectural, archeological, or other
cultural resources on or near the proposed facility.
o A report on the potential impacts on wildlife and wildlife habitats at the
site and within a two-mile radius of the proposed facility using
information provided by the state department of game and inland
fisheries or a report prepared by a qualified third party.
o A report on potential impacts on pollinators and pollinator habitats at the
site, including but not necessarily limited to the submission of a
completed solar site pollinator habitat assessment form as required by
the zoning administrator.
o A glint and glare study that demonstrates either that the panels will be
sited, designed, and installed to eliminate glint and glare effects on
roadway users, nearby residences, commercial areas, and other sensitive
viewing locations, or that the applicant will use all reasonably available
mitigation techniques to reduce glint and glare to the lowest achievable
levels. The study will assess and quantify potential glint and glare effects
and address the potential health, safety, and visual impacts associated
with glint and glare. Any such assessment must be conducted by qualified
individuals using appropriate and commonly accepted software and
procedures.
o The proposed use of available technology, coatings, and other measures
for mitigating adverse impacts of the facility
o Existing soils information —normally this would include mapping and
analysis of prime agricultural soils and steep slopes. In this case, the
analysis should describe the existing landfill and the project's impact on
it.
o A report from the transmission owner or a regional transmission
organization stating that the transmission system has sufficient capacity
to support the proposed project.
o Information for Albemarle County emergency services providers on fire
and/or materials hazards associated with the facility.
Zoning list of items to be included:
SPECIAL USE PERMIT CHECKLIST 09-2020 Page 3 of 4
• Zoning staff recommends the location of the inverters be as far as possible from
neighboring parcels, particularly neighboring parcels with residences on them.
Per section 4.18 of the Zoning Ordinance, maximum sound level in receiving
zones adjoining parcels) is 60 dBA during daytime hours ( 7:00am-10:00pm).
Please provide more information on the duration and sound level of the noise
being generated by inverters, as well as proposed locations, distances from
property lines and expected sound levels at the property lines.(Planning note:
long -duration sounds that meet the 4.18 limits but are audible to nearby
residences will also be of concern.)
• Staff anticipates that procedures for decommissioning of the site will be relevant
to potential conditions of approval. Some potential conditions drawn from a
Larger -Scale Model Solar Ordinance provided by DEQ may include the submission
of an initial Decommissioning and Rehabilitation Plan to the County Engineer,
notification of the Zoning Administrator at the abandonment or discontinuance of
the use, and complete physical removal of the project within 6 months of
abandonment.
• Please provide information on the location and character of any temporary yards
or areas that will be used during the construction phase.
• Please provide information on the location and size of proposed permanent
equipment yards or storage (if applicable) and any permanent parking locations.
• Please show distances from equipment to any houses less than 100' from
mechanical equipment, even across roads
Please note: There are additional submittal requirements outlined on the official application for a Special Use Permit.
Read and Sign
I hereby state that, to the best of my knowledge, the official application submitted contains all information marked on
this checklist as required for application.
Signature of person completing this checklist Date
Print Name
Daytime phone number of Signatory
SPECIAL USE PERMIT CHECKLIST 09-2020 Page 4 of 4