HomeMy WebLinkAboutSP202200014 Correspondence 2022-09-20May 16, 2022
Revised: September 19, 2022
HE)(AGON
sanaeZem
Woodridge Solar, LLC
Special Use Permit Application Narrative for
Solar Energy Facility and
Energy and Communications Transmission Facilities (Substation)
Tax Map Parcels 114-51; 114-55, 114-56, 114-58, 114-65, 114-68; 114-69, 114-70,
115-10
SP 2022-014
SP 2022-015
Hexagon Energy, LLC is a clean energy development firm based in Charlottesville and the sole owner of
Woodridge Solar, LLC (the "Applicant"). Hexagon Energy has delivered over 6,500 megawatts of clean
energy to communities across the United States. Hexagon Energy is committed to helping our
community achieve a future of clean energy, and the company is pleased to propose a solar energy
project in Albemarle County.
PROJECT PROPOSAL
Woodridge Solar is a proposed solar energy facility (the "Project") to be located near Woodridge, in the
Scottsville Magisterial District, within a project area of approximately 1,500 timbered acres (the "Special
Use Permit Area") located on nine parcels of land with a total acreage of approximately 2,259 acres
(collectively, the "Property"). The panels will encompass 650 acres, and the remaining acreage of the
project area will be restored and planted with pollinators and meadow mix. The Property is zoned Rural
Areas.
The Project is a "solar energy system" that may be allowed by special use permit in the Rural Areas
district Zoning Ordinance § 10.2.2(58). A "solar energy system" is defined as "an energy conversion
system consisting of photovoltaic panels, support structures, and associated control, conversion, and
transmission hardware occupying one-half acre or more of total land area." Zoning Ordinance § 3.1.
As part of the Project, a substation or "energy and communications transmission facilities" is also
proposed and may be allowed by special use permit in the Rural Areas district Zoning Ordinance §
1
10.2.2(6). An "energy and communications transmission facility" is defined as "electrical power
substations, transmission lines and related towers; gas or oil transmission lines, pumping stations and
appurtenances; unmanned telephone exchange centers, micro -wave and radio -wave transmission
and relay towers, substations and appurtenances; but excluding personal wireless service facilities."
Zoning Ordinance 4 3.1.
The Project will be located on property owned by J D Land Holdings, L.C., a Virginia limited liability
company (the "Owner"). The Special Use Permit Area will consist of approximately 1,500 acres as which
is a portion of 2,259 acres of the following parcels:
Tax Map Parcel
Acreage
Special Use
Permit Area
Acreage
11400-00-00-05100
113
97.5
11400-00-00-05500
89
78.1
11400-00-00-05600
14.8
12
11400-00-00-05800
143.65
81.9
11400-00-00-06500
35A8
34.2
11400-00-00-06800
42
16.4
11400-00-00-06900
42
37.9
11400-00-00-07000
1728
1097.2
11500-00-00-01000
48.5
44.5
The Property has been historically used for timbering of planted pine over the last 80 years and a
significant portion of the site is already cleared. The Project will allow the Property to be restored and
rest, once all site work is complete, for the next 35 years. See Attachment A.
The Project has a nameplate capacity of 138 megawatts AC from equipment installed on approximately
630 acres of the Property. The Project will deliver over 315 million kWh of clean, emissions free power
to our electrical grid, enough to power over 25,000 homes each year. The power generated by the
Project will be sold via a long-term (20 year) power purchase agreement to a public utility or entity with
suitably high -power usage. Such entities include large corporations, non -profits, Universities,
municipalities, or the Commonwealth of Virginia.
This Project and location is ideal for the following reasons: it is immediately adjacent to existing
transmission lines, is a large parcel with a single landowner which allows for it to be easily leased and
controlled, given its size it can accommodate a utility scale project and have significant space for large
buffers and setbacks, necessary stormwater management facilities, avoid environmental features such
as streams and wetlands, and allow for smaller subarrays instead of a large expanse of arrays.
2
In addition, the Project and site has been carefully designed to mitigate and minimize the impacts in
the short, intermediate, and long term by:
Short Term: Phasing the construction, balancing the grading on the site, providing large planted buffers,
and removing the need to subdivide the property or timber the land for the property owner by
providing the certainty of a long-term revenue stream.
Intermediate Term: Production of renewable energy that supports Climate Action Plan, establishment
and availability of pollinators for wildlife and environmental health, nominal vehicle trips, no noise or
dust from prior timbering operation, landscaping will flourish including trees and native meadows,
wildlife can move through the established corridors between arrays and stream buffers.
Long Term: Decommissioning Plan provides assurances that the equipment is removed, and the site is
restored to allow an agricultural use to begin or silvicultural use to resume. Given the current state of
the property, the site will be in better shape to allow for a less intensive agricultural use than the prior
timbering operation.
CHARACTER AND USE OF SURROUNDING PARCELS
The surrounding land is used for agricultural, forestry, conservation, and residential purposes. The
operation of a solar facility in the Rural Area would not affect the viability of agriculture, forestry, or
conservation in the surrounding rural landscape.
CONSISTENCY WITH THE COMPREHENSIVE PLAN
Rural Areas Plan
The Property is designated for Rural Areas in the Comprehensive Plan. The Rural Areas Plan supports
agricultural and silvicultural uses, and the protection of natural and cultural resources. The Project is
consistent with the Comprehensive Plan because it would preserve lands for future agricultural and
silvicultural uses.
Unlike other utility uses such as traditional power plants, the Project would not permanently remove
land from agricultural or silvicultural uses. After the Project has reached the end of its useful life, which
is expected to be approximately 35-40 years, the solar energy equipment can be removed from the
Property and the land can be returned to agricultural or silvicultural uses.
The Project plans to preserve large areas of vegetated buffers along the Property's boundaries and
public roads to screen the solar energy equipment from adjacent parcels and roads. In addition to
helping screen the facility, a vegetated buffer would help establish a perimeter that supports the
character of the surrounding rural landscape.
Natural Resources
The Natural Resources chapter of the Comprehensive Plan refers to the Local Climate Action Planning
Process Report, which the County approved on September 7, 2011. That report recommended that
3
the community "promote wider awareness and adoption of cleaner sources of electrical energy (e.g.,
solar photovoltaic, co -generation, biomass, wind)."
In addition, the Natural Resources chapter (Page 4.45) of the Comprehensive Plan states:
In 2010, members of the community and representatives of the County, the City, and UVA began a
local planning process to find ways to lower the community's energy consumption and, thus,
greenhouse gas emissions. The Committee, known as the Local Climate Action Planning Process
(LCAPP) Steering Committee, recommended that the City, County, and UVA:
• Continue to demonstrate leadership in energy and carbon reductions at the local level;
• Build on existing synergies by continued collaboration of City, County, UVA, and community
partners;
• Integrate the role of energy and carbon emissions in projects and planning;
• Equip the community at all levels to make informed decisions about the impacts of carbon
emissions and energy; and
• Identify and promote actions that enable the community to reap the health, economic and
environmental benefits that accompany sound energy -based decisions.
The proposed project will meet these objectives.
Historic Resources
The Property is located within the geographic boundaries of the Southern Albemarle Rural Historic
District, a national historic district listed on the National Register of Historic Places (the "SARHD" ). None
of the nine parcels making up the Property are identified as contributing to the SARHD. Therefore, the
Property is not listed on the National Register.
The County GIS indicates that parcels 114-51 and a sliver of the adjacent parcel 114-55 is within the
Monticello Viewshed which is less than 5% of the total project site. However, no panels are proposed
within parcel 114-51 and only a very small portion of 114-55 is within the viewshed. Given that the
installed solar facility equipment has a low profile (< 10' high), the vast majority, if not all, of the Project
is not expected to cause visual impacts to the Monticello Viewshed. The Applicant met with Liz Russel,
the Director of Planning, Sustainability, & Project Management at Monticello and she did not express
any concerns with the proposal, memorializing her lack of concern with the project in a letter to the
County, and is in support of solar.
PUBLIC NEED AND BENEFIT
Economic Development and Direct Revenue to the County
The Project has been evaluated by Mangum Economics in a report provided in Attachment L. This report
provides analysis on the economic and fiscal contribution that the proposed Project would make to
Albemarle County. The County can benefit directly from the Project in the form of increased tax revenue,
both from real property tax and from personal property taxation. In addition to direct revenue from
taxes, there are other economic benefits to consider. The largest of these is jobs directly attributable
through the construction of the Project. Hexagon Energy and other local environmental, engineering,
and consultants that are employed through the Project contribute to the local economy in Albemarle
4
County. In addition, upon reaching construction, the Project would contribute to support local jobs by
sourcing local contractors and subcontractors wherever possible. From fence installers, to panel
electricians, civil engineers, and construction laborers, significant local job creation during the
engineering and construction of the Project is guaranteed.
After construction of the solar project, it is anticipated that the real property taxation will increase due
to the increased value placed on the Project. The report provides detailed analysis and provides the
following primary findings:
The proposed Woodridge Solar project would make a significant economic contribution to
Albemarle County:
• The proposed Woodridge Solar project would provide an estimated one-time pulse of
economic activity to Albemarle County during its construction phase supporting
approximately:
249 direct, indirect, and induced jobs.
$14.4 million in associated labor income.
$38.8 million in economic output.
• The proposed Woodridge Solar project would provide an estimated annual economic
impact to Albemarle County during its ongoing operational phase supporting
approximately:
5 direct, indirect, and induced jobs.
$267,200 in associated labor income.
$667,500 in economic output.
The proposed Woodridge Solar project would also make a significant fiscal contribution to
Albemarle County. The proposed project would generate approximately:
• $987,100 in state and local tax revenue from the one-time pulse of economic activity
associated with the project's construction.
• $13.9 million in cumulative county revenue over the facility's anticipated 35-year
operational life assuming revenues are generated from the reassessment of the real
property and the taxation of the associated capital investments, (Scenario 1); or
• $12.4 million in cumulative county revenue over the facility's anticipated 35-year
operational life assuming revenues are generated from the reassessment of the real
property and payments associated with a locally adopted revenue share ordinance. The
payments would be based on the project's generation capacity and would include a 10
percent escalator every five years pursuant to recently passed legislation (Scenario 2).
5
The proposed Woodridge Solar project would have a significantly greater fiscal impact on
Albemarle County than the property generates in its current agricultural use:
• The proposed Woodridge Solar project would generate approximately $13.9 million
(from taxation on capital equipment) or $12.4 million (from a revenue share agreement)
in cumulative county revenue over the facility's anticipated 35-year operational life, as
compared to approximately $137,000 in cumulative county revenue in the property's
current agricultural use — a difference of approximately $13.7 million and $12.3 million.
$16,000,000
$14,000,000
$12,000,000
$10,000,000
$8,000,000
$6,000,000
$4,000,000
$2,000,000
$0
Estimated Cumulative Albemarle County Revenue
over 35 Years
$13,851,000
Current Agricultural Use Proposed Solar Project Use Proposed Solar Project Use
Scenario 1 Scenario 2
(Taxation of Capital (Revenue Share)
Investments)
The proposed Woodridge Solar project would provide a boost to Albemarle County's
construction sector:
• At 2,183 jobs, construction is Albemarle's sixth largest major industry sector.'
However, the construction sector posted the sixth largest employment loss of any major
industry sector in the county between the first quarter of 2020 and the first quarter of
2021(a loss of 110 jobs).
• The proposed Woodridge Solar project could directly support approximately 206 jobs and
$12.1 million in labor income in Albemarle County's construction sector.
Another consideration is the amount of public services that accompany this additional tax revenue base;
while the Project will increase tax base provided to the County from the Project, it will not have any
significant draw on public resources such as schools, sewer and water, or roads.
M
Climate Action Plan
In October 2020, the County adopted the Climate Action Plan that recommends a number of strategies
and actions for renewable energy and other initiatives. The Project will specifically contribute to the
following strategies and actions:
Strategy: Enable and incentivize utility scale renewable energy projects in the County Code and during the
community development regulatory process.
Actions:
• Establish a County policy clarifying this strategy to enable and incentivize utility -scale renewable
energy projects, incorporating holistic analysis of local impacts on equity and environment.
• Review the building, zoning, subdivision, land use, and tax sections of the County Code for
opportunities to better facilitate and incentivize renewable energy projects. Encourage and prioritize
the use of roof tops, parking lots, brownfields, landfills, and post-industrial or other open lands over
forested or ecologically valuable lands.
Strategy: Partner with utilities and renewable energy companies to increase local renewable energy and
energy storage initiatives.
Actions:
• Conduct a study in cooperation with renewable energy companies to identify locations for utility
scale projects in Albemarle County. Prioritize the use of roof tops, parking lots, brownfields, landfills,
and post-industrial or other open lands over forested or ecologically valuable lands.
POTENTIAL IMPACTS OF THE PROPOSED PROJECT
Impact to Adjacent Properties
There are a number of single-family residential lots and vacant parcels that are adjacent to the
Project. Mitigation of the Project will be done through the careful siting of the panels, setbacks of 200
feet from any parcel boundary, and use of existing vegetation and additional planted vegetation for
buffering as necessary. The plan has been updated to remove a large section of panels that were near
existing homes along Eyeland Drive to reduce the impact to those neighbors.
Real Estate
When properly screened and set back from surrounding residences and properties, the data show
that solar arrays have no negative impact on property values across the Commonwealth of Virginia.
Attachment G was prepared for a proposed solar array in Surry County, VA and used current academic
and professional literature, as well as a series of match -pair analyses from around Virginia and the
region, and it concludes that solar arrays do not negatively impact the value of adjacent properties, so
long as they use some form of minor screening. Woodridge Solar will provide heavy screening and
includes industry -leading setbacks, so it is not anticipated to have any negative impact on
surrounding property values. In fact, the report notes that solar arrays can mildly increase property
values given that they are quiet, do not generate traffic, and reduce further residential development.
7
Glint and Glare Study and Analysis
Research shows that solar panels, while flat and somewhat shiny, are designed to absorb light, rather
than reflect it and therefore produce less glint and glare than snow or concrete. An analysis for
Woodridge was conducted using the Federal Aviation Administration's Notice Criteria Tool, which takes
into consideration the Project Site latitude, longitude, horizontal datum, site elevation, and structure
height, and it was determined that the proposed solar facility would not pose a risk to air traffic and no
further glare and glint study would be necessary. The results can be found in Attachment E.
Lighting
The Applicant recognizes and appreciates the County's desire to protect its dark skies. All lighting will
comply with the County's Zoning Ordinance requirements and will be kept to the minimum necessary
to ensure the safe operation of the facility. All lighting will be designed to prevent spillover and will be
arranged or shielded away from adjoining residences and roads.
Visibility Analysis
Hexagon conducted a visibility analysis and photo renderings of proposed conditions at locations along
Secretary's Road and adjacent to property to the south of the project, see Attachment C. While there is
some visibility from Secretary's Road, the proposed vegetation buffer will minimize the visibility such
that it will have a negligible impact from the road.
Noise Analysis
Solar facilities produce negligible noise when operating, such that any noise produced becomes
inaudible at approximately one hundred (100) feet from the noise producing components. These
components include inverters and tracker motors, which have few moving parts that produce decibel
levels that will not be heard from adjacent properties. The solar inverters have a manufacturer listed
noise rating of sixty-five (65) decibels at one meter aware from the inverter. The CDC reports this level
of noise as comparable to an air conditioner, washing machine, or dishwasher. The inverters on the site
will be setback at least two hundred (200) feet from property lines. At one hundred (100) feet away from
the inverter the noise is reduced to approximately thirty-five (35) decibels which is comparable to the
noise of a refrigerator hum.
There will be some noise increase during construction of the facility. It is estimated that the construction
will take between 12 and 18 months. However, noise producing construction activities will be limited to
daytime hours. The amount and frequency of noise is anticipated to be similar to the timbering activity
that has occurred on site for 80 years.
Electromagnetic Fields
A common question asked about solar arrays is if they generate harmful electromagnetic fields
(EMFs). All forms of alternating electricity generate EMFs, and solar arrays are no exception. At the
array inverters, where direct current electricity from the panels is transformed into the alternating
current used on the power grid, an electromagnetic field is generated. However, this field is not
harmful to humans, even when standing right next to the inverter. EMF strength also drops
precipitously with distance, and at a distance of 150ft from the inverter the strength of the field is less
than in a typical kitchen. All of Woodridge's inverters will be located in the interior of the site, inside
H
the fenceline, and the fenceline is in all cases at least 200ft away from any public right-of-way or
any other property's boundary, so there is no threat of harm from EMFs from the solar project. Please
see Attachment H for a detailed report on this topic.
Heat Island
According to current data, solar arrays do not cause permanent or continuous heat islanding. In the
heat of the day, a solar array may increase the temperature directly around it by around 3 or 4
degrees Fahrenheit, but this temperature increase dissipates every night so there is no sustained
warming to the area in or around a solar array. Even in the heat of the day, temperatures around the
solar array dissipate to ambient temperatures at a distance of around 300 meters or about 1,000 feet.
Please see Attachment I for a further information.
Vegetative Buffer
The Project site has been evaluated to determine visibility impacts from adjacent roads and properties
where vegetation is sparse or not existent, and a two hundred (200) foot setback has been established
along the property boundaries. The existing mature vegetation will be used as buffer and screening
wherever possible within the 200 feet. The setback will be divided into two sections: forest and
meadow. Where the existing mature vegetation and trees will remain, the forest section will be a
minimum of 100 feet. Within the other 100ft-wide section, native pollinator -friendly meadow mix will
be planted.
In areas in the forest section where possible visibility will occur along the roads and adjacent to
residential homes, an additional planted vegetative screening buffer ("planting strip') will be provided
as shown on the concept plan and detailed in the diagram below, that will be 20 feet wide and the
meadow width will be 80 feet wide. The security fence will be located closest to the solar arrays and
not within the 20' planted strip but may be located within the meadow buffer area. Native, non-
invasive species will be utilized for the planted vegetative screening. Vegetative buffering will be
maintained throughout the life of the Project as described in the Vegetation Management Plan.
W
VEGETATIVE BUFFER PLANTING TEMPLATE
100 LINEAR FEET
SOLAR
ARRAYS
PROPOSED PERIMETER FENCE:
8 FT. HT. CHAIN -LINK WITH
8' GAP BETWEEN FENCE AND GROUND (TYP)
F
• i•• i. i•. . . . �. .♦.♦ •. •. .
. • • • . . •
♦
POLLINATOR'. • •
♦ .
MEADOW •.....•.....................
200'MIN.
.
••♦•♦•♦••••••••••�•♦•�♦•♦�♦•.•♦. .•�♦•♦�.•♦♦•
SETBACK
• ♦ • • • • • • • • • • • ♦ ♦•. .
2lY•_
PLANTINGSTRIP
- —�� QQ� — .�O— _
—`ate —� — —� -
WH MIN. EVERGREEN TREES, 140.C.
18'H MIN. SHRUBS, 18' O.C.
100,
mow`°.'•_.ems
�A1r�G I�111�:an�.
PROL PERTY LINE
Security
The Project components will be completely enclosed in a perimeter fencing of not less than 6 feet.
When possible, The Project will be split into several individual sub -arrays, each individually fenced to
allow for natural wildlife corridors. The fencing will serve to prevent unauthorized personnel from
entering the Project site and will protect the system components from damage from wildlife. Locked
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.
Public Facilities & Public Infrastructure
As stated above, the Project will not have any impacts to roads or schools. A Traffic and Route
Evaluation Study has been completed by Timmons Group, see Attachment J. Site access has been
identified on the concept plan. The majority of the access points are existing entrances and
accessways that have been used by Dominion, for the timbering operation, or for hunting activities.
Temporary traffic control measures that meet VDOT and the County's best management practices, will
10
be employed during construction. Once operational, there will be no daily staff at the Project site and
site visits are expected to be limited to approximately one or two times per week or less.
It is not anticipated that the Project would impact other County services such as Fire/Rescue and
Police. All project gates will have a knox box that will be accessible to Fire/Rescue and Police should
the need to access the project area arises. If requested, the Applicant will provide training for
Fire/Rescue personnel to address the unique characteristics of a utility scale solar facility.
Environmental Resources
Streams, Flood plain, and Wetlands
A wetland delineation, along with field verification, was performed by Wild Ginger Services to identify
all streams, flood plain, and wetlands as shown on the Concept Plan, and the delineation was approved
by the US Army Corps of Engineers on April 25, 2022. The Project has been designed to ensure that
there will be minimal impact on any identified streams, flood plain, or wetlands within the Special Use
Permit Area. Consistent with the Albemarle County Water Protection Ordinance, the project design
incorporates a 100-foot buffer around all identified and field verified streams and wetlands. Additional
buffer has been provided between the Limits of Disturbance and the Special Use Permit lines to allow
for the Water Protection Ordinance to protect all 100 feet. All proposed limits of disturbance,
stormwater management except outfalls as required, and panels will be outside of these areas as shown
on the Concept Plan, and where possible the panels will be located at least 70 feet from any buffer. The
Project will not impact any flood plain, or wetlands, with minor impact to the stream for the widening
of existing designated crossings, and 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.
Grading and Stormwater Management
Conceptual grading and stormwater management plans have been provided within the special use
permit plan set. Careful siting of the panels has been done to minimize grading and impacts to critical
slopes, though grading will be required based on the topography of the site and region. Stormwater
management facilities are shown located outside of stream buffers, flood plain, and wetlands to protect
these environmental features. All stormwater management plans will be in conformance with all
applicable local laws and regulations, as well as with the VA-DEQ Stormwater Management Program
Regulations.
Critical Slopes
There are approximately 60 acres of critical slopes are located on the approximate 1,500 acre Special
Use Permit Area. An application for disturbance of 8.55 acres of the slopes has been submitted with this
application. The majority of the slopes to be disturbed are outside of the stream buffers and are small
areas (less than 10,000 square feet) that are not part of a system of slopes. Careful grading of the site,
along with erosion and sediment control measures and the preservation of wetlands and stream buffers
will allow for the health, safety, and welfare of the public to be maintained with the small area of
disturbance proposed.
11
Prime Agricultural Soils
Included with the Conceptual Plan is a plan showing the location of prime agricultural soils. While the
plan indicates that the limits of disturbance will include areas where prime soils are designated, it should
be noted that this property has timbered planted pine and used for silviculture for over 80 years. In
addition, the Project includes the planting of native pollinator -friendly seed and meadow mix. The
decommissioning plan will allow the property to be used for agricultural/forestall uses in the future.
The grasses and pollinators planted around the array will help nurture the soil and improve its
agricultural viability over the timber growing activities of the past decades. Soil sample analyses from
across the site, attached in the Vegetation Management Plan, show that the soil is currently nutrient
deficient and highly acidic, which will be remediated through lime and fertilizer treatment as detailed
in the Vegetation Management Plan, Attachment K.
Wildlife Study and Analysis
As part of the environmental due diligence, the Applicant engaged Timmons Group to determine the
likelihood of encountering any species on the State or Federal lists of Threatened and Endangered
Species within a one -mile radius of the project. See Attachment F for full findings and analysis; below
is an excerpt from the findings of that review.
Common Name
Scientific Name
Status
Agency Source
Northern Long-eared
Bat
Myotis septentrionalis
Federal, State
Threatened
USFWS
James Spinymussel
Parvaspina collina
Federal, State
Endangered
VDWR
Monarch Butterfly
Danaus plexippus
Candidate Species
USFWS
There were three potential species identified: Northern Long-eared bat, James Spinymussel (located
0.73 miles south of the site within the Hardware River), and the Monarch Butterfly. Given the timbering
of the parcels, along with the large, preserved buffers along the identified wetlands and streams, it is
not anticipated that these species will be impacted. However, during permitting the Applicant will
continue to coordinate with Local, State, and Federal agencies through the State led Permit by Rule
process to ensure there is no impact to local fish and wildlife species. If a potential impact is identified,
the Applicant will coordinate with those applicable agencies to draft and enact plans to mitigate the
impact.
In addition, the Project will be split into several individual sub -arrays, each individually fenced to allow
for natural wildlife corridors, and the proposed fencing is located six (6) inches off of the ground to
allow small wildlife to go in and out of the Project.
Soils Analysis, Remediation, and Vegetation
As requested by the County, a soils analysis and plan for the establishment of plantings has been
completed. The detailed recommendations and analysis can be found in the Vegetation Management
12
Plan, Attachment K. This plan was developed by Timmons Group landscape architects in consultation
with Monarch Vegetation Services, Inc. and Ernst Conservation Seeds. This plan includes soil
remediation recommendations, vegetation management methods, plant and seed mix
recommendations and selection, weed and pest management, monitoring, and a project schedule. In
addition, a VA Pollinator -Smart Scorecard is included which shows that the proposed Vegetation
Management Plan will qualify the site as Certified VA Pollinator -Smart. Hexagon commits to pursuing
Smart Pollinator certification unless external market factors move to grossly outprice the necessary
planting and materials between the time the project is approved and constructed.
Historic and Cultural Resources
A small portion of TMP 114-55 is within the Monticello Viewshed. The Applicant met with Liz Russel,
the Director of Planning, Sustainability, & Project Management at Monticello and she did not express
any concerns with the proposal, and is in support of solar. She memorialized Monticello's lack of
concern in a letter to the County dated May 20, 2022.
In addition, a historic and cultural resources assessment was completed by Stantec in 2020 in
accordance with the Commonwealth of Virginia Department of Quality (DEQ) Solar Permit By Rule (PBR)
for solar projects, see Attachment B. There is a small cemetery and home site within the project area
that has been identified and set aside to be preserved and located outside of the limits of disturbance.
Additional areas were identified has high, moderate, and low potential for containing cultural resources.
As part of the required PBR process for renewable energy generating facilities in Virginia, further
described below, a Phase 1 archeological study will be required by
DEQ and completed by the Applicant prior to any land disturbance for the Project.
CONSTRUCTION PHASING
Construction of the Project is expected to begin no earlier than 2023 and take approximately 12-18
months for completion. The Project will be developed in multiple phases to allow for minimal impact
and proper stabilization. Each phase will be stabilized and required stormwater management will be
installed prior to moving on to the next phase. Phasing will be established during the Site Plan and
Water Protection Ordinance processes.
PERMIT BY RULE
All renewable energy generating facilities in the Commonwealth of Virginia must complete
requirements set forth under the Department of Environmental Quality Permit By Rule ("PBR") process.
The PBR process provides a streamlined method for cultural and environmental permitting of renewable
energy projects. PBR incorporates review from the Department of Environmental Quality (DEQ),
Department of Wildlife resources (DWR), Department of Conservation and Recreation (DCR), and
Department of Historic Resources (DHR) to identify and mitigate potential impacts a project may have
to the state's cultural, historic, natural, and wildlife resources. Any identified impacts must be sufficiently
mitigated to receive approval under the PBR process.
13
The PBR process addresses 15 major points required by DEQ for approval. These points include the
completion of reviews from DHR, DWR, and DCR, as well as assessments on air quality and
interconnection. A mitigation plan and operating plan outlining how the Applicant will avoid
environmental and cultural impacts are also required. A 30-day review and public comment period,
inclusive of a public community meeting, must occur prior to the permit submittal.
DEQ recommends submittal of the project's Notice of Intent (NOI) to complete the PBR process after
local land use approval has been secured.
The Applicant will submit a NOID for the Woodridge project to DEQ if the Special Use Permit is secured.
The Applicant will update Albemarle County staff on permit progress through the PBR process. A
complete permit will be forwarded to the County once secured.
DECOMMISSIONING PLAN
At the time the Project permanently ceases to operate, the Project Owner (the "Owner') will perform
decommissioning activities. The Owner will provide notification to the Zoning Administrator of the
abandonment or discontinuance of the use, and complete physical removal of the project within phases
over two years of abandonment. Decommissioning includes the removal of all equipment and materials
as it relates to the operation of a solar project including:
• Removal of all racking, panels, and electrical equipment
• Removal of all cabling above 36" below grade
• Removal of all above ground cabling
• Removal of all concrete foundations
• Removal of all internal roadways and fencing
Any existing vegetation and buffering will remain in place and disturbed areas will be covered with
topsoil. Minimal grading as necessary will be completed, though virtually none is anticipated except for
areas where access roads are removed, and the soil will be decompacted to allow for productive
agricultural use. All refuse and materials will be removed from the site and disposed of according to
applicable laws and regulations. Where possible, materials will be recycled, salvaged, or reused. The
decommissioning plan is designed to restore the property to allow for a productive agricultural use.
A Decommissioning Plan, prepared by Timmons Group, has been provided, see Attachment D. Prior to
the Project's construction the Owner will enter into a written agreement with the County, along with
posting a bond, to decommission the facility in the event the Owner is not able to do so. The bond or
similar instrument will be reviewed and updated to reflect decommissioning estimates every five (5)
years. This agreement will be developed in accordance with State regulation (15.2-2241.2).
ATTACHMENTS
A. Property Timber History and Drone Photographs
14
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
Historic and Cultural Resources Study
Visualizations
Decommissioning Plan
Glint and Glare Analysis
Wildlife Study
Real Estate Assessment
Health and Safety Impacts of Solar Photovoltaics
Heat Island Effect Analysis
Traffic & Route Evaluation Study
Vegetation Management Plan
Economic & Fiscal Contribution Report
15
(47394154.2)