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Home My WebLink AboutSP202200004 Staff Report 2023-01-23COUNTY OF ALBEMARLE TRANSMITTAL TO THE BOARD OF SUPERVISORS SUMMARY OF PLANNING COMMISSION ACTION AGENDA TITLE: SP202200004 Scottsville Substation Expansion Project SU BJ ECT/PROPOSAL/REQU EST: Energy and communications transmission facilities under Section 10.2.2(6) of the Zoning Ordinance, on two parcels of land totaling approximately 7.92 acres. No dwelling units proposed. SCHOOL DISTRICTS: Scottsville Elementary —Walton Middle — Monticello High School BACKGROUND: AGENDA DATE: January 11, 2023 STAFF CONTACT(S): Filardo, McDermott, Ragsdale, Clark PRESENTER (S): Scott Clark, Natural Resources Program Manager At its meeting on October 25, 2022, the Planning Commission voted 5:0 to recommend approval of SP202200004, with the condition recommended by staff and for the reasons stated in the staff report. The Planning Commission staff report, action letter, and minutes are attached (Attachments A, B, and C). DISCUSSION: The Planning Commission raised no objections to SP202200004, but asked questions about the proposed screening and landscaping. No members of the public spoke at the public hearing on this proposal. RECOMMENDATIONS: Staff recommends that the Board adopt the attached Resolution (Attachment D) to approve SP202200004, subject to the condition contained therein. ATTACHMENTS A — Planning Commission Staff Report Al — Location Map A2 — Application Narrative A3 — Conceptual Plan B — Planning Commission Action Letter C — Draft Meeting Minutes from 10/25/2022 PC Public Hearing D — Resolution to Approve SP202200004 COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Proposal: SP202200004 Scottsville Substation Staff: Scott Clark, Senior Planner II Expansion Project Planning Commission Public Hearing: Board of Supervisors Hearing: TBA October 11, 2022 Owner: Appalachian Electric Power Company Applicant: Appalachian Electric Power Company Acreage: 7.92 acres Special Use Permit/Zoning Map Amendment for: Energy and communications transmission facilities under Section 10.2.2(6) of the Zoning Ordinance, on two parcels of land totaling approximately 7.92 acres. No dwelling units proposed. TMPs: 13000-00-00-041A0, 13000-00-00-041C1 Zoning/by-right use: RA Rural Area, which allows Location: 454 James River Rd agricultural, forestal, and fishery uses; residential density 0.5 unittacre in development lots Magisterial District: Scottsville Conditions: Yes EC: No School Districts: Scottsville Elementary — Walton Middle — Monticello High School Proposal: Amend SP-79-44 to upgrade electrical- Requested # of Dwelling Units: n/a transmission substation equipment and expand the substation site to accommodate entrance upgrades and stormwater-management facilities. DA: RA: X Comp. Plan Designation: RA Rural Area, which allows agricultural, forestal, and fishery uses; residential density 0.5 unittacre in development lots Character of Property: Parcel 41A is an existing Use of Surrounding Properties: Nearby properties electric substation with some vegetated screening. Parcel include residential properties along James River Road, 41C1 is a former residential lot. with large farms in the surrounding area. Factors Favorable: The proposed upgrade meets the Factors Unfavorable: Staff has identified no utility's need for upgrading electricity distribution unfavorable factors for this proposal. without creating significant new impacts on the Rural Area. RECOMMENDATIONS: Staff recommends approval of SP202200004 with one condition. Planning Commission —October 11, 2022 Page 1 of 5 STAFF CONTACT: Scott Clark, Senior Planner II PLANNING COMMISSION: October 11, 2022 BOARD OF SUPERVISORS: TBA PETITION PROJECT: SP202200004 Scottsville Substation Expansion Project MAGISTERIAL DISTRICT(S): Scottsville TAXMAP/PARCEL(S): 13000-00-00-041A0, 13000-00-00-041C1 LOCATION: 454 James River Road PROPOSAL: Amend SP-79-44 to upgrade electrical -transmission substation equipment and expand the substation site to accommodate entrance upgrades and stormwater-management facilities. PETITION: Energy and communications transmission facilities under Section 10.2.2(6) of the Zoning Ordinance, on two parcels of land totaling approximately 7.92 acres. No dwelling units proposed. ZONING: RA Rural Area, which allows agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in development lots) ENTRANCE CORRIDOR: No OVERLAY DISTRICT(S): Steep Slopes Overlay COMPREHENSIVE PLAN: Rural Area — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources; residential (0.5 unit/ acre in development lots). CHARACTER OF SURROUNDING AREA The surrounding area includes large farms and residential development along the public roads. The town of Scottsville lies approximately 0.8 miles to the northeast and east. PLANNING AND ZONING HISTORY SP197900044: This special use permit, approved by the Board of Supervisors on August 16, 1979, brought the existing substation into compliance with the ordinance requiring special use permits for transmission facilities. The substation has existed on the site for approximately 80 years. DETAILS OF THE PROPOSAL The utility has purchased a new parcel (TMP 130-41C1) to expand the substation site northward from the original site of the substation (TMP 130-41A) — see Attachment 1 for an overview of the site. The substation needs to be upgraded to accommodate planned voltage increases for the electrical transmission lines that supply it. The additional parcel provides space for a new entrance and stormwater facilities. The area of the original substation parcel was not sufficient to provide the area needed for stormwater treatment under recent Virginia regulations. The substation facilities and entrance currently occupy approximately 1.2 acres. The applicant estimates that the total area of disturbance for the proposed expansion (including area for substation equipment, stormwater facilities, and new screening vegetation) would be 5.2 acres. Please see Attachment 3 for the proposed conceptual plan for the site. COMMUNITY MEETING A virtual community meeting for this proposal was held on April 19, 2022. One attendee raised a question about the impacts of construction traffic. The applicant responded that the construction Planning Commission —October 11, 2022 Page 2 of 5 period would last approximately a year, and that the construction process would attempt to minimize disruption to traffic. A second question related to noise produced by current and future equipment. The applicant stated that the replacement transformers and other equipment would be significantly quieter than the existing equipment. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST This special use permit, and all special use permits, are evaluated for compliance with the provisions of Chapter 18, Section 33.40b of the Code of Albemarle. Each provision of that section is addressed below. The provisions of the ordinance are in bold font and underlined. No substantial detriment The proposed special use will not be a substantial detriment to adjacent lots. As there is no change of use, the proposed expansion would not create new impacts on the surrounding lots. The new parcel would contain passive elements such as stormwater facilities and an entrance that would not create noise impacts. Residents of adjacent lots could encounter brief traffic delays as equipment enters or leaves the site during the period of construction (approximately one year), but generally the access would remain available. Character ofthe nearby area is unchanged Whether the character of the adjacent parcels and the nearby area will be changed by the proposed special use. The substation is a longstanding component of the local landscape, and a small expansion of the existing facility will not change the character of the area. Harmony. Whether the proposed special use will be in harmony with the purpose and intent of this chapter, Section 1.4(D) of the Zoning Ordinance states that one of the purposes of the Ordinance is to: "Facilitate providing adequate police and fire protection, disaster evacuation, civil defense, transportation, water, sewerage, flood protection, schools, parks, forests, playgrounds, recreational facilities, airports and other public requirements; " The existing substation provides electrical distribution to uses throughout the surrounding area, and would continue to do so with limited impacts after the proposed upgrade. Harmony....with the uses permitted by right in the district Public utilities are in harmony with and supportive of agricultural and residential uses in the district. Planning Commission —October 11, 2022 Page 3 of 5 Harmony....with the regulations provided in section 5 as applicable, 5.1.12 PUBLIC UTILITY SIRUCTURES/USES a. The proposed use at the location selected will not endanger the health and safety of workers and/or residents in the community and will not impair or prove detrimental to neighboring properties or the development of same; The proposal upgrades an existing utility facility used by the surrounding area. Upgrading equipment and increasing the footprint within the 7.92-acre site will not significantly change the surrounding areas. b. Public utility buildings and structures in any residential zone shall, wherever practical, have the exterior appearance of residential buildings and shall have landscaping, screen planting and/or fencing, whenever these are deemed necessary by the commission; In addition, trespass fencing and other safety measures may be required as deemed necessary to reasonably protect the public welfare; In cases of earth -disturbing activity, immediate erosion control and reseeding shall be required to the satisfaction of the zoning administrator; The site is fenced, and the substation equipment will continue to be fenced after the expansion of the substation footprint. The facility will be required to meet state stormwater management requirements. c. Such structures as towers, transmission lines, transformers, etc., which are abandoned, damaged or otherwise in a state of disrepair, which in the opinion of the zoning administrator pose a hazard to the public safety, shall be repaired/removed to the satisfaction of the zoning administrator within a reasonable time prescribed by the zoning administrator; Older equipment will be removed as part of the replacement process. d. In approval of a public utility use, the commission shall be mindful of the desirability of use by more than one utility company of such features as utility easements and river crossings, particularly in areas of historic, visual or scenic value, and it shall, insofar as practical, condition such approvals so as to minimize the proliferation of such easements or crossings, as described by the comprehensive plan. No new uses are proposed — only the upgrading of equipment within the existing substation. Planning Commission —October 11, 2022 Page 4 of 5 Harmony....and with the public health, safety and general welfare. Upgrading equipment within the substation does not introduce new safety issues. The proposed change of the entrance location will increase road safety on James River Road by increasing site distance for equipment entering and leaving the site. Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan. The Rural Area chapter of the Comprehensive Plan includes goals for protecting agricultural and forestal economies, as well as natural resources. Impacts of the proposed upgrade would be limited to the existing I -acre utility property, and would not prevent agricultural use of the surrounding areas. Staff feels that the proposal does not conflict with the Comprehensive Plan. SUMMARY Staff has identified the following factors favorable to this proposal: 1. The proposed upgrade meets the utility's need for upgrading electricity distribution without creating significant new impacts on the Rural Area. Staff has identified no unfavorable factors for this proposal. RECOMMENDED ACTION for SP Based on the findings contained in this staff report, staff recommends approval of SP202200004 Scottsville Substation Expansion Project with the following condition: Development of the use must be in general accord (as determined by the Director of Community Development, or the Director's designee) with the conceptual plan entitled "138 kV Proposed Station Expansion Landscape Plan," prepared by American Electric Power, and last revised 8-10-22. To be in general accord with the plan, development must reflect the location of the substation, related infrastructure, new screening vegetation, and vegetated areas to remain (shaded gray on the plan) as shown on the plan. Minor modifications to the plan that do not conflict with that essential element may be made to ensure compliance with the Zoning Ordinance. ATTACHMENTS 1. Location Map 2. Application Narrative 3. Conceptual Plan Planning Commission —October 11, 2022 Page 5 of 5 r Attachment 1 , IRISH �— Vr. w �� -No LN mla SP202200004 Scottsville Substation Site A 0 125 250 500 Feet Ca�� roWn SOUNDLESS FNFPGY SCOTTSVILLE SUBSTATION EXPANSION PROJECT ALBEMARLE COUNTY SPECIAL USE PERMIT NARRATIVE CT6111 xft d :J CT•] 991+1_1 Appalachian Power Company ("Appalachian Power" or "Company") is seeking to amend the previously approved special use permit (SP-79-44) to expand the existing Scottsville Substation to accommodate electrical equipment upgrades and improve access to the site (the Project). The Project is part of the Company's larger transmission area improvements project, the Central Virginia Transmission Reliability Project ("CVTRP"), which will ensure adequate and reliable electric service and accommodate future growth in central Virginia counties, including Albemarle County. The remaining components of the CVTRP were approved and provided a Certificate of Public Convenience and Necessity by the Virginia State Corporation Commission (Case No. PUR-2021-00001) in September 2021. In addition to the CVTRP's other improvements to the electrical system to mitigate thermal and voltage criteria violations, the improvements at the Scottsville Substation and eventually to the Esmont— Scottsville 46 kV transmission line will further enhance system reliability by replacing certain assets (largely installed in the 1920s and 1940s) that are at the end of their useful lives. The end result will be a more robust electrical system in Albemarle County. Construction for the Scottsville Substation improvements is expected to begin in Spring 2024 and last about one year. Appalachian Power owns two adjoining "Rural Areas" zoned properties (totaling approximately eight acres) located on the west side of James River Road, south of Irish Road (Route 6) and southwest of the Town of Scottsville (Attachment 1). The two properties associated with the Project include: 454 James River Road (Tax Map 130-41A), which is currently used for the existing substation; and 8756 Bryant Lane (Tax Map 130-41C1), which will accommodate the proposed detention pond and access road entrance. The expansion will accommodate two new 138kV/46kV 30 MVA transformers, one 46kV/12kV 20 MVA distribution transformer, a 12 kV bay, a Parkline control building, and associated 138 kV upgrades, all on the existing substation property (Tax Map 130-41A). The detention pond and entrance access off James River Road will be located on the adjoining Company -owned property north of the existing substation (Tax Map 130-41C1). The following improvements are proposed (see Attachment 2) Substation Expansion Areas: The existing substation will be expanded on Tax Map 130-41A. The substation will be expanded approximately 40 feet x 180 feet to the west to accommodate the new transformers and distribution bay equipment. The substation also will be expanded approximately 45 feet x 55 feet to the east to accommodate the new Parkline control building. The new transformers and control building will help increase electric reliability and support the voltage upgrades during construction. The expanded substation will be located within a fenced, gravel pad in accordance with SP-79-44. • Substation Entrance Access: The proposed entrance off James River Road will be located on Tax Map 130-41C1 and approximately 350 feet north of the existing entrance near Bryant Lane to improve sight distance and mitigate safety risks of the existing entrance. The existing entrance C�„� rotvo mum,.a. .OUNDLE.. FHF.o. Scottsville Substation Expansion Project Albemarle County Special Use Permit Narrative near Bryant Lane will be used as the temporary construction entrance and removed at the end of construction. • Detention Pond: A detention pond will be built on Tax Map 130-41C1 given the size constraints of the existing substation parcel. The Project is subject to the special use requirements noted in Section 10.2.2 of the Zoning Ordinance as the existing Scottsville Substation will be expanded in two areas on its current parcel and the construction of the detention pond and associated stormwater controls on an adjoining property, thus amending its special use. Members of the Project Team met with Albemarle County's Department of Community Development staff in Fall 2020 to Fall 2021 to discuss various substation expansion plans that meet the needs of the Project and minimize impacts to the agricultural and natural environment in Rural Areas. The Application was submitted to Albemarle County on February 18, 2022. A local public meeting was held virtually on April 19, 2022 with limited input or concern received from the community. The conceptual grading plan is provided in Attachment 3 and adheres to the conditions set forth in SP- 79-44. The Scottsville Substation has existed on the current property for the last 80 years and is bounded by six "Rural Area" -zoned properties located off lames River Road and Bryant Lane consisting of residential, forested, and agricultural uses. As mentioned above, the existing Scottsville Substation will be expanded in two areas on its current parcel to accommodate the electrical upgrades. The necessary stormwater controls as required by the Virginia Department of Environmental Quality cannot be located on the substation parcel due to size constraints. After a site review process and discussions with county staff, the Company purchased a four -acre parcel north of Bryant Lane and adjoining the substation in November 2020 to accommodate the detention pond. This parcel (Tax Map 130-41C1) was previously used for residential purposes and contains an unoccupied residential structure and outbuildings along Bryant Lane that will be removed. The detention pond is located at the southeastern extents of the parcel in order to avoid sensitive wetlands to the northwest and existing utility facilities, including two Company -owned overhead transmission line rights -of -way (ROWS) and distribution poles. Distribution poles currently located on the property will be relocated near their existing locations (Attachment 3). The location of the proposed detention pond is also bound by an existing tree line along James River Road, which will be retained as to preserve vegetative buffers and protect the natural environment (Attachment 3). The existing substation entrance off James River Road is inadequate in meeting safety and sight distance requirements. As a result, the proposed entrance has been relocated to the northern property with the detention pond. The proposed entrance off James River Road adjoins a vacant, wooded lot and avoids sharing access with residential landowners using Bryant Lane. As discussed with County officials in the Pre -Application meeting in Fall 2021, the revised entrance location enhances sight distance and reduces safety concerns as compared to the existing entrance off James River Road, which has limited sight distance leaving the substation. The existing entrance near Bryant Lane will be used temporarily during the substation construction but removed once construction is completed (Attachment 3). No permanent parking is proposed for any entrance location. The proposed entrance replaces AEP's existing substation entrance, improves sight distance, and should not increase traffic volume on this section of James River Road. Once construction is completed, traffic to the substation will be limited to future access and C�„� rotvo muo,,.w EOUNDLEES ENERGY' Scottsville Substation Expansion Project Albemarle County Special Use Permit Narrative maintenance. Therefore, the proposed entrance meets the purpose of the Zoning Ordinance to ensure convenience of access and minimize disruption to communities and landowners by minimizing use of Bryant Lane to the extent practicable. The residential and agricultural lots adjoining the Project are largely separated by existing transmission line ROWs, Bryant Lane, James River Road, and wooded vegetation. The existing tree line around the proposed entrance and along James River Road will be retained to the extent practicable to minimize visual impacts on James River Road. Additional vegetative buffers are proposed at locations that minimize impacts to adjacent properties and for the reclamation of the old access road (Attachment 3). Redwood colored slats will be installed in the chain link fence to screen the substation along James River Road, where vegetation cannot be retained or does not exist currently and complies with SP-79-44. After additional review, the shrub species along the eastern substation fence (facing James River Road) have been removed from the Conceptual Plan. In Appalachian Power Company's experience plantings beside the substation fence increase the likelihood of attracting wildlife, which are more likely to cross over the fence due to the proximity of the plantings to the fence, and which then create reliability concerns when the wildlife come in contact with substation equipment. Additionally, vegetation adjacent to substation fences have difficulty growing due to the heat and use of herbicides along fence perimeters. Therefore, this amendment to the previously approved special use will not be a substantial detriment to adjacent lots, change the character of the zoning district, or be in contrast with purpose and intent of the Zoning Ordinance, its regulations, or the public health, safety and general welfare. CONSISTENCY WITH COMPREHENSIVE PLAN According to Albemarle County's Comprehensive Plan (adopted June 10, 2015), the Project is located in the "Rural Areas" land use designation (Tax Maps 130-41A and 130-41C1) and outside of the designated "Development Areas" for which future development including residential, commercial, industrial and mixed -use is encouraged. According to the Plan, the "Rural Area" designation is primarily intended for agriculture, forestry, and conservation uses, and makes up 95% of the county's land area. The values specific to the "Rural Areas" in the Comprehensive Plan include protection for natural resources and the rural and historic landscapes within Albemarle County and impacts are minimized to the extent practical. The existing substation has been at this location for the last 80 years. The expansion areas are required to upgrade the substation facilities and allow the Project to remove aging equipment. Expanding the existing substation at its current parcel and the construction of a detention pond near existing facilities does not conflict with the character of the existing and surrounding land uses. The location of the proposed facilities minimizes the use of Bryant Lane, avoid sensitive environmental features, and retain existing vegetative cover where practicable. As a result, the improvements at the Scottsville Substation will not conflict with Objective 10 of the Comprehensive Plan and supports adequate electric services while minimizing impacts on the visual and natural environment. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE No public facilities such as schools, parks, libraries or public safety buildings are located in the vicinity of the Project and therefore, no impacts are anticipated. Modern equipment upgrades to the existing infrastructure can reduce the need for fire and rescue emergency services. The Project will not require fire/rescue training related to the new equipment and materials to be installed. Intermittent traffic is C�„� rotvo muo,,.w EOUNDLEES ENERGY' Scottsville Substation Expansion Project Albemarle County Special Use Permit Narrative expected along James River Road during construction of the Project, which is expected to begin in Spring 2024 and last about one year. The revised entrance location will be built and used during construction of the detention pond and the existing entrance near Bryant Lane will be used temporarily during the substation construction but removed once construction is completed (Attachment 3). Tree clearing will be held to a minimum necessary when constructing the entrance location and ditches to comply with the previously approved SP-79-44. After construction, traffic to the substation is reduced to future operations and maintenance activities in which the revised entrance location will be used. As a result, the Project is not anticipated to have a substantial detriment to public facilities and public infrastructure. Currently, there are three 46 kV transmission lines entering the station from the north, a 138 kV transmission line that goes in and out of the substation from the east and west, and associated distribution lines (Attachment 2). Further, there is a U.S. Rubber plant and industrial area less than 0.5 mile east of the existing substation. Impacts to the surrounding area are minimized given the nearby infrastructure, additional vegetative screening where practicable, and because the substation will remain at its existing location. As noted in Section 5 of the Zoning Ordinance, the proposed special uses at these locations will not endanger the health and safety of workers and/or residents in the community and will not impair or prove detrimental to neighboring properties or the development of same. IMPACTS ON ENVIRONMENTAL FEATURES The Project will minimize impacts to the natural and human environments by constructing within or near existing facilities where practicable. The estimated limits of disturbance for the Project is approximately 5.2 acres and consists of two expansion areas around the substation, construction of a detention pond, revised road entrance, associated tree clearing and grading, and demolition of the current residence (Attachment 3). On the substation parcel, vegetation will be replanted near the western expansion area to preserve natural areas. Near the eastern expansion area, redwood -colored slats will be inserted into the chain link fence to minimize viewshed impacts. Moderate tree clearing and grading will be required to construct the substation expansion areas and associated stormwater facilities. No streams or wetlands are identified on the substation parcel; however, a delineated stream and wetland (about 0.03 acre) was identified on the northwestern extents of the northern property (Attachment 2). As shown on Attachment 31 the detention pond is located on a 3:1 slope at the southeastern corner of the parcel to remain 82 feet from sensitive environmental resources and to minimize impacts. During the site civil design phase, measures such as increasing the detention pond slope will be considered to increase the separation distance from the toe of the detention pond to the environmentally sensitive areas. Tree clearing will be minimized to conserve wooded areas where practicable and maintain existing vegetative screening and buffers per SP-79-44. No architectural or archaeological resources are located on the Project properties. The Project is located within 0.5 mile of two National Register of Historic Places (NRHP) Historic Districts. The Scottsville Historic District is located approximately 0.3 miles to the east and the Southern Albemarle Rural Historic District is located approximately 0.2 miles west and surrounds areas along Route 6. A Phase 1 cultural resource survey was completed in January 2021 on the Project properties and determined no previously C�„� rotvo muo,,.w EOUNDLEES ENERGY' Scottsville Substation Expansion Project Albemarle County Special Use Permit Narrative recorded architectural or archaeological resources, including the historic districts, are anticipated to be impacted by the Project due to distance or intervening landscape and mature vegetation, which will minimize views. CP �OUNUlE55 FNEYOY' ATTACHMENT 1 - PROJECT OVERVIEW MAP 4`I ab —r-Irish-Ra ��, I Mountain Vista R° I �a Mou ntaln ylsta Clifford - Scottsville - US Rubber 46 W r17 SCOTTSVILLE SUBSTATION EXPANSION PROJECT a3 ey, all a S 7 7 s m m U L � aid T o <n r a. a C, m 6 I�Soottrvllle suboarrn Eainor,PEP Transmission ES,,,,on(AEP P.,d,) Gne(11S23) kV) Albemarle County, - �'1nAre "'bstationtobe .. S(ream(NHD) Virginia ded Hrrxr(NHD) Eri4Ng AEP substation leral�unation lam — Easing AEP T.norru Fan Pruett-16G463 Dne lci kvorluwerl Tawn afsmt[svilk NM 198i Stara Plane Vi lmescum , All 4502 Feet January 21, 2022 y v a: x h SCOtt\$1VI 1 \ V BAP 1)�OB /v5 138 4V 1 1 1 Exhibit 1: Project Overview „^^^ Scottsville Substation Expansion Project 0 0.1 0.2 0.3 0.4 NOMENE Miles CP �OUNUlE55 FNEYOY' ATTACHMENT 2- SCOTTSVILLE SUBSTATION EXPANSION PROJECT MAP ti t F'-; 6 JOE1 13J-•i=.". IAX fv1 `P � P. ad 3 OF t f• lix lot� �� III ►�•. �] �8 End of redwood colored slats ed ng AEPTransmksion Prn,.d!Substaron line(fkVarlower) Fence RNundary Albemarle County, 0_ &fisting AEPTansmissi. Approrimatelimbsof Virginia line 1115-230 kvl oiswrba. Tranemissinn upgrade nelineatetl wedand Itag k1A ro O VeBetadon Remain A.—rkunae — nisbibution UMmdes Pmlea: aa9zzT Detention Pad and oelinea4tl stream _ SMmwatn-CoMrols --- landaping plan FIB IS0ir. Hare WgnubuN nni amzrm New Parkline Control o goad lamb=rt [mfomalfonir NMb Msrian 1923 e anift B &isdng5ubsdtion Propoutl COMONr O lnf .1, retnbe PemmreE COMoms l2 fit) June 01, 2022 Existing Entrance to be used during Construction r� of redwood ed slats Exhibit 2: Expansion Project Overview C"r^- Scottsville Substation Expansion Project 0 50 100 150 MONSOON Feet 'ON `JMU CONCEPT 7A NOTES: 1. EXISTING GROUND CONTOURS FROM CURRENT TOPOGRAPHIC SURVEY BY HURT AND AND PROFFITT DATED 7/2/2020 AND 8/24/2020 2. PROPERTY LINE LOCATION BASED ON ALBEMARLE COUNTY GIS AND TOPOGRAPHIC SURVEY BY HURT & PROFFITT DATED 3/25/2011 AND 7/2/2020 FOR INFORMATIONAL PURPOSES ONLY. 3. ESTIMATED EARTHWORK: C - 3,440 CY F - 7,285 CY 4. ALL CUT AND FILL SLOPES ARE 3:1 UNLESS OTHERWISE NOTED. 5. SITE DISTANCE IS A POTENTIAL CONCERN. SDL - +/- 300' SDR - +/- 500' (FIELD SURVEY REQUIRED) 6. APPROXIMATE LIMIT OF DISTURBANCE - 5.29 ACRES (ASSUMES HOUSE DEMO) 7. STATION LOCATION: 37047'43.84"N 78030'33.38"W 8. TAX PARCEL 130-41C1 PURCHASED FROM WILLIAM T. & BARBARA L. PATE 9. APPROXIMATELY 0.90 LB. NUTRIENT CREDIT WILL NEED TO BE PURCHASED TO MEET STORMWATER QUALITY REQUIREMENTS. 10. TREE CUTTING WILL BE HELD TO THE MINIMUM NECESSARY WHEN CONSTRUCTING DITCHES AND ACCESS ROAD TO COMPLY WITH PERMIT SP-79-44 GRANTED BY THE ALBEMARLE COUNTY BOARD OF SUPERVISORS AUGUST 16, 1979. 11. GRADING OF 45' x 55' EXPANSION ON EAST SIDE OF STATION DOES NOT EXCEED LIMIT STATED IN SP-79-44. ADDITIONAL LANDSCAPE SCREENING MAY BE REQUIRED TO COMPLY WITH SP-79-44. 12. BRYANT LANE IS SUBJECT TO A ROAD MAINTENANCE AGREEMENT. PROPOSED LANDSCAPE PLANT GUIDE - SCREENING SHRUB (SELECT A MINIMUM OF 2 VARIETIES): • ARONIA MELNOCARPA "BLACK CHOKEBERRY" MINIMUM PLANTING HEIGHT: 2'- 3' • PHYSOCARPUS OPULIFOLIUS "NINEBARK" MINIMUM PLANTING HEIGHT: 2'- 3' • CEPHALANTHUS OCCIDENTALIS "BUTTON BUSH" MINIMUM PLANTING HEIGHT: 2'- 3' • RHODODENDRON CATAWBIENSE "CATAWBA RHODODENDRON" MINIMUM PLANTING HEIGHT: 2'- 3' • AMELANCHIER ARBOREA "DOWNY SERVICEBERRY" MINIMUM PLANTING HEIGHT: 2'- 3' • OR APPROVED EQUIVALENT TYPE AND SIZE DEPENDING ON AVAILABILITY AND LOCAL NURSERY RECOMMENDATIONS. SCREENING TREE: • ILEX OPACA "AMERICAN HOLLY" MINIMUM PLANTING HEIGHT: BALL AND BURLAP 6'-8' • MAGNOLIA VIRGINIANA "SWEETBAY MAGNOLIA" MINIMUM PLANTING HEIGHT: BALL AND BURLAP 6'-8' • OSTRYA VIRGINIANA "EASTERN HOP -HORNBEAM" MINIMUM PLANTING HEIGHT: BALL AND BURLAP 6'-8' • CARPINUS CAROLINIANA "AMERICAN HORNBEAM" MINIMUM PLANTING HEIGHT: BALL AND BURLAP 6'-8' • OR APPROVED EQUIVALENT TYPE AND SIZE DEPENDING ON AVAILABILITY AND LOCAL NURSERY RECOMMENDATIONS. EXISTING VEGETATION SHADED IN GRAY WILL BE PROTECTED AND REMAIN. BEFORE START OF CONSTRUCTION, A PROTECTIVE SAFETY FENCE WITH SIGNAGE WILL BE INSTALLED AT THE PROTECTED TREELINE/ROOT EDGE. NOTE: • PLANTS SELECTED FROM "NATIVE PLANTS FOR CONSERVATION, RESTORATION, AND LANDSCAPING" SERIES PUBLISHED BY VIRGINIA DCR. • CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE (WATERING, MULCHING, AND REPLACING) FOR TWO YEARS • ALL NEW LANDSCAPE PLANTINGS TO BE PLACED IN A STAGGERED PLANTING PATTERN TO INCREASE SCREENING. • DO NOT PLANT PROPOSED SCREENING VEGETATION WITHIN 15' OF THE STATION FENCE. • REMOVE ANY EXISTING VEGETATION ADJACENT OR WITHIN 15' OF THE STATION FENCE OR ANY OTHER POTENTIAL ANIMAL CONDUITS INTO THE STATION. `i X0. / )14j it c^\ I ! \ 1 II i PROPERTY LINE 1 , ' 1 1 i i II 1\t I CHRISTY D./BATTEN & JOHN S. BATTEN DB. 1587 PG. 568 TAX ID.: 130-41 1 t 1 \ - 1 / I 1 1 1 1 I / It y ------------------- rtitir .tiL I , 1`, \``I "- ` CONSTANCE S. BRYANT •__„ �`� Y` �\ ----_ —DB. 3036 PG. 414 `♦ TAX ID.. 130-41B '\ '-\ �� APPROXIMATE LOCATION �\ '� 1 ; DISTRIBUTION EXITS AND LINES 1 1 \\ / - -- -: r f ' ; ;' ;' /-' '' / ----------' it If I If _ 1 - rl -- ---' BARBARA ICE RAE�'--- \ DB. 2325 'G. 367 TAX ID.: 130-42 4%n n 111 RETAIN EXISTING TREE LINE 000 \\`�. I♦ \ ` ♦ N. �\ �m \ EXISTING WETLAND 380 0.018 ACRE ` 0 \ ` EXISTING WETLAND . �p 0.013 ACRE STREAM PER PEI \ \♦` :: +•,ENVIRONMENTAL SURVEY NEW POLE LOCATION 1 I 1 / I ----------------- _____ _________ ---1 ---- ---_ = - 82.00' -- ---- ------ - \ LIMITS OF DISTURBANCE 5.29 ACRES N 7 L�WE In. NINE -- NEW POLE LOCATIONLU j 420 E �a 0 � --- `, b / --_ ♦ / P o \`ten_ 3JIdANryNIbHO ` ZST C o II: APPALACHIAN POWER COMPANY \ `♦ F♦ II 1 / 0 , 11 DB. 283 PG. 111 \\ � o TAX ID.: 130-41A `\ `\ ►`.` o • \ L N. 420 10� 3: 1 f o \ O C n a 0 N o 1 O w RI '/] O OI _ A aer OJ�\ N PPP 1 \OHE dHE�� o H ' y I 1 0 i HJ E 1 \ �� j 1 `\ / 1 / j® LtIQL-mot 40 �Iaa�I NEW STATION PAD (707 _ 3"�"NI�N i O ao, rd I 1 1 ,�..1 (707 , NEW STATION FENCE 1 M� *6) QO i _' Ili 40' x 180' EXPANSION ------ ----------- - T--` -- Q07 i li 420 ---------------------- rl -------------------- THOMAS G. WILLOUGHBY- \ DB. 2556 PG. 505 OHE TAX ID.: 130-42F ' IF THIS DRAWING IS A REDUCTION GRAPHIC SCALE MUST BE USED SCALE: 1" = 50' 9 8-10-22 Revised Screening and Fencing 8 5-20-22 Revised Screening and Fencing 7 9-30-21 Revised Stormwater Pond & County Re 50' 0 50' 6 11-03-20 Revise Stormwater Pond and DA's 5 10-30-20 Add Environmental Survey Data 4 8-31-20 Add Existing Station Survey Data 3 8-19-20 Add Bore Holes for Stakeout 2 8-03-20 Add Survey Data on Pate Property 1 6-20-20 Add Station Layout NO DATE REVISION DESCRIPTION CM 1 2 3 4 5 6 7 1 1 Y% INCH 14 18 112 116 'TENTHS 110 120 130 1 INCHES 11 12 13 I' I I I I I i I I 1 / / / /I / / / / I / 1( r -i� PROPOSED 40' RIGHT OF WAY / ' \ %j I I N. \ N. r \ / 0 1 PROPOSED DISTRIBUTION LINE 1\\ \\ \ 1 1 1 1 / A \ `♦ 1 ( C ( NEW POLE I t LOCATION NEW POLE LOCATION SETBACK LINE , VV 77 r PROPOSED GUARDRAIL / / 1 PROPOSED ACCESS ROAD B I^ r' 11 I r, APPALACHIAN POWER COMPANY DB. 5429 PG. 49 TAX ID.: 130-41C1 / i j ( � 1 I\ I 1` `♦ 1 I 1 l 1 I I t 1 I 1 I A 1 1 1 l 1 1 1 1 I 1 1 1 I I APPROXIMATE TREELINE TO BE RETAINED I I, I , ♦ 1 N \♦ i \ ♦\ 1 1 l `,� I 1\L♦ \ LANE 1 NEW 20' ACCESS ROAD \ \ Oct __ -- 1 i t 1 1 45' x 55' EXPANSION 1 , 1 I , I t � 1 1 I� yzwul / �ANpING ORr ALBEMARLE COUNTY SERVICE AUTHORITY DB. 440 PG. 309 TAX ID.: 130-38C GRACE NOTES LTD UK DB. 2199 PG. 290 TAX ID.: 130-52A ATTACHMENT #3 OLD DWG: STD DWG: "THIS DRAWING IS THE PROPERTY OF AMERICAN ELECTRIC POWER AND IS LOANED UPON CONDITION THAT IT IS NOT TO BE COPIED OR REPRODUCED, IN WHOLE OR IN PART, OR USED FOR FURNISHING INFORMATION TO ANY PERSON WITHOUT THE WRITTEN CONSENT OF AMERICAN ELECTRIC POWER, OR FOR ANY PURPOSE DETRIMENTAL TO THEIR INTEREST, AND IS TO BE RETURNED UPON REQUEST" APPALACHIAN POWER COMPANY SCOTTSVILLE SUBSTATION ALBEMARLE COUNTY VIRGINIA AKS BKS JNL AKS BKS JNL uests AKS BKS JNL 138kV PROPOSED STATION EXPANSION LANDSCAPE PLAN x 0 PHM BKS JNL PHM BKS JNL PHM BKS JNL SCALE: 1" = 50' DR: AKS ENG: BKS CH: JNL PHM BKS JNL PHM BKS JNL AMERICAN® ELRK+ PIOWER WO#:42762049 APPD: BJB DATE:B/10/2R22 I RIVERSIDE COLUMBUS, OH43zi5 NOG. SHEET 1 OF 1 TF, 9 PHM BKS JNL APPR DR ENG CK ISSUE# CADF I LEPATH ,S.{.OF AL8 " County of Albemarle o Community Development Department - Planning November 4, 2022 Daniel Fraser PE Power Engineers, Inc 6641 W. Broad Str, Suite 405 Richmond VA 23230 Re: SP202200004 Scottsville Substation Expansion Project Action Letter Dear Mr. Fraser, Scott Clark sclarkpalbemarle.orq Telephone: (434) 296-5832 ext. 3249 The Albemarle County Planning Commission, at its meeting on October 25, 2022, recommended approval of the above - noted petition by a vote of 5:0 with the condition outlined in the staff report. Below are the recommended conditions: Development of the use must be in general accord (as determined by the Director of Community Development, or the Director's designee) with the conceptual plan entitled "138 kV Proposed Station Expansion Landscape Plan," prepared by American Electric Power, and last revised 8-10-22. To be in general accord with the plan, development must reflect the location of the substation, related infrastructure, new screening vegetation, and vegetated areas to remain (shaded gray on the plan) as shown on the plan. Minor modifications to the plan that do not conflict with that essential element may be made to ensure compliance with the Zoning Ordinance. Should you have any questions regarding the above -noted action, please contact me. Sincerely, Scott Clark Natural Resources Manager Cc: Appalachian Power Company PO Box 16428 Columbus OH 43216 WWW.ALBEMARLE.ORG 401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579 Albemarle County Planning Commission Regular Meeting FINAL Minutes October 25, 2022 The Albemarle County Planning Commission held a public hearing on Tuesday, October 25, 2022, at 6:00 p.m. Members attending were: Karen Firehock, Chair; Julian Bivins; Fred Missel; Luis Carrazana; and Lonnie Murray Members absent: Corey Clayborne Other officials present were: Charles Rapp, Director of Planning; Andy Herrick, County Attorney's Office; Scott Clark; Kevin McCullum; Rebecca Ragsdale; Alberic Karina-Plun and Carolyn Shaffer, Clerk to the Planning Commission. Call to Order and Establish Quorum Ms. Firehock said opportunities for the public to access and participate in the hybrid meeting were posted on the County's website, on Planning Commission's homepage, and on the County Calendar when available. She said participation would include the opportunity to comment on those matters from which comments from the public would be received. Ms. Shaffer called the roll. Ms. Firehock established a quorum. Other Matters Not Listed on the Agenda from the Public There were none. Consent Agenda No items from the Consent Agenda were commented on nor pulled. Mr. Bivins moved to adopt the Consent Agenda. Mr. Missel seconded the motion. The motion carried unanimously (5-0). Public Hearings SP202200004 Scottsville Substation Expansion Project Mr. Clark said that the special use permit request was for an existing substation that predated the zoning ordinance. He said that for the substation to expand, it had to come into compliance with the ordinance. He said that the site was located on James River Road west of Scottsville. Mr. Clark noted that there were two parcels, and the southernmost parcel was the current substation. He said the parcel to the north, until recently, had been a separate residential parcel. He said due to the need for space for stormwater requirements from the state, the applicants had acquired the parcel to combine into the existing substation facility. ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES REGULAR MEETING - October 25, 2022 Mr. Clark noted that several pieces of equipment would be replaced in the substation due to their age. He said that there was screening vegetation to the east, and to the west screening vegetation would be added. He said that there would be stormwater channeling to be carried under the existing road. He said that to address a site distance issue at the northeast corner, there would be a new entrance, and the entrance would be used by maintenance and construction vehicles to enter the substation facility. Mr. Clark said that the existing road providing access to the residential lots to the west would remain and continue to be used by the residents. He noted the locations of grading and additional vegetation. He said that some vegetation would be removed in the rear of the parcel for the channeling of the stormwater flow. He said that there was a staggered row of trees that would be included to restore the visual screening for the properties to the west. Mr. Clark said at the north, there were the entrance and stormwater facilities. He said that staff did not believe there was an impact to the adjacent properties or on the character of the area. He noted that the facility fed all the uses in the area and was a longstanding use, so there was no conflict with the Comprehensive Plan. Mr. Clark said that staff found the proposed upgrades met the utilities' need for upgrading without creating significant new impacts on the rural area. He said that they did not find unfavorable factors for the proposal. He said that they recommended approval with one condition — compliance with the substation conceptual plan. He said that the condition specifically referred to the new screening vegetation and the vegetation to remain. Mr. Murray noted that the proposed landscaping plant guide addressed the screening vegetation, but it did not address the stormwater retention facility. He asked whether there was a planting list for that. Mr. Clark said that he did not know if the applicants had performed the final engineering for the site to that level of detail. He said the applicant would likely be able to answer the question. He said that his main concern with the vegetation related to the screening areas and the replacement where there would be grading. He said that it seemed there needed to be final engineering for the stormwater areas. Mr. Murray said that he assumed staff would work closely with the applicant Mr. Clark said that the applicant had worked with the County Engineer in reviewing the conceptual plan. Mr. Missel mentioned screening from the road. He asked if the screening was from the right. Mr. Clark said that they had discussed screening with the applicant and whether there was a way to screen. He said that the substation facility was already close to the road, and there was a slope from the pad area to the road. He noted that it was difficult to install screening that would be maintainable over time. He said that an issue for the applicants related to safety —either with screening vegetation, animals getting into the substation, or with members of the public being able to access the substation. Mr. Missel clarified that there was a double row of vegetation. ALBEMARLE COUNTY PLANNING COMMISSION 2 FINAL MINUTES REGULAR MEETING - October 25, 2022 Mr. Clark said that would be new vegetation the County requested the applicant plant Mr. Missel said within the limits of disturbance, there was enough distance to contain a single row of shrubs and screening material. Mr. Clark said that staff had made the same point, but the applicant expressed concerns the screening would be too close to the fence for the electrical safety and security on the site. Ms. Firehock said that the applicant was welcome to present. Mr. Daniel Frasier, Power Engineers, said they were the engineering and environmental consultant supporting Appalachian Power with the Scottsville substation expansion project. He said that other members from the project team were present to answer questions. Mr. Frasier said that he would address what the project expansion covered. He said that the access road would be relocated to address safety concerns and that they would construct a stormwater retention pond to manage water from the new access road and existing substation site. Mr. Frasier said that there were three reasons for the project mentioned at the community meeting. He said the first reason was that the expansion would enhance reliability by replacing aging equipment that had reached the end of its useful life. He noted that the substation had been on the property for at least 80 years and replacing the transformers and distribution banks from the 1950s with modern equipment would result in a more reliable electric grid. Mr. Frasier said that the expansion would accommodate future growth in the County. He said that customers were served from the substation, and they would be increasing the capacity of the substation with the upgrade and expansion. He said that the expansion would improve safe access to the site. He said that it was important for the safety of the employees servicing the sites. He said that they worked with VDOT and the County to address the applicant's safety concerns and the concerns related to site distance. Mr. Frasier said that multiple options were considered for the project. He said that the entire substation expansion would be completed on the existing site. He noted that there was an adjacent parcel to the north that was needed to address the access road modification and the stormwater from the site. Mr. Frasier said that there were two expansion areas on the site that would be included within the substation fence. He said that there was a 45-foot by 55-foot expansion fronting James River Road to the east. He said that on the west side, there was a 40-foot by 180-foot expansion area. Mr. Frasier said that within the expanded substation fence, there would be three new transformers, a new distribution bay, and the control building. He said that the access road currently intersected James River Road at an angle that posed a safety concern while entering or exiting the access road. He said that the access road would be shifted by about 350 feet north and that they would be able to have a 90-degree approach to the road using the additional parcel. Mr. Frasier mentioned the stormwater management pond and the infrastructure used to manage water from the site. He said that there would be vegetation areas that would be undisturbed during ALBEMARLE COUNTY PLANNING COMMISSION 3 FINAL MINUTES REGULAR MEETING - October 25, 2022 construction. He mentioned that those vegetation areas provided screening buffers. He mentioned the areas where vegetation was proposed. He noted that they worked with County staff to provide as much screening as possible. Mr. Frasier said that the southern portion of the parcel was a steep slope with a 10-foot elevation difference between the road and the substation pad. He said that there was a grounding grid surrounding the substation that extended outside of the substation fence by three feet. He said that there needed to be a buffer, so animals did not gather around the substation fence. Mr. Frasier noted the elevation difference on the grading plan. He mentioned that there was a question about planting around the stormwater management pond. He said that the design was not detailed and that there were items to still work through in the civil engineering. He mentioned there was a right-of-way crossing over the pond for an electrical line, and plantings within the right-of-way were another consideration. Mr. Frasier provided images of the existing substation. He noted that there would be a small expansion to the substation on the left, and the majority of the expansion area was on the backside of the parcel. He provided an image of the access road onto Bryant Road and noted the safety concerns. He said that following construction, the access road would be replanted as part of the vegetation plan. Mr. Frasier mentioned that the substation was well screened from James River Road. He noted that the elevation grade was a challenge to providing screening along the hillside. He said that from Bryant Lane, there was an opening in the screening where transmission lines egressed from the site. Mr. Frasier said that the process began in 2018. He said that they met with the community in spring, and construction was expected to begin in 2024. Mr. Missel said that he did not understand how a line of evergreen shrubs could not be planted to screen the higher elevations. Mr. Scott Markwell, Project Manager, said that the grounding grid had to be moved out of the station by three feet. Mr. Missel clarified that a grounding grid was a metal grid that was put under the ground. Mr. Markwell responded that was correct and that it would use up the first three feet. He said that there needed to be a maintenance buffer as well, and those buffers essentially extended up the slope. He said that if they added additional buffers onto the slope, then they risked destabilizing it. He noted that there was some natural growth on the slope already. Mr. Missel asked if the maintenance buffer was a walkable access. Mr. Markwell responded that the maintenance buffer would be a walkable area. Ms. Firehock noted that there were no comments from the public. She closed the public hearing and brought the item back before the Commission. ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES REGULAR MEETING - October 25, 2022 Ms. Firehock noted that she drove by the substation every day as part of her commute. She said that the area was unsafe and messy. She said that the new proposed access was safer. She noted that the slope was steep and fallen trees were a common problem. She asked whether the substation would improve Scottsville's power grid reliability. She confirmed that it did. Mr. Missel moved that the Commission recommend approval of SP202200004 Scottsville Substation Expansion Project with the condition recommended in the staff report. Ms. Firehock seconded the motion. The motion carried unanimously (5-0). Adjournment At 8:15 p.m., the Commission adjourned to November 22, 2022, Albemarle County Planning Commission meeting, 6:00 p.m. via electronic meeting. Charles Rapp, Director of Planning (Recorded by Carolyn S. Shaffer, Clerk to Planning Commission & Planning Boards; transcribed by Golden Transcription Services) Approved by Planning Commission Date: 11 /22/2022 Initials: CSS ALBEMARLE COUNTY PLANNING COMMISSION 5 FINAL MINUTES REGULAR MEETING - October 25, 2022