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Special Use Permit Application
Hollymeade Substation Expansion Project
Albemarle County, Virginia
GAI Project Number: R22036.00
July 2022
Ol Dominion
Energy
Prepared by: GAI Consultants, Inc. Prepared for: Dominion Energy Virginia
Pittsburgh Office 10900 Nuckols Road, 4" Floor
385 East Waterfront Drive Glen Allen, Virginia 23060
Homestead, Pennsylvania 15120-5005
Special Use Permit Application
Dominion Energy Virginia
Hollymeade Substation Expansion Project
Table of Contents
1.0 Project Proposal..............................................................................................................................3
1.1 Residential — R-1 Zoning Designation.................................................................................3
1.2 Residential - R-15 Zoning Designation................................................................................3
2.0 Consistency with Comprehensive Plan...........................................................................................4
2.1 Natural Resources...............................................................................................................4
2.2 Historic, Cultural, and Scenic Resources............................................................................4
4.0 Impacts on Environmental Features................................................................................................7
4.1 Critical Slopes......................................................................................................................7
4.2 Wildlife..................................................................................................................................7
4.3 Cultural and Historical Resources........................................................................................8
4.4 Streams and Wetlands......................................................................................................... 8
5.0 Facility Considerations.................................................................................................................... 9
5.1 Equipment Design................................................................................................................ 9
5.2 Project Site Access.............................................................................................................. 9
5.3 Vegetative Buffer.................................................................................................................. 9
5.4 Fencing and Security........................................................................................................... 9
5.5 Lighting.................................................................................................................................9
6.0 Facility Permitting............................................................................................................................9
6.1 Stormwater Management Plan............................................................................................9
6.2 Erosion and Sediment Control...........................................................................................10
7.0 Facility Construction......................................................................................................................10
8.0 Attachments...................................................................................................................................10
Appendices
Appendix A— Preliminary Site Plan and Area Map
Appendix B — Topographic Survey
Appendix C — Environmental Site Assessment and Wetland Delineation
Appendix D — Cultural/Historical Resource Review
gai consultants
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Special Use Permit Application
Dominion Energy Virginia
Hollymeade Substation Expansion Project
1.0 Project Proposal
This application for special use is submitted to Albemarle County (the "County") by Dominion Energy
Virginia, (the "Applicant"), a wholly owned subsidiary of Dominion Energy, Inc. ("Dominion'), to provide
for the installation of an air core series reactor on Line 2054 at the Hollymeade Substation. To relieve
line congestion and improve service reliability, the substation will be expanded to provide space for the
new equipment. New perimeter fencing will be installed to match the existing station fence.
Additionally, an internal separation fence must be installed to prohibit personnel and equipment
approach to the new reactors while energized.
The Project is located on Parcel 03200-00-00-03700 ("Project Parcel"), at 3317 Worth Crossing
situated just off U.S. Route 29 approximately 10 miles north of the Interstate 64 intersection in the
community of Hollymead. The Project Parcel is owned by Virginia Electric & Power Company, a wholly
owned subsidiary of Dominion. See Appendix A for Conceptual Layouts depicting existing and
proposed site features.
The Project Parcel is currently zoned R-1 and R-15. It is currently utilized as the location for the
existing Hollymeade Substation. The existing substation and equipment will remain on site with the site
being expanded to provide space for the new equipment. Limited demolition of existing fence and
utilities within the proposed expansion area will be required. No modifications will be required to the
existing access road and driveway entrance. The parcel totals 6.72 acres and is comprised of
approximately 3.45 acres (51 %) of wooded tree canopy coverage, 1.46 acres (22%) of existing
graveled substation site, and 1.81 acres (27%) of open meadow/maintained right-of-way.
The Project Site is in the Powell Creek Watershed within the larger South Fork Rivanna Reservoir
Watershed. Although the site expansion will remove existing vegetation and replace it with a mix of
graveled pad and maintained right-of-way, the project's unique use does not impact water quality as a
traditional impervious development would, due to low potential for pollutant runoff using stormwater
management best management practices (BMP) and the purchase of water quality mitigation credits to
account for the increase in phosphorous loading.
The proposed facility expansion will provide the serviced community with increased reliability in their
electric service distribution, while requiring minimal to no use of County services such as water,
wastewater, schools, and other infrastructure.
The project will be constructed and operated in accordance with all applicable Federal, State, and
Local building codes and regulations.
1.1 Residential — R-1 Zoning Designation
The Project Site, Parcel 03200-00-00-03700, where the substation facility and proposed expansion are
located is zoned Residential R-1 ("R-1"). The Albemarle County Code of Ordinance, Chapter 18, Sec.
13, allows for electrical power substations, transmission lines and related towers owned by a public
utility in R-1 Zoning by Special Use Permit (SP). The intent of the R-1 Zoning is created to establish a
plan implementation zone that recognizes the existence of previously established low density
residential districts in communities and the urban area; provides incentives for clustering of
development and provision of locational, environmental and development amenities; and provides for
low density residential development in community areas and the urban area.
1.2 Residential - R-15 Zoning Designation
The Project Site, Parcel 03200-00-00-03700, along the western portion of the parcel where the existing
access is located, is zoned Residential R-15 ("R-15"). The Albemarle County Code of Ordinance,
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Special Use Permit Application
Dominion Energy Virginia
Hollymeade Substation Expansion Project
Chapter 18, Sec. 13, allows for electrical power substations, transmission lines and related towers
owned by a public utility in R-15 Zoning by Special Use Permit (SP). The intent of the R-15 Zoning
provides for compact, high -density residential development; permits a variety of housing types; and
provides incentives for clustering of development and provision of locational, environmental, and
developmental amenities. R-15 districts may be permitted within the community and urban area
locations designated on the comprehensive plan.
2.0 Consistency with Comprehensive Plan
2.1 Natural Resources
Recognizing the value that natural resources bring to the area, the County's 2015 Comprehensive Plan
identifies certain objectives regarding the protection of natural resources within the county. The
following is a list of some of those objectives and a narrative on how Dominion meets the intent of
those objectives.
Objective 1: "Ensure clean and abundant water resources for public health, business, healthy
ecosystems, and personal enjoyment by preventing shortages and contamination."
The Applicant will continue to adhere to VSMP requirements to help protect and preserve water
resources. Where land disturbance will occur, grading has been designed to ensure stormwater is
responsibly managed to protect downstream resources according to County and State guidance.
Objective 2: "Protect air quality."
The project does not impact local and regional air quality negatively. By utilizing and expanding an
existing facility already in use, the expansion projects allow the Applicant to improve service to the local
community without having to develop a new site.
Objective 4: "Protect the biological diversity and ecological integrity of the County in both the Rural
Area and Development Areas"
Through maintaining existing screening and landscaping coverage at the project site combined with
encouraging the use of native plants in landscaping to protect and provide habitat for native
biodiversity, to save water, and to connect adjacent landowners to the local ecosystem.
2.2 Historic, Cultural, and Scenic Resources
Objective 6: "Continue to protect and enhance scenic resources for residents and tourists."
The Applicant will continue to promote voluntary measures to protect scenic resources and
minimize/prevent negative impact to neighbors by maintaining adequate vegetation and screening
along the property boundary.
3.0 Impacts on Public Facilities & Public Infrastructure
3.1 Public Infrastructure
As noted, the Hollymeade Substation expansion will not create any additional burden on County
services such as schools, roads, or other public utilities. At the conclusion of construction, visits to the
site will be limited to routine operations and maintenance currently experienced at the site. Therefore,
the project will not introduce a burden to county roads or facilities. Due to there being no permanent,
on -site staff for the facility, no impact to public facilities is expected.
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Special Use Permit Application
Dominion Energy Virginia
Hollymeade Substation Expansion Project
3.2 Neighboring Parcels
Fifteen parcels border the Project Parcel. Seven adjacent parcels are single-family residential; two are
residential townhouse; one is Conservation Use — private open space; two are designated open space;
one is Vacant Residential Land; and one is designated unassigned Planned Residential Development.
Table 1: Adjacent Parcels
Lanclower
Worth Crossing Owners
046134-02-00-OOOA1
PO Box 5207,
Regular Taxable
Association
Charlottesville VA,
22905
Thomas W Desimini
046B4-02-OA-00100
3321 Worth Crossing
Regular Taxable
Forest Lakes
032JO-01-00-000BO
N/A
Regular Taxable
Community Association
Incorporated
Steven M or Laurie
032JO-01-00-01400
1406 Decatur Drive
Regular Taxable
Dale Malone
Casey Robinson and
032JO-01-00-01500
1416 Decatur Drive
Regular Taxable
Reiko Igarashi
Marisa Goodwin
032JO-01-00-01600
1422 Decatur Drive
Regular Taxable
Rick Boby Mathew and
032JO-01-00-01700
1428 Decatur Drive
Regular Taxable
Neetha Elizabeth Makil
Brian and Jennifer
032JO-02-00-01800
1434 Decatur Drive
Regular Taxable
Lohnes
Christopher Ngoc
032JO-02-00-01900
1440 Decatur Drive
Regular Taxable
Hoang
Forest Lakes
032JO-02-00-00000
N/A
Regular Taxable
Community Association
Incorporated
Forest Lakes
046134-00-00-000A0
N/A
Regular Taxable
Community Association
Highlife Townhomes
046134-00-04-000130
N/A
Regular Taxable
Incorporated
Parwiz Aryan Waziry
046134-00-04-01400
N/A
Regular Taxable
CC Forest Lakes LLC
046134-00-00-00200
1752 Timberwood
Regular Taxable
Boulevard
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Special Use Permit Application
Dominion Energy Virginia
Hollymeade Substation Expansion Project
Vahid Farmehini and
046134-00-04-01300
2043 Landon Lane
Regular Taxable
Saeideh Mastali
The Project will mitigate impacts to neighboring parcels through maximizing the use of naturally
occurring vegetative screening paired with the installation and maintenance of both adequate setbacks
and additional vegetative buffer areas, as necessary. Due to safety and maintenance requirements,
vegetation will be limited in the right-of-way under overhead lines.
3.3 Visual
Recognizing the importance of scenic resources conservation, great care was taken to design the
Project in a way that protects the viewshed of the neighboring properties and roadways. This is
accomplished by adhering to all setback requirements, maintaining mature vegetative buffering in place
where available and supplementing vegetative buffering with additional native vegetation where
appropriate.
The existing and proposed equipment to be installed will not exceed the 35-foot height restriction,
measured from the base of the structure to its highest point; however, a new backbone static pole
structure for the transmission line will need to be installed as part of the new project. This pole will be
of similar height to the existing transmission structures. There will be no signage on site, except for
that required by Dominion for safety, security, or site operations.
Existing slopes, mature vegetation, and supplemental vegetation will further reduce the visual impact to
adjacent parcels. There will be no additional visual impact to any other parcels adjacent to the Project
Site.
Vegetative screening will adhere to the requirements set out in Chapter 18, Sec. 32.7.9.7, of the Zoning
Ordinance.
3.4 Real Estate
The Project is projected to have no impact, positive or negative, on the value of neighboring properties
based on the presence of the existing substation facility at the project site.
3.5 Noise
Noise characteristics will be typical of an electrical substation and sound levels will be in compliance
with the County's noise ordinance. A sound study of existing conditions has been conducted and will be
submitted.
3.6 Lighting
All lighting at the Project site will comply with all applicable sections of the Albemarle County Code of
Ordinance (Zoning Ordinance) and will be kept to the minimum illumination necessary to ensure the
safe operation of the facility. All lighting will be designed to prevent spillover lighting and will be
arranged or shielded to reflect light away from adjoining residences and roads.
3.7 Charlottesville -Albemarle Airport
Because the project is located within 3-miles of an airport, a notice will need to be filed with the Federal
Aviation Administration (FAA). The proposed new pole structure will need to be entered into the FAA's
Notice Criteria Tool to determine filing requirements. The Applicant will coordinate this throughout the
SUP and permitting process.
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Special Use Permit Application
Dominion Energy Virginia
Hollymeade Substation Expansion Project
3.8 Water Resources
The Project will be designed to minimize impacts to waterways onsite and downstream of the Project
Site. Both water quality and quantity will be considered and protected as the facility design progresses.
See Appendix A for a Conceptual Grading, Stormwater, and Erosion and Sediment Control Plan and
for Conceptual Stormwater Details and Calculations. These conceptual plans depict the preliminary
project design and will be updated to include final equipment selection and feedback from the County.
The Applicant will continue to solicit and incorporate County Engineering feedback through the Site
Plan Approval process.
With the Project requiring some tree clearing and the expansion of gravel pad area, establishment of
additional visual vegetative buffers and healthy vegetative cover are proposed. The establishment of
healthy ground cover post construction will be heavily monitored and emphasized as the first step in
water quality protection. The temporary erosion and sediment control measures and the permanent
stormwater Best Management Practices (BMPs) that will be implemented in accordance with DEQ
VSMP guidance will also protect water quality. Vegetation outside the Project Limits of Disturbance
(LOD) will be untouched and preserved.
3.9 Hazardous Materials Statement
The Project does not pose a risk to public health due to the presence of hazardous materials as there
are no hazardous materials stored onsite.
4.0 Impacts on Environmental Features
4.1 Critical Slopes
The Project design will not encroach on any large contiguous areas of critical slopes, as defined in
Chapter 18, Article I, Section 3.1 and described in Chapter 18, Article II, Section 4.2 of the Zoning
Ordinance.
M' ' TllN111M
As part of the environmental due diligence performed on the Project Site, a determination of the
likelihood of encountering any State or Federally listed Threatened or Endangered species was
completed. The complete Threatened and Endangered Species Review conducted on the Project site
is available in Appendix B; below is an excerpt from that review:
Table 2: Threatened and Endangered Species Review
U.S. Fish and Wildlife Services
DatabaseAgency
Information, Planning and Consultations System
Virginia Department of Game and Inland Fisheries
Virginia Fish and Wildlife Information System
Virginia Department of Game and Inland Fisheries
Wildlife Environmental Review Map Services
Virginia Department of Game and Inland Fisheries
Northern Long-eared Bat Winter Habitat and
Roost Locator
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Dominion Energy Virginia
Hollymeade Substation Expansion Project
Virginia Department of Game and Inland Fisheries
Little Brown Bat and Tri-colored Bat Winter
Habitat and Roosts Locator
Virginia Department of Game and Inland Fisheries
Division of Natural Heritage Database
The Center for Conservation Biology Virginia
Eagles Nest Locator
The comprehensive review identified the potential for the following species to be present on the Project
site:
Based on the results of the desktop review, a comprehensive field habitat study will be conducted to
determine if species identified in the State and Federal databases have potential habitat present on the
Project Site.
4.3 Cultural and Historical Resources
A desktop background review of historical resources was completed through a search of the Virginia
Department of Historical Resources (VDHR) Virginia Cultural Resource Information System (V-CRIS).
Based on the results, the project is not expected have an impact on nearby resources. A summary of
this background review showing eligible locations within one-half mile of the project site is in the table
below.
Table 3: V-CRIS Background Review Findings
ID
44ABO301
Site Category
Domestic
Site Type
Dwelling, single
PeriodDHR
Time
19th Century: 2Nd Half (1850-
1899)
Evaluation Status
DHR Staff: Not
Eligible
44ABO349
Domestic
Camp, Temporary
DHR Staff: Not
Eligible
44ABO460
Domestic
Dwelling, single
Reconstruction and Growth
DHR Staff: Not
(1866-1916), World War I to
Eligible
World War II (1917-1945), The
New Dominion (1946-1991),
Post -Cold War (1992 —
Present)
As part of the previous State Corporation Commission (SCC) approval process, a Cultural Resource
clearance was provided October 19, 2011.
4.4 Streams and Wetlands
A wetland delineation was performed by GAI Consultants to identify all streams and wetlands on the
Project Site. The complete delineation can be reviewed in Appendix C See the Conceptual Grading &
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Dominion Energy Virginia
Hollymeade Substation Expansion Project
SWM/ESC Plan in Appendix A for a conceptual depiction of proposed stream and wetland setbacks.
The Project will not impact any delineated streams or wetlands. The Project will be developed and
constructed in conformance with all applicable federal, state, and local laws and regulations, including
the Chesapeake Bay Act, Clean Water Act, and VA-DEQ Stormwater Management Program
Regulations.
5.0 Facility Considerations
5.1 Equipment Design
The Project will provide for the installation of an air core series reactor on Line 2054 at the Hollymeade
Substation. This equipment is required to relieve line congestion and improve service reliability, the
substation will be expanded to provide space for the new equipment. In additional to new equipment,
new perimeter fencing will be installed to match the existing station fence. Additionally, an internal
separation fence must be installed to prohibit personnel and equipment approach to the new reactors
while energized.
5.2 Project Site Access
Access to the Project Site will occur by an existing single gravel access road off Worth Crossing.
Minimal impact to traffic is expected during construction. Once operational, there will be no daily staff at
the Project Site, and site visits are expected to be limited to routine operations and maintenance typical
of the existing substation.
5.3 Vegetative Buffer
Existing mature vegetation will be utilized as buffer wherever possible on the Project Site. Any needed
additional vegetative screening is identified in Appendix A and will adhere to the requirements set out in
Chapter 18, Sec. 32.7.9.7, of the Zoning Ordinance. Native, non-invasive species will be utilized for all
installed vegetative buffering. Vegetative buffering will be maintained throughout the life of the Project.
5.4 Fencing and Security
All new facility equipment will be enclosed in a perimeter fence matching the height and style of the
existing fence. The fencing serves to prevent unauthorized personnel from entering the Project Site
and will protect the system components from damage by wildlife. Security gates will be installed to
allow for ingress and egress of authorized personnel. Temporary fencing will be installed, as
necessary, for safety and security during construction. Access will be limited to authorized personnel,
including designated County officials. Safety and security signs will be located along the perimeter
fence. Temporary instructional or safety signs will be posted during construction, as appropriate and
necessary.
5.5 Lighting
All lighting at the Project site will comply with all applicable sections of the Albemarle County Code of
Ordinance (Zoning Ordinance) and will be kept to the minimum illumination necessary to ensure the
safe operation of the facility. All lighting will be designed to prevent spillover lighting and will be
arranged or shielded to reflect light away from adjoining residences and roads.
6.0 Facility Permitting
6.1 Stormwater Management Plan
Understanding the need for protecting clean water sources, the Applicant, as authorized by the Virginia
Stormwater Management Program (" VSMP") through their approved Annual Standards and
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Dominion Energy Virginia
Hollymeade Substation Expansion Project
Specifications, will, through an authorized independent third -party reviewer, coordinate the review and
approval of the stormwater management plan. In development of the stormwater management plan,
the applicant will continue to solicit and incorporate County Engineering feedback. The Project's
conceptual Stormwater Management Plan can be viewed in Appendix A.
6.2 Erosion and Sediment Control
The Applicant will ensure strict compliance with all applicable erosion and sediment control laws and
regulations. Management practices utilized on site will be designed specifically to prevent the discharge
of sediment and other pollutants into nearby streams and bodies of water. The Applicant, as authorized
by Virginia DEQ through their approved Annual Standards and Specifications, will, through an
authorized independent third -party reviewer, coordinate the review and approval of the erosion and
sediment control plan. In development of the erosion and sediment control plan, the applicant will
continue to solicit and incorporate County Engineering feedback. The Project's conceptual Erosion and
Sediment Control Plan can be seen in Appendix A.
7.0 Facility Construction
Construction of the substation expansion project is expected to take less than 12 months, beginning in
early 2023, and concluding in late-2023/early 2024.
A Dominion construction manager will coordinate, direct, and manage all logistical and workforce
aspects of construction. It is estimated there will be approximately 20 personnel on site daily during
construction, with some construction activities requiring fewer personnel. Personnel will park only in
designated areas during construction of the facility.
On -site construction activities consist of the following main categories:
• Civil & Environmental: Temporary erosion and sediment control Best Management Practices
(BMPs), permanent stormwater management BMPs, internal site expansion and road
construction, construction entrances and material laydown area
• Fence: Permanent fence surrounding Project Site
• Mechanical: Foundations and equipment installation
• Electrical: Mounting of electrical equipment, trenching, and installation of conduit and wire
Materials and equipment necessary to construct the Project will be manufactured off site but will be
delivered to the Project Site by truck. Trucks delivering project materials may be staged and unloaded
on the Project Site. Major materials may be stored on site prior to installation. Other materials arriving
by truck for more immediate installation include fencing, conduit, concrete, reinforced steel, wire
management hardware, communication equipment, and other electrical components. The existing
gravel pad area may be used as a temporary gravel construction laydown and parking area.
8.0 Attachments
Appendix A— Preliminary Site Plan and Area Map
Appendix B — Topographic Survey
Appendix C — Environmental Site Assessment and Wetland Delineation
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Hollymeade Substation Expansion Project
Appendix D — Cultural/Historical Resource Review
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Phase I Archaeological Investigation
National Fuel Gas Supply Corporation
Ellwood City Replacement Project
APPENDIX A
Preliminary Site Plan and Area Map
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Phase I Archaeological Investigation
National Fuel Gas Supply Corporation
Ellwood City Replacement Project
APPENDIX B
Topographic Survey
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Phase I Archaeological Investigation
National Fuel Gas Supply Corporation
Ellwood City Replacement Project
APPENDIX C
Environmental Site Assessment and Wetland Delineation
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Phase I Archaeological Investigation
National Fuel Gas Supply Corporation
Ellwood City Replacement Project
/_1»�`IQPIA 17
Cultural/Historical Resource Review
R220236.00 / July 18, 2022