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SP202100006 Plan - Submittal (First) 2021-05-14
FOR OFFICE USE ONLY SP N Fee Amoom r Date Pun B'. Receml C6 Br Resubmittal of information for Special Use Permit PROJECT NUh1Bf:R THAT HAS BEEN ASSIGNED: P 2021-00006 Owner/Applicant'_llust Read and Sign I hereby certify that the information provided inth this resubmittal is what has been requested from staff Signature of Owner, ct Amberli Young May 14, 2021 Date 202-844-6424 Prim Name Daytime phone number of Signatory FEES to be Daid after 2DD1iC2tion For original Special Use Permit fee of $1,075 19 First rembmissioe CIO BE PAID MIEN THE RESURLUSS10N IS WZE TO 1T, ME STAFF) Free ❑ Eaehadditionalttsnbmi== omPAIDn] THEREsLBanSsroNisT ETOLyT Sr AM i 1 $536 For original Special Use Permit fee of $2,000 ❑ Fast resobuiation Crow PA ,%' rHE BEsnHNIS51oFrs1fAOE rovrrArm STATT) Frae ❑ Each addnicnalresobminion oas PAm WHEN THE ResossussioNtsaranE rotNTAEE sr $1,075 County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 9724126 R.W 11-015 Paee 1 of l s Special Use Permit Application Ivy Landfill Solar Facilities Albemarle County, VA 'Community POWER GROUP Applicant: Community Power Group, LLC 4636 Connecticut Ave #42729 Washington, DC 20015 February 2021 Ivy Landfill Solar Facilities - SUP Application Toble of Contents SECTION 1: PROJECT NARRATIVE.................................................................................................... 3 General Project Information............................................................................................................................... 3 ProjectProposal................................................................................................................................................. 4 Consistency with Comprehensive Plan............................................................................................................... 5 Impacts on Public Facilities and Public Infrastructure.......................................................................................... 5 Impacts on Environmental Features................................................................................................................... 6 Responses to First Review Comments Letter...................................................................................................... 6 SECTION 2: EXHIBITS.......................................................................................................................8 Exhibit A: Special Use Permit Application Form.................................................................................................. 9 Exhibit B: Pre -Application Checklist from Albemarle County..............................................................................10 ExhibitC: Boundary Survey...............................................................................................................................11 Exhibit D: Project Tax Statement.......................................................................................................................12 Exhibit E: Owner Certification Form...................................................................................................................13 Exhibit F: Map of Regional Context and Existing Conditions...............................................................................14 Exhibit G: Project Conceptual Plan.....................................................................................................................15 Exhibit H: Statement on Noise Generation.........................................................................................................16 Exhibit I: Visual Impact Analysis........................................................................................................................17 Exhibit1: Glare Study........................................................................................................................................18 Exhibit K: Decommissioning Plan.......................................................................................................................19 Exhibit L: Construction Phasing Plan..................................................................................................................20 ExhibitM: Landscape Plan.................................................................................................................................21 Exhibit N: Cultural Resources Review................................................................................................................22 Exhibit O: Impact on Adjacent Property Values..................................................................................................23 Exhibit P: Economic Impact Analysis..................................................................................................................24 Exhibit Q: Wildlife Impact Report ......................................................................................................................25 Page 2 of 30 Ivy Landfill Solar Facilities - SUP Application Exhibit R: Statement on Pollinator Impact.........................................................................................................26 Exhibit S: Technology Statement.......................................................................................................................27 Exhibit T: Statement on Landfill Soils and Project Impact...................................................................................28 Exhibit U: Statement on Transmission Capacity.................................................................................................29 Exhibit V: Emergency Services Information........................................................................................................30 Section 1: Project Narrative General Project Information Project Community Power Group, LLC Applicant/Facility Contact: Amberli Young Owner 202-844-6424 5636 Connecticut Ave NW #42729 Washington, DC 20015 Site Owner/Operator Rivanna Solid Waste Authority Contact: Executive Director 434-977-2970 695 Moores Creek Lane Charlottesville, VA 22902 Site Address/Parcel Ivy Material Utilization Center Information 4576 Dick Woods Rd Charlottesville, VA 22903 Parcel ID: 07300-00-00-02800 Total Parcel Acreage: 300.59 Proposed Solar Facility The proposed project is comprised of three 1MWac solar facilities to be located on the capped landfill area. The solar panels will be installed for electricity generation on the areas with the most stable topography of the landfill area, to the interior of the site. Size of Parcel/Project The total parcel size is 300.59 acres. The total project area will be Area approximately 15 acres. Current Use Zoning: Rural Areas The parcel is currently used as a capped landfill and waste & recycling center. Construction Period The construction period of this project is expected to take three months. An estimated completion date for this project is June 2022. Major Equipment • Solar Panels: Jinko TR Bifacial 72M 535W Selected Count: 8,064 panels Area covered: 5.04 acres • Inverters: CPS SCH100/125KTL-DO 125kW Page 3 of 30 Ivy Landfill Solar Facilities - SUP Application Count: 24 inverters Area covered: 0.004 acres • Racking: GameChange Solar Precast Ballasted Ground System Point of The proposed solar facilities will be wired to transformers located Interconnection near an existing three-phase utility pole in the western side of the parking lot. The interconnection of each of the three systems will occur in this area with customer -owned utility poles installed as part of construction. Project Proposal The Community Power Group ("CPG') is excited to present this Special Use Permit application for our Ivy Landfill Solar Facilities project, to be located at the Ivy Material Utilization Center at 4576 Dick Woods Road. This project is being developed in partnership with the Rivanna Solid Waste Authority, and it is comprised of three 1MW solar facilities to be located on portions of the capped landfill. The Ivy Landfill is located in the Rural Areas zoning district of Albemarle County, requiring a Special Use Permit for commercial solar facilities. o Public need or benefit This Project will provide a number of benefits to the public, including providing renewable energy to reduce area carbon emissions and criteria pollutants. This site represents a property already designated for a landfill to support an additional use that is sustainable. The project is also designed to comply with the requirements of the Virginia Clean Economy Act in order to help Dominion Virginia meet their regulatory requirements for renewable energy, including developing 1MW sites for renewable energy credits, and developing on "previously -developed" sites. o How the special use will not be a substantial detriment to adjacent lots Solar facilities do not cause significant impacts to surrounding sites because they do not produce significant noise, dust, fumes, or light during their operation. The proposed project would be screened from surrounding residential lots due to existing vegetation, and because the systems will be sited on areas of the landfill that have settled. o How the character of the zoning district will not be changed by the proposed special use Because this project is taking advantage of a previously -developed landfill site, the agricultural and low -density character of the "Rural Areas" zoning district will be maintained. Page 4 of 30 Ivy Landfill Solar Facilities - SUP Application o How special use will be in harmony with: ■ Purpose and intent of zoning ordinance We aim to fully comply with the regulations of the zoning ordinance, and are proposing a project that is permitted by special use permit. ■ Uses permitted by right in the zoning district Because the proposed project is located on a previously -developed site, will be low to the ground, and will take advantage of existing access roads and parking, there will be no effects on other uses permitted by right in the district. ■ Regulations provided in Section 5 of zoning ordinance as applicable There are no regulations in Section 5 regarding solar facilities. ■ The public health, safety, and general welfare This project will have no impact of the public health, safety, and general welfare. We feel that solar facilities represent a quiet, unobtrusive use that toes not result in significant impacts for the surrounding communities. We will comply with all building, fire, environmental, and other applicable codes of Albemarle County and the State of Virginia during the construction of these facilities, including procuring an amendment to the closed landfill permit for the site. o Details such as number of persons, operating hours, unique features of use The proposed solar facilities will not require any onsite staff. It is expected that annual maintenance visits will be performed by a 1-2-person team of technicians, who will be able to utilize existing site parking and access points. This use will have no impact on existing operations at the Ivy Material Utilization Center. Consistency with Comprehensive Plan The Albemarle Comprehensive Plan recognizes the Ivy Material Utilization Center as one of only two closed landfill sites in Albemarle County. Because the site has already received a closed landfill permit, there is little else that can be done with this land. By siting these facilities on a closed landfill, other areas designated for uses such as agriculture or residential development are preserved for those uses. Impacts on Public Facilities and Public Infrastructure Page - of 30 Ivy Landfill Solar Facilities - SUP Application The Community Power Group attests that the proposed Ivy Landfill Solar Facilities will not have significant material impacts on public facilities and public infrastructure, as it will not be connected to any systems for water, sewage, and stormwater. The facility will not generate any additional traffic beyond what is currently expected for the Ivy Material Utilization Center, as the solar facilities require no daily staff and only annual maintenance visits by a team of 1-2 technicians. The proposed project will not have any impact on public transportation facilities, public safety facilities, public school facilities, or public parks. There will be no permanent staff or residents located at the project site. CPG will communicate with Albemarle County emergency service providers in advance of project construction regarding access to the site in the case of fire. Impacts on Environmental Features Community Power Group has performed several due diligence activities for this project in regards to the surrounding environmental features to ensure this project does not generate any significant impact. Because the project would be located on a closed landfill, the solar project will have to take extra precautions not penetrate the landfill cap or cause any issues for the landfill maintenance. CPG expects to apply with the Virginia Department of Environmental Quality to amend the landfill closure permit for the solar facilities, and CPG has experience designing and installing solar facilities on top of closed landfills. The local Virginia Ecological Services Field Office issued a determination for the project that Northern Long-eared Bats, which are a threatened species, are located within the general area of the project but there are no critical habits within the project area. A review of the Virginia Department of Game and Inland Fisheries online Northern Long-eared Bat map shows that no roosts or habitats are shown in the vicinity. The Virginia Department of Conservation and Recreation's Division of Natural Heritage issued a determination for the project that no natural heritage resources have been documented within the project boundary and a 100-foot buffer. Responses to First Review Comments Letter CPG received a letter dated April 28`h, 2021 from the Department of Community Development of Albemarle County detailing comments provided to this application upon first review. CPG provides the following responses regarding the comments presented by Lea Brumfield, Senior Planner II with Zoning. 1. Parking and Access a. CPG appreciates the comment regarding protecting required parking for the Ivy Material Utilization Center, and a similar comment from Howard Lagomarsino with Fire/Rescue regarding protecting access. CPG has moved the construction staging area to the open paved area on the southeastern portion of the site. Rivanna Solid Waste Authority has confirmed that there is sufficient area to support the required staging and parking for construction. Page 6 of 30 Ivy Landfill Solar Facilities - SUP Application b. A vehicle will not need to access the panel areas to perform maintenance work. Maintenance technicians will be able to access the facilities through the existing road in the center of the site, which will be sufficient to transport any equipment for replacement, as well as the tools required for maintenance. 2. Concept Plan a. The Concept Plan has been updated to show the expected location of the inverters and distribution lines to the point of interconnection. 3. Critical Slopes a. Chapter 18 Article 1 Section 3.1 of the Albemarle County Code of Ordinances defines critical slopes as "slopes, other than managed or preserved slopes, of 25 percent or greater as determined by reference to either current topographic mapping available from the County or a more accurate field survey certified by a professional surveyor or engineer." Using the 2018 4-Foot Contour data public by the Albemarle County Geographic Data Services, a slope raster file was created for the area surrounding the proposed solar facilities. The panel areas were plotted onto the slope tile, showing that the panel areas are outside of the of any 25% sloping areas. ■ Legend Soar Facilities lope (%) ■ alue ■ 0.000"1 - 5 ■ 5.000001- 10 10.000001 - 15 i 15.000001 -20 — 20.000001 - 25 Ir 25.000001 - 30 _ 0000001 -35 — 35.000001 -40 40,000001 - 45 = 45.000001 - 5 55.000001 - 55 ■ V 000001 - 60 60, 60.000001 - 65 ■ 65.000001-]0 --� Page 7 of 30 Ivy Landfill Solar Facilities - SUP Application Section 2: Exhibits Page 8 of 30 Ivy Landfill Solar Facilities - SUP Application Exhibit A: Special Use Permit Application Form Page 9 of 30 Application for Special Use Permit M IMPORTANT: Your application will be considered INCOMPLETE until all of the required attachments listed on page 2 have been submitted with the appropriate signature on page 3. Also, please see the list on page 4 for the appropriate fee(s) related to your application. PROJECT NAME: (how should we refer to this application?) Ivy Landfill Solar Facilities PROPOSAL/REQUEST: 3 1 MW Solar facilities on the Ivy Material Utilization Center ZONING ORDINANCE SECTION(S): Section 10.2.2-58. EXISTING COMP PLAN LAND USE/DENSITY: Rural Areas LOCATION/ADDRESS OF PROPERTY FOR SPECIAL USE PERMIT: 4576 Dick Woods Road, Charlottesville VA 22903 TAX MAP PARCEL(s): 07300-00-00-02800 ZONING DISTRICT: Rural Areas # OF ACRES TO BE COVERED BY SPECIAL USE PERMIT if a portion, it must be delineated on a plat): 14 acres Is this an amendment to an existing Special Use Permit? If Yes provide that SP Number. SP- ❑ YES 0 NO Are you submitting a preliminary site plan with this application? ® YES ❑ NO Contact Person (Who should we call/write concerning this project?): Amberli Address 5636 Connecticut Ave NW #42729 City Washington State DC zip 20015 Daytime Phone (202) 8446424 Fax # C__) E-mail amberli@communitypowergroup.com Owner of Record Rivanna Solid Waste Address 695 Moores Creek Lane City Charlottesville State VA zip 22902 Daytime Phone ( 434) 9772970 Fax # C__) Applicant (Who is the Contact person representing?): Community Power Address 5636 Connecticut Ave NW #42729 Daytime Phone CLO?) 8446424 Fax # (__) E-mail LLC City Washington State DC zip 20015 E-mail amberli@communitypowergroup.com Does the owner of this property own (or have any ownership interest in) any abutting property? If yes, please list those tax map and parcel numbers: 07300-00-00-030D0,07300-00-00-030C0,07300-00-00-011AO, 07300-00-00-012A0,07300-00-00-017D0, 7300-00-00-017EO FOR OFFICE USE ONLY SP # SIGN # Fee Amount $ Date Paid By who? Receipt # Ck# By: ZONING ORDINANCE SECTION Concurrent review of Site Development Plan? YES_ NO County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 Special Use Permit Application Revised 2/28/2019 Page I of 5 & OTHER INFORMATION TO BE PROVIDED for THE APPLICATION TO BE OFFICIALLY SUBMITTED & DEEMED COMPLETE 0 Application Signature Page 0 One (1) completed & signed copy of the Checklist for a Special Use Permit. ❑ One (1) copy of the Pre -application Comment Form received from county staff 0 One (1) copy of any special studies or documentation as specified in the Pre -application Comment Form, ❑ Seventeen (17) folded copies of a Conceptual Plan. ❑ Seventeen (17) copies of a written narrative The narrative must be laid out to identify each of the bulleted TITLES as follows: PROJECT PROPOSAL The project proposal, including • its public need or benefit; • how the special use will not be a substantial detriment to adjacent lots, • how the character of the zoning district will not be changed by the proposed special use, and • how the special use will be in harmony with the following; o the purpose and intent of the Zoning Ordinance, o the uses permitted by right in the zoning district, o the regulations provided in Section 5 of the Zoning Ordinance as applicable, and o the public health, safety and general welfare. (be as descriptive as possible, including details such as but not limited to the number of persons involved in the use, operating hours, and any unique features of the use) the land use plan and the master plan for the applicable development area; IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE The proposed project's impacts on public facilities and public infrastructure. IMPACTS ON ENVIRONMENTAL FEATURES The proposed project's impacts on environmental features. 0 One (1) copy of the most recent recorded plat, that shows the Deed Book/Page Number, of the parcel(s) composing the proposed project, or a boundary survey if a portion of one or more parcels compose the proposed project, both of which shall include a metes and bounds description of the boundaries. 0 Taxes, charges, fees, liens owed to the County of Albemarle As the owner/agent I certify that any delinquent real estate taxes, nuisance charges, stormwater management utility fees, and any other charges that constitute a lien on the subject property, which are owed to the County of Albemarle and have been properly assessed against the subject property, have been paid. PLEASE CONSULT THE LIST OF ITEMS WHICH WILL BE REVIEWED BY STAFF Special Use Permit Application Revised 2/28/2019 Page 2 of 5 APPLICATION SIGNATURE PAGE If the person signing the application is someone other than the owner of record, then a signed copy of the "CERTIFICATION THAT NOTICE OF THE APPLICATION HAS BEEN PROVIDED TO THE LANDOWNER" form must be provided in addition to the signing the application below. (page 5) Owner/Applicant Must Read and Sign By signing this application, I hereby certify that I own the subject property, or have the legal power to act on behalf of the owner of the subject parcel(s) listed in County Records. I also certify that the information provided on this application and accompanying information is accurate, true, and correct to the best of my knowledge. By signing this application, I am consenting to written comments, letters and or notifications regarding this application being provided to me or my designated contact via fax and or email. This consent does not preclude such written communication from also being sent via first class mail. y , ! February 26th, 2021 Signature of Owner Age t / Contract Purchaser Date Amberli Yo Print Name 202-844-6424 Daytime phone number of Signatory Special Use Permit Application Revised 2/28/2019 Page 3 of 5 Required FEES to be paid once the application is deemed complete: What type of Special Use Permit are you applying for? Staff will contact you regarding the fee once the application is deemed complete Id New Special Use Permit $2,150 ❑ Additional lots under section 10.5.2.1 $1,075 ❑ Public utilities $1,075 ❑ Day care center $1,075 ❑ Home Occupation Class B $1,075 ❑ To amend existing special use permit $1,075 ❑ To extend existing special use permit $1,075 ❑ Farmer's markets without an existing commercial entrance approved by the VDOT or without existing and adequate puking $527 ❑ Farmer's markets with an existing commercial entrance approved by the VDOT and with existing and adequate puking $118 ADDITIONAL FEES ❑ Initial notice fee provided in conjunction with an application, for preparing and mailing notices and published notice $435 ❑ ALL SPECIAL USE PERMITS - FIRE RESCUE REVIEW FEE 1 $50 ❑ Signs under section 4.15.5 and 4.15.5A (filed for review by the Board of Zoning Appeals under the Variance Schedule) $538 Other FEES that may apply: Fees for re -advertisement and notification of public hearing after advertisement of a public hearing and a deferral is made at the applicant's reauest ➢ Preparing and mailing or delivering up to fifty (50) notices $215 + actual cost of first-class postage ➢ Preparing and mailing or delivering each notice after fifty (50) $1.08 for each additional notice + actual cost of first-class postage Actual cost based on a cost quote from ➢ Published notice (published twice in the newspaper for each public hearing) the publisher (averages between $150 and $250) ➢ Application for uses under sections 5.1.47 or 5.2A NO FEE ➢ Special Exception —provide written justification with application $457 Resubmittal fees for original Special Use Permit fee of $2,150 ➢ First resubmission FREE ➢ Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $1,075 Resubmittal fees for original Special Use Permit fee of $1,075 ➢ First resubmission FREE ➢ Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $538 The full list of fees can be found in Section 35 of the Albemarle County Zonin-a Ordinance. Special Use Permit Application Revised 2/28/2019 Page 4 of 5 Ivy Landfill Solar Facilities - SUP Application Exhibit B: Pre -Application Checklist from Albemarle County Page 10 of 30 SPECIAL 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 Ivy Landfill Solar Facilities - SUP Application Exhibit C: Boundary Survey Page 11 of 30 i JA { , ,1 PIP F Orr ii1�11,�y`i �IPA 1�- 41 a aAerial Boundary and /%Topography Ivy Landfill Solar Facilities - SUP Application Exhibit D: Project Tax Statement Page 12 of 30 Albemarle County Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Rivanna Solid Waste Authority 695 Moores Creek Lane Charlottesville, VA 22902 (434)977-2970 Re: Special Use Permit Application for Proposed Solar Facilities at Ivy Material Utilization Center To the Albemarle County Department of Community Development: As a representative of the owner of Parcel #07300-00-00-02800, 1 certify that there are no delinquent real estate taxes, nuisance charges, stormwater management utility fees, and other charges that constitute a lien on the subject property assessed against the subject property. The Ivy Material Utilization Center is not subject to real estate or property taxes, and has an existing stormwater management permit in place. Signed, Date: 2/'/2c Ll Name: Gtl- -7-. Title: �x�CccT/✓E pl��-/ /� ��" Ivy Landfill Solar Facilities - SUP Application Exhibit E: Owner Certification Form Page 13 of 30 CERTIFICATION THAT NOTICE OF THE APPLICATION HAS BEEN PROVIDED TO THE LANDOWNER This form must accompany this zoning application if the application is not signed by the owner of the property. I certify that notice of the application for, Special Use Permit - Ivy Landfill Solar Facilities [Name of the application type & if known the assigned application #] was provided to Rivanna Solid Waste Authority [Name(s) of the record owners of the parcel] the owner of record of Tax Map and Parcel Number 07300-00-00-02800 by delivering a copy of the application in the manner identified below: Q Hand delivery of a copy of the application to on Date XQ Mailing a copy of the application to on February 26, 2021 Date [Name of the record owner if the record owner is a person; if the owner of record is an entity, identify the recipient of the record and the recipient's title or office for that entity] Rivanna Solid Waste Authority to the following address [Name of the record owner if the record owner is a person; if the owner of record is an entity, identify the recipient of the record and the recipient's title or office for that entity] 695 Moores Creek Lane, Charlottesville VA 22902 [Address; written notice mailed to the owner at the last known address of the owner as shown on the current real estate tax assessment books or current real estate tax assessment records satisfies this requirement]. 4- ice" Signature of ApphcZnt Amberli Young Print Applicant Name February 26, 2021 Date Special Use Permit Application Revised 2/28/2019 Page 5 of 5 Ivy Landfill Solar Facilities - SUP Application Exhibit F: Map of Regional Context and Existing Conditions Page 14 of 30 v .. ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................: Ivy Landfill Solar Facilities - SUP Application Exhibit G: Project Conceptual Plan Page 15 of 30 REP mvetler 1 MWao: pion REP re Locnl oN MAWW: GENERAL NOTES u514Name ••••'"• MemaNmM GPea Equipment Pad : Step pXFMR / `mm, 1 MWac System Unaer,muntl contlun Dominion REP System 91 ae 1KOR Oa ..I Madam Name .MMSda535WM daIMOS�Ms^ Inu CPSSCH135KiL-OQVSBPa 1 TIIIagk 35 pngm No. olMMuks OC S1M1y 1aJGi Ip Plyy Equipment Patl: SIePp XFMR AR. 3 MOEJe Neme Mtltl UMeymuntl Caduil EA.i,Ua111YPOla ( Tlllagk aMa WMMMuka Mla CC Sakg La�gtN Ma No.MSL AR.3 Rac r Cutouta metl Uoury Meter Pole dnPaaY Fame[ COMPANYLOGO Ceslome. emewnYXaev. camem'em—.., Com R"Aaarm: 5&i5 cmretllw Ave. MYR9 P'elau com'"PMnv. 3rrN ZaC Slats com"my. C<: Community CainpenyEie POWER GROUP rtN kusekl�' xmunllypw.v. gwPaxn Dominion Ener,y OIme mna" IW Laamil Srlar PaamQs Conceptual Plan- Special Use Permit 4516 dMW aPea] G —dY Ivy La ndfill Solar Facilities CNaMksNIe, NA 13903 Ivy Landfill Solar Facilities - SUP Application Exhibit H: Statement on Noise Generation Page 16 of 30 Community WER UP Impacts of Noise During Construction Noise Statement The document "Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety" published by the US Environmental Protection Agency ("EPA") requires that noise levels not exceed those listed in the Table below, except for construction or demolition activities for which the maximum allowable noise level is ninety decibels (90 dBa) during the daytime. Maximum Allowable Noise Commercial / Industrial Residential Indoor - 45 Outdoor 70 55 Source: Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety, EPA The standards set in the EPA document are within the noise levels mandated by Section 4.18 of the Albemarle County Zoning Ordinance of 60 dBa during daytime owners of 7:00am—10:00pm. Sound levels for this project are expected to be highest during construction. Construction noise impacts will be minimized and mitigated by requiring that all equipment be maintained in good operating condition and that all motors and engines be muffled according to manufacturer's specifications. No pile driver will be used during the construction of this project, and the greatest levels of noise will be generated by forklifts. Impacts of Noise During Operation Most ongoing noise generated from the electrical equipment at the Project will be from the transformers and inverters at each pad. Subject to final design, the inverters specified for this plant are 125kW Chint Inverters. Applying the inverse square law of sound attenuation, the expected total sound level at 100 feet from the inverters is less than 46 dBA. Note that this value only applies during daytime operation, as the inverter enters standby mode during nighttime hours and produce no noise. The closest homes to this project are approximately 1,000 feet away from the electrical equipment, including Tattershall Farm to the west of the site, and a home on Labrador Lane across Dick Woods Road from the site. Typical transformers utilized for solar plants will be compliant with National Electrical Manufacturers Association (NEMA) TR-1 standards for audible sound levels, measured in accordance with American National Standards Institute/Institute of Electrical and Electronics 1 © Community Power Group 2021 Community Noise Statement POWER GROUP Engineers (ANSI/IEEE) C57.12 standards. Table 2 of the NEMA TR-1 standard, "Audible Sound Levels for Liquid -Immersed Network Transformers and Step -Voltage Regulators", defines average sound level decibels based on the equivalent two -winding kVA rating of the component. Components for this plant will be rated somewhere between 1000-2500 kVA, and hence have an average unshielded sound decibel level of 58 to 62 dBA, as measured at five feet per IEEE C57.12 standards. Using the inverse square law of sound attenuation, the expected total sound level at 1,000 feet from the unit will be approximately 15 dBA. Based on this analysis, the Project anticipates a very low level of noise outside of the perimeter fence, no greater than existing noises generated during daily activities at the Rivanna Material Utilization Center. Noise reduction occurs at 6 dB per double the distance. The nearest residence will be approximately 1,000 feet from the closest inverter pad and the dB levels at this location will be well below the 60/55 dB levels identified. Effort will be taken to locate inverters as close to the interior of the solar array or away from nearby residences as is feasible. This will allow the panels themselves to provide shielding and further mitigate equipment noise. © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application Exhibit I: Visual Impact Analysis Page 17 of 30 Community 'r POWER GROUP Executive Summary Visual Impact Analysis The purpose of this document is to serve as a Visual Impact analysis as part of the Special Use Permit application for the proposed Ivy Landfill Solar Facilities project, to understand the project's impact on the visual character of the area. A viewshed analysis of the proposed facilities was conducted for a half -mile radius exploring any areas in the nearby vicinity that may be able to view the facilities once constructed based on topography. For several adjacent homes that fall within the half -mile viewshed, a line -of -sight analysis was conducted to determine whether any visual impacts are likely based on existing vegetation. Lastly, several specific representative points of view were also captured to show the impact of the facilities on adjacent roadways including Dick Woods Road and Interstate 64. Based on this analysis and the significant amount of existing vegetation shielding the capped landfill from view, the proposed project is will have no visual impact on the surrounding areas. Half -Mile Viewshed Analysis The area of positive visibility or viewshed of the solar arrays was created using the Viewshed tool (Ready to Use) within Esri's ArcGIS Pro 2.6.2 software (the "Tool"). The Tool uses an underlying digital elevation model called National Elevation Dataset published by the U.S. Geological Survey ("USGS") which serves as the topography which the Tool uses to calculate areas that may be able to "view" the proposed solar field. It is important to note that the Tool does not consider above ground features such as existing buildings or vegetation that would limit the ability to view the Project. The output of the tool, called a "viewshed," was produced for the Project at a half mile radius. 1 © Community Power Group 2021 Community Visual Impact Analysis '0r POWER GROUP Figure 1: Half -Mile Viewshed The resulting viewshed shows potential viewing by properties in the immediate vicinity of the project, including single-family homes to the west and southeast of the project. Because the Viewshed tool selected only takes into account topography, it is important to also consider the significant amount of existing forested areas and other vegetation on the ground. Line of Sight Analysis In order assess whether the immediately adjacent properties will have any potential viewing of the proposed facilities, a line -of -sight analysis was performed for several representative properties in order to determine the project's expected impact. The properties selected are shown below. © Community Power Group 2021 4 • tl`- firMid � � 1 r A,1 it x ram\ 1 r Community 'MP POWER GROUP Line of Sight Observers #2 and #3 Visual Impact Analysis In each case, potential viewing of the solar facilities was blocked by existing vegetation in the area. © Community Power Group 2021 J Community Visual Impact Analysis M POWER GROUP Viewpoints from Surrounding Roadways The following viewpoints were selected as representations of a driver traveling on Interstate 64 and Dick Woods Road near the site. The viewpoints images were taken from Google Earth, towards the project site. Exhibit 3: Selected Representative Points of View from Roadways Interstate 64 Viewpoint #1 © Community Power Group 2021 s� -. _ _ � ,,,� .�. . i t `T i,,,f.: •fir � \ ``\ f !_ - ' _ yy 45 v R - f t j-. v Community '0r POWER GROUP Visual Impact Analysis The existing natural vegetative screening surrounds the entire site where the proposed PV panels will be placed. Due to the site's previous use as a landfill, the site sits up higher than the road, making it virtually impossible to see from any adjoining road. Conclusion Based on the results of the viewshed analysis and only considering underlying topography, there is the potential for viewing of the proposed facilities by the properties immediately surrounding the site. However, based on the line -of -sight analysis, surrounding properties are shielded from viewing the site based on existing vegetation. This was also shown to be the case for representative viewpoints selected on the surrounding roadways. © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application ExhibitJ: Glare Study Page 18 of 30 Community POWER GROUP Executive Summary Glint and Glare Study Community Power Group ("CPG') is developing three 1.0 MW solar photovoltaic facilities (the "Project") located at Ivy Material Utilization Center at 4576 Dick Woods Rd Charlottesville, VA 22903, to be located on the capped landfill area (see site plan below). The solar panels will be installed for electricity generation on the areas with the most stable topography of the landfill area, to the interior of the site. Figure 1—Site Plan CPG has been asked to prepare a glare study to assess potential effects of glare and glint that could result from the construction of the proposed solar facility in Albemarle County. To assess these potential glare effects, CPG utilized a glare modeling tool developed by the US Department of Energy for the Federal Aviation Administration (FAA) to protect aviation sensitive receptors called ForgeSolar. For this project, we have used the tool to assess sensitive areas along Route 64 and Dick Woods Road using the route receptor modeling which shows a continuum along the entire route. The receptor(s) assumed is a driver traveling in an average size car of 5 ft in height, and assumes NO screening or vegetation. For our assessment, we plotted 2 routes assuming two-way traffic on Dick Woods Road and Route 64. The analysis results identified no potential for glare along these routes. The results of our visual analysis indicate that neighboring houses and properties are all heavily screened by existing vegetation and mature trees, and as a result no glare is expected at these locations. © Community Power Group 2021 Community POWER GROUP Solar Glare Policy Glint and Glare Study On October 23, 2013, the Federal Aviation Administration (FAA) published "Interim Policy, FAA Review of Solar Energy System Projects on Federally -Obligated Airport" in the Federal Register. The Policy sets forth methods for assessing glare and the standards for determining impact for projects proposed on airport property. It also requires the use of glare modeling to assess glare and directs project proposers to the Solar Glare Hazard Analysis Tool (SGHAT) which was developed by the US Department of Energy at the request of the FAA. The US Department of Defense has also adopted SGHAT and the associated requirements to analyze glare under Instruction (DODI) 4165.57. Given the critical safety issues associated with aviation, the model produces a credible result that is being used to evaluate other glare sensitive receptors such as specific road routes relating to vehicular traffic or the glare at specific vantage points. The tool takes topography and the height of the panels and the observation points into account. However, the tool does not have the ability to take into account existing or proposed vegetation. In our analysis we will provide an assessment of any proposed impacts from glare as well as methods to mitigate such glare through the use of vegetative screening. Glare Methodology and Standard of Impact Determination of glare occurrence from a solar PV project requires knowledge of the sun position, observer location, and the characteristics of the solar panels (e.g., tilt, orientation, location, extent, etc.). Vector algebra is then used to determine if glare is visible from the prescribed observation points. Figure 2 provides a simple representation of how the sun can produce glare on an air traffic control tower for a specific time and location. As the sun moves, the incidence of glare ends. The angle of the light source from the sun must be equal to the angle of the reflection on a receptor. Therefore, when receptors are close to the ground (like house or cars), the reflection is only possible when the sun is also close to the ground (i.e., near sunrise or sunset). As the sun moves, the incidence of glare ends. Once areas of potential glare are determined, appropriate vegetative screening can be utilized to mitigate any potential negative impacts. Sun � Hau H Su... Hw L unw w..e H«Im. U. ♦A sun.. H.i _ Lne <�► TTmTTT Figure 2 — Glare Visual 2 © Community Power Group 2021 Community POWER GROUP Glint and Glare Study The SGHAT model is a credible tool for predicting glare based on the characteristics of the project and the identified receptor. It produces results that identify three categories of glare: green (low potential for an after -image), yellow (potential for an after -image), and red (retinal burn). These categories are utilized for strict FAA Policy relating to air traffic controllers and avionic pilots. For non -aviation receptors, like a car, truck or house the results are simply used to determine if glare is predicted or not. SGHAT Model Setup for Proposed Project Regardless of the receptor to be analyzed, the model set-up entails locating the solar project, inputting its design characteristics, and identifying sensitive receptors for analysis. The position and movement of the sun throughout the year is built into the modeling program. For this solar project, the PV project polygon tool was used to draw the footprint of the solar arrays on SGHAT's interactive google map. The specific array attributes including a fixed panel system, 25° tilt angle and a 180° azimuth were input as was the average panel height of feet above ground level (agl), and a panel surface with no anti -reflective coating as a baseline. As the area of interest are segments of highway on either side of the project site with relative straight paths of highway and flatness, we used the "route receptor tool" for this analysis. The observer route was set at 5 feet above ground level for average vehicles on the road. Figure below shows the location of the points and routes relative to the project. Figure 3 — Route and Point Receptors © Community Power Group 2021 Community POWER GROUP Glare Model Results Glint and Glare Study The glare analysis button was activated and the model evaluated glare from various sun angles at 1- minute intervals throughout the year to predict if glare could be observed by the sensitive receptors. The model indicated no potential for glare among the two routes seen in Figure 3 (Figure 4). Glint & Glare Mitigation and Vegetative Screening The ForgeSolar glare analysis tool accounts for many variables, including elevation, kW power, reflective coatings, etc., but it does not account for existing vegetation. The proposed project is surrounded by a mix of existing natural screening that consists of mature trees and thick bushes. The existing vegetation would essentially eliminate the potential for glint and glare completely. CPG will not be removing any of this existing vegetation. Glint is typically defined as a momentary flash of bright light, often caused by a reflection off a moving source. Atypical example of glint is a momentary solar reflection from a moving car. Glare is defined as a continuous source of bright light. Glare is generally associated with stationary objects, which, due to the slow relative movement of the sun, reflect sunlight for a longer duration. The difference between glint and glare is duration. Industry -standard glare analysis tools evaluate the occurrence of glare on a minute -by -minute basis; accordingly, they generally refer to solar hazards as 'glare'. The ocular impact of solar glare is quantified into three categories (Ho, 2011): • Green - low potential to cause after -image (flash blindness) • Yellow -potential to cause temporary after -image • Red - potential to cause retinal burn (permanent eye damage) These categories assume a typical blink response in the observer however, neither route picked up any glare even without accounting for the existing vegetation that blocks the view from the road to the site from both the front and rear of the facility. Note that retinal burn is typically not possible for PV glare since PV modules do not focus reflected sunlight. Please see CPG's visual impact analysis and line -of -sight analysis (Exhibit 1) for more information on potential viewpoints and potential for glare on neighboring structures and residences. Due to the nature of the glare analysis tool, the existing vegetation that surrounds the site is not calculated into the analysis, therefore excluding a major screened area around the perimeter of property in the glare calculation. To further understand how glare could impact nearby 4 © Community Power Group 2021 Community POWER GROUP Glint and Glare Study residences, we ran a line -of -sight analysis based on the visual analysis of nearby viewsheds, and it demonstrated that there would be little -to -no chance of impact on the residences nearby. PV & Receptor Analysis Results PV array 1 renamed energy output 2, 355.000.0 M(assuming sunny, clear skies) component Green glare (min) Anaee. Ro.1 0 Rome'. Rode 2 0 No glare band PV array 2 EMF President energy adpd- 2,356,000 0 M (assuming sunnt, dear skies) cmnparent Green glare (min) Rode'. Rome 0 Route: Rode2 0 No glare(oand PV array 3 paraded energy output 2,354,0000 M(assuming sunny, dear skies) compomnt Green glare (min) Rode: gone 0 Rode: Rode2 0 No glare Arend °V array and receptor Yellowglam(min) 0 0 Yellow glare(min) 0 0 yellow glare (min) 0 0 Figure 4—Glare analysis results for both route receptors v lJ V 5 © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application Exhibit K: Decommissioning Plan Page 19 of 30 Decommissioning Plan Community W,Ar� POWER GROUP Executive summary The Ivy Landfill Solar Facility is proposed to be comprised of three 1.0 Megawatt (MW) AC solar energy conversion systems located at 4576 Dick Woods Rd., Charlottesville, VA 22903. The facility will use solar photovoltaic technology and a fixed -tilt racking system. The project sits on a total parcel acreage of 300.59 acres and will cover approximately 15 acres of the lot. As noted in this report the estimated cost of decommissioning the system is $144,250. These amounts do not include the salvage value of the components, which has been provided in a separate document. Project information Solar Project Address: 4576 Dick Woods Rd., Charlottesville, VA 22903 Parcel ID: 07300-00-00-02800 Solar Project Size: Three 1.OMW ac Solar Facilities Solar Project Type: Net Metering Land Agreement: Lease Agreement with Rivanna Solid Waste Authority Decommissioning of the Solar Facility At the time of decommissioning, the installed components will be removed, either by CPG or any subsequent owner, and will be reused, disposed of, and recycled, where possible. Removal of all infrastructure and the remediation of soil and vegetation shall be conducted to return the parcel to its original state prior to construction. All removal of equipment will be done in accordance with any applicable regulations and manufacturer recommendations. All applicable permits will be acquired. Equipment Dismantling and Removal Generally, the decommissioning of a Solar Facility proceeds in the reverse order of the installation. 1. The Solar Facility shall be disconnected from the utility power grid. 2. PV modules shall be disconnected, collected, and disposed at an approved solar module recycler or reused / resold on the market. Although the PV modules will not be cutting edge technology at the time of decommissioning, they are estimated to still produce 80% of the original electricity output at year 25 and retain value for many years. 3. All aboveground and underground electrical interconnection and distribution cables shall be removed and disposed off -site by an approved facility. 4. Galvanized steel PV module support and racking system support posts shall be removed and disposed off -site by an approved facility. 5. Electrical and electronic devices, including transformers and inverters shall be removed and disposed off -site by an approved facility. 6. Concrete foundations shall be removed and disposed off -site by an approved facility. © Community Power Group 2021 Decommissioning Plan ,O OMM pity 7. Fencing shall be removed and will be disposed off -site by an approved facility. Environmental Effects Decommissioning activities, particularly the removal of project components could result in environmental effects similar to those of the construction phase. Mitigation measures similar to those employed during the construction phase of the Solar Facility will be implemented. These will remain in place until the site is stabilized in order to mitigate erosion and silt/sediment runoff and any impacts on the significant natural features or water bodies located adjacent to the Facility Site. Road traffic will temporarily increase due to the movement of decommissioning crews and equipment. There may be an increase in particulate matter (dust) in adjacent areas during the decommissioning phase. Decommissioning activities may lead to temporary elevated noise levels from heavy machinery and an increase in trips to the project location. Work will be undertaken during daylight hours and conform to any applicable restrictions. Site Restoration Through the decommissioning phase, the Facility Site will be restored to a state similar to its pre - construction condition. All project components will be removed. Rehabilitated lands may be seeded with a low -growing species such as clover to help stabilize soil conditions, enhance soil structure, and increase soil fertility. Managing Materials and Waste During the decommissioning phase a variety of excess materials and wastes will be generated. Most of the materials used in a Solar Facility are reusable or recyclable and some equipment may have manufacturer take -back and recycling requirements. Any remaining materials will be removed and disposed of off -site at an appropriate facility. CPG will establish policies and procedures to maximize recycling and reuse and will work with manufacturers, local subcontractors, and waste firms to segregate material to be disposed of, recycled, or reused. CPG will be responsible for the logistics of collecting and recycling the PV modules and to minimize the potential for modules to be discarded in the municipal waste stream. Decommissioning During Construction or Abandonment Before Maturity In case of abandonment of the Solar Facility during construction or before its 25-year maturity, the same decommissioning procedures as for decommissioning after ceasing operation will be undertaken and the same decommissioning and restoration program will be honored, in as far as construction proceeded before abandonment. The Solar Facility will be dismantled, materials removed and disposed, the soil that was removed will be graded and the site restored to a state similar to its pre -construction condition. 2 © Community Power Group 2021 Decommissioning Plan ,O OMM pity Decommissioning Notification Decommissioning activities may require the notification of stakeholders given the nature of the works at the Facility Site. The local municipality in particular will be notified prior to commencement of any decommissioning activities. Six months prior to decommissioning, CPG will update their list of stakeholders and notify appropriate municipalities of decommissioning activities. Management of Excess Materials and Waste Material / Waste Means of Managing Excess Materials and Waste PV panels If there is no possibility for reuse, the panels will either be returned to the manufacturer for appropriate disposal or will be transported to a recycling facility where the glass, metal and semiconductor materials will be separated and recycled. Metal array mounting These materials will be disposed off -site at an approved facility. racks and steel supports Transformers and The small amount of oil from the transformers will be removed on - substation components site to reduce the potential for spills and will be transported to an approved facility for disposal. The substation transformer and step- up transformers in the inverter units will be transported off -site to be sent back to the manufacturer, recycled, reused, or safely disposed off -site in accordance with current standards and best practices. Inverters, fans, fixtures The metal components of the inverters, fans and fixtures will be disposed of or recycled, where possible. Remaining components will be disposed of in accordance with the standards of the day. Gravel (or other It is possible that the municipality may accept uncontaminated granular) material without processing for use on local roads, however, for the purpose of this report it is assumed that the material will be removed from the project location by truck to a location where the aggregate can be processed for salvage. It will then be reused as fill for construction. It is not expected that any such material will be contaminated. Geotextile fabric It is assumed that during excavation of the aggregate, a large portion of the geotextile will be "picked up" and sorted out of the © Community Power Group 2021 Decommissioning Plan Community `fir POWER GROUP aggregate at the aggregate reprocessing site. Geotextile fabric that is remaining or large pieces that can be readily removed from the excavated aggregate will be disposed of off -site at an approved disposal facility. Concrete Concrete foundations will be broken down and transported by inverter/transformer certified and licensed contractors to a recycling or approved Foundations disposal facility. Cables and wiring The electrical line that connects the substation to the point of common coupling will be disconnected and disposed of at an approved facility. Support poles, if made of untreated wood, will be chipped for reuse. Associated electronic equipment (isolation switches, fuses, metering) will be transported off -site to be sent back to the manufacturer, recycled, reused, or safely disposed off - site in accordance with current standards and best practices. Fencing Fencing will be removed and recycled at a metal recycling facility. Debris Any remaining debris on the site will be separated into recyclables/residual wastes and will be transported from the site and managed as appropriate. Cost of Decommissioning and Financial Surety The costs below are the current estimated costs to decommission three 1.0 MWac Solar Facilities, based on guidance from estimates from the Virginia solar market. The salvage values of valuable recyclable materials (aluminum, steel, copper, etc) are not factored into the below costs. The scrap value will be determined on current market rates at the time of salvage. Remove Panels EstimatedTasks Cost $6,150 Dismantle Racks $30,850 Remove and Load Electrical Equipment $4,600 Break up Concrete Pads $3,750 Remove Racks $19,500 4 © Community Power Group 2021 Decommissioning Plan Community MP POWER GROUP Remove Cable $16,250 Remove Ground Screws and Power Poles $34,600 Remove Fence $12,300 Grading $10,000 Seed Disturbed Areas $650 Truck to Recycling Center . $5,600 $144, 250 © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application Exhibit L: Construction Phasing Plan Page 20 of 30 WgCommunity POWER GROUP Construction Phasing Plan The purpose of this document is to present a Construction Phase Plan for the Ivy Landfill Solar Facilities project, including an estimated schedule for construction and project operations, and a description of the scope of construction including staging areas and off -site improvements. The following represents the estimated construction schedule for the construction of the proposed solar facilities, including the phase of the construction. Task Timing Notes Dominion Distributed Solar Estimated feedback to be Solicitation Application received Late February 2021 Local Permit Application Estimated to be received in CPG has begun the Early July 2021 permitting process by holding a Pre -Application and submitting this Special Use Permit package. Final Field Design July 2021 Will finalize design after final feedback from Department of Community Development and from Dominion on final project size. Building and Stormwater Fall 2021 CPG will continue to work Permitting with Albemarle County and VDEQ regarding additional permits required for project. Signed Dominion December 2021 Dominion review process Interconnect Agreement could take longer than expected. Equipment Supply January 2022 CPG has received quotes Agreements Final from contemplated VA - based vendors and will be able to execute agreements with contractors to ensure project velocity does not slow at NTP. Site Mobilization February 2022 Vendors will be provided with advance notice of pending orders to ensure on time delivery/resource availability. Construction Phase 1: Early March 2022 © Community Power Group 2021 ACo m m u n ity Construction Phasing Plan POWER GROUP Installation of Panels and Racking Construction Phase 2: March 2022 System Wiring Construction Phase 3: April 2022 CPG will coordinate with Interconnection equipment Dominion to complete any and Dominion Work necessary system upgrades based on Interconnection Agreement. Finalize Construction May 2022 Mechanical Completion Commissioning July 2022 Dominion is requiring that facilities are to be commissioned on or prior to December 31, 2022. O&M Contract August 2022 CPG will execute an O&M contract. All anticipated construction work will take place within the subject parcel, including interconnection to existing Dominion three-phase lines, with the exception of any potential circuit or substation upgrades deemed necessary by the Interconnection Agreement. This work will take place on Dominion property at or nearby the Crozet Substation. These projects are currently under study with Dominion, and CPG is working closely with their interconnection teams to share information and move the study process forward. Construction Staging Areas/Temporary Yards CPG will take advantage of existing parking and open areas within the subject parcel during the construction phase of the project. In partnership with Rivanna Solid Waste Authority, CPG will section off approximately 1,500 square feet of the parking area and open space in the eastern side of the paved area (east of the site entrance in order to store materials that are delivered to the site by tractor trailer. The site entrance and driveways are accessible by tractor trailer trucks, and it is expected that site materials will be delivered in approximately 5 truckloads over the course of a week. The project will also require approximately 9 parking spaces for the construction crew, and CPG will work with Rivanna to allocate these parking spaces during the construction period. No permanent parking places will be allocated to the project during the operation phase. 2 © Community Power Group 2021 Community Construction Phasing Plan POWER GROUP © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application Exhibit M: Landscape Plan Page 21 of 30 A B C I D I E F I G I H I I I I K I L I M I N IO 1 , Community _ POWER GROUP 5636 Connecticut Avenue #42729 hington, DC 2 e _ Was 202--844-6423 O15 z r Ivy Landfill Solar Facilities 3 { 3 4 Ce� pENYANG IRSUE 0 Prellmimry n -R�:ncBWlt.b}' i 0 cu5mmdnnrwa o ns M ❑ cermlmne ❑Ne. REVISION$ 5 � Rev V RC%pM WM G, 6 i Kam: h 8 Ali' g 9 0 Landscape Plan - Existing Vegetation v { / - scale: RaF ll) TM 114%�,t• A Sheet NO'. �" A B C D E I F G H I J K L M N O Ivy Landfill Solar Facilities - SUP Application Exhibit N: Cultural Resources Review Page 22 of 30 ,O oommo pity Cultural Resources Review The purpose of this document is to present the cultural resources review completed for this project. An Archives Search Service was performed by staff at the Virginia Department of Historic Resources on behalf of the project for any architectural and archeological resources within the project area or a half mile buffer. No archeological resources were found within the buffer area. Six architectural resources were documented within the project area buffer, including five historical houses and one historical church, none within the project area. The attached map of these properties show that all are shielded by existing significantly vegetative areas surrounding the existing landfill, and would not have any viewing of the site. © Community Power Group 2021 JIM .hV� \\ r •rT �. �• t �l�1p7Sk� t't \i. �► t 10 At 4 AL lot .,� ,. a a•-r-..-�......���e.�-�:.:._- - �, h`t `' �i i•Y t OiSOOi1F..000i2?!0: (Feet. Ivy Landfill Solar Facilities - SUP Application Exhibit 0: Impact on Adjacent Property Values Page 23 of 30 Ivy Landfill Solar Farm — Property Value Impact Study EXECUTIVE SUMMARY The Ivy Landfill Solar Facilities project is a 3 Megawatt (MWac) proposed solar project comprised of three 1 MW facilities located at 4576 Dick Woods Road, Charlottesville VA 22903. The facility will use solar photovoltaic technology and fixed tilt ground mounted racking. The project will cover less than 15 acres of the existing capped landfill area. In determining if the solar facility will have any impact on the value of adjacent properties, CPG turned to a Property Value Impact Analysis prepared by Christian P. Kaila & Associates ("Kaila & Associates") in connection with the Round Hill Solar facility ("Round Hill") that is located In Stuarts Draft, Virginia in Augusta County. As noted in the Round Hill study, the primary basis for Kaila & Associates' determination of "No Value Impact" was a literature review of existing studies regarding the effect of solar installations on adjoining properties, as well as an assessment of the subject Round Hill project proposal. To support the notion that the results of the Round Hill Value Impact study is applicable to the Ivy Landfill Solar Facilities Project we noted the following comparisons: • The facility uses similar panel technologies • The Ivy Landfill Solar Facilities Project, at less than 20 acres, is less than 2 % the size of the 886-acre Round Hill project • The Round Hill solar facility is will utilize 10 parcels with many neighbors while the Ivy Landfill Solar Facilities project has fewer neighbors and significant more existing vegetation for screening. The Ivy Landfill Solar Facilities project is also more environmentally friendly by utilizing a previously -developed site than a proposed solar facility on a greenfield. We highlight these points to support our summary assertion that the Property Impact Analysis of Round Hill Solar study indicating that it will have no impact on the value of adjacent properties is applicable to the Ivy Landfill Solar Facilities project. The following map shows the proposed location of the Ivy Landfill Solar facilities and the location of nearby residential properties. J Community ROWER mu Page 1 Private and Confidential Ivy Landfill Solar Farm — Property Value Impact Study As shown in this diagram, only two homes are within 1,000 feet of the proposed solar facilities, and there are several residential homes within 2,000 feet of the proposed solar facilities. Because of this distance and the existing significant vegetation, it is unlikely that any nearby homes would be able to view the proposed facilities, thus having little impact on property value. 1. Additional Information The following is a representative picture of the racking and solar panels to be used on the project. The following provides an overview of the general placement of the Ivy Landfill and Round Hill Projects: LvILkn fill I r F iliti it Plan J Community Page 2 Private and Confidential Ivy Landfill Solar Farm - Property Value Impact Study 2. Property Impact Analysis of Round Hill Solar See attached. Community Page 3 Private and Confidential PROPERTY IMPACT ANALYSIS Of Round Hill Solar Proposed Solar Power Plant Guthrie Road, Stuarts Draft, Augusta County, Virginia For Louis Iannone Site Acquisition and Development Strata Solar, LLC 800 Tylor Street, Suite 200 Durham, North Carolina 27701 DATE OF ANALYSIS June 5, 2020 BY Christian P. Kaila & Associates 6320 Five Mile Center Park, Suite 323 Fredericksburg, Virginia 22407 June 2020 Christian P. Kaila & Associates, File #C2069 1 Christian P. Kaila & Associates Real Estate Consultants 6320 Five Mile Centre Park, Suite 323 Fredericksburg, Virginia 22407 Phone: (540) 786-2198 Fax: (540) 786-9652 Email: kailakbestapraisal.com June 16, 2020 Louis Iannone Site Acquisition and Development Strata Solar, LLC 800 Tylor Street, Suite 200 Durham, North Carolina 27701 RE: Round Hill Solar Impact Study Solar Electric Power Plant Guthrie Road, Stuarts Draft, Augusta County, Virginia Dear Mr. Iannone: At your request, I have considered the impact of a solar farm proposed to be constructed on approximately 886 acres located in the area around Guthrie Road (SR 652), Churchmans Mill Road (SR 651), Whitehill Road (SR 64) and Tinkling Spring Road (SR 608) in Stuarts Draft, Augusta County, Virginia. The purpose of the report is to provide our professional opinion on whether the proposed solar farm will have any impact on adjoining property values and whether "the location and character of the use, if developed according to the plan as submitted and approved, will be in harmony with the area in which it is to be located". To form an opinion on these issues we have researched and visited the proposed solar farm in Augusta County, Virginia an existing solar farm in Louisa County, a solar farm under construction in Louisa County and existing solar farms in Essex County, VA & Westmoreland County VA. We have researched articles and other published studies and interviewed real estate professionals and county assessors & planners who are active in the market where solar farms are located or planned to gain an understanding of market perceptions. I have not been asked to assign any value to any specific property. June 2020 Christian P. Kaila & Associates, File #C2069 Based on my analysis of the neighborhood and properties surrounding the proposed solar site, and my analysis of other existing solar farms in similar locations, it is our professional opinion that the proposed solar electric power plant will not adversely affect the value of adjoining or abutting property. It is also my professional opinion that the location and character of the solar facility, if developed according to the plan as proposed, will be in harmony with the area in which it is to be located. This letter is a limited report of a real property appraisal consulting assignment and subject to the limiting conditions attached to this letter. My client is Strata Solar, LLC represented to me by Louis Iannone. My findings support the use of the subject area for utility scale solar. The effective date of this consultation is June 5, 2020. Respectfully submitted, Christian P. Kaila, MAI, SRA Appraiser Certified General Real Estate Appraiser Appraiser License Number 4001 000099 George J. Finley, MAI Staff Appraiser Certified General Real Estate License Number 4001 015808 June 2020 Christian P. Kaila & Associates, File #C2069 Standards and Methodology As licensed appraisers, we must adhere to certain professional standards so that any statement on property value must be substantiated with support or evidence so that no conclusion or statement made by me, when speaking on property values, is misleading or false. As stated in my certification, the statements made in this report are true and correct to the best of my knowledge. I can cite specific reports or resources where I have obtained supporting evidence. Unlike real estate agents who are not licensed as appraisers, I must not make statement based on unsupported claims, bias, or emotions. Our research is both from primary and secondary sources. Primary sources are my firsthand accounts of actual studies or interviews we have conducted. Secondary sources are studies from other appraisers or those knowledgeable on the subject of solar farms and property values. We conducted this analysis using the standards and practices established by the Appraisal Institute, and that conform to the Uniform Standards of Professional Appraisal Practice. The analyses and methodologies contained in this report are accepted by all major lending institutions, and they are used in Virginia and across the country as the industry standard by certified appraisers conducting appraisals, market analyses, or impact studies and are considered adequate to form an opinion of the impact of a land use on neighboring properties. Determining what is an External Obsolescence The Dictionary of Real Estate Appraisal, 6t' Edition defines external obsolescence as a type of depreciation; a diminution in value caused by negative external influences and generally incurable on the part of the owner, landlord, or tenant. The external influence may be either temporary or permanent. An external obsolescence is a use of property that, because of its characteristics, might have a negative impact on the value of adjacent or nearby properties because of identifiable impacts. Determining whether a use would be considered an external obsolescence requires studies that isolates that use, eliminates any other causing factors, and then studies the sales of nearby versus distant comparable properties. The presence of one or a combination of key factors does not mean the use will be an external obsolescence, but a combination of these factors tends to be present when market data reflects that a use is an external obsolescence. June 2020 Christian P. Kaila & Associates, File #C2069 External obsolescence is evaluated by appraisers based on several factors. These factors include but are not limited to: # Type Examples Solar Farm 1 Traffic This is a very common example of Solar Farms do not generate traffic external obsolescence because we can see it in virtually every community to some extent. Homes on busy corners, on main streets or near freeways suffer from extra noise and traffic, both of which are not friendly to higher values 2 Odor Such as construction of a landfill Solar farms do not produce odor next to a neighborhood: This can impact the entire neighborhood (not just one house) due to the smell. 3 Noise Setting up commercial properties in Solar fauns generate no noise concerns a residential area also contributes to and are silent at night. declining property values. Commercial buildings may accommodate different types of businesses, such as restaurants, casinos, night clubs, etc. The establishments expose residents to high noise levels, which force most tenants to vacate the neighborhoods. 4 Environmental Toxic materials and conditions, such Solar fauns do not produce toxic or as chemical spills, mine tailings, hazardous waste or contain hazardous nuclear waste, and a host of materials or substances. NCDEQ does industrial substances harmful to life not consider the panels to be and health. And in the case of impervious surfaces that impede poultry farms: animal waste. groundwater absorption or cause runoff. A report from George Washington University stated that although thin film photovoltaics do contain some heavy metals, including cadmium, numerous studies have found that these metals do June 2020 Christian P. Kaila & Associates, File #C2069 5 not leach from the modules into the environment under normal conditions or anticipated accidents such as stone damage or fires. And that while generating electricity, a solar panel produces no emissions or waste. 5 Light The inappropriate or excessive use Solar panels are designed to absorb light, of artificial light — known as light pollution — can have serious environmental consequences for humans, wildlife, and our climate. Components of light pollution include: • Glare — excessive brightness that causes visual discomfort • Skyglow — brightening of the night sky over inhabited areas • Light trespass — light falling where it is not intended or needed • Clutter — bright, confusing and excessive groupings of light sources and accordingly reflect only a small amount of the sunlight that falls on them. Solar farms are completely dark at night. Other factors. Based upon the appraiser's research there are no features of solar farms that prevents or impedes neighbors from fully using their homes, farms or forestland for the use intended. June 2020 Christian P. Kaila & Associates, File #C2069 Proposed Use Description The proposed solar farm is to be constructed on approximately 886 acres located in the area around Guthrie Road (SR 652), Churchmans Mill Road (SR 651), Whitehill Road (SR 64) and Tinkling Spring Road (SR 608) in Stuarts Draft, Augusts County, Virginia. Tax Mau ID Acres Owner Owner Address 75-8 207.980 Dennis Lee Bradley SR & etal Trustee P.O. Box 1038, Stuarts Draft VA 75-2D 9.020 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 75-5 251.130 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 754A 236.525 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 754C 3.100 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 75-4E 3.240 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 75-6 95.241 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 74-139Y1 29.523 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 74-139Y 38.008 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 075-9E 12.556 E. Allen Jr or Linda S. Bocock 12979 State Route 273 E Rushylvania OH 886.32 June 2020 Christian A Kaila & Associates, File #C2069 7 Preliminary Site Plan t f� I 1 •v° u .s E` ' E9111111ilii1g191p1imiiig 1 !H111 Ig�� I�IEi i l + i i i i `1� 11119 , ,, + ggg Egg E i ii o.6;1 E i1i� EjlgEisE 11 g � 1 ' g i ' � II { i +ill i � i• ,� �si1; I , � aij! � E �; gq°� IE E 'i13! i • • 1 June 2020 Christian P. Kaila & Associates, File #C2069 8 Adjoining Properties The adjoining land parcels are a mix of agricultural and rural residential uses. • The majority of the land adjacent to the proposed solar farm is farmland. • There are approximately 19 single-family residences, 10 vacant parcels, 2 commercial structures and 1 church that are either adjoining the subject parcels or are on opposite sides of the street. The homes are on individual lots of one acre or more and are not part of any HOA. • Of the 32 adjoining parcels, five are owned by the same landowners that are seeking to lease their land for the solar farm and one is owned by the Augusta County Landfill Trust. Tax Map ED Owner Property Address Acres Comments 75-7C Anne Ait-Rotenberry 1401 Guthrie Rd 1.237 2,291 SF House 75-7 Gary or Crystal Bradley 1445 Guthrie RD 6.463 3,112 SF House 75-713 Peggy Morgan & Donna Hawkins 47 Brookside Ln 1.733 2,094 SF House 75-6A Richard or Sue Mvers 109 Brookside Ln 16.573 2.921 SF House 75-15 Shyla Mae Ipsen 2011 Tinkling Spring Rd 4.638 25,908 SF Commercial 75-14 Maynard or Shirley Miller 194 Yoder Cir 88.938 2,270 sf house 75-917 Jerry or Sheri Shipman 67 Brenneman Dr 5.185 1,721 SF House 75-9G David or Katie Ding N/A 3.961 Vacant Land 75-911 Anna or Byron Brenneman N/A 4.473 Vacant Land 75-9J Julia Asetha & Ireland Brenneman N/A 4.121 Vacant Land 75-513 E. Allen or Linda Bocock N/A 1.893 Vacant Land 75-9C Casey & Christina Fitzgerald 565 Churchman Mill Rd 1.712 1,740 SF House 74-139K Benjamin & Mary Elizabeth McDonald 1214 White Hill Rd 2.426 3,052 SF House 74-139J Charles or Maureen Varner 1204 White Hill Rd 1.705 1,540 SF House 74-136 William Arehart 1205 White Hill Rd 10.155 1,267 SF House 74-139F Allen Weikert 1183 White Hill Rd 1.099 1,672 SF House 74-139G Carol Demacio 1811 White Hill Rd 1.45 1,480 SF House 74-139H James or Jackie Burke 1159 White Hill Rd 1.16 1,679 SF House 74-139R Dawn Evans 1149 White Hill Rd 1.82 2,995 SF House 74-139S E. Allen or Linda Bocock N/A 8.579 Vacant Land 74-139Z E. Allen or Linda Bocock N/A 44.082 Vacant Land 74-139X E. Allen or Linda Bocock N/A 1.905 Vacant Land 74-139U Darcy or Kasey Knox N/A 8.421 Vacant Land 74-139A E. Allen or Linda Bocock 752 Guthrie Rd 26.811 Vacant Land 74-140 Eduardo Ramirez 796 Guthrie Rd 5.622 1,215 SF House 75-3 Calvary Mennonite Fellowship 1012 Guthrie Rd 1.885 2,453 SF Church 75-413 Larry Awkard 1036 Guthrie Rd 1 1,248 SF Manuf. Home 74-142 Jesse & Mary Ellen Hershberger 214 Churchman Mill Rd 217.48 4,435 SF House 74-141 Trustees of Augusta County Landfill Land Trust N/A 161.67 Various commercial 75-2 Rufus E. Beachv 1589 Christians Creek Rd 302.86 5,854 House June 2020 Christian A Kaila & Associates, File #C2069 9 Demographics The appraiser analyzed areas within a two-mile, three-mile and four -mile radius from the approximate center of the proposed solar farm. As shown in the following table, the proposed solar farm is located in a largely agrarian area in southwestern Augusta County. Population centers are Staunton to the north, Waynesboro to the west and Stuarts Draft to the south. The annual population growth rate through 2024 within four miles of the subject is expected to be less than 1% �n��• US250 F SK 61'<— onoi• US 11 Business �.2!�25 SR 786 Staunton Park d SR 608 225 VA 254 SR 642 9Cg$ SR 785 U r % StaUOtoO VA 254 I SR 608 U32 81 VA 252 Sate Raub 619 VA 252 • SR 796 SR 60 �2 221 US25D SR 782 87 SR 608 SR 828 &� SR Bt3 olivue 220 • SR 795 J t U9 250 VA 254 Fishemville US 340 SR 635 - 803 S 85 SR 795 R 640 SR W 491 • US 250 (( � Waynesboro Q SR hoe $R643 SR 631 I 1 SR 854 SR Ladd 624 SR 6 U 340 — SR 624 _ US 164 ` SR 39 "�- 1 • 99�ikt 1 213B uarts Draft _ 1 S 9 R 635 624 SR 808 R 639 SR SR SR 63 SR 610 � l , C t / f SR 660 SR 810 _— Sherando $R 81 June 2020 Christian P. Kaila & Associates, File #C2069 10 2 miles 3 miles 4 miles Popula-I Summary 2000 Total Populatim J,J o,9C[ lu,J/J 2010 Total Population 3,718 6,758 11,215 2019 Total Population 4,061 7,325 12,272 2019 Group Quarters 8 15 68 2024 Total Population 4,204 7,612 12,725 2019-2024 Annual Rate 0.69% 0.77% 0.73% 2019 Total Daytime Population 2,737 7,690 15,447 Workers Residents Household Summary 2000 Households 2000 Average Household Size 2010 Households 2010 Average Household Size 2019 Households 2019 Average Household Size 2024 Households 2024 Average Household Size 2019-2024 Annual Rate 2010 Families 2010 Average Family Size 2019 Families 2019 Average Family Size 2024 Families 2024 Average Family Size 2019-2024 Annual Rate Housing Unit Summary 2000 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vaunt Housing Units 2010 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units 705 3,987 9,275 2,032 3,703 6,172 1,384 2,482 3,995 2.55 2.58 2.58 I,S22 2,724 4,505 2.44 2.48 2.48 1,670 2,954 4,954 2.43 2.47 2.46 1,732 3,072 5,138 2.42 2.47 2.46 0.73% 0.79% 0.73% 1,063 1,933 3,233 2.86 2.89 2.88 1,160 2,083 3,523 2.8S 2.89 2.88 1,200 2,161 3,644 2.8S 2.89 2.88 0.68% 0.74% 0.68% 1,481 2,629 4,226 65.6% 68.8% 71.2% 27.8% 25.6% 23.3% 6.5% 5.6% 5.4% 1,654 2,929 4,849 58.9% 63.4% 67.6% 33.1% 29.6% 25.3% 2019 Housing Units 1,841 3,210 5,384 Owner Occupied Housing Units 54.5% 58.8% 62.8% Renter Occupied Housing Units 36.2% 33.3% 29.2% Vaunt Housing Units 9.3% 8.0% 8.0% 2024 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vaunt Housing Units 1,92S 3,367 5,632 54.2% 58.5% 62.7% 35.8% 32.8% 28.6% 10.0% 8.8% 8.8% June 2020 Christian A Kaila & Associates, File #C2069 11 Market Analysis of the Impact on Value from Solar Farms It is my opinion, based on my extensive research and past experience as an expert in property valuation, that there is no consistent negative impact to adjacent property that is attributed to proximity to an adjacent solar farm. There is no evidence that there is any negative impact on neighboring property values, despite unsupported claims to the contrary. The studies that have been done on this issue, that I find to be credible, also conclude and agree that there is no negative impact on property value resulting from proximity to solar farms. The following are resources for my conclusions: 1. Department of Energy: There is an article by Megan Day, with National Renewable Energy Laboratory (NREL), which is part of the U.S. Department of Energy dated February 3, 2016 entitled "Top Five Large - Scale Solar Myths". Myth #4 was about property values. The article concluded that while there are no in-depth studies on impacts of a solar farm on neighboring property values, numerous studies found the impact from wind energy generation on neighboring properties values to be negligible. Because these facilities have turbines which cast shadows and cause light flicker, the impacts from solar farms are anticipated to be less than the impact from wind farms. Communities have opted for mitigation measures to reduce visual impacts of solar farms through the use of vegetative screening, berms, etc. and that solar panels are usually mounted less than 7 feet high. I find this source credible because it is from a governmental agency and not commissioned from a solar company. Also, I am personally familiar with wind turbine affects from my own appraisals, and that solar panels are less offensive, but even the wind turbines were not a cause for a significant negative affect. 2. University of Texas at Austin: This is a May 2018 study titled "An Exploration of Property -Value Impacts Near Utility -Scale Solar Installations". The study surveyed residential assessors across the United States. It encompassed a total of 23 states, including one in Virginia. The results indicate that the majority of respondents believe that proximity to a solar installation has either no impact or a positive impact on home values. The study also found that the assessors who responded to the survey believe that some features of solar facilities may be associated with positive impacts. I also find this source credible because it is from an academic institution with no ties to either side of the debate. June 2020 Christian P. Kaila & Associates, File #C2069 12 3. Patricia McGarr MAI Studies: I have read four different studies by Patricia McGarr, MAI dated May, August & December 2018 and one from May 2020. All have concluded no consistent negative impact has occurred to adjacent property that could be attributed to proximity to the adjacent solar farm. I found the McGarr reports to be credible and specific. The following are some excerpts from her reports: In total, we analyzed 15 adjoining property sales in Test Areas and 63 comparable sales in Control Areas, collectively, for the Grand Ridge Solar Farm, Portage Solar Farm, Dominion Indy III Solar Farm, IWA Frankton Solar Farm, and the Valparaiso Solar Farms over the past six years. We note that proximity to the solar farms has not deterred sales of nearby agricultural land and residential single- family homes, nor has it impacted the development of new homes. No empirical evidence evolved that indicated a more favorable real estate impact on the Control Area Sales as compared to the adjoining. Test Area Sales with regard to such market elements as: 1. Range of sale prices 2. Differences in unit sale prices 3. Conditions of sale 4. Overall marketability We have also reviewed published methodology for measuring impact on property values as well as published studies that specifically analyzed the impact of solar farms on nearby property values. We have also interviewed market participants including Township Assessors, to give us additional insight as to how the market evaluates farmland and single-family homes with views of the solar farm. These studies found little to no measurable and consistent difference in value between the eTest Area Sales and the Control Area Sales attributed to the proximity to solar farms and are generally considered a compatible use. Considering all of this information, we can conclude that since the Adjoining Property Sales (Test Area Sales) for the existing solar farms analyzed were not adversely affected by their proximity to solar farms, that properties surrounding other solar farms operating in compliance with all regulatory standards with similarly not be adversely affected, in either the short or long term periods. June 2020 Christian P. Kaila & Associates, File #C2069 13 There are several properties that, while not adjacent to the subject's proposed solar site, are situated on land that is elevated from the surrounding countryside and may have a view overlooking the solar panels. A May 2020 study by Patricia McGarr, MAI for a proposed solar farm in Hawaii included a paired sale analysis of a high-rise condominium complex where the upper floors have views over the solar panels. The sales analyzed consisted of seven sales, that face toward the solar faun, on the top three floors. The findings indicated that there was no negative impact to property values due to the construction and completion of the solar faun. 4. Richard Kirkland, MAI Studies: • The appraiser has reviewed three impact studies for solar farms in the Shenandoah Valley that were done by Richard Kirkland, MIA. One was October 23, 2018 study done for Community Energy for a proposed solar farm in Augusta County. Two were November 30, 2018 studies for proposed solar farms in Page County, done for the County of Page. All three Kirkland studies concluded there would be no impact to home values due to the proposed adjacent solar projects as well as no impacts to adjacent residential or agricultural land and the proposed use would be in harmony with the land. a. The Augusta County project was rejected by the Augusta Board of Supervisors. The main issue was that much of the land was located within an area of the primary settlement boundary where public utilities are available, and the planned use is for commercial or industrial development. b. One of the Page County projects was approved, and one was rejected. According to zoning administrator Tracey Clatterback the determining issues were size and location. The Dogwood Project was approved. At 360 acres it was smaller and located in a lightly populated area in the southern part of the County. c. The Cape Solar Project, located just north of Luray, was rejected. It was 566 acres and located near to residential neighborhoods and tourist sites. • In the past two years Culpeper County has considered proposals for three solar farms. Impact analyses on all three proposed solar farms were done by Richard Kirkland, MAI. First was a March 2018 report June 2020 Christian A Kaila & Associates, File #C2069 14 for a 465-acre project located near Teleios Lane. The second was a March 2018 report for a 1,000-acre project located south of Stevensburg: known as the Greenwood Solar Project. The third was an October 2018 report for a 1,335-acre project located along Algonquin Trail known as the Cricket Solar project. All three Kirkland studies concluded there would be no impact to home values due to the proposed adjacent solar projects as well as no impacts to adjacent residential or agricultural land. a. The project along Teleios Lane was rejected by the Culpeper Board of Supervisors because it was deemed to be too near to historically significant sites. b. The Greenwood Solar Project was approved by the Board of Supervisors in October 2018 by a 3-2 vote. c. The proposed Cricket Solar Project plan was withdrawn by the solar company in August 2019. • A recent study, dated March 3, 2020, was conducted for a proposed solar farm in Louisa County, Virginia. It was for the Belcher III Solar Farm near Waldrop Church Road. The findings of this study also concluded that there is no impact to home values due to the adjacent solar project. This study did include matched pair analysis from two completed solar farms in Virginia plus an analysis of the sale of a historic home adjacent to a solar farm. In all the cases it was determined that there was no impact on property values from being adjacent to a solar farm. a. The first matched pair from Clarke County Solar in Clarke County VA indicated that there was a positive value for being adjacent to a solar farm. b. The second matched pair from Walker -Correctional Solar, Barham Road, Barhamsville VA indicated no difference in value. Additionally, the buyer indicated that the privacy from being next to a solar farm was viewed as a positive. Note: the property closed for more than the asking price. c. There was an analysis of a sale of an historical home adjoining the Walker -Correctional Solar. The listing agent for the property was interviewed. It was stated that solar farm was not visible from the house and the solar faun had no impact on the marketing of the property. June 2020 Christian P. Kaila & Associates, File #C2069 15 Note: I found both the McGarr and Kirkland research to be very credible due to the number of matched pairs of control sales and target sales adjacent to existing solar farms. The match sales methodology is the primary method to determine potential impact on adjoining property values. Paired Data Analysis is outlined in the "The Appraisal of Real Estate" published by the Appraisal Institute. This method is more greatly defined into sub -methods in "Real Estate Damages" by Randall Bell, PhD, MAI, also published by the Appraisal Institute. 5. County Planners & Real Estate Assessors' Data: There were many real estate assessment offices and planners consulted and interviewed concerning this issue of solar farm impact on values. Not one of them reported a negative impact. • Culpeper County. Of particular local note were the findings from Sam McLearen, CZA, CTM, CFM, Director of Planning and Zoning in Culpeper, and their County Assessor, Jason Kilby who concluded there was not enough data available from comparable sales to conclude an impact. Five (5) other assessors were also contacted by Mr. Kilby, who was asked by the Culpeper BOS to conduct their own private study. There was no conclusive evidence. • Louisa County. The appraiser spoke with Tom Egland & Andy Wade with the Louisa County Community Development Department and Richard Gasper, the Louisa County Assessor. Louisa County has an existing solar farm, one that is presently under construction and applications for three others. Richard Gasper indicated that there has been no evidence to indicate any impact on property values. • Augusta County. The appraiser spoke with Leslie Tate, the planner for Augusta County. There has been one previous proposal for a solar farm that was ultimately rejected by the Board of Supervisors. According to Ms. Tate, the primary reasons for not approving the solar farm was that much of the area under consideration was within a primary settlement boundary, where public utilities were available. The Board of Supervisors intended the land for more intensive uses. June 2020 Christian P. Kaila & Associates, File #C2069 16 • Page County. The Appraiser spoke with Tracey Clatterbuck, the zoning administrator for Page County. Page County had applications for two solar fauns. One was approved and one was rejected. The difference in the two, according to Ms. Clatterbuck was size and location. The project that was approved was the smaller of the two and was in a more rural area of the County with few neighbors. The other was larger and located near to Luray, close to tourist areas, and adjacent to residential subdivisions. Page County currently has a moratorium on accepting new solar faun applications until new ordinances governing the development of solar farms is added to the County code. • Clarke County. The planning director, Brandon Stidham was interviewed. According to Mr. Stidham there was no issue in obtaining the Special Use Permit. The land where the solar farm is located was marginal for agricultural, it had been used as an unofficial dump, and there were no conservation easements or historical sites nearby. Because of the dump, the neighboring properties viewed a solar farm as an improvement. • Shenandoah County. County planner, Tyler Hinkle was interviewed. There is a proposal for a 200-acre solar farm near Edinburg. Discussion was put on hold until the County established an ordinance governing the development, maintenance, and decommissioning of a solar farm. The application was pulled, however, Shenandoah County did enact a solar ordinance. Mr. Hinkle stated that he has not seen any studies that showed a negative impact from solar farms; everything he read indicated a neutral to positive impact. Two other solar farms with similar locational characteristics were identified; one in Essex County and one in Westmoreland County. • Essex County. The Essex County assessor, Thomas M. Blackwell, was interviewed. According to the Mr. Blackwell there is no data available to support any impact on neighboring parcels. Mr. Blackwell attributed this to the rural nature of the surrounding area where there are generally few sales. Mr. Blackwell said that Essex June 2020 Christian P. Kaila & Associates, File #C2069 17 County will soon be undergoing a re -assessment, and, because of the lack of sales, he expects that there would be no effect on the reassessment values. Mr. Blackwell also said that, when considering approval for the solar faun, the County had received no objections from the general population. • Westmoreland County. The Commissioner of Revenue, Carol Gawen, and the solar farm's property owner, Gary Sisson, were interviewed. The next reassessment for Westmoreland County is scheduled for 2022. Ms. Gawen indicated that the majority of the land surrounding the solar farm is family owned and for that reason she does not think that there will be any sales to support an impact to property values. Ms. Gawen did say that, after the solar farm was constructed, the land was taken out land -use and is now being taxed at its full assessed value. Gary Sisson, the landowner for the Westmoreland County solar farm was contacted. He said that there was no objection for neighbors to the solar farm (he also owns much of the adjoining land and had no objection to a solar farm being next to his other properties). There were no complaints from any other neighbors and there have been no issues since the solar farm became operational. Mr. Sisson also stated the he had no issue in getting a special use permit approved. 6. Negative Impact Studies: I have researched long and hard to find a study that concluded that there was a negative impact from solar fauns on property values, especially in light of comments from this opposition to the Spotsylvania sPower Project. Alfred King, who wrote one of several negative editorials in The Free Lance -Star stated, "all the evidence points to a diminution of property values in areas contiguous to planned facilities". I interviewed Mr. King who directed me to the webpage of Concerned Citizens of Spotsylvania County, where the most vocal opposition to the Spotsylvania solar farm comes from. Although I did not find the evidence, I was emailed a study from Kathleen Haden and Mr. King that was written by Fred Beck, MAI, CCIM. His report on a solar faun proposed in Lincoln County, North Carolina was written in 2013. Mr. Beck concluded that a contract fell through because of the announcement of a solar farm and that his research showed property values of higher priced homes were negatively affected. He also concluded that assessments in a nearby county June 2020 Christian A Kaila & Associates, File #C2069 18 were reduced 30%. I read the report and concluded that the Beck Report was outdated, weak, and showed no credible evidence to support his conclusions. In fact, Mr. Beck concluded no effect on moderate priced homes values, and only a 5% change in his limited research of higher priced homes. His one sale that fell through is hardly a reliable sample. It also was misleading on Mr. Beck's part to report the lower re -assessments since the primary cause of the re -assessments were based on the County Official, who lived adjacent to the solar farm, appeal to the assessor for reductions with his own home. Therefore, it appears the only evidence provided by those opposed to solar farms because of claims of lower property values are unsupported and lack real evidence. 7. Personal Interviews: In addition to the County individuals interviewed about solar farms, we interviewed Richard Kirkland, MAI, Patricia McGarr, MAI, Sam McLearen, Culpeper Planner and Nancy Sorrells from the Alliance for Shenandoah County. • Mr. Kirkland stated to me that he had studied the impact of solar farms on neighboring property values for over 10 years and had collected a large database of paired sales which indicate no measurable impact on property value. Mr. Kirkland was also very familiar with the Beck Study which was the only study which suggested a negative influence. Mr. Kirkland cited several flaws and lack of evidence in the Beck Study. • Mr. McLearen, Culpeper Planner, stated that other uses permitted by zoning and the comprehensive plans of most counties in Virginia would be more intrusive to land use and cause more of a financial strain on the county budget, such as residential subdivisions. The appraiser, Chris Kaila, as a former Chairman of the Spotsylvania Economic Development Authority for Spotsylvania County, agrees with Mr. McLearen that the solar project by sPower was an economic benefit to Spotsylvania County and that the real estate taxes could go down instead of up. • Patricia McGann, MAI, who has specialized in valuation impact studies for over 30 years was interviewed by the appraiser. Ms. McGann has performed numerous studies on solar farms, as well as valuation impacts from sanitary landfills, wind turbines, and other possible contaminated or stigmatized properties. Ms. McGann stated June 2020 Christian P. Kaila & Associates, File #C2069 19 solar farms are what most localities are seeking in clean industry because they generate tax revenue without putting demands on services that residential developments place on localities. Her studies on solar farms were, like Mr. Kirkland's, supported by matched pair sales "before" and "after" the solar farms were built. • I also interviewed Fred Beck, MAI, who wrote the only resource stating a negative effect. Mr. Beck cited the one contract and buyer who backed out and would not buy because of the faun. This was his primary evidence. Mr. Beck explained the homes were higher priced homes and had full view of the solar farm. I explained the project that I was analyzing in Spotsylvania County was being designed with screening so that the solar faun would not be in full view to adjoining property owners. Mr. Beck said in that case, he would not see any drop in property value. • Nancy Sorrells works for the Alliance for the Shenandoah County. She is a former Augusta County Board of Supervisor and also served on Augusta County's Solar Committee. She is also on the board of the Augusta County Historical Society. Because of the number of applications for utility scale solar in the Shenandoah Valley, the Alliance has created a set of considerations and best -practices to help Valley localities think through potential issues and develop their local response to project proposals. Based upon our discussion, of major importance to citizens is that there be adequate buffering. Ms. Sorrells, like Sam McLaren, did point out that other by right uses such a poultry farm, nursery or residential would be more intrusive on the view from public roadways & public lands than utility scale solar. This is similar to some comments from Shenandoah Valley County officials where residents seemed more concerned with the view rather than property values. Another main point that came from the discussion was the importance of a thorough decommissioning plan. Also, Ms. Sorrells is not aware of any historically significant sites on, or near, to the subject. 8. Real Estate Agent Opinions: As both an appraiser and a real estate agent/broker, I am aware of the difference in their opinion on property values. Appraisers must be careful to site their opinion under penalty of losing their license for lack of support of their professional opinions. Licensed appraisers are recognized by the courts as experts of property June 2020 Christian A Kaila & Associates, File #C2069 20 values. As I stated previously, I have qualified as an expert on property values in many jurisdictions in the state of Virginia. Real estate agents, on the other hand, are not qualified by the courts as experts on value. Agents can attest to marketability and certain selling features; however, an appraiser is better at values. Statements made on this issue concerning lost contracts and other negative results from sales contracts falling out offer no evidence on how property values may be affected. In fact, I believe that it is certainly possible that the lost contracts may have resulted by the agents own negative statements and the negative claims that are not supported that actually cause potential buyers to change their mind about purchasing a property adjacent to a solar farm. These decisions are based on allegations, not actual knowledge of credible studies. The appraiser discussed the sale of a house located in Fawn Lake, Spotsylvania County VA with the selling agent, Ed Duggan. The property is a home near to the solar farm that is currently under construction by S- Power. The house, located at 10905 Cobble Run, sold on January 7, 2020 for $540,000. According to Mr. Duggan, his clients were aware of the solar farm that is being built and it was not an issue. It also did not figure into any of the negotiations. It had been originally listed on 7/23/2019 with an asking price of $590,000 and was put under contract on 11/5/2019 & sold for $540,000. The property was assessed at $536,200. June 2020 Christian P. Kaila & Associates, File #C2069 21 Development Patterns The proposed solar farm is located in the southwestern part of Augusta County and is near to the town of Stuarts Draft and the City of Waynesboro. The area surrounding the subject is primarily agricultural. There are some residential but no subdivisions. Based upon the appraiser's interviews with Augusta County there are no nearby sites of historical significance. As with the subject, the adjoining and neighboring parcels are zoned GA; General Agricultural. The subject is outside of the Urban Service Area Boundary. There are sections of the subject that are within the Community Development Area Boundary which the County's Comprehensive Plan identifies for a future use as Low Density Residential. In 2018 Augusta County's Zoning Ordinance was amended to include Solar Energy Systems. Chapter 25. Zoning. Division A. In General. Article VI.D. Other Counties in the Shenandoah Valley have already adopted similar ordinances or are in the process of developing one. The area is primarily farmland. The appraiser estimates that there are approximately 19 residential lots either adjacent to, or on the opposite side of the street from the proposed solar farm. Because of the zoning, there are no subdivision developments; all the homes are built on private lots not subject to any HOA. The subject is a proposed solar farm. There are only a couple recorded residential sales in the area. It is the appraiser's opinion that there is insufficient local information to determine any effect on property values because the subject solar farm has not be approved or built yet. Refer to the table below. Residential # Tax Map Location Sale Date Sale Price Home Size $/SF 1 75-116 1594 Tinkling Spring Rd. 10/18/2019 $292,339 2,183 $133.92 2.38 Acres 2 75-44A 2390 Tinkling Spring Rd 4/11/2019 $366,800 2,200 $166.73 3.21 Acres June 2020 Christian P. Kaila & Associates, File #C2069 22 Jo Ilk A � V S tivv°i The Subject is Outside of the Urban Service Area (Red) Sections of the Subject are within the Community Development Area (Orange) Conclusion: The land around the subject is largely agrarian and rural residential. The subject area is likely to retain its rural characteristics for the foreseeable future. It is outside of the Stuarts Draft urban services area but is partially within the County's planning area. It is the appraiser's opinion that the G-A zoning, lack of public utilities, the slow population growth in the area, and the availability of land within the USA will help ensure that there will be no demand for large-scale residential development in the subject's location. Industrial and commercial development will be located on the southern end of Stuarts Draft where there is zoning for industrial & commercial uses. June 2020 Christian A Kaila & Associates, File #C2069 24 Specific Factors on Harmony with the Area In addition to determining the impact on adjoining property values, the appraiser was also asked to determine whether "the location and character of the use, if developed according to the plan as submitted and approved, will be in harmony with the area in which it is to be located". Studies have indicated that the most common areas for impact on adjoining properties are those shown in the following table. Each of these categories and how they relate to a solar farm will be discussed. # Catego 1 Hazardous Materials 2 Odor 3 Noise 4 Traffic 5 Stielma 6 Appearance 1. Hazardous material PV modules are constructed with the solar cells laminated into polymers and the minute amounts of heavy metals used in some panels cannot mix with water or vaporize into the air. Even in the case of module breakage, there is little to no risk of chemicals releasing into the environment. The most common type of PV panel is made of tempered glass, which is quite strong. They pass hail tests and are regularly installed in Arctic & Antarctic conditions. Only in the event of a sufficiently hot fire is there a slight chance that chemicals could be released. Most residential fires are not hot enough to melt PV components.' 2. Odor Numerous articles researched for this report indicate that solar farms do not create any odors or output any chemicals. 3. Noise Temporary elevated noise levels can be expected during the construction phase of a solar farm from truck and vehicle traffic, earth -moving equipment, and other construction 1 "Clean Energy Results, Questions and Answers, Ground Mounted Solar Photovoltaic Systems " Energy Center, June 2015. http://www.mass.goy/eea/docs/doer/renewables/solar/solar-ov-guide.pdf June 2020 Christian A Kaila & Associates, File #C2069 25 equipment or infrastructure. The duration of the construction phase is dependent upon the generating capacity of the solar farm and generally ranges from 6 months to one year. During this period, the site is an active construction zone and noise can result and emanate off the site, particularly from the driving of posts into the ground for panel mounting. Once operational, ground mounted solar PV array inverters and transformers make a humming noise during daytime, when the array generates electricity. At 50 to 150 feet from the boundary of the arrays, any sound from the inverters is inaudible.' Whether discussing passive fixed solar panels, or single -axis trackers, there is no negative impact. The appraisers visited the solar farms in Louisa, Westmoreland & Essex Counties and stood along the side of the roads. No noise from the solar farms could be heard. The appraiser also visited the solar farm under construction off of Waldrup Church Road in Louisa County. The construction activity was far enough from the road such that no noise could be discerned, however, there were intermittent trucks entering & leaving the site. It was the appraiser's impression that this had no impact on the neighboring properties. 4. Traffic The proposed solar farm is in an agricultural area of Augusta County and is generally accessible by small, narrow two-lane country roads. Guthrie Road is an unpaved gravel road. During the appraiser's inspection, around mid -morning there was virtually no traffic along any of the roads and, as mentioned earlier, the area is lightly populated. Traffic along tow roads around the subject, Tinkling Spring Road and Whitehill Road, are more used routes, but traffic was still light. The completed solar farm will have no onsite staff. There will be scheduled maintenance; planned in advance and aimed at fault prevention and unscheduled maintenance; carried out in response to failures. It is the appraiser's opinion that the traffic due to maintenance activity will be insignificant. 2 Ibid June 2020 Christian P. Kaila & Associates, File #C2069 26 ■ Roads in Subject's Area Guthrie Road Churchmans Mill Road June 2020 Christian A Kaila & Associates, File #C2069 27 5. Stigma The Dictionary of Real Estate Appraisal, 6' Edition define stigma as: An adverse public perception regarding a property, commonly the identification of a property with a condition such as environmental contamination or other detrimental condition, such as a violent crime, that penalizes the marketability of the property and may also result in a diminution in value. While homeowners adjacent to proposed solar farms may voice concerns about the effect of a solar farm may have on their property's marketability & value, the research the appraisers have studied show that solar farms do not adversely impact neighboring properties. Therefore, there is no basis for an impact from stigma due to a solar farm. 6. Appearance The parcels where the proposed solar farm is to be located is zoned GA — General Agricultural. A large solar power facility is allowable with a special exception permit. In 2018 Augusta County adopted an ordinance regulating the development of utility scale solar. Section 25-70.6 of the ordinance outlines the requirements for the appearance of a project site. A copy of the ordinance is included in the addenda. Residents and community officials often cite glare or blinding from solar facilities as a primary concern. Most solar farms use PV modules to generate electricity. PV modules use non -reflective glass and are designed to absorb rather than reflect the light that hits the panels in order to convert solar energy into electricity. Photovoltaic panels actually cause less glare than standard home window glass. And research has shown that they reflect less light than snow, white concrete and energy -efficient white rooftops. Solar modules are coated with anti -reflective materials that maximize light absorption. Plus, the panel glass is often stippled, or textured with tiny indentations, to lessen the amount of sunlight that is reflected. Some solar panels are also designed with additional light -trapping properties that help boost energy production while reducing glare. Solar farms are a passive use of the land. And because a solar power facility is an allowable use, with a special exemption permit, it is considered in keeping with the purpose and intent of the G-A, General Agricultural zoning. Additionally, solar farms are comparable to greenhouses, which are allowable with an administrative permit under the current zoning. As mentioned, the solar panels are maximum 15 feet high, which means that the visual impact of the solar panels will be similar in height to a typical greenhouse. June 2020 Christian P. Kaila & Associates, File #C2069 28 Greenhouse Aerial As noted earlier in this report, a Department of Energy article concluded that the impact from wind turbines, which are more intrusive than solar farms, have a negligible effect on neighboring properties values. Other Concerns In addition to the above six categories, the appraiser's research has also identified two additional categories that are often raised as areas that should be discussed when considering if a plan is "in harmony with the area in which it is to be located". These are: • Erosion caused by the clearing and grading. • Proximity to historical sites. Erosion Caused by Clearing & Grading The subject is zoned GA General Agricultural. Most of the subject is used for farmland and during the winter months is the land is generally clear of vegetation. The development of a solar farm is a construction project and will be managed in a manner consistent with any other large construction project in the County and will be revegetated. Proximity to Historical Sites Virginia is rich in history. It has been the center of many of our nation's most historic moments; from the founding of the Jamestown Colony, to the Colonial Era & the Revolutionary War, and the Civil War. Concerns are often raised about development in proximity to historical sites and the worry that such development will detract from the solemnity of the site or lessen the experience of the visitors. These concerns are not restricted to solar farms but involve any form of commercial scale development. A solar project in Culpeper was rejected by the June 2020 Christian P. Kaila & Associates, File #C2069 29 Board of Supervisors because it was deemed to be too close to an historically significant area. Several years ago, plans for a Walmart in Orange County were changed because the original location was viewed as being too close to the Wilderness Battlefield. Pressure was such that Walmart eventually ended up moving to a site approximately four miles west. Based upon a discussion with the Augusta County Planning Department and Nancy Sorrells from The Alliance for Shenandoah Valley , there are no historic sites either on, or near to the subject site. Notes on By Right Uses Agriculture uses, as deemed by the Augusta County Zoning Ordinance, includes Forestry and Poultry Farms. Forestry Forestry is the science or skill of growing and taking care of trees in forests, especially in order to obtain wood. Therefore, the practice of clear -cutting a forested parcel to harvest the timber is a by -right use of the land. Generally, forested lands are harvested on approximately a 20-year rotation, which means that clear cut conditions are not out of the ordinary, and future clear cuts would be anticipated if the property stays in current land use. The appraiser spoke with Steve Harp, a representative of Pardee Virginia Timber 2 LLC. Pardee owns 1,362 acres for a planned solar project in Culpeper County. The appraiser discussed the process of harvesting timber. For Pardee, timber is harvested on a 15-17 year cycle. Depending on the need, the harvest could involve pine in any given year with an additional harvest of hardwoods 2-3 years later. The land could also be clear-cut for wood pulp. Generally after a clear cut they will let the area sit for several years before treating with an herbicide and then replanting trees. Mr. Harp was asked about soil erosion concerns. He said that it is not an issue. Best practices leave a buffer around streams and care is taken with vehicles not to leave ruts. Also Pardee does not do their own harvesting, they do contract it out. June 2020 Christian P. Kaila & Associates, File #C2069 30 View of a Clear Cut (Not Subject Property) Poultry Farms Poultry Farms are where domesticated birds are raised. Poultry include chickens, turkey, ducks, and geese. Chickens are the most common bird raised for both meat and eggs. Several points have been associated with the operation of a poultry farm. • Environmental. There is biological waste; manure & chicken carcasses. • Odor/Pollution: Dust caused by exhaust fans and odor from biological waste. • Insects. Flies and other pests. • Energy Consumption: Poultry house energy gets used for housing and feed. More specifically, this breaks down into five main categories: �. Lighting, which is on 24 hours straight at certain points of flock growth ii. Ventilation— keeping the air circulated Heating in the winter iv. Cooling in the summer V. Feed lines • Industrial level traffic June 2020 Christian P. Kaila & Associates, File #C2069 31 Summary: On the basis of the factors described above, it is my professional opinion that the proposed solar farm will be in harmony with the area in which it is to be developed. Conclusion These analyses show no impact in home values due to abutting or adjoining a solar farm as well as no impact to abutting or adjacent vacant residential or agricultural land. The criteria that typically correlates with downward adjustments on property values such as noise, odor, and traffic all indicate that a solar farm is a compatible use for rural areas and that it would function in a harmonious manner with this area. Research of similar solar farms in similar areas have been found not to have a substantial injury to abutting or adjoining properties. This conclusion was proved by matched pairs analysis. Similar solar farms have been approved adjoining agricultural uses, schools, churches, and residential developments. Agricultural uses rarely absorb negative impacts from adjoining uses. Based on the data and analysis in this report, it is my professional opinion that the utility scale solar proposed at the subject property in Augusta County will have no impact on the value of adjoining or abutting property and that the proposed use will be in harmony with the area in which it is planned to be located. Some of the positive implications of a solar farm that have been expressed by people living next to solar farms include protection from future development of residential developments or other more intrusive uses, reduced dust, odor and chemicals from former farming operations, protection from light pollution at night, it is quiet, and there is no traffic. June 2020 Christian P. Kaila & Associates, File #C2069 32 ASSUMPTIONS AND LIMITING CONDUIONS 1. The basic limitation of this and any appraisal is that the appraisal is an opinion of value, and is, therefore, not a guarantee that the property would sell at exactly the appraised value. The market price may differ from the market value, depending upon the motivation and knowledge of the buyer and/or seller, and may, therefore, be higher or lower than the market value. The market value, as defined herein, is an opinion of the probable price that is obtainable in a market free of abnormal influences. 2. No responsibility is assumed for legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated in this report. 3. The property is appraised free and clear of any or all liens and encumbrances unless otherwise stated in this report. 4. Responsible ownership and competent property management are assumed unless otherwise stated in this report. 5. The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy. 6. All engineering is assumed to be correct. Any plot plans and illustrative material in this report are included only to assist the reader in visualizing the property. It is assumed that there are no hidden conditions of the property, subsoil, or structures that render it more or less valuation. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them. 8. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless otherwise stated in this report. 9. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a nonconformity has been stated, defined, and considered in this appraisal report. 10. It is assumed that all required licenses, certificates of occupancy or other legislative or administrative authority from any local, state, or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in this report are based. 11. Any sketch in this report may show approximate dimensions and is included to assist the reader in visualizing the property. Maps and exhibits found in this report are provided for the reader's reference purposes only. No guarantee as to accuracy is expressed or implied unless otherwise stated in this report. No survey has been made for the purpose of this report. 12. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described and that there is no encroachment or trespass unless otherwise stated in this report. June 2020 Christian P. Kaila & Associates, File #C2069 33 13. The appraiser is not qualified to detect hazardous waste and/or toxic materials. Any such comment by the appraiser that might suggest the possibility of the presence of such substances should not be taken as confirmation of the presence of hazardous waste and/or toxic materials. Such determination would require investigation by a qualified expert in the field of environmental assessment. The presence of substances such as asbestos, urea -formaldehyde foam insulation or other potentially hazardous materials may affect the value of the property. The appraisers value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value unless otherwise stated in this report. No responsibility is assumed for any environmental conditions, or for any expertise or engineering knowledge required to discover them. The appraiser's descriptions and resulting comments are the result of the routine observations made during the appraisal process. 14. Unless otherwise stated in this report, the subject property is appraised without a specific compliance survey having been conducted to determine if the property is or is not in conformance with the requirements of the Americans with Disabilities Act. The presence of architectural and communications barriers that are structural in nature that would restrict access by disabled individuals may adversely affect the property's value, marketability, or utility. 15. Any proposed improvements are assumed to be completed in good workmanlike manner in accordance with the submitted plans and specifications. 16. The distribution, if any, of the total valuation in this report between land and improvements applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 17. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and in any event, only with proper written qualification and only in its entirety. 18. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser, or the firm with which the appraiser is connected) shall be disseminated to the public through advertising, public relations, news sales, or other media without prior written consent and approval of the appraiser. June 2020 Christian P. Kaila & Associates, File #C2069 34 CERTIFICATION We certify that, to the best of our knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and is our personal, unbiased professional analyses, opinions, and conclusions. 3. We have no present or prospective interest in the property that is the subject of this report and we have no personal interest or bias with respect to the parties involved. 4. We have performed no other services, as an appraiser, or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the acceptance of this assignment. 5. We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 6. Our compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. 7. This appraisal was not based on a required minimum valuation, a specific valuation, or the approval of a loan. 8. Our analyses, opinions, and conclusions were developed, and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice. 9. We have made a personal inspection of the property that is the subject of this report. 10. No one provided significant professional assistance to the persons signing this report. 11. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute. 12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 13. As of the date of this report, Christian P. Kaila & George J. Finley have completed the requirements of the continuing education program of the Appraisal Institute. 14. As of the date of this report, George J. Finley has completed the Standards and Ethics Education Requirements of the Appraisal Institute for Designated Members. Respectfully submitted, Christian P. Kaila, MAI, SRA President Certified General Real Estate Appraiser License Number 4001 000099 � George J. Finley, MAI Certified General Real Estate Appraiser State License Number 4001 015808 June 2020 Christian P. Kaila & Associates, File #C2069 35 ADDENDA June 2020 Christian A Kaila & Associates, File #C2069 36 Augusta County Solar Energy System Zoning Ordinance CHAPTER 25. ZONING. DIVISION A. IN GENERAL. ARTICLE VI.D. Solar Energy Systems. § 25-70. Purpose The purpose of this ordinance is to provide for the siting, development and decommissioning of solar energy systems, as a principal land use in Augusta County, subject to reasonable conditions that promote and protect the public health, safety and welfare of the community while promoting development of renewable energy resources. § 25-70.1 Definitions Applicant means the owner or operator who submits an application to the locality for a permit to install a solar energy system under this ordinance. Disturbance Zone means the area within the site directly impacted by construction and operation of the solar energy project. Integrated PV means photovoltaics incorporated into building materials, such as shingles. Landowner means the person who owns all or a portion of the real property on which a solar energy project is constructed. Non -participating landowner means a person who owns real property that may be affected by a solar energy project and is not under lease or other property agreement with the owner or operator of the solar energy system. erator means the person responsible for the overall operation and management of a solar energy system. Owner means the person who owns all or a portion of a solar energy system. Photovoltaic or PV means materials and devices that absorb sunlight and convert it directly into electricity by semiconductors. Rated capacity means the maximum capacity of a solar energy project based on the sum total of each photovoltaic system's nameplate capacity. Site means the area containing a solar energy system. Small solar energy system. An energy conversion system, operating as a principal land use, consisting of photovoltaic panels, support structures, and associated control, conversion, and transmission hardware occupying less than one-half acre of total land area. December 20I8 June 2020 Christian A Kaila & Associates, File #C2069 37 Large solar energy system. An energy conversion system, operating as a principal land use, consisting of photovoltaic panels, support structures, and associated control, conversion, and transmission hardware occupying one-half acre or more of total land area. Also known as solar energy arrays or solar energy farms. § 25-70.2 Applicability This ordinance applies to all solar energy systems, operating as principal land uses, proposed to be constructed after the effective date of this ordinance. Solar energy systems constructed prior to the effective date of this ordinance shall not be required to meet the requirements of this ordinance. §25-70.3. Use of consultant The County reserves the right to employ the services of an energy consultant to review all applications. All applicable costs will be the responsibility of the applicant. The recommendations of the consultant will be considered by the Board of Supervisors in making their decision as to whether or not to issue a Special Use Permit for a solar energy system. § 25-70.3 Uses permitted by Special Use Permit by the Board of Zoning Appeals The uses listed in this section shall be permitted within the General Agriculture, General Business, and General Industrial zoning districts only upon the issuance of a Special Use Permit by the Board of Zoning Appeals pursuant to the provisions of ARTICLE LVIII of this chapter. A. General standards applicable to all Special Use Permits. No Special Use Permit shall be issued without consideration that, in addition to conformity with any standards set forth in this chapter for Special Use Permit uses, the following general standards will be met either by the proposal made in the application or by the proposal as modified or amended and made par of the Special Use Permit: 1. Conformity with Comprehensive Plan and policies. The proposal as submitted or as modified shall conform to the Comprehensive Plan of the county or to specific elements of such plan, and to official policies adopted in relation thereto, including the purposes of this chapter. 2. Impact on neighborhood. The proposal as submitted or as modified shall not have undue adverse impact on the surrounding neighborhood. 3. Small solar enemy systems shall be permitted in General Agriculture (GA), General Business (GB), and General Industrial (GI) zoning districts subject to compliance with this article. December 2018 June 2020 Christian P. Kaila & Associates, File #C2069 38 B. Standards anulicablc to small solar cncrev systems 1. Setbacks. All equipment and accessory structures associated with the small solar energy system shall be setback twenty five (25') feet from side and rear property lines and fifty (50') feet from the right of way of any public or private street, unless the Board of Zoning Appeals determines that a greater setback would more adequately protect adjoining land uses. Setback areas shall be kept free of all structures and parking lots. a) Setbacks shall not be required along property lines adjacent to other parcels which are part of the solar energy system; however, should properties be removed from the system, setbacks must be installed along all property lines of those properties remaining within the project and which are adjacent to a parcel which has been removed. 2. Ground -mounted systems shall not exceed fifteen (15) feet in height when oriented at maximum tilt. 3. Site control. The applicant shall submit documentation of the legal right to install and use the proposed system at the time of application. 4. Solar energy systems shall meet or exceed all applicable federal and state standards and regulations. 5. Signs. No signs or advertising of any type maybe placed on the small solar energy system unless required by any state or federal agency. 6. The applicant shall submit documentation that the design of any buildings and structures associated with or part of the solar energy system complies with applicable sections of the Virginia Uniform Statewide Building Code (USBC) (13 VAC5-63). This requirement includes all electrical components of the solar energy system. 7. Any glare generated by the system must be mitigated or directed away from an adjoining property or from any road when it creates a nuisance or safety hazard. 8. The parcel shall have frontage on a state maintained road or the expected traffic on a legal right of way can be accommodated by the intersection with the state maintained road per approval by the Virginia Department of Transportation. December 2018 June 2020 Christian P. Kaila & Associates, File #C2069 39 § 25-70.4 Uses permitted by Special Use Permit by the Board of Supervisors The uses listed in this section shall be permitted within the General Agriculture and General Business zoning districts, and not in the General Industrial zoning districts, only upon the issuance of a Special Use Permit by the Board of Supervisors pursuant to the provisions of ARTICLE LVIII of this chapter. A. General standards applicable to all Special Use Permits. No Special Use Permit shall be issued without consideration that, in addition to conformity with any standards set forth in this chapter for Special Use Permit uses, the following general standards will be met either by the proposal made in the application or by the proposal as modified or amended and made part of the Special Use Permit: 1. Conformity with Comprehensive Plan and policies. The proposal as submitted or as modified shall conform to the Comprehensive Plan of the county or to specific elements of such plan, and to official policies adopted in relation thereto, including the purposes of this chapter. 2. Impact on neighborhood. The proposal as submitted or as modified shall not have undue adverse impact on the surrounding neighborhood. B. Large Solar Energy Systems shall be permitted by a Special Use Permit provided that: 1. The primary use of the system is electrical generation to be sold to the wholesale electricity markets and not used primarily for the onsite consumption of energy by a dwelling or commercial building. § 25-70.5 Applications and Procedures In addition to the requirements of article LXVII, "Site Plan Review," and article LVIII, "Special Use Permits Procedures," applications for a large solar energy system shall include the following information: A. Community Meeting Prior to submittal of an application, the applicant shall hold a meeting to inform the community about the planned solar energy system installation. Said meeting shall be open to the public. Notice of the date, time, and location of the meeting, as well as a contact name and phone number of the project representative and a summary of the request, shall be delivered by first class mail to all property owners as noted in the Augusta County tax records within one (1) mile of the perimeter of the project. Such notice shall be mailed so as to be delivered at leave five (5) and no more than twenty- one (21) working days prior to the community meeting. Upon conclusion of the community meeting, a mailing list of property owners notified, a sign -in sheet from D�ember 2018 June 2020 Christian P. Kaila & Associates, File #C2069 40 the meeting, an agenda from the meetings, and a written summary of the meeting shall be included with the application. B. Project description A narrative identifying the applicant and describing the proposed solar energy system, including an overview of the project and its location; approximate rated capacity of the solar energy system; the approximate number, representative types and expected footprint of solar equipment to be constructed, and a description of ancillary facilities, if applicable. C. Submission of a Cost Benefit Analysis An assessment of the impact on the immediate vicinity of the proposed solar energy system as well the greater Augusta County community shall be submitted by a professional. D. Site plan. The site plan shall conform to the preparation and submittal requirements of article LXVII, "Site Plan Review," including supplemental plans and submissions, and shall include the following information: 1. Property lines and setback lines. 2. Existing and proposed buildings and structures, including location(s) of the proposed solar equipment. 3. Existing and proposed access roads, drives, turnout locations, and parking. 4. Location of substations, electrical cabling from the solar systems to the substations, accessory equipment, buildings, and structures, including those within any applicable setbacks. 5. Additional information may be required, as determined by the Zoning Administrator, such as a scaled elevation view and other supporting drawings, photographs of the proposed site, photo or other realistic simulations or modeling of the proposed solar energy project from potentially sensitive locations as deemed necessary by the Zoning Administrator to assess the visual impact of the project, landscaping and screening plan, coverage map, and additional information that may be necessary for a technical review of the proposal. 6. Documentation shall include proof of control over the land or possession of the right to use the land in the manner requested. The applicant may redact sensitive financial or confidential information. December 2018 June 2020 Christian P. Kaila & Associates, File #C2069 41 7. The application shall include a decommissioning plan and other documents required by Section 25-70.8 of this ordinance. 8. The applicant shall provide proof of adequate liability insurance for a large solar energy system at the time of application. § 25-70.6 Location, Appearance and Operation of a Project Site A. Visual impacts The applicant shall demonstrate through project siting and proposed mitigation, if necessary, that the solar project minimizes impacts on the visual character of a scenic landscape, vista, or scenic corridor. B. Ground -mounted systems shall not exceed fifteen (15) feet in height when oriented at maximum tilt. C. Sienaee. Warning signage shall be placed on solar equipment to the extent appropriate. Solar equipment shall not be used for displaying any advertising except for reasonable identification of the manufacturer or operator of the solar energy project. All signs, flags, streamers or similar items, both temporary and permanent, are prohibited on solar equipment except as follows: (a) manufacturer's or installer's identification; (b) appropriate warning signs and placards; (c) signs that may be required by a state or federal agency; and (d) signs that provide a 24-hour emergency contact phone number. D. Noise. Audible sound from a solar energy system shall not exceed 60 dBA (A -weighted decibels), as measured at any adjacent non -participating landowner's property line. The level, however, may be exceeded during short-term exceptional circumstances, such as severe weather. E. Setbacks. All equipment, accessory structures and operations associated with a large solar energy system shall be setback at least two -hundred feet (200') from all property lines and at least one thousand feet (1,000') from any residentially zoned properties; unless the Board of Supervisors is satisfied that different setbacks are adequate to protect neighboring properties. 1. Setbacks shall be kept free of all structures and parking lots. December 2018 June 2020 Christian P. Kaila & Associates, File #C2069 42 2. Setbacks shall not be required along property lines adjacent to other parcels which are part of the solar energy system; however, should properties be removed from the system, setbacks must be installed along all property lines of those properties remaining within the project and which are adjacent to a parcel which has been removed. F. Ocular impact study. An ocular impact study shall be performed for airports within five miles of the project site, for public roads within sight of the system, and from scenic highways and overlooks. The analysis shall be performed using FAA Solar Glare Hazard Analysis Tool (SGHAT) to demonstrate compliance with FAA standards for measuring ocular impact. G. Buffering. A buffer yard shall be provided and maintained adjacent to any property line, except those property lines interior to the solar energy system, and landscaped in one (1) of two (2) ways. If a property ceases being used for the solar energy system, buffering will be required along all property lines adjacent to the property which has been removed. Alternative 1: A ten foot (10') wide strip of land with a six foot (6) opaque privacy fence, wall, berm or combination thereof. Opaque privacy fences shall he construction of good quality materials such as vinyl, pressure treated lumber, brick, stone, or similar materials approved by the Zoning Administrator. For the purposes of this chapter tarps, car covers tents, fabric, chain link fences with slats, or similar materials shall not be deemed to satisfy the requirements of opaque fencing. Alternative 2: A twenty foot (20') wide strip of land with 2 evergreen trees, 2 canopy trees, 2 understory trees and 24 shrubs planted per fifty linear feet (50') of buffer. The trees shall he a minimum of six feet (6') at the time of planting and the shrubs shall be a minimum of eighteen inches (I8") at the time of planting. A. The applicant is free to choose from Alternatives I or 2. Buffers planted below overhead utility lines shall apply any of the allowed buffer altematives, except that understory trees shall replace any canopy trees at a rate of two (2) understory trees per required canopy tree. B. Plant and structure location within buffer. The placement of required plants and structures shall be the decision of the applicant; however, they shall be located so as to achieve the maximum level of protection. Plant material shall meet the buffer requirements every fifty feet (50'). Buffer areas not retained in native habitat shall be seeded or sodded with lawn and maintained at a height of no more than 15 inches, established with December 2018 June 2020 Christian P. Kaila & Associates, File #C2069 43 ground cover, or mulched with organic mulch. Inorganic ground cover shall not exceed fifty percent (50%) of the total required area of the buffer. C. Where a fence or wall is used as part of a buffer, the decorative side of the fence or wall shall be faced to the adjacent property. D. Permitted structures in buffer area. 1. Where walls are placed within any required buffer area: a. No walls of exposed concrete block are permitted, whether painted or not. b. The applicant shall be required to demonstrate provisions for access and maintenance of landscaping and the wall structure at the time of site plan approval. c. Breaks in the wall may be provided for pedestrian and vehicular connections to adjacent developments. 2. Where berms are placed within any required buffer area: a. A berm or combination of materials such as a berm and a fence shall be a minimum six feet (6') in height. b. Berms shall have slopes of not less than three feet (3') horizontal for each one foot (1) vertical. c. Slopes in excess of three feet (3') horizontal for each one foot (1) vertical may be permitted if sufficient erosion control methods are taken and deemed by the Zoning Administrator to be maintainable. 3. Where opaque privacy fences are placed within any required buffer area: a. No reduction in buffer width shall he provided based on the provision of a chain -link fence. b. Fences shall he a minimum of six feet (6') in height unless paved with a berm and in such case the combination of berm and fence shall be a minimum of six feet (6') in height. c. Breaks in the fence may be provided for pedestrian and vehicular connections to adjacent developments. d. Fences shall be maintained in a structurally safe and attractive condition and with finished faces located towards the adjacent property. Dreember 2018 June 2020 Christian P. Kaila & Associates, File #C2069 44 E. Permitted use of buffer area. A buffer area shall not be used for anything except: Passive recreation and picnic facilities, including pedestrian and bike trails. 2. Other appurtenances which require high visibility and easy access, such as fire hydrants and utilities, public and emergency telephones, mail boxes, and bus shelters, or benches, are also permitted in a buffer. No screening of such appurtenances shall be required or permitted. 3. Access ways when necessary to provide access to adjacent properties. 4. A required buffer is encouraged to retain areas of native habitat and may incorporate water resources including stormwater management facilities. However, the minimum width of the buffer shall be preserved as a planting area and there shall be no reduction in buffer width based on the stormwater management facilities. F. Alternative compliance. The buffer requirements may be modified by the Board of Supervisors upon a finding that a modification would be consistent with the purpose of this ordinance, this section, and the adopted plans and policies of the county; that such modification would not adversely affect the land use compatibility or public interest; and that the subject parcel or modified buffer complies with one (1) or more of the following criteria: 1. The buffer is parallel and adjacent to an existing utility or drainage easement of at least one hundred feet (100') in width. 2. The buffer is between uses that are to be developed under a common development plan or series of development plans. 3. The buffer is parallel and adjacent to an existing railroad right-of- way; 4. The topography of the parcel is such that buffering would not be effective; 5. The property is adjacent to an established industrial use; 6. There is existing vegetation either on this lot or the adjacent lot to provide the required buffer benefits. Financial hardship due to meeting the requirements of this section shall not be sufficient justification for alternative compliance. December 2018 June 2020 Christian P. Kaila & Associates, File #C2069 45 G. Site Plan. Landscaping of buffer yards shall be shown on the site plan in accordance with the standards in Division J ARTICLE LXVII "Site Plan Review" and shall be provided and maintained in accordance with sound horticultural practices. H. Fencing. All property containing panels must be enclosed with chain link fencing seven feet (7') tall, topped with barbed wire, and secured with gates. § 25-70.7 Safety and Construction A. Design The applicant shall submit documentation that the design of any buildings and structures associated with or part of the solar energy project complies with applicable sections of the Virginia Uniform Statewide Building Code (USBC) (13VAC5-63). This requirement includes all electrical components of the solar energy project. B. Construction and installation In the construction and installation of a large solar energy system, the owner or operator shall install all electrical wires associated with the large solar energy system underground unless the applicant can demonstrate the necessity for aboveground installations as determined by the Board of Supervisors. C. Ground water monitoring Ground water monitoring to assess the level of groundwater contamination shall take place prior to and upon completion of construction of the project throughout the area of the solar energy system. Ground water monitoring shall take place every five (5) years of the operation of the project, and upon completion of decommissioning. Results from said monitoring shall be delivered to the Virginia Department of Health, Augusta County Department of Community Development and the Augusta County Service Authority. Any adverse impacts identified %ill be mitigated by the oss ner of the solar energy facilit% to the nrooem owner's satisfaction. D. Traffic Impact Statement and or Analysis As part of the project application, the applicant shall submit a traffic impact statement. If required by the Virginia Department of Transportation, the applicant shall submit a Traffic Impact Analysis found to be in compliance with the requirements of Chapter 527 (24VAC30-155). December 2018 June 2020 Christian P. Kaila & Associates, File #C2069 46 § 25-70.8 Decommissioning A. Decommissioning plan As part of the project application, the applicant shall submit a decommissioning plan, which shall include the following: (1) the anticipated life of the project; (2) the estimated decommissioning cost in current dollars; (3) how said estimate was determined; (4) the method of ensuring that funds will be available for decommissioning and restoration; (5) the method that the decommissioning cost will be kept current; and (6) the manner in which the project will be decommissioned and the site restored. B. Discontinuation or Abandonment of Project 1. Thirty (30) days prior to such time that a large solar energy system is scheduled to be abandoned or discontinued, the owner or operator shall notify the Director of Community Development by certified U.S. mail of the proposed date of abandonment or discontinuation of operations. Any solar project that has been inoperable or unutilized for a period of 12 consecutive months shall be deemed abandoned and subject to the requirements of this section. 2. Within 365 days of the date of abandonment or discontinuation, the owner or operator shall complete the physical removal of the solar energy project and site restoration. This period may be extended at the request of the owner or operator, upon approval of the Board of Supervisors. 3. Decommissioning of discontinued or abandoned large solar energy systems shall include the following: a) Physical removal of all solar energy equipment and above -ground appurtenant structures from the subject property including, but not limited to, buildings, machinery, equipment, cabling and connections to transmission lines, equipment shelters, security barriers, electrical components, roads, unless such roads need to remain to access buildings retrofitted for another purpose, or the landowner submits a request to the Board of Supervisors that such roads remain. b) Below -grade structures, such as foundations, underground collection cabling, mounting beams, footers, and all other equipment installed with the system shall be completely removed: however, these structures may be allowed to remain if a written request is submitted by the landowners and a waiver is granted by the Board of Supervisors. c) Compacted soils shall be decompacted as agreed to by the landowner. Dee tuber 2018 June 2020 Christian P. Kaila & Associates, File #C2069 47 d) Restoration of the topography of the project site to is pre-existing condition, except that any landscaping or grading may remain in the after -condition if a written request is submitted by the landowner and a waiver is granted by the Board of Supervisors. e) Proper disposal of all solid or hazardous materials and wastes from the site in accordance with local, state, and federal solid waste disposal regulations. § 25-70.9 Bonding Prior to the issuance of a Building Permit for a solar energy system, the applicant shall: A. Submit to the Zoning Administrator an itemized cost estimate of the work to be done to completely remove the entire solar energy system plus twenty-five percent (25%) of said estimated costs as a reasonable allowance for administrative costs, inflation, and potential damage to existing roads or utilities. B. Submit a bond, irrevocable Letter of Credit, or other appropriate surety acceptable to the County in the amount of the estimate as approved by the Zoning Administrator shall: Secure the cost of removing the system and restoring the site to its original condition to the extent reasonably possible; and 2. Include a mechanism for a Cost of Living Adjustment after ten (10) and fifteen (15) years. C. The applicant will ensure the bond, irrevocable Letter of Credit, or other surety shall remain in full force and effect until the Community Development Department has inspected the site and verified that the solar energy system has been removed. At which time the Community Development Department shall promptly release the bond, irrevocable Letter of Credit, or other surety. Ord. 6/27/18 June 2020 Christian P. Kaila & Associates, File #C2069 48 Appraiser Licenses C©MI' iON WEALTH of VIRGINIA aawR�aR 13"n WO1 of PFOfMional and OccapalfotW RegWetlon 9pa0 t4.YlaYl nova Saib4IIO,RicMan44'A7J773 RUWiR 10-31-M Tkpbo .laa0 367-M 4001ODDO99 REAL ESTATE APPRAISER BOARD CERTIFIED GENERAL REAL ESTATE APPRAISER CHRISTIAN PAUL KAILA BASIN 10711 TEALVANG COVE FREDERICKSBURG. VA 22407-OODO SYM [M M m:M1M:I nM.OMwW.Jw.. +�9Ml.W� 11iONWEALTH of VIIRGINIA and Occupational Regulation land Oicupati IXpanmea[ of PrxwW witt oflyy eonpa ON D.ssion Dnsional 3233 VA 232J7 YUYBER 10.31-2020 TcI Plw, (AW f .40 K;%a. 400 0015605 REAL ESTATE APPRAISER BOARD CERTIFIED GENERAL REAL ESTATE APPRAISEF eu, , GEORGE JOSEPH FINLEY t , 5818 EAST COPPER MOUNTAIN DRIVE SPOTSYLVANIA, VA 22553 s,aru:w MrM�RMatnRpMww.aporHpw9ov .ass wvcoac.nl .n..r.. rrc.un r.wu•.wv: tR'OG.UC apfpnl June 2020 Christian P. Kaila & Associates, File #C2O69 49 Ivy Landfill Solar Facilities - SUP Application Exhibit P: Economic Impact Analysis Page 24 of 30 Ivy Landfill Solar Farm — Economic Impact Study 1. Executive Summary The purpose of this document is to serve as an Economic Impact Analysis of the proposed solar project at the Ivy Material Utilization Center in Albemarle County, VA. The proposed project developed by Community Power Group LLC ("CPG") in partnership with Rivanna Solid Waste Authority will be comprised of three 1MWac solar facilities located on the capped landfill. At the request of the Albemarle County Zoning Administrator, this report is prepared to detail the expected impacts of the proposed project on the following: • the value of the subject property, • expected construction employment, • expected impact on countys tax revenues, • estimated costs to county in the form of additional services. The solar project on the Ivy landfill is not expected to have any negative impacts on property value. In fact, given that this was previously a landfill with no other alternative uses, the solar should actually increase the value of the property since it will provide the property with long term lease revenue. Regarding employment during the construction phase of the project, CPG expects that a construction crew of 10-15 individuals will be employed for 3-4 months for site mobilization and the installation of the solar panels and equipment. Certified electricians will also be contracted for system wiring up to the interconnection point. The solar facility will not be subject to any real or personal property taxes, as provided in Albemarle County Code Section 15-1303. Lastly, the project is not expected to cause any burden to the County in the form of public service needs or traffic impacts. 2. Property Information The subject property is located in Albemarle County at 4576 Dick Woods Road. The subject property is abutted by Dick Woods Road to the south and Interstate 64 to the north. At its narrowest point, the wooded area between the landfill area and nearby properties is 500 feet wide. © Community Power Group 2021 Ivy Landfill Solar Farm — Economic Impact Study The property is almost completely surrounded by large wooded areas. The neighboring parcels to the west of the property and to the south across Dick Woods Road contain residential homes, but these are obscured from viewing the existing landfill by the vegetation. The proposed project will occupy approximately 13 acres of the subject property, which is 112 acres in total, in the form of three 1MWac solar facilities located in the capped landfill area. © Community Power Group 2021 Ivy Landfill Solar Farm — Economic Impact Study 3. Expected Impact on Subject Property's Value According to the Albemarle County property tax records accessed in January 2021, the Ivy Material Utilization Center has a current assessment value of $2,200,900 as a capped landfill. Other noted existing property improvements include office buildings, material sheds, and repair garages. The property has been a retired landfill for several decades and has limited alternative uses. Various studies have shown that solar facilities have little to no impact on the neighboring property values (See Exhibit O). It is reasonable to predict that solar on a landfill will actually increase the value of the property because it will generate incremental revenue on land that otherwise had no alternative uses. 4. Employment Impact During Construction Phase It is expected that the construction phase for this project to take approximately three to four months after the appropriate building permits have been received. This timeframe includes site mobilization and delivery of materials, installation of facility equipment, and interconnection and inspection. During the construction period, it is expected that local labor will be used for the installation of equipment and preliminary electrical work. A local subcontractor will be hired to accept the materials delivered to the site, place panels and other system equipment, as well as perform initial system wiring. It is expected during the site mobilization and installation phase that a crew of 10-15 individual laborers, a fork-lift driver, and a site foreman will be contracted for this project for approximately 3-4 months. Licensed electricians will also be hired to install wiring into the connector boxes, inverters, and above- ground conduit up to the interconnection point, at which point the electric utility will undertake the interconnection. The electricians will also assist in the final energization of the system. S. Impact on County Tax Revenues Solar facilities have been deemed exempt from local taxation as provided in Virginia Code 58.1-3661 and Albemarle County Code Section 15-1303. 6. Additional Costs to County This proposed solar facility project is not expected to result in any additional costs to the county during its permitting, construction, and operation excepting staff time to review and process this special use permit application, and the appropriate construction permits. In addition to the reasons mentioned above, Community Power Group expects no impact to the following elements of public infrastructure: • This facility will not be connected to any public facilities including public water, stormwater, or sewage. • There will be no traffic impact as a result of the project because the solar facilities do not require onsite staff, and the facility will be serviced twice annually by a crew of 1-2 individuals who may utilize existing public parking on site. 7. Benefits to the County There are several benefits to Albemarle County expected as result of the Ivy Landfill Solar Facilities project. In addition to the wider regional benefits of increasing renewable energy and reducing environmental pollution, the county will receive lease revenue and by utilizing a previously -developed site within the Rural Areas zoning district, surrounding greenfield land and agricultural parcels will not be developed with 3 0 Community Power Group 2021 Ivy Landfill Solar Farm — Economic Impact Study solar and therefore preserved for other uses. In addition, solar facilities help to increase the resilience of local power infrastructure, and serve as a model for sustainable development. 8. Conclusion The proposed solar facilities projects will not have any negative impact on property values, and may have a positive impact on the subject property value. The project will also have several benefits for the surrounding Albemarle County including local employment during construction and operation of the proposed facilities, increasing the resilience of the local electric grid, and increasing the value of the subject property. 4 © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application Exhibit Q: Wildlife Impact Report Page 25 of 30 Co m m u n ity Wildlife Impact Report POWER GROUP This report represents the findings of wildlife species within a 3-mile radius of the proposed project site located at 4576 Dick Woods Rd, Charlottesville, VA 22903 prepared by the online VaFWIS Search Report tool. The tool identified several land and aquatic species that are known or likely to occur within a 3-mile radius of the project. It is important to note that the proposed project does not incorporate any hazardous materials, and any stormwater that falls onto the site is channeled into existing on -site stormwater basis. Therefore, no aquatic wildlife species would be affected by the project. Also, due to the nature of the fencing and the character of a ground -mounted solar facility, smaller mammals and wildlife species will be able to pass through the game fencing and migrate through the solar facility fairly easily. The wildlife species search online was accompanied by a review by the Virginia Ecological Services Field Office of the US Fish and Wildlife Service. This review determined that there is one species that could be impacted by the project area, the Northern Long-eared Bat, but no critical habitats existing within the project area. The Virginia Department of Game and Inland Fisheries online Nothern Long-eared bat map confirmed no bat locations or roost trees in the project area. In addition, the Department of Conservation and Recreation's Division of Natural Heritage searched its Biotics Data system for any natural heritage resources within the project area, and no resources have been documented within the project boundary or a 100-foot buffer. © Community Power Group 2020 12/3/2020 VAFWIS Seach Report VaFWIS Search Report Compiled on 12/3/2020, 3:38:56 PM Help Known or likely to occur within a 3 mile radius around point 38.0178889-78.6890278 in 003 Albemarle County, VA View MaMf Site Location 493 Known or Likely Species ordered by Status Concern for Conservation (displaying first 26) (26 species with Status* or Tier I** or Tier II** ) BOVA Code Status* Tier** Common Name Scientific Name 060017 FESE Ia S}Linymussel, James Parvaspina collina 050022 FTST Ia Bat, northern long-eared Myotis septentrionalis 060029 FTST IIa Lancey le low Elliptic, lanceolata 050020 SE Ia 1Da, little brown Myotis lucifugus 050027 SE Ia Bdl, tri-colored Perimyotis subflavus 060006 SE Ib Floater, brook Alasmidonta varicosa 040096 ST Ia Falcon,-pgrggri� Falco peregrinus 040293 ST Ia Shrike,lQgg re head Lanius ludovicianus 060173 FPST Ia Piglgg, Atlantic Fusconaia mason 100155 ST Ia Skigpgr, Appalachian grizzled Pyrgus wyandot 060081 ST IIa Floater,_green Lasmigona subviridis 040292 ST Shrike, migranLlQggtrhtaj Lanius ludovicianus migrans 030063 CC IIIa Tu tlg,-5notted Clemmys guttata 030012 CC IVa Rattlesnake, im r Crotalus horridus 030040 Ia Pinesnake, n rn Pituophis melanoleucus melanoleucus 040092 Ia Eaglg,_golden Aquila chrysaetos 040306 Ia Warbler,_g l n- ingtd- Vermivora chrysoptera 050024 Ia MyDjija, eastern small -footed Myotis leibii 100248 Ia Fri ill ry., regal Speyeria idalia idalia 040213 Ic Qom, northern saw -whet Aegolius acadicus 040052 IIa Duck, American black Anas rubripes 040320 IIa Warbler, cerulean Setophaga cerulea 040140 IIa Woodcock, American Scolopax minor 040203 IIb Cuckoo, black -billed Coccyzus erythropthalmus 040105 IIb RLil, king_ Rallus elegans 040304 IIe Warbler, Swainson's Limnothlypis swainsonii To view All 493 species View 493 *FE=Federal Endangered; FT=Federal Threatened; SE=State Endangered; ST=State Threatened; FP --Federal Proposed; FC=Federal Candidate; CC=Collection Concern https://vafv is.dgitvirginia.govttwis/NewPagesIVaFWIS_GeographicSelect_Options.asp?pf-l&Title=VaFWIS+GeographicSelect+Options&pf-O&place... 1/5 12/3/2020 VAFWIS Seach Report **I=VA Wildlife Action Plan -Tier I -Critical Conservation Need; II=VA Wildlife Action Plan -Tier II -Very High Conservation Need; III=VA Wildlife Action Plan - Tier III - High Conservation Need; IV=VA Wildlife Action Plan - Tier IV - Moderate Conservation Need Virginia Widlife Action Plan Conservation Opportunity Ranking: a - On the ground management strategies/actions exist and can be feasibly implemented.; b - On the ground actions or research needs have been identified but cannot feasibly be implemented at this time.; c - No on the ground actions or research needs have been identified or all identified conservation opportunities have been exhausted. Anadromous Fish Use Streams N/A Impediments to Fish Passage ( 4 records ) View Map of All Fish Im im n ® Name River View Map 912 CROZET SPORTSMAN CLUB DAM TR-DOLLINS CREEK 307 MILLER SCHOOL DAM MILLER BRANCH 915 PEACOCK HILL DAM TR-BROAD AXE CREEK 826 SEGO DAM MIDDLE BRANCH HARDWARE RIVER Threatened and Endangered Waters ( 24 Reaches - displaying first 20) Mew Map of All Threatened and Endangered Waters T&E Waters Species Stream Name View Highest TE* BOVA Code, Status*, Tier**, Common & Scientific Name Map Mechums River in Smussel, Parvas ma (0130592) FESE 060017 FESE Ia Jams collina Yes Mechums River FESE 060017Spines FESE la mussel, Parvas ma Yes (0130783) Jam collinap Mechums River FESE 060017 FESE Ia � m mussel, Parvas ma Yes (0131772) Jams collina Mechums River Spinymussel, Parvaspina (0131889) FESE 060017 FESE la James collina Mechums River FESE 060017 FESE Ia Sin mussel, s Parvasma (0131914) Jain collina Mechums River FESE 060017 FESE [1a]Jain Sin mussel, s Parvasma Yes (0132162) co ma Mechums River Sin mussel, Parvasma (0133106) FESE 060017 FESE Ia Jams collina Yes Mechums River FESE 060017 FESE [1a]James m mussel, Parvasma Yes (0133208) collinap Mechums River FESE 060017 FESE Ia � m mussel, Parvas ma Yes (0133231) Jams collina Mechums River FESE 060017 FESE Ia Spinymussel, Parvaspina Yes hfps://vafv is.dgitvirginia.govKv is/NewPagesIVaFWIS_GeographicSelect_Options.asp?pf-l&Title=VaFWIS+GeographicSelect+Options&pf-O&place... 215 12/3/2020 VAFWIS Seach Report (0133359) collina Mechums River Sin mussel, ma(0134255) FESE 060017 FESE Ia Jams nap N Yes Mechums River FESE 060017 FESE Ia S m mussel, Parvasma Yes (0134480) James collina Mechums River FESE 0017 FESE Ia S m mussel, J�arvaspina Yes (0135964) Jams ollina Mechums River Parvaspina (0135967) FESE 060017 FESEESpinymussel, James collina Y Mechums River FESE 060017 FESE Ia Sin mussel, s Parvas ma (0137364) Jarn collinaYu Mechums River FESE 060017 FESE Ia Sin mussel, Ema Yes (0137374) Japms Mechums Mechums River Sin mussel, Parvas ma FESE 060017 FESE la] �James collina Yes Mechums River FESE 060EHEJames S m mussel, Parvas ma Yes (0137489) collina Mechums River FESE F60EEFIESE][Ia]� S m mussel, rvas ma rco Yes (0141125) Jams llina Mechums River Spinymussel, Parvaspina (0141184) FESE 060017 FESE la James collina Mechums River FESE 060017 FESE [la]Jams Sin mussel, rvas ma rco Yes (0141440) llina Mechums River FESE 060EHEJames Sin mussel, Parvas ma Yes (0145276) collina Mechums River Sin mussel, Parvas ma (0145281) FESE 060017 FESE Ia Jams collina Yes To view All 24 Threatened and Endangered Waters records View 24 Managed Trout Streams N/A Bald Eagle Concentration Areas and Roosts N/A Bald Eagle Nests https://vafv is.dgitvirginia.govttwis/NewPagesIVaFWIS_GeographicSelect_Options.asp?pf-l&Title=VaFWIS+GeographicSelect+Options&pf-O&place... 3/5 12/3/2020 VAFWIS Seach Report N/A Habitat Predicted for Aquatic WAP Tier I & II Species (s Reaches ) View Map Combined Reaches from Below of Habitat Predicted for WAP Tier I & II Aquatic S ep Gies Stream Name Highest TE* Broad Axe Creek FESE (20802042) Lickinghole Creek FESE (20802041) Lickinghole Creek (20802042) FESE Mechums River FESE (20802041) Mechums River (20802041) FESE Mechums River FESE (20802042) Stony Rum (20802041) FESE tributary (20802042) FESE tributary (20802042) FESE tier species BOVA Code, Status*, Tier**, Common & Scientific Name EHE� Spinymussel, Parvaspina m collina EE 0081 E FFESE]Fla]Spiny IEEE mussel, James oater,_green Parvaspina collina Lasmigona subviridis EE 0081 E FESE IEEE Ia Spinymussel, James oater,_green Parvaspina collina Lasmigona subviridis EE E FFESE]Fla]pSinymussel, IEEE James oater,_green Parvaspina collina Lasmigona subviridis EEHE� Spinymussel, James Parvaspina collina EEHE� SIZy�di, James Parvaspina collina EEHE� SiZy�Ll' James Parvaspina collina EEHE� Spinymussel, James Parvaspina collina E060O17][;ESE Ia Spinymussel, m Parvaspina collina View Map Yes Yes Yes Yes Yes Yes yta YU Yes Habitat Predicted for Terrestrial WAP Tier 1 & 11 Species N/A Virginia Breeding Bird Atlas Blocks ( 4 records) View Map of A11 Query Results Lirginia Breeding Bird Atlas Blocks BBA ID Atlas Quadrangle Block Name Breeding Bird Atlas Species View Map Different Species F___7_�n hfps://vafv is.dgitvirginia.govttwis/NewPages/VaFWIS_GeographicSelect_Options.asp?pf-l&Title=VaFWIS+GeographicSelect+Options&pf=0&place... 4/5 12/3/2020 VAFWIS Seach Report "1 11 Highest TE* Highest Tier** � I 41134 Crozet, CE 000 Yes 41133 Crozet, CW 00 III Yes 41136 Crozet, SE 71 0 II Yes 41135 Crozet, SW 000 Yes Public Holdings: N/A Summary of BOVA Species Associated with Cities and Counties of the Common, FWS Co ICity and County Name Different Species Highest TE Highest Tier 003 Albemarle 428 FESE 0 USGS 7.5' Quadrangles: Covesville Crozet USGS NRCS Watersheds in Virginia: N/A vealth of Virginia: USGS National 6th Order Watersheds Summary of Wildlife Action Plan Tier I, H, III, and IV Species: HU6 Co JUSGS 6th Order Hydrologic Unitj Highest Tier JM46 INorth Fork Hardware River 61 FESE I� JRO1 IMechunts River -Stockton Creek 71 FESE 0 JR02 IMechums River -Beaver Creek 72 FESE �I JR07 Ivy Creek -Little Ivy Creek 62 FESE �I C—p,I:Zl2/32020,338:56PM V10649630 mWm V wuch`ry —R disc-4828032po 380178889-78.6890278 https://vafv is.dgitvirginia.govttwis/NewPagesIVaFWIS_GeographicSelect_Options.asp?pf=1&Title=VaFWIS+GeographicSelect+Options&pf=0&place... 5/5 �ENf Of"l a'ps hF� United States Department of the Interior FISH AND WILDLIFE SERVICE 1 ,• Virginia Ecological Services Field Office ,ACN 3 �0 6669 Short Lane Gloucester, VA 23061-4410 Phone: (804) 693-6694 Fax: (804) 693-9032 http://www.fws.gov/northeast/virginiafield/ In Reply Refer To: December 03, 2020 Consultation Code: 05E2VA00-2021-SLI-0956 Event Code: 05E2VA00-2021-E-02718 Project Name: Community Power Group, LLC - Ivy Solar Farm Subject: List of threatened and endangered species that may occur in your proposed project location, and/or may be affected by your proposed project To Whom It May Concern: The enclosed species list identifies threatened, endangered, proposed and candidate species, as well as proposed and final designated critical habitat, that may occur within the boundary of your proposed project and/or may be affected by your proposed project. The species list fulfills the requirements of the U.S. Fish and Wildlife Service (Service) under section 7(c) of the Endangered Species Act (Act) of 1973, as amended (16 U.S.C. 1531 et seq.). Any activity proposed on National Wildlife Refuge lands must undergo a'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to discuss any questions or concerns. New information based on updated surveys, changes in the abundance and distribution of species, changed habitat conditions, or other factors could change this list. Please feel free to contact us if you need more current information or assistance regarding the potential impacts to federally proposed, listed, and candidate species and federally designated and proposed critical habitat. Please note that under 50 CFR 402.12(e) of the regulations implementing section 7 of the Act, the accuracy of this species list should be verified after 90 days. This verification can be completed formally or informally as desired. The Service recommends that verification be completed by visiting the ECOS-IPaC website at regular intervals during project planning and implementation for updates to species lists and information. An updated list may be requested through the ECOS-IPaC system by completing the same process used to receive the enclosed list. The purpose of the Act is to provide a means whereby threatened and endangered species and the ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of the Act and its implementing regulations (50 CFR 402 et seq.), Federal agencies are required to utilize their authorities to carry out programs for the conservation of threatened and endangered 12/03/2020 Event Code: 05E2VA00-2021-E-02718 species and to determine whether projects may affect threatened and endangered species and/or designated critical habitat. A Biological Assessment is required for construction projects (or other undertakings having similar physical impacts) that are major Federal actions significantly affecting the quality of the human environment as defined in the National Environmental Policy Act (42 U.S.C. 4332(2) (c)). For projects other than major construction activities, the Service suggests that a biological evaluation similar to a Biological Assessment be prepared to determine whether the project may affect listed or proposed species and/or designated or proposed critical habitat. Recommended contents of a Biological Assessment are described at 50 CFR 402.12. If a Federal agency determines, based on the Biological Assessment or biological evaluation, that listed species and/or designated critical habitat may be affected by the proposed project, the agency is required to consult with the Service pursuant to 50 CFR 402. In addition, the Service recommends that candidate species, proposed species and proposed critical habitat be addressed within the consultation. More information on the regulations and procedures for section 7 consultation, including the role of permit or license applicants, can be found in the "Endangered Species Consultation Handbook" at: http://www.fws.gov/endangered/esa-library/pdf/TOC-GLOS.PDF Please be aware that bald and golden eagles are protected under the Bald and Golden Eagle Protection Act (16 U.S.C. 668 et seq.), and projects affecting these species may require development of an eagle conservation plan (http://www.fws.gov/windenergy/ eagle—guidance.html). Additionally, wind energy projects should follow the wind energy guidelines (http://www.fws.gov/windenergy/) for minimizing impacts to migratory birds and bats. Guidance for minimizing impacts to migratory birds for projects including communications towers (e.g., cellular, digital television, radio, and emergency broadcast) can be found at: http:// www.fws.gov/migratorybirds/CurrentBirdIssues/Hazards/towers/towers.htm; http:// www.towerkill.com; and http://www.fws.gov/migratorybirds/CurTentBirdIssues/Hazards/towers/ comtow.html. We appreciate your concern for threatened and endangered species. The Service encourages Federal agencies to include conservation of threatened and endangered species into their project planning to further the purposes of the Act. Please include the Consultation Tracking Number in the header of this letter with any request for consultation or correspondence about your project that you submit to our office. Attachment(s): • Official Species List • USFWS National Wildlife Refuges and Fish Hatcheries 12/03/2020 Event Code: 05E2VA00-2021-E-02718 Official Species List This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the requirement for Federal agencies to "request of the Secretary of the Interior information whether any species which is listed or proposed to be listed may be present in the area of a proposed action". This species list is provided by: Virginia Ecological Services Field Office 6669 Short Lane Gloucester, VA 23061-4410 (804) 693-6694 12/03/2020 Event Code: 05E2VA00-2021-E-02718 2 Project Summary Consultation Code: 05E2VA00-2021-SLI-0956 Event Code: 05E2VA00-2021-E-02718 Project Name: Community Power Group, LLC - Ivy Solar Farm Project Type: POWER GENERATION Project Description: This project is being conducted to define the threatened and endangered species for the purposes of hosting a solar photovoltaic facility on the property of Ivy landfill at 4576 Dick Woods Rd, Charlottesville, in Albemarle County, VA 22903. Project Location: Approximate location of the project can be viewed in Google Maps: https: www.google.com/maps/place/38.024242685944785N78.65301002279901W 000 Counties: Albemarle, VA 12/03/2020 Event Code: 05E2VA00-2021-E-02718 Endangered Species Act Species There is a total of 1 threatened, endangered, or candidate species on this species list. Species on this list should be considered in an effects analysis for your project and could include species that exist in another geographic area. For example, certain fish may appear on the species list because a project could affect downstream species. IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA Fisheriesl, as USFWS does not have the authority to speak on behalf of NOAA and the Department of Commerce. See the "Critical habitats" section below for those critical habitats that lie wholly or partially within your project area under this office's jurisdiction. Please contact the designated FWS office if you have questions. 1. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an office of the National Oceanic and Atmospheric Administration within the Department of Commerce. Mammals NAME STATUS Northern Long-eared Bat Myotis septentrionalis Threatened No critical habitat has been designated for this species. Species profile: b=s://ecos.fws.pov/eW/species/9045 Critical habitats THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S JURISDICTION. 12/03/2020 Event Code: 05E2VA00-2021-E-02718 USFWS National Wildlife Refuge Lands And Fish Hatcheries Any activity proposed on lands managed by the National Wildlife Refuge system must undergo a 'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to discuss any questions or concerns. THERE ARE NO REFUGE LANDS OR FISH HATCHERIES WITHIN YOUR PROJECT AREA. r i t'h Matthew J. Strickler Secretary ofNatmal Resources 'f a�� a Clyde E. Crismam Director COMMONWEALTH of VIRGINIA DEPARTMENT OF CONSERVATION AND RECREATION Whitney Hughes Community Power Group, LLC 5636 Connecticut Ave, #42729 Washington, D.C. 20015 Re: Ivy Solar Farm Dear Ms. Hughes: Rochelle Altholz Deputy Director of Administration and Finance Russell W. Baxter Deputy Director of Dam Safety & Floodplam Management and Soil & Water Conservation Nathan Bartell Deputy Director of Government and Community Relations Thomas L. Smith Deputy Director of Operations December 23, 2020 The Department of Conservation and Recreation's Division of Natural Heritage (DCR) has searched its Biotics Data System for occurrences of natural heritage resources from the area outlined on the submitted map. Natural heritage resources are defined as the habitat of rare, threatened, or endangered plant and animal species, unique or exemplary natural communities, and significant geologic formations. According to the information currently in Biotics, natural heritage resources have not been documented within the submitted project boundary including a 100 foot buffer. The absence of data may indicate that the project area has not been surveyed, rather than confirm that the area lacks natural heritage resources. In addition, the project boundary does not intersect any of the predictive models identifying potential habitat for natural heritage resources. DCR recommends the development of an invasive species management plan for the project and the planting of Virginia native pollinator plant species that bloom throughout the spring and summer, to maximize benefits to native pollinators. DCR recommends planting these species in at least the buffer areas of the planned facility, and optimally including other areas within the project site. Guidance on plant species can be found here: http://www.dcr.vir lginia.gov/natural-heritage/solar-site-native-plants-finder. In addition, Virginia native species alternatives to the non-native species listed in the Virginia Erosion and Sediment Control Handbook (Third Edition 1992), can be found in the 2017 addendum titled "Native versus Invasive Plant Species", here: https://www.deg.vir ig nia.gov/Portals/0/DEO/Water/Publications/NativelnvasiveFAQ.pd£ Page 3 ofthe addendum provides a list of native alternatives for non -natives commonly used for site stabilization including native cover crop species (i.e. Virginia wildrye). Under a Memorandum of Agreement established between the Virginia Department of Agriculture and Consumer Services (VDACS) and the DCR, DCR represents VDACS in comments regarding potential impacts on state - listed threatened and endangered plant and insect species. The current activity will not affect any documented state -listed plants or insects. There are no State Natural Area Preserves under DCR's jurisdiction in the project vicinity. 600 East Main Street, 24' Floor I Richmond, Virginia 23219 1 804-786-6124 State Parks • Soil and Water Conservation • Outdoor Recreation Planning Natural Heritage • Dam Safety and Boodplain Management • Land Conservation New and updated information is continually added to Biotics. Please re -submit a completed order form and project map for an update on this natural heritage information if the scope of the project changes and/or six months (June 23, 2021) has passed before it is utilized. A fee of $390.00 has been assessed for the service of providing this information. Please find attached an invoice for that amount. Please return one copy of the invoice along with your remittance made payable to the Treasurer of Virginia, DCR Finance, 600 East Main Street, 241 Floor, Richmond, VA 23219. Payment is due within thirty days of the invoice date. Please note late payment may result in the suspension of project review service for future projects. The VDWR maintains a database of wildlife locations, including threatened and endangered species, trout streams, and anadromous fish waters that may contain information not documented in this letter. Their database may be accessed from htto://vafwis.org✓fwis/ or contact Ernie Aschenbach at 804-367-2733 or Emie.Aschenbach@dwr.virginia.gov. Should you have any questions or concerns, feel free to contact me at 804-371-2708. Thank you for the opportunity to comment on this project. Sincerely, �fC.t ►rc. %� S. Rene Hypes Natural Heritage Project Review Coordinator Cc: Mary Major, DEQ Ivy Landfill Solar Facilities - SUP Application Exhibit R: Statement on Pollinator Impact Page 26 of 30 ,O oommo pity Pollinator Impact Statement The purpose of this document is to discuss the potential impact of this project on pollinators, and pollinator habitats at the site. Because this project is located on a capped landfill, extra care needs to be taken to ensure no ground disturbance in the landfill area. Due to this limitation, CPG will not be installing pollinator -friendly groundcover beneath the panels. CPG is also prevented from installing additional vegetative screening near to the panel area, though there is significant existing vegetation as documented in Exhibit M. The attached Virginia Pollinator -Smart Bird Habitat Scorecard demonstrates this limitation through a low score. Invasive species management does take place currently on site. 1 © Community Power Group 2020 VIRGINIA POLLINATOR -SMART/ BIRD HABITAT SCORECARD Proposed or Retrofit Solar Sites A successful Pollinator -Smart habitat will provide benefits to the environment and the solar site owner/operator in a number of key areas, including: 1. Pollinator services, 2. Biodiversity and habitat enhancement, 3. Carbon sequestration, 4. Erosion and sediment control, and; S. Reduced vegetation maintenance overtime. The Virginia Solar Site Pollinator/Bird Habitat Scorecard is used to establish target conditions and/or evaluate the effectiveness of Pollinator - Smart measures once implemented. If the score thresholds are met, a site is deemed Pollinator -Smart provided the activities described herein are implemented over at least 10%of the project area. DEFINITIONS Open Area: Any area beyond the panel zone, within the property boundary. Panel Zone: The area underneath the solar arrays, including inter -row spacing. Project Area: Open Area +Panel Zone+ Screening Zone. Screening Zone: A vegetated visual harder. Solar Native Plant Finder: The Virginia Solar Site Native Plant Finder (link , an online research tool developed bythe DCR Natural Heritage Program. Virginia Pollinator -Smart Seed Mix: Aseed mix that includes native local ecotypes and conforms with the Solar Native Plant Finder. RESOURCES Virginia Solar Site Native Plant Finder Vireinia's Pollinator -Smart Solar Portal Comprehensive Manual Monitoring Plan INSTRUCTIONS For detailed instructions on how to implement the scorecard, please refer to the Comprehensive Manual. 1. All questions and fields must be filled out. 2. Submit your scorecard and associated documents via email to: pollinator, smart0dcrvir ig nia.gov 3. A Proposed or Retrofit Solar Site Scorecard should be submitted during the initial plantingyear. To remain certified, an Established Sites Scorecard should be submitted in years 2, 4, 6, 8, and 10. A long-term management plan should also be submitted with the Established Sites Scorecard duringyear 10. If all criteria are met duringyear 10, the site will be considered polli nator- friend ly for the life of the project. ATTACHMENTS PROVIDED O Project Vicinity Map/Planting Plan O Seed Mix and Seeding Rates O Vegetation Management Plan O Vegetation Monitoring Plan O Invasive Species Mapping O Research Collaboration Documentation O Site Photos OPEN AREA -- -- FENCELINE - - - -, i PANEL ZONE i i 1 OPEN AREA r OPEN AREA Forquestions, comments, and feedback, please contact oollinotor..smortradcr.virginio.goov 0DCR MWNIA DE n, ol: ENVFP MENTAI.Ou, ITY ft,4D wumldfaaewlbnAPeueyYn PROJECT DETAILS & CONTACT INFORMATION DATE: 2.16.21 SITE OWNER OR DESIGNEE: Rivanna Solid Waste Authority/CPG PROJECT ADDRESS: 4576 Dick Woods Rd Charlottesville, VA 22903 PROJECT SIZE (ACS AND MW): 15 acres, 3MW POINT OF CONTACT: Amberli Young EMAIL/PHONE: amberli@communitypowergroup.com 202-844-6424 VEGETATION CONSULTANT: SEED SUPPLIER (IF KNOWN): TARGET SEEDING DATE: VIRGINIA POLLINATOR -SMART/ BIRD HABITAT SCORECARD Proposed or Retrofit Solar Sites VEGETATION PANEL ZONE 1. Percent of panel zone to be planted with a seed mix of native species developed using the Solar Native Plant Finder (max 15 pts) Q <5 percent (0) Q 5-25 percent (5) Q 26-50 percent (8) Q 51-75 percent (10) Q greater than 75 percent (15) 2. Planned native grass diversity in panel zone (max5 pts) Q 1 or fewer species (0) 2 species (2) Q 3 or more species (5) OPEN AREA 3. Percent of open area to be planted with Virginia Pollinator -Smart Seed Mix developed using the Solar Plant Finder (max 15 pts) Q <5 percent (0) O 5-25 percent (5) Q 26-50 percent (8) Q 51-75 percent (10) Q greater than 75 percent (15) a. Total number of Solar Native Plant Finder species in the seed mix to be used within the open area (max 15 pts) 4 or fewer species (0) Q 5-9 species (5) Q 10-14 species (8) Q 15-19 species (10) Q 20 or greater species (15) 5. For the seed mix to be used within the open area, seasons with at least three (3) Solar Native Plant Finder species in Flower (max 10 pts) [CHECK ALL THAT APPLY] O Spring (March -May) (2) O Early Summer (June -July 15) (2) O Late Summer (July 15-August) (4) O Fall (September -November) (2) SCREENING ZONE 6. Within the screening zone, percent to be planted with Solar Native Plant Finder species (max 15 pts) Q <5 percent (0) Q 5-25 percent (5) Q 26-50 percent (8) Q 51-75 percent (10) Q greater than 75 percent (15) NRGPAgT` n, ol: 0DCR EWFI MENTALQL ITY ft,4D�dfaaewlbnAPeueyYn SITE MANAGEMENT PLANNING AND MAINTENANCE PRACTICES 7. [CHECK ALL THAT APPLYI (max 25 pts) O Site has an Approved' Vegetation Management Plan (15) O Vegetation monitoring is proposed annually (5) a Invasive species mapping and control proposed annually (5) O Planned on -site use of insecticide or pre -planting seed/plant insecticide treatment (excluding buildings/electrical boxes, etc.) (-40) INVASIVE SPECIES RISK 8. [CHECK ALL THAT APPLY] (-20 pts possible) O Combined cover of tall fescue across all three zones planned to be>10 percent (-10) O Combined cover of species on DNH Virginia Invasive Plant Species List across all three zones planned to be>10 percent (-10) PUBLIC ENGAGEMENT AND RESEARCH 9. [CHECK ALL THAT APPLY] (max 10 pts) O 2 or more legible and accessible signs identifying pollinator and bird habitat proposed on -site (2.5) O Accessible bench and educational display proposed on -site (2.5) O Research collaboration with college, university, school, or research institute (5) POLLINATOR/BIRD NESTING HABITAT ON -SITE 10. [CHECK ALL FEATURES THAT ARE PRESENT ON -SITE] (20* pts) O Existing bare ground patches one square foot or larger, with undisturbed and well -drained soil (2) 9 Preserved upland forested communities orforestedge habitatthat includes native floweringshrubs and youngtrees (8) O Cavity nestingsites (e.g. dead trees, snags, fallen logs, shrubs, plants with pithy -stemmed twigs such as native sumacs, roses, blackberries) (2) O Created bee/bird nesting habitatfeatures (e.g., boxes, tunnels, etc.)(0.2pts per feature)'tifeatures: x0.2=0 pts. O Preserved wetland communities/presence of clean water source(s) (8) ' See guidelines for development of a Vegetation Management Plan here. Vegetation Management Plans forsolorsites are approved by the Virginia Pollinator-Smort Solar Industry Review Board. Vegetation Management Plans may be submitted here. 2Vegetation monitoring should be conducted in accordance with the methods described here. For the purposes of compliance, monitoring is only required every two years, therefore, annual monitoring is incentivized with additional points in the Scorecard. 3 Up to a maximum of 10 points (50 features) Ivy Landfill Solar Facilities - SUP Application Exhibit S: Technology Statement Page 27 of 30 ,O oommo pity Technology Statement The proposed Ivy Landfill Solar Facilities project is unique from other ground -mounted solar facilities in that it utilizes a previously -developed site in the form of a capped landfill. Partnering with a previously -developed site means that the project can take advantage of existing infrastructure and a cleared area, and it provides benefits to the community by preserving greenfield sites for agriculture and other uses. Capped landfills present additional challenges because it is very important to protect the cap from any disturbance or penetrations. GameChange Solar and other solar racking companies have developed innovated racking solutions for ground -mounted solar systems that require zero ground penetrations. These systems are fully ballasted above ground so no ground -ties or piles are necessary to secure the panels, which is ideal for brownfield installations. 1 © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application Exhibit T: Statement on Landfill Soils and Project Impact Page 28 of 30 Community POWER GROUP Landfill Soils Impact Project Description This proposed solar facility project is unique in that it designed on a previously -developed site as opposed to open space or a greenfield parcel. CPG is fortunate to partner with Rivanna Solid Waste Authority on the installation of these three solar facilities at the Ivy Material Utilization Center, which is a capped landfill. The most recently closed cell at the site was capped in 2002, though the site has served as a landfill for multiple decades and currently operates a recycling and hazardous waste center. Due to the critical importance of protecting the landfill cap, CPG is prevented from doing any penetrating groundwork, including grading, installation of piles for solar racking, or vegetation planting during the construction and operation of the project. As such, CPG will take advantage of GameChange Solar's ground -mounted, fully -ballasted solar racking system that does not require any ground penetrations. General Impact of Solar In general, solar facilities have minimal impact on the soils located at a project area because no hazardous chemicals are used during project construction or operation, ground penetration if necessary is typically limited, and minimal personnel are needed to operate the system. Current Soil and Groundwater Conditions Under the requirements of 9VAC-20-80-310 and the Virginia Department of Environmental Quality ("VA DEQ"), The Ivy Material Utilization Center is required to publish a Corrective Action Plan ("CAP") describing the remediation efforts to protect surrounding human health and the environment. VA DEQ has also issued Permit No 125 for the Ivy Site as a capped landfill. The most recent CAP for the Ivy Site was revised on April 30', 2004. As part of the CAP, Rivanna has several monitoring systems in place to minimize and to mitigate any effects of the landfill on groundwater, nearby surface waters, and surrounding flora and fauna. Stormwater is currently management on site through channeling stormwater that falls onto the capped landfill area into stormwater basins. These on -site basins hold the water until it settles into the surrounding groundwater. An existing stormwater permit from DEQ exists for the entire site. Expected Project Impact at Ivy Site Because this project is on a capped landfill, CPG Is prevented from doing any penetrating ground work. These solar facilities will be mounted on ground -based racking that will be ballasted with concrete blocks at the surface to keep the system in place. Because the solar facilities will be installed on the capped areas of the landfill, stormwater flows on the site will not be impacted as any stormwater that falls on the panels or equipment will be channeled into the existing stormwater basis. © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application Exhibit U: Statement on Transmission Capacity Page 29 of 30 ,O oommo p ity Transmission Capacity The Community Power Group has ongoing conversations with Dominion Energy regarding interconnection of the three solar facilities proposed for this project. A capacity check request was completed with Dominion in September 2020, and a Contract Administrator informed CPG that there are zero connected projects and zero projects in study on the 34.5kV three-phase line running along Dick Woods Road. The interconnection request for these three projects were submitted in December 2020 and accepted by Dominion in January 2021. A scoping call was held with Dominion on February 10tn 2021, to discuss the interconnection study process. These project hold 11` 2nd and 3'd place positions in the interconnection queue on the closed substation, and the interconnection study will proceed for the projects in early 2021 and take approximately 12 months. 1 © Community Power Group 2021 Ivy Landfill Solar Facilities - SUP Application Exhibit V: Emergency Services Information Page 30 of 30 Community POWER GROUP Emergency Services Information CPG will ensure that the proposed solar facilities when installed will be 2014 National Electrical Code and 2015 International Fire Code compliant. This will include warning labels applied to all equipment associated with the solar facilities, as well as labels showing the locations of emergency shut -down switches. Emergency contact information will be posted near the interconnection point of the facilities on the southern end of the site, and the contact information and Operations and Maintenance Manual will be shared and stored at the on -site office. In the event of a fire emergency, fire trucks and personnel can access the solar facilities through the existing site entrance off of Dick Woods Road. The site entrance is connected to a paved access run that runs through the center of the three proposed solar facilities allowing fire trucks to access the facilities. There are no material hazards associated with the facility. © Community Power Group 2021