HomeMy WebLinkAboutSP202200014 Staff Report 2023-04-05COUNTY OF ALBEMARLE
TRANSMITTAL TO THE BOARD OF SUPERVISORS
SUMMARY OF PLANNING COMMISSION ACTION
AGENDA TITLE: SP202200014 Woodridge Solar
Substation, SP202200015 Woodridge Solar &
SE202200035 Woodridge Solar - Critical Slopes
Special Exception
SUBJECT/PROPOSAUREQUEST: Solar -energy
electrical generation facility and associated
substation producing approximately 138
megawatts. The panels will encompass
approximately 650 acres. A special exception has
been requested to allow disturbance of critical
slopes.
SCHOOL DISTRICT: Scottsville, Walton,
AGENDA DATE: April 5, 2023
STAFF CONTACT(S): Richardson, Walker,
Filardo, McDermott, Fritz
PRESENTER (S):
Bill Fritz
BACKGROUND:
At its meeting on December 13, 2022, the Planning Commission (PC) voted 6:0 (one position vacant) to
recommend approval of SP202200014 Woodridge Solar Substation and SP202200015 Woodridge Solar.
DISCUSSION:
The PC endorsed the conditions recommended by staff vrith the addition of conditions for monitoring of
the Vegetation Management Plan, inclusion of as -built plans in the decommissioning plan, and a
requirement that the development and updating of the decommissioning plan be done by qualified
individuals. The language of these conditions were refined after the PC meeting to be in the proper
resolution form and to align with language used in previous commercial solar approvals. The majority of
the changes are not substantive and are included in the resolution for approval. However, the applicant
has requested two substantive changes: (i) that the use be required to commence within five years
instead of three (condition 9) and (ii) that the Zoning Administrator be authorized to approve alternative
measures if VA Pollinator -Smart Certification is not possible (condition 16).
The applicant submitted detailed topographic information to address staff concerns about five critical
slope areas proposed for a special exception. The staff report presented to the PC included an analysis
of the proposed special exception. The PC did not discuss the proposed disturbance of critical slopes. A
revised review of the critical slopes exception request is included as Attachment D. After the preparation
of the staff report for the PC, additional public comment has been received (Attachment E). .
RECOMMENDATIONS:
Staff recommends that the Board adopt the attached resolutions to approve SP202200014 Woodridge
Solar Substation (Attachment F), SP202200015 Woodridge Solar Project (Attachment G), and
SE202200035 Woodridge Solar - Critical Slopes Special Exception (Attachment H).
ATTACHMENTS:
A — Planning Commission staff report
Al.
Applicant Narrative
A2.
Special Exception Request
A3.
Concept Plan
A4.
Chapter 18, Section 5.1.12
A5.
Climate Action Plan
A6.
Public Comment
B — Planning Commission action letter
C — Planning Commission minutes
D — Revised Critical Slopes Special Exception Analysis
E — Public comments received after preparation of the Planning Commission staff report.
F — Resolution of approval for SP202200014 Woodridge Solar Substation
G — Resolution of approval for SP202200015 Woodridge Solar Project
H — Resolution of approval for SE202200035 Woodridge Solar - Critical Slopes Special Exception
STAFF REPORT SUMMARY
Project Name: SP202200014 Woodridge Solar
Substation and SP202200015 Woodridge Solar
SE202200035 Woodridge Solar - Critical Slopes
Special Exception
Planning Commission Public Hearing: December
Board of Supervisors Hearing: TBD
13, 2022
Owner(s): J D Land Holdings LLC
Applicant(s): Hexagon Energy
Acreage: 2,260 acres
By -right use: RA, Rural Areas - agricultural,
forestal, and fishery uses; residential density (0.5
unit/acre in development lots)
TMP: 11400000005100, 11400000005500,
Special Use Permit for: Solar Energy System
11400000005600, 11400000005800,
and associated substation.
11400000006500,11400000006800,
11400000006900,11400000007000,and
11500000001000
Location: Secretarys Road (Route 708) between
Blenheim and Woodridge
Magisterial District: Scottsville
Proffers/Conditions: Yes
School District: Scottsville, Walton, Monticello
DA - RA - X
Requested # of Dwelling Units/Lots: NA
Comp. Plan Designation: Rural Area —
preserve and protect agricultural, forestal, open
space, and natural, historic and scenic
resources; residential (0.5 unit/ acre in
development lots)
Proposal: Solar -energy electrical generation facility
Use of Surrounding Properties: The
and associated substation producing approximately
surrounding area is a mixture of wooded and
138 megawatts. The panels will encompass
open lands. This is a rural area with scattered
approximately 650 acres. A special exception has
dwellings. A 22-lot subdivision, The Farms at
been requested to allow disturbance of critical
Turkey Run, is located adjacent and to the west.
slopes.
All lots in the subdivision are 21 acres or greater.
The project abuts property in the Carter's Bridge
Agricultural Forestal District. This property is in
the Southern Albemarle Rural Historic District.
Character of Property: The property is typical of the southern Albemarle piedmont area with relatively
gently rolling terrain. The property has historically been planted in pine and used for timber harvesting.
Most of the land has been timbered and not has not been replanted and is open land. Some remaining
Woodridge Solar
Planning Commission, December 13, 2022
Page 1
planted pine is located on the property. A high volta
e power line crosses the property.
Factors Favorable:
Factors Unfavorable:
1. Provides a source of renewable power
1. Will have some visual impacts for a number
generation.
of years until screening trees grow.
2. In compliance with the Comprehensive Plan
3. Site can be returned to by -right uses.
Recommendation: Staff recommends approval of SP202200014
Woodridge Solar Substation and
SP202200015 Woodridge Solar with conditions.
Woodridge Solar
Planning Commission, December 13, 2022
Page 2
STAFF CONTACT:
PLANNING COMMISSION:
BOARD OF SUPERVISORS:
PETITION:
William D. Fritz, AICP
December 13, 2022
TBD
SP202200014 Woodridge Solar Substation
SP202200015 Woodridge Solar
SE202200035 Woodridge Solar - Critical Slopes Special Exception
MAGISTERIAL DISTRICT(S): Scottsville
TAX MAP/PARCEL(S): 11400000005100, 11400000005500, 11400000005600, 11400000005800,
11400000006500,11400000006800,11400000006900,11400000007000,11500000001000
LOCATION: Secretary's Road (Route 708) between Blenheim and Woodridge
PROPOSAL:
SP202200014: A new electrical substation for transmission of power generated by the solar energy
system proposed in SP202200015.
SP202200015: Solar -energy electrical generation facility, with photovoltaic panels and related
equipment. The total property acreage is approximately 2,260 acres with approximately 650 acres used
for panels.
SE202200035 Woodridge Solar - Critical Slopes Special Exception: Request to allow disturbance of
critical slopes
PETITION:
SP202200014: Energy and communications transmission facilities under Section 10.2.2(6) of the Zoning
Ordinance, on parcel 11400000007000 that consists of approximately 1,728 acres. No dwelling units
proposed.
SP202200015: Solar energy system allowed by special use permit under section 10.2.2.58 of the Zoning
Ordinance, on nine parcels of land totaling approximately 2,260 acres. No dwellings proposed.
SE202200035 Woodridge Solar - Critical Slopes Special Exception: Request to allow disturbance of
critical slopes.
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): Flood Hazard 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 THE AREA:
The surrounding area is a mixture of wooded and open lands. This is a rural area with scattered
dwellings. A 22-lot subdivision, The Farms at Turkey Run, is located adjacent and to the west. All lots in
Woodridge Solar
Planning Commission, December 13, 2022
Page 3
the subdivision are 21 acres or greater. The project abuts property in the Carter's Bridge Agricultural
Forestal District. This property is in the Southern Albemarle Rural Historic District. The property is typical
of the southern Albemarle piedmont area with relatively gently rolling terrain. The property has
historically been planted in pine and used for timber harvesting. Most of the land has been timbered and
not has not been replanted and is open land. Some remaining planted pine is located on the property. A
high voltage power line crosses the property.
PLANNING AND ZONING HISTORY:
SP 1988-42 John J. Purcell Estate Hunting Lodge — Approved 8/17/88.
SUB 1985-192 Edward Lee Jones Estate Property approved 12/9/85
DETAILS OF THE PROPOSAL:
Solar -energy electrical generation facility and associated substation producing approximately 138
megawatts. A special exception has been requested to allow disturbance of critical slopes. Attachment
B contains the narrative submitted by the applicant. Attachment C is a concept plan of the proposed
project. All of the information submitted by the applicant is available in the CountyView system that may
be accessed on the County's website or by clicking HERE.
COMMUNITY MEETING:
A virtual community meeting was held on June 29, 2022. The applicant held a second community
meeting at Victory Hall in Scottsville on November 9, 2022, that was attended by approximately 20
people.
Comments received included: concerns about visual impacts, property value impacts, stormwater
impacts, fire safety, decommissioning and recycling of decommissioned materials. A recording of the
June community meeting may be found on the County Calendar for June 29, 2022, or by clicking HERE.
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.
The comments below are based on staffs analysis of the application including information submitted by
the applicant. The information submitted by the applicant contains detailed information. Staff will not
restate all of the submitted information in this staff report and refers the reader to attachments for
detailed information.
No substantial detriment. The proposed special use will not be a substantial detriment to
adjacent lots.
Impacts on adjacent lots will be limited to visual and noise impacts. Noise generated by the site is
minimal and is less than what could be generated from by -right agricultural uses of the property. The
sound generated by the equipment on site is similar to what would be generated by heating and cooling
equipment associated with a home. The applicant has proposed a 200 foot setback for any panels or
other equipment. The proposed setback is greater than what is required for residential development or
agricultural activity. Previously approved solar facilities had a 100 foot setback.
Where the depth of existing wooded buffers is less than 200 feet, the applicant has proposed augmented
buffer plantings. This planting pattern would fill in open areas of the buffer with (from the outer edge
inwards) 100 feet of trees bordered by 100 feet of native pollinator meadow plantings. In areas with
nearby residences, the inner 100 feet of pollinator meadow would be replaced with 20 feet of
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Planning Commission, December 13, 2022
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supplemental screening plantings and 80 feet of pollinator meadow. The areas for this planting pattern
are labelled on sheets C6.0 through C6.8 of the conceptual plan with green dots.
The proposed project is large and visibility from various locations will occur. The most significant visual
impact will be along a portion of Secretarys Road. Visibility from most residential development will be
mitigated by the retention of existing vegetation and the planting of new screening trees. Visibility will be
largely eliminated from as the screening trees grow. While visibility is an impact and may change the
character of the area, staff does not consider visibility to result in a substantial detriment as it does not
prevent the use of any adjacent property for any by -right uses or reduce the ability to use Secretarys
Road.
Character of the nearby area is unchanged. Whether the character of the adjacent parcels and
the nearby area will be changed by the proposed special use.
The existing character of the nearby area is rural. The area is dominated by woodland to the north, east
and south. The area southwest of this property has significant areas of open land used for a variety of
agricultural uses. The area immediately to the west consists of a large lot subdivision. Most of the lots in
the subdivision are vacant. Residential development is scattered.
The use of adjacent properties for forestry and agriculture is not impacted by the proposed solar facility.
Property adjacent to the proposed solar facility is located in the Carter's Bridge Agricultural Forestal
District. This project was reviewed by the Agricultural Forestal Advisory Committee on July 6, 2022. By
a vote of 6:0 the committee found that the proposal does not conflict with the purposes of the districts. A
recording of the committee meeting may be found on the County Calendar for July 6, 2022 or by clicking
HERE.
Solar facilities do represent a change in the character of the area due to the industrial appearance of the
facility. As stated previously, the site will be visible from adjoining property. This visibility will be
diminished significantly as screening trees grow. It is not practical to plant trees at a height that provide
instant screening.
The applicant has submitted an analysis of the impact of solar facilities on the impact on adjoining
property value. This study was prepared by Kirkland Appraisals, LLC. The full document is included as
attachment G of the applicant's narrative.
The study includes the following statement
Based on the data and analysis in this report, it is my professional opinion that the solar farm
proposed at the subject property will have no negative impact on the value of adjoining or
abutting property. I note that some of the positive implications of a solar farm that have been
expressed by people living next to solar farms include protection from future development of
residential developments or other more intrusive uses, reduced dust, odor and chemicals from
former farming operations, protection from light pollution at night, it's quiet, and there is no traffic.
This property is within the Southern Albemarle Rural Historic District. The property is listed as non-
contributing. The applicant has submitted a Historic and Cultural Resources Study. This study included
shovel tests. No shovel tests were positive for cultural materials. The study recommends a Phase I
cultural resources survey of the area proposed for disturbance. This study is required by the Virginia
DEQ as part of the State permitting process.
The installation will be visible from locations in the National Register Historic District, including from
public rights -of -way, and the scale of the installation will change the character of at least a portion of that
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Planning Commission, December 13, 2022
Page 5
district. (The project area is much smaller than the overall area of the historic district.) Visibility of the
installation, and potentially visual impacts on the historic district, are expected to significantly decrease in
the long term, once the buffer trees have matured
Staff opinion is that, in the short term, the character of the area will be minimally changed due to the
industrial character of the solar facility. However, as screening trees mature this impact will be mitigated
and ultimately the character of the area will be restored when the project is decommissioned.
Harmony. Whether the proposed special use will be in harmony with the purpose and intent of
this chapter,
Solar facilities must be located on relatively large, open, gently sloping areas with access to power
transmission lines. Utility scale solar is permitted only in the RA, Rural Area zoning district. This district
is the predominant district in the part of the County.
Staff has reviewed the purposes of the Zoning Ordinance (Chapter 18, Section 1.4) and the intent of
the Rural Area District (Chapter 18, Section 10.1). The review criteria for a special use permit are
designed to address the purpose and intent of the ordinance as stated in these sections. However,
several sections warrant additional discussion.
Section 1 AG states "Encourage economic development activities that provide desirable employment
and enlarge the tax base". The proposed solar facility generates limited employment mostly
associated with the construction of the facility. The applicant has submitted information indicating that
the solar facility will enlarge the tax base of the County stating in part:
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 operation 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.
Section 10.1 states in part:
"This district (hereafter referred to as RA) is hereby created and may hereafter be established
by amendment of the zoning map for the following purposes:
- Preservation of agricultural and forestal lands and activities;
- Water supply protection;
- Limited service delivery to the rural areas; and
- Conservation of natural, scenic, and historic resources.
The intent of the RA district, Section 10.1, also states in part "Residential development not related to
bona fide agricultural/forestal use shall be encouraged to locate in the urban area, communities and
villages as designated in the comprehensive plan where services and utilities are available and where
such development will not conflict with the agricultural/forestal or other rural objective."
The primary commercial use intended for the Rural Areas is the production of forestal and agricultural
commodities. The property includes prime farmland and farmland of statewide importance. No unique
soils are located on the property. This site is not within a water supply watershed.
This property has been used for pine production for decades and exhibits the typical features associated
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Planning Commission, December 13, 2022
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with timber harvesting. These features include areas of pine monoculture in various stages of growth,
areas of recent harvest with limited vegetation, erosion caused by harvest operations, cleared and
compacted areas used for staging. The soils also exhibit the typical exhaustion caused by repeated
timbering operations. The applicant has submitted information stating:
Soils tests found that the soil pH across the site ranged from 4.1 to 5.0 indicating that the soils
are extremely to strongly acidic. In previously farmed areas, decaying organic matter and
oxidation of fertilizers can contribute to acidic soils. These soils can have high concentrations of
soluble minerals that can impair plants' nutrient uptake and thus establishment of new plant
communities.
The CEC value (cation exchange capacity) is another indicator of soil health. CED values below
12 indicated that the soil is considered "nutrient deficient" and will struggle to effectively uptake
nutrients from fertilizer applications unless the soil is amended. The CED values across the site
ranged from 2.0-5.4. Strongly acidic soils typically have low CED values.
The applicant has submitted a vegetation management plan which is included as attachment K of the
applicant's narrative. This plan includes a discussion of the Virginia Pollinator -Smart Solar program.
The management plan states in part, "This project commits to achieving VA Pollinator -Smart
Certification, barring external market factors prohibiting the cost of plants and materials between
approval and construction." Staff opinion is that achieving this certification would contribute to the
project's harmony with the nearby area. It would also maintain and potentially improve the soil
characteristics and provide wildlife habitat and general agricultural activity.
The Vegetation Management Plan sets standards for site preparation, planting, plant establishment, and
long-term maintenance. To ensure that vegetation management on the site continues to effectively
provide visual screening, environmental benefits, and soil improvements, staff recommends a condition
requiring that soil and vegetation management remain in accord with this Vegetation Management Plan
for the life of the project.
As noted above, the applicants' soil studies show that long-term commercial forestry use of the property
has led to acidic soil conditions. The site is generally lacking in topsoils. Additionally, excavation and
grading of the site would lead to mixing of nutrient -poor subsoils with the existing surface soils. These
soil conditions would likely hamper the viability of the proposed site plantings. In the Vegetation
Management Plan, the applicant's consultants recommended the application of soil amendments as
typically used in soil restoration and remediation (lime, nitrogen, phosphate, etc.) to improve the viability
and fertility of the site's degraded soils. This would benefit both the proposed plantings and the potential
use of the site for agriculture after the solar use is decommissioned. Staff recommends a condition
requiring that these soil amendments be applied as described in the Vegetation Management Plan.
Harmony. ...with the uses permitted by right in the district
The proposed facility will not prevent any by -right uses on surrounding properties.
Harmony. ...with the regulations provided in section 5 as applicable.
The solar energy system component of this application is not subject to any provisions contained in
section 5.
The substation component of this application is subject to the regulations contained in section 5.1.12.
(Attachment D)
Woodridge Solar
Planning Commission, December 13, 2022
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The substation is located adjacent to the existing high voltage power line. This location is internal to the
property and will have no impact on abutting properties. No conditions are needed to address the
provisions of section 5.1.12.
Harmony. ...and with the public health, safety and general welfare.
The Fire/Rescue Department has reviewed this request. Public health and safety are addressed during
the site plan review process. The site plan process includes reviewing the project entrance, stormwater
runoff, erosion control and other features of the project. The Fire/Rescue division has requested, and the
applicant has agreed to, a training program to address the unique characteristics of a utility scale solar
facility.
The Virginia Department of Transportation has reviewed this request. As part of the site plan process
the entrance design will be addressed. Solar facilities do not generate significant amounts of traffic after
the construction period.
Staff has considered the content of the Climate Action Plan when evaluating this projects harmony with
the general welfare. Attachment E contains some of the portions considered when evaluating this
application. The Climate Action Plan supports the use of utility scale solar.
Staff is able to find that with conditions, this project will be in harmony with the public health, safety and
general welfare.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive
Plan.
While this utility use is not identified as a policy priority for the Rural Areas, it helps the County to meet
other Comprehensive Plan goals related to renewable -energy production.
The applicant's application narrative contains discussion about consistency with the
Comprehensive Plan.
In addition to the comments provided by the applicant staff provides the following additional
comments.
Background (Page 1.6)
Promote the conservation and efficient use of energy resources
This project would provide for efficient production and use of energy.
Natural Resources (Page 4.45) 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;
Woodridge Solar
Planning Commission, December 13, 2022
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• 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.
Utility scale solar satisfies these objectives.
Review for Compliance with the Comprehensive Plan
As a solar facility, this proposal is subject to a Compliance with the Comprehensive Plan
Review as required by the Code of Virginia (§15.2-2232). A compliance review
considers whether the general location, character, and extent of a proposed public facility
are in substantial accord with the adopted Comprehensive Plan. It is reviewed by the
Planning Commission, and the Commission's findings are forwarded to the Board of
Supervisors for their information. No additional action is required of the Board.
For the reasons discussed above staff finds that this proposal is consistent with the
Comprehensive Plan.
SEE ATTACMENT D OF THE APRIL 5, 2023 BOARD OF SUPERVISORS PACKET FOR
REVISED ANALYSIS
Woodridge Solar
Planning Commission, December 13, 2022
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-/
qII,
Woodridge Solar
Planning Commission, December 13, 2022
Page 12
Area A — Sheet 3.3
Area B — Sheet 3.3
Area C — Sheets 3.3
and 3.6
Area D — Sheets 3.3
and 3.6
Area E — Sheet 3.6
SUMMARY:
This project has been reviewed for compliance with the factors to be considered in acting on a special
use permit. It is the opinion of staff that this project, with conditions, is consistent with the ordinance
requirements for approval of a special use permit. The impact caused by this project are primarily
associated with construction and visual impact. The construction impact is of limited duration. The visual
impacts will change the character of the area for some period of time. As the screening trees mature this
impact will be mitigated and largely eliminated. Due to the use of this property for timber for many years,
the soils have reduced agricultural value. This project is unusual in that it is a use that can be removed,
allowing the site to largely return to its existing condition. In this situation the soils on the property may
benefit from restoration and have improved agricultural value after the solar facility is removed.
Factors favorable to this request include:
1. Provides a source of renewable power generation.
2. In compliance with the Comprehensive Plan.
3. Site can be returned to by -right use.
Factors unfavorable to this request include:
1. Will have some visual impacts for a number of years until screening trees grow.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, and with the conditions proposed below staff
recommends approval
Motions:
Special Use Permit
Woodridge Solar
Planning Commission, December 13, 2022
Page 13
Should the Planning Commission choose to recommend approval of this special use permit:
I move to recommend approval of SP202200014 Woodridge Solar Substation and
SP202200015 Woodridge Solar with the conditions outlined in the staff report.
Should the Planning Commission choose to recommend denial of this special use permit:
I move to recommend denial of SP202200014 Woodridge Solar Substation and
SP202200015 Woodridge Solar. Should a commissioner motion to recommend denial, he or she
should state the reason(s) for recommending denial.
Recommended Conditions of Approval:
Development and use must be in general accord with the plans prepared by Timmons Group
titled "Woodridge Solar" dated 9112/22 (hereinafter "Concept Plan") and included as Attachment
C, as determined by the Director of Planning and the Zoning Administrator. To be in general
accord with the Concept Plan, development and use must reflect the following major elements
as shown on the Concept Plan:
a. Location of solar development envelopes,
b. Location of equipment yard, and
c. Retention of wooded vegetation in stream buffers
Land disturbance, which includes but is not limited to grading, excavation, filling of land, the
felling of trees, and the removal of tree stumps, shall be limited to the areas within the proposed
fence area as shown on the Concept Plan. The location of the proposed entrance and access
to the solar facility shall not be subject to this condition.
Minor modifications, with the approval of the Zoning Administrator and the Director of Planning,
to the Concept Plan that do not otherwise conflict with the elements listed above may be made
to ensure compliance with the Zoning Ordinance, and State or Federal laws.
2. Landscaping and screening locations must be substantially the same as shown on the Concept
Plan. Additional landscaping and screening may be required during site plan review if required
for compliance with the screening provisions of Chapter 18 of the Code of Albemarle. Planting
materials shall be determined by The Agent during site plan review as provided for in Chapter
18 of the Code of Albemarle.
3. All inverters and solar panels must be set back at least two hundred (200) feet from property
lines and rights -of -way.
4. The applicant must submit a decommissioning and site rehabilitation plan (hereinafter
"Decommissioning Plan") with the building permit application that must include the following
items:
a. A description of any (e.g. lease) with the landowners regarding decommissioning;
b. The identification of the party currently responsible for decommissioning;
c. The types of panels and material specifications being utilized at the site;
d. Standard procedures for removal of facilities and site rehabilitation, including
recompacting and reseeding;
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Planning Commission, December 13, 2022
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e. An estimate of all costs for the removal and disposal of solar panels, structures, cabling,
electrical components, roads, fencing, and any other associated facilities above ground
or up to thirty-six (36) inches below grade or down to bedrock, whichever is less;
f. An estimate of all costs associated with rehabilitation of the site; and
g. Provisions to recycle materials to the maximum extent possible
The Decommissioning Plan must be prepared by a third -party engineer and must be
signed off by the party responsible for decommissioning, and all landowners of the
property included in the project. The Decommissioning Plan shall be subject to review and
approval by the County Attorney and County Engineer and shall be in a form and style so
that it may be recorded in the office of the Circuit Court of the County of Albemarle.
7. Prior to issuance of a grading permit, the Decommissioning Plan must be recorded by the
applicant in the office of the Circuit Court of the County of Albemarle.
8. The Decommissioning Plan and estimated costs must be updated every five years, upon
change of ownership of either the property or the project's owner, or upon written request
from the Zoning Administrator. Any changes or updates to the Decommissioning Plan must
be recorded in the office of the Circuit Court of the County of Albemarle.
9. The Zoning Administrator must be notified in writing within 30 days of the abandonment or
discontinuance of the use,
10. All physical improvements, materials, and equipment (including fencing) related to solar
energy generation, both above ground and underground, must be removed entirely, and the
site must be rehabilitated as described in the Decommissioning Plan, within 180 days of the
abandonment or discontinuance of the use. In the event that a piece of an underground
component breaks off or is otherwise unrecoverable from the surface, that piece must be
excavated to a depth of at least 36 inches below the ground surface.
11. If the use, structure, or activity for which this special use permit is issued is not commenced by
DATE 3 YEARS AFTER APPROVAL BY THE BOARD OF SUPERVISORS, the permit must be
deemed abandoned and the authority granted thereunder shall thereupon terminate.
12. The facility must be meet the requirements contained in Chapter 18, Section 4.14 of the County
Code.
13. Products used to clean panels are limited to water, and biodegradable cleaning products.
14. No above ground wires except for those associated with the panels and attached to the panel
support structure and those associated with tying into the existing overhead transmission wires.
15. Prior to activation of the site the applicant must provide training Fire/Rescue. This training must
include documentation of onsite materials and equipment, proper firefighting and life saving
procedures and material handling procedures.
16. The property owner must grant the Zoning Administrator, or designee, access to the facility for
inspection purposes within 30 days of the Zoning Administrator requesting access.
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Planning Commission, December 13, 2022
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17. Outdoor lighting for the facility shall be permitted only during maintenance periods; regardless of
the lumens emitted, each outdoor luminaire must be fully shielded as required by section 4.17;
provided that these restrictions shall not apply to any outdoor lighting required by state or federal
law.
18. The project must achieve VA Pollinator -Smart Certification as contained in the Virginia Pollinator -
Smart Solar program.
19. Until commencement of decommissioning, plantings and vegetation management on the site
must be in general accord with the'Voodridge Solar Facility Vegetation Management Plan,"
prepared by Timmons Group, and dates September 2022.
20. During or after grading of the site and prior to planting and seeding, soil amendments as
recommended in the Vegetation Management Plan must be applied to all areas of the site to be
planted or seeded.
ATTACHMENTS
Attachment A -
Applicant Narrative
Attachment B
— Special Exception Request
Attachment C
— Concept Plan
Attachment D
— Chapter 18, Section 5.1.12
Attachment E
— Climate Action Plan
Attachment F
— Public Comment
Woodridge Solar
Planning Commission, December 13, 2022
Page 16
May 16, 2022
Revised: September 19, 2022
HE)(AGON
II "M ACZem
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 utilityscale 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.
VEGETATIVE BUFFER PLANTING TEMPLATE
i100 LINEAR FEET
I-�LAR
R ■�
PROPOSED PERIMETER FENCE:
B FT. HT. CWJN-.INK WITH
SGAP BETWEEN FENCE AND GROUND (T'P)
• ♦ • • . .' . • . • •
• ♦ • • ♦ ♦ • .•.�♦ .♦.•. ♦ • ♦ ♦ ♦ ♦
♦ . .
• • • ♦ • ♦• ♦ ♦ • • •.•.♦♦
♦♦•
POLLINATOR♦ ♦ • ♦ •
�• ♦••
.♦. .♦. .♦.
•♦
♦ ♦ • ♦ •.♦.♦.
200'MIN.
••♦♦♦•♦•♦•♦•♦•♦••••♦.•.....♦♦•♦•♦•.•.♦...♦♦�♦
SETBACK
♦♦♦♦�♦♦♦♦♦♦♦♦.♦♦•♦♦♦•♦•.•♦♦♦•.•♦♦ ♦♦♦♦♦♦♦♦♦•
PLANTING
STRIP
4'H MIN. EVERGREEN TREES, 15' O.C.
1rH MIN. SHRUBS, 10' O.C.
100,
PR�
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.
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. Historic and Cultural Resources Study
C. Visualizations
D. Decommissioning Plan
E. Glint and Glare Analysis
F. Wildlife Study
G. Real Estate Assessment
H. Health and Safety Impacts of Solar Photovoltaics
I. Heat Island Effect Analysis
J. Traffic & Route Evaluation Study
K. Vegetation Management Plan
L. Economic & Fiscal Contribution Report
(47394154.2)
15
WOODRIDGE SOLAR
CRITICAL SLOPES WAIVER -
SPECIAL EXCEPTION REQUEST
SE 2022-
MAY 16, 2022
PREPARED BY:
TIMMONS GROUP
YOUR VISION ACHIEVED THROUGH OURS.
608 PRESTON AVENUE, SUITE 200
CHARLoTTESvILLE, VA 22903
CRAIG KoTARSKI, PE
Introduction
A Special Exception is being requested per Section 4.2.5.(a) of the Albemarle County Zoning Ordinance for a
waiver to grade within critical slopes to support the development of a solar energy facility (SP 2022-). Per
Section 4.2 of the Albemarle County Zoning Ordinance, the intent of the critical slopes ordinance is to
"implement the comprehensive plan by protecting and conserving steep hillsides together with public
drinking water supplies and flood plain areas because of the increased potential for soil erosion,
sedimentation, water pollution and sewage disposal problems associated with the disturbance of critical
slopes." Within this application, we plan to demonstrate both the need for approximately 11.4 acres of critical
slopes impact, as well as the mitigation efforts implemented to ensure slopes are impacted responsibly to
protect downstream land and waters
Existing Conditions
The subject property (parcels 11400-00-05100, 11400-00-00-05500, 11400-00-00-05800, 11400-00-00-06800,
11400-00-00-06900, 11400-00-00-07000) is about 2,259.5 acres located in southeastern Albemarle County,
adjacent to Secretarys Road. It is zoned Rural Areas (RA) and is currently undeveloped; it has been used for
silviculture and commercial timbering since at least 1937, as long as pertinent records have been kept, as
shown in the historic imagery and wetlands delineation report provided with the Special Use Permit application.
The subject property contains several environmental features, including delineated streams and wetlands,
corresponding buffer areas, a 100-year floodplain, and critical slopes.
Proposed Special Exception
Per the attached exhibit entitled "Conceptual Site Plan", prepared by Timmons Group and dated May 16, 2022
(Exhibit A), a solar energy facility will be developed on the subject property. Critical slopes disturbance is
proposed to grade and install solar arrays, as well as construct supporting utilities and access roads. As stated
above, the subject property contains a variety of environmental features, including delineated wetlands and
streams, their accompanying 100-foot buffers, and a floodplain. Critical slopes, which account for 62.6 acres
on the property, then further decrease buildable area on site and divide the property into smaller areas of less
connected, less developable space. See Image 1 below. There are multiple areas of critical slopes scattered
throughout the site, a majority of which are not associated with streams or stream buffers or are part of a large
system of slopes.
1IPage
Image 1 Critical slopes outside of the limits of disturbance area are depicted in orange. Critical slopes within
the limits of disturbance are depicted in magenta.
While not avoiding completely, the proposed solar energy development aims to minimize disturbance to critical
slopes; as evidenced in Image 1, most of the critical slope areas on site are found adjacent to the delineated
wetlands and streams and are thus removed from the proposed limits of disturbance area. Only 8.55 acres of
the total 62.6 acres of critical slopes on site are proposed to be disturbed. A majority of the slopes that are
requested to be disturbed are not part of a system of slopes, are scattered around the site, and are less than
10,000 square feet in size. A breakdown of the parcel, project, and critical slope limits is provided in Table 1
below.
Table 1: Project Area Breakdown
Total Area of Property
2,259.5 AC
Total Special Use Permit Area
1,500.0 AC
Total Limits of Disturbance Area
1,000.0 AC
Total Area of Critical Slopes on Property
62.6 AC
Total Area of Critical Slopes within Buildable Area
8.55 AC
Percentage of Critical Slopes to be Disturbed
13.7%
In accordance with Section 4.2.5(a)(1) of the Zoning Ordinance, the disturbance of the critical slopes is
addressed in the following ways (ordinance requirements in italics):
1. Rapid and/or large-scale movement of soil and rock, excessive stormwater run-off
Care will be taken throughout the design process to minimize critical slopes disturbance and to mitigate
any downstream impacts of the disturbance. The proposed grading will mimic the existing topography
2 1 P a g e
to the nearest extent practical while also maximizing the solar arrays' sun exposure. Additionally, the
proposed solar array grading will utilize slopes of 15% or flatter, which in many areas is less steep than
the existing condition.
In addition to reducing the amount of critical slopes that are being disturbed, the site is intentionally
designed with setbacks and buffers to lessen the impact of the development on surrounding land and
downstream waters. A 200-foot setback is being provided from the solar arrays to all outer property
lines and a minimum 100-foot non -disturbance buffer is being provided adjacent to all wetlands and
streams; outside of this non -disturbance buffer an additional buffer of up to 70 feet is provided to allow
for placement of stormwater management facilities, shade management, and meadow habitat.
2. Siltation of natural and man-made bodies of water
The erosion and sediment control design will be extensive to protect the downstream environmental
features. Sediment basins will capture sediment -laden runoff; perimeter diversion ditches will direct
water to the proposed sediment basins, and silt fence will be located downstream as an extra measure
of protection during construction. Upon completion of construction, the site will be stabilized and left in a
good condition.
3. Loss of aesthetic resources
As discussed above, this property is currently used for commercial timbering; as such, the forest is
regularly cut down for this activity. While the solar energy development will require tree removal, this is
already the condition of the site at times, and large buffers will be maintained along the site perimeter
and within wetland/stream buffers to minimize this impact aesthetically.
4. In the event of septic system failure, a greater travel distance of septic effluent (collectively referred
to as the 'public health, safety, and welfare factors') that might otherwise result from the disturbance
of critical slopes.
Not applicable.
Conclusion and Findings
While the Zoning Ordinance recommends the protection and preservation of critical slopes within the County, it
also allows the Board of Supervisors to grant a modification or waiver given the following:
Section 4.2.5(a)(3) Findings: if the Board of Supervisors finds that the modification or waiver would not be
detrimental to the public health, safety or welfare, to the orderly development of the area, or to adjacent
properties; would not be contrary to sound engineering practices; and at least one of the following:
a. Strict application of the requirements of section 4.2 would not forward the purposes of this chapter
or otherwise serve the public health, safety or welfare;
b. Alternatives proposed by the developer or subdivider would satisfy the intent and purposes
of section 4.2 to at least an equivalent degree;
c. Due to the property's unusual size, topography, shape, location or other unusual conditions,
excluding the proprietary interest of the developer or subdivider, prohibiting the disturbance of critical
slopes would effectively prohibit or unreasonably restrict the use of the property or would result in
significant degradation of the property or adjacent properties; or
3 1 P a g e
d. Granting the modification or waiver would serve a public purpose of greater import than would be
served by strict application of the regulations sought to be modified or waived.
Strict adherence to the Zoning Ordinance regulations would unreasonably restrict the subject property by
reducing developable area across the site and eliminating it entirely in some areas when combined with the
required wetland/stream buffers. Alternatively, the proposed solar energy facility will be designed intentionally
to mimic existing topography and reduce critical slopes disturbance as much as possible while protecting the
streams, stream buffers, and wetlands within the site. Erosion and sediment control measures will be put in
place to protect the buffers and streams and thus maintain the public health, safety, and welfare. With the
careful grading and erosion control measures in place, the small number of slopes requested to be disturbed
many of which are less than 10,000 square feet in size, the intent and purposes of section 4.2 has been met to
an equivalent degree.
In addition, the disturbance of the critical slopes for the allowance of a solar energy facility will allow the County
to meet its goals and objectives contained in the Climate Action Plan. This disturbance will allow more panels
to be built on the site, while protecting other environmental features, which serves a public purpose of greater
import than would be served by strict application of the regulations.
4 1 P a g e
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® Special Use Permit Area - 1,500 Acres
Tax Map Parcel Boundaries - 2,259.5 Acres
200' Property Setbacks
Proposed Features (Conceptual)
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1 Limits of Disturbance - 1,000 Acres GD
Potenial Access Location
�E Point of Interconnection
Internal Roads
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Inverters
- Substation/Collection Yard Area
Parking.
Stormwater Basin
Existing Features
Transmission Line
Delineated Wetland
Delineated Stream & Open Water
)0000
)O 0 00 Floodplain
Steep Slopes Overlay
Critical Slopes
Critical Slopes within Limits of Disturbance - 8.55 Acres
NOTES:
1. PROPERTY LIMITS ARE APPROXIMATE FROM ALBEMARLE COUNTY GIS.
2. SITE LAYOUT IS CONCEPTUAL AND SUBJECT TO CHANGE. NOT FOR CONSTRUCTION.
3. PARKING AREAS ARE NOT PROPOSED EXCEPT IN THE SUBSTATION AREA.
4. ENTRANCE LOCATIONS AND INTERNAL DRIVEWAYS SHOWN ARE PRELIMINARY AND
SUBJECT TO CHANGE. ANY NOTABLE CHANGES WILL BE SUBJECT TO COUNTY
APPROVAL BEFORE CONSTRUCTION BEGINS.
5. EACH ENTRANCE LOCATION WILL HAVE A KNOX BOX THAT COUNTY EMERGENCY
SERVICES WILL BE ABLE TO ACCESS.
6. STREAMS, WETLANDS, AND OPEN WATER FEATURES HAVE BEEN FIELD DELINEATED
BY WILD GINGER FIELD SERVICES.
7. WATER PROTECTION ORDINANCE BUFFER IS 100 LF FROM THE DELINEATED
WETLANDS AND STREAMS OR THE EDGE OF THE FLOODPLAIN, WHICHEVER IS GREATER.
8. APPROXIMATE CEMETERY LOCATION IDENTIFIED BY STANTEC CONSULTING
SERVICES. 9. FLOODPLAIN DATA FROM FEMA'S NATIONAL FLOOD HAZARD LAYER.
10. STEEP SLOPES DATA FROM ALBEMARLE COUNTY GIS.
11. CONTOURS MADE FROM DEM DATA SOURCED FROM USGS.
12. AERIAL IMAGERY FROM MICROSOFT BING.
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PROJECT NUMBER
50445
PROJECT NAME
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DESIGNED BY / DRAWN BY
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These exhibits and associated documents are
the exclusive property of TIMMONS GROUP
and may not be reproduced in whale or in part
and shall not be used for any purpose
whatsoever, inclusive, but not limited to
construction, bidding, and/or construction
staking wtihout the express wntlen consent of
REVISIONS
#
MM/DDNY
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DRAWING DESCRIPTION
CONCEPTUAL
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WOODRIDGE SOLAR
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SPECIAL USE PERMIT FOR SOLAR ENERGY SYSTEM AND ENERGY
COMMUNICATIONS TRANSMISSION FACILITIES (SUBSTATION)
ALBEMARLE COUNTY, VIRGINIA
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HEXAGON ENERGY
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321 E. Main Street, Suite 500
Charlottesville, VA 22920
EMAIL: info@hexagon-energy.com
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TIMMONS GROUP
ENGINEERING I DESIGN I TECI-INULOGY
TIMMONS GROUP
ENGINEER
1001 Boulders Parkway, Suite 300
Richmond, VA 23225
TEL: 804.200.6538
CONCEPTUAL PLANS PREPARED BY TIMMONS GROUP
TABLE OF CONTENTS
SHEET
DESCRIPTION
C1.0
COVER SHEET
C2.0
PARCEL INFORMATION MAP
C3.0
CONCEPTUAL PLAN - OVERALL
C3.1
CONCEPTUAL PLAN - DETAIL SHEET
C3.2
CONCEPTUAL PLAN - DETAIL SHEET
C3.3
CONCEPTUAL PLAN - DETAIL SHEET
C3.4
CONCEPTUAL PLAN - DETAILSHEET
C3.5
CONCEPTUAL PLAN - DETAIL SHEET
C3.6
CONCEPTUAL PLAN - DETAILSHEET
C3.7
CONCEPTUAL PLAN - DETAIL SHEET
C4.0
SUBSTATION AREA CONCEPTUAL PLAN
C5.0
CONCEPTUAL PLAN NOTES AND DETALILS
C6.0
CONCPETUAL LANDSCAPING PLAN - OVERALL
C6.1
CONCEPTUAL LANDSCAPING PLAN - DETAILSHEET
C6.2
CONCEPTUAL LANDSCAPING PLAN - DETAILSHEET
C6.3
CONCEPTUAL LANDSCAPING PLAN - DETAILSHEET
C6.4
CONCEPTUAL LANDSCAPING PLAN - DETAILSHEET
C6.5
CONCEPTUAL LANDSCAPING PLAN - DETAILSHEET
C6.6
CONCEPTUAL LANDSCAPING PLAN - DETAILSHEET
C6.7
CONCEPTUAL LANDSCAPING PLAN - DETAILSHEET
C6.8
CONCEPTUAL LANDSCAPING PLAN NOTES AND DETAILS
C7.0
PRIME FARMLAND MAP
C8.0
CONCEPTUAL CONSTRUCTION PHASING PLAN
C9.0
CONCEPTUAL PANEL GRADING PLAN - OVERALL
C9.1
CONCEPTUAL PANEL GRADING PLAN - DETAILSHEET
C9.2
CONCEPTUAL PANEL GRADING PLAN - DETAILSHEET
C9.3
CONCEPTUAL PANEL GRADING PLAN - DETAILSHEET
C9.4
CONCEPTUAL PANEL GRADING PLAN - DETAIL SHEET
C9.5
CONCEPTUAL PANEL GRADING PLAN - DETAIL SHEET
C9.6
CONCEPTUAL PANEL GRADING PLAN - DETAILSHEET
C9.7
CONCEPTUAL PANEL GRADING PLAN - DETAILSHEET
C10.0
CONCEPTUAL PLAN OVERLAID ON STANTEC CULTURAL
RESOURCE PROBABILITY AREAS
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DATE
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PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
L.WHEELER
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
be used for any purpose whatsoever. inclusive,
but not limited to construction, bidding, and/or
construction staking without the express written
consent of TIMMONS GROUP
REVISIONS
0
MM/DDNY
DESCRIPTION
1
G9/12122
Revised per County comments.
DRAWING DESCRIPTION
COVER SHEET
REVISED SEPTEMBER 12, 2022
PLANS PRINTED AS 11X17 ARE HALF SCALE
SCALE SHEET NUMBER
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Legend
Tax Map Parcel Boundaries - 2,259.5 Acres
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Special Use Permit Area - 1,515 Acres
Project Parcels
Albemarle Tax Parcels
Project Parcel Information
Identifier
Parcel PIN
Parcel
(AAlbemarle
Tax Map)
Parcel
Acreage
(GIS)
Acreage in
Special Use
Permit Area
1
114-56
14.8
13.1
12.0
2
115-10
48.5
59.3
44.5
3
114-58
143.6
143.6
81.9
4
114-51
113
1 114.5
97.5
5
114-69
42
44.4
37.9
6
114-68
42
42.5
16.4
7
114-65
35.5
35.1
34.2
8
114-55
89
86.6
78.1
9
114-70
1,728.00
1,720.2
1,097.2
Note: Metes and bounds surrey to confirm actual acreages at
Site Plan stage.
Acjiacent Parcel
Information
Map
Identifier
Parcel
Identifier
10
114-57B1
11
114-57A5
12
114-57A4
13
114-57A6
14
114-57A3
15
114-57B
16
114-57C
17
114-57B2
18
114-57A2
19
114-57A1
20
114-57E
21
114-57D
22
114-57
23
114-61C
24
114-65A5
25
114-65A4
26
115-29
27
114-59
28
114-67B
29
114-52
30
114-65A2
31
114-72Q
32
114-72R
33
114-72P
34
114-72N
35
114-72M
36
114-71
37
123-36
38
114-57B5
39
114-64A
40
114-63A
41
114-63
42
114-57133
43
114-72K+
44
114-72L
45
115-29D
46
115-29E
47
115-29F
48
115-29G
49
115-16F
50
115-15C
51
115-15N
52
115-15P
53
115-13C
54
115-15Q
55
115-15E
56
115-15D
57
115-15F
58
115-15G
59
115-15H
60
115-151
61
115-15J
62
115-15L
63
115-15K
64
115-15M
65
115-8A
66
115-111
67
115-11H
68
115-12
69
115-12C
70
115-11G
71
123-39
72
103-23
73
114-50C
74
115-4A
75
114-67
76
114-54
77
114-72S
78
115-4
79
115-8
80
115-8B
81
115-9
82
115-4B
83
114-50B
34
35
' 33
31
32
I%I
23
39
40
41
25
30 24
43
44
VIA
29
83
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73
27
W
16
22 21
20 14 13
11
15 18 12
10 17 19
42
38
70
36
71
28
737
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78 82
81
66 69 /
68
67 53
65
79 Ll
50
56
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57
58
59
60
61
64 62 63
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46
47
48
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DATE
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PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
L. WHEELER
Property Limits are approximate.
Aerial imagery from Microsoft
Bing.
Parcel information from
Albemarle County GIS.
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in Whole or in part and shall not
be used for any purpose whatsceveq inclusive,
but not limited to construction, bidding, and/or
can auction staking without the express written
consent of TIMMONS GROUP
REVISIONS
#
MM/DDNY
DESCRIPTION
1
D9/12/22
Rewsedper County comments.
DRAWING DESCRIPTION
PARCEL
INFORMATION
MAP
0
SCALE FEET
0 800 1,600
PLANS PRINTED AS 11X17 ARE HALF SCALE
SCALE SHEET NUMBER
H:1 "= 800' C2.0
0 w,ILl►mM
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C3.1 C3.2
/.3 C3.4 C3.5
C3.7
C3.6
Legend
Special Use Permit Area - 1,515 Acres
Tax Map Parcel Boundaries - 2,259.5 Acres
200' Property Line Setback (Established)
Existing Potential Access Location
Proposed Features (Conceptual)
r LOD
1 Limits of Disturbance
Gaon
X Fence
�X
Solar Arrays
- Inverters
Proposed Internal Access Road
Existing Internal Access Road - Will be upgraded as necessary
Stormwater Basin
Existing Features
92 Architectural Resource Complex (Approximate)
10 Cemetery (Approximate)
10' Contours
5' Contours
Public Road
Transmission Line
Transmission Line Easement (Approximate)
Delineated Wetland
Delineated Stream & Open Water
Water Protection Ordinance Buffer
Albemarle Tax Parcels
Steep Slopes Overlay
Critical Slopes
Critical Slopes within the Limits of Disturbance - 8.55 Acres
NOTES:
SEE SHEET C5.0
and access
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Common ownership -
_ oar m ras ruc ure o
be excluded from this
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Stormwater Quality purposes T
Existing entrance and access road.
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DATE
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PROJECTNUMBER
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PROJECT NAME
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DESIGNED BY / DRAWN BY
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These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
be used for any purpose whatsoever, inclusive,
but not limited to construction, bidding, and/or
construction staking without the express writes
consent of TIMMONS GROUP
REVISIONS
#
MM/DDNY
DESCRIPTION
1
M112/22
Rewsedper County comments.
DRAWING DESCRIPTION
CONCEPTUAL
PLAN
SCALE FEET
0 200 400
PLANS PRINTED AS 11X11 ARE HALF SCALE
SCALE SHEETNUMBER
H:1 = 200' C3.1
Y:\852\50445-Woodridge\GIS\50445-CUP Site Plan.mxd
C3.1 013.2
C3.3 C3.4 C3.5
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C3.6
Legend
Special Use Permit Area - 1,515 Acres
Tax Map Parcel Boundaries - 2,259.5 Acres
200' Property Line Setback (Established)
Existing Potential Access Location
Proposed Potential Access Location
Proposed Features (Conceptual)
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1 Limits of Disturbance
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10' Contours
5' Contours
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Transmission Line
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Delineated Stream & Open Water
Water Protection Ordinance Buffer
Albemarle Tax Parcels
Steep Slopes Overlay
Critical Slopes
- Critical Slopes within the Limits of Disturbance - 8.55 Acres
NOTES:
SEE SHEET C5.0
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PROJECTNUMBER
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PROJECT NAME
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DESIGNED BY /DRAWN BV
L. WHEELER
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
bs used for any purpose whatsoever, inclusive,
but not limited to construction, bidding, and/or
construction staking without the express writes
consent of TIMMONS GROUP
REVISIONS
I
MM/DD/YY
DESCRIPTION
1
M112/22
Rewsedper County comments.
DRAWING DESCRIPTION
CONCEPTUAL
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SCALE FEET
0 200 400
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SCALE SHEETNUMBER
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Y:\852\50445-Woodridge\GIS\50445-CUP Site Plan.mxd
C3.1 03.2
C3.3 C3.4 C3.5
C3.7
C3.6
Legend
Special Use Permit Area - 1,515 Acres
Tax Map Parcel Boundaries - 2,259.5 Acres
200' Property Line Setback (Established)
Existing Potential Access Location
Proposed Features (Conceptual)
r LOD
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NOTES:
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PROJECT NAME
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DESIGNED BY / DRAWN BY
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These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
be used for any purpose whatsoever, inclusive,
but not limited to construction, bidding, and/or
mnstruction staking without the express writkn
ocnsent of TIMMONS GROUP
REVISIONS
If
MM/DDIYY
DESCRIPTION
1
DD/12/22
Rewsadjoer County comments.
DRAWING DESCRIPTION
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Y:\852\50445-Woodridge\GIS\50445-CUP Site Plan.mxd
C3.1 013.2
/C3.3 C3.4 C3.5
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C3.6
Legend
Special Use Permit Area - 1,515 Acres
Tax Map Parcel Boundaries - 2,259.5 Acres
200' Property Line Setback (Established)
Existing Potential Access Location
Proposed Potential Access Location
Proposed Features (Conceptual)
r LOD
1 Limits of Disturbance
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Transmission Line
Transmission Line Easement (Approximate)
Delineated Wetland
Delineated Stream & Open Water
Water Protection Ordinance Buffer
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= Albemarle Tax Parcels
Steep Slopes Overlay
Critical Slopes
Critical Slopes within the Limits of Disturbance - 8.55 Acres
NOTES:
SEE SHEET C5.0
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PROJECT NAME
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DESIGNED BY / DRAWN BY
L. WHEELER
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
be used for any purpose whatsoever, inclusive,
but not limited to construction, bidding, and/or
construction staking without the express writes
consent of TIMMONS GROUP
REVISIONS
If
MM/DDIYY
DESCRIPTION
1
M112/22
Rewsadjoer County comments.
DRAWING DESCRIPTION
CONCEPTUAL
PLAN
SCALE FEET
0 200 400
PLANS PRINTED AS 11X11 ARE HALF SCALE
SCALE SHEETNUMBER
H:1 =zoo C3.4
Y:\852\50445-Woodridge\GIS\50445-CUP Site Plan.mxd
C3.1 C3.2
C3.3 C3.4 C3.5
C3.7
C3.6
Legend
i ! Special Use Permit Area - 1,515 Acres
Tax Map Parcel Boundaries - 2,259.5 Acres
200' Property Line Setback (Established)
Existing Potential Access Location
Proposed Features (Conceptual)
r LOD
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Existing Features
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5' Contours
Public Road
Transmission Line
Transmission Line Easement (Approximate)
Delineated Wetland
- Delineated Stream & Open Water
Water Protection Ordinance Buffer
Albemarle Tax Parcels
Steep Slopes Overlay
Critical Slopes
- Critical Slopes within the Limits of Disturbance - 8.55 Acres
NOTES:
SEE SHEET C5.0
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DATE
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PROJECT NUMBER
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PROJECT NAME
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DESIGNED BY DRAWN BY
L. WHEELER
These exhibits and associated documents are the
exdusi%m property of TIMMONS GROUP add may
not be reproduced in Whole or in part add shall not
be used for any purpose WbatsoeVer. IndnslVe,
but not limited to construction, bidding, and/or
construction staking Without the express written
consent of TIMMONS GROUP.
REVISIONS
#
MM/DD/
DESCRIPTION
1
N/12/22
RewPer County comments.
DRAWING DESCRIPTION
CONCEPTUAL
PLAN
SCALE(FEET)
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SCALE SHEET NUMBER
Y:\852\50445-Woodridge\GIS\50445-CUP Site Plan.mxd
C3.1 013.2
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C3.6
Legend
Special Use Permit Area - 1,515 Acres
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10' Contours
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Public Road
Transmission Line
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Steep Slopes Overlay
Critical Slopes
- Critical Slopes within the Limits of Disturbance - 8.55 Acres
NOTES:
SEE SHEET C5.0
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DATE
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PROJECTNUMBER
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PROJECT NAME
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DESIGNED BY /DRAWN BV
L. WHEELER
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
be used for any purpose whatsoever, inclusive,
but not limited to construction, bidding, and/or
construction staking without the express written
consent of TIMMONS GROUP
REVISIONS
If
MM/DDIVY
DESCRIPTION
1
DD/12/22
Rewsedper County comments.
DRAWING DESCRIPTION
CONCEPTUAL
PLAN
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0
,
,
SCALE FEET
0 200 400
PLANS PRINTED AS 11X17 ARE HALF SCALE
SCALE SHEETNUMBER
, Y:\852\50445-Woodridge\GIS\50445-CUP Site Plan.mxd
C3.1 C3.2
/C3.3 C3.4 C3.5
C3.7
C3.6
Legend
i ! Special Use Permit Area - 1,515 Acres
Tax Map Parcel Boundaries - 2,259.5 Acres
200' Property Line Setback (Established)
Existing Potential Access Location
Proposed Features (Conceptual)
r LOD
1 Limits of Disturbance
Q.— GO I
X Fence
�X
Solar Arrays
Inverters
Proposed Internal Access Road
Existing Internal Access Road - Will be upgraded as necessary
Stormwater Basin
Existing Features
10' Contours
5' Contours
Public Road
Delineated Wetland
Delineated Stream & Open Water
Water Protection Ordinance Buffer
Albemarle Tax Parcels
Steep Slopes Overlay
Critical Slopes
Critical Slopes within the Limits of Disturbance - 8.55 Acres
NOTES:
SEE SHEET C5.0
,
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DATE
05/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BYI DRAWN BY
L. WHEELER
These exhibits and associated documents are the
exdusiw; property of TIMMONS GROUP add may
not be reproduced in Whole or in part add shall not
be used for any purpose WbatsoeVer. IndnslVe,
but not limited to construction, bidding, and/or
construction staking Without the express written
consent of TIMMONS GROUP.
REVISIONS
#
MM/DD/
DESCRIPTION
1
N/1V22
Rewmad per County comments.
DRAWING DESCRIPTION
CONCEPTUAL
PLAN
r—
SCALE(FEET)
O 00
PLANS PRINTED AS 00 AA
11 X117 ARE HALF SCALE
SCALE SHEET NUMBER
Y:\852\50445-Woodridge\GIS\50445-CUP Site Plan.mxd
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ng road anc
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Legend
= Special Use Permit Area - 7.6 Acres
I Tax Map Parcel Boundaries - 2,259.5 Acres
t RON NOR
200' Property Setbacks
Special Use Permit Area for Solar Energy System
Proposed Features (Conceptual)
Project Substation/Collection Yard
Dominion Substation
LOD
1 Limits of Disturbance - 7.6 Acres
Potenial Access Location
�E Point of Interconnection
Solar Arrays
- Inverters
Parking Area
Stormwater Basin
X Fence
�X
Gravel Internal Access Road - See Detail on Sheet C5.0
Existing Features
10' Contours
5' Contours
Transmission Line
Transmission Line Easement (Approximate)
Delineated Wetland
Delineated Stream & Open Water
Water Protection Ordinance Buffer
00000
00 O 00 Floodplain
= Albemarle Tax Parcels
Steep Slopes Overlay
Critical Slopes
NOTES:
SEE SHEETS C5.0
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DATE
05/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
L. WHEELER
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
bs used for any purpose whatsoever, inclusive,
but not limited to construction, bidding, and/or
construction staking without the express written
consent of TIMMONS GROUP
REVISIONS
#
MM/DDIYY
DESCRIPTION
1
M112122
Revised per County comments.
DRAWING DESCRIPTION
SUBSTATION AREA
CONCEPTUAL
PLAN
SCALE FEET
0 150 300
PLANS PRINTED AS 11)(17 ARE HALF SCALE
SCALE SHEETNUMBER
H:1 = 150' C4.0
CONCEPTUAL PLAN NOTES
1. PROPERTY LIMITS ARE APPROXIMATE FROM ALBEMARLE COUNTY GIS.
2. LAYOUT IS CONCEPTUAL AND SUBJECT TO CHANGE. NOT FOR CONSTRUCTION.
3. STREAMS, WETLANDS, AND OPEN WATER FEATURES HAVE BEEN FIELD DELINEATED BY WILD GINGER FIELD SERVICES AND VERIFIED BY THE USACE.
4. PERIMETER FENCING WILL BE SIX FEET IN HEIGHT. THERE WILL BE A SIX-INCH GAP BETWEEN THE FENCE AND GROUND TO ALLOW FOR WILDLIFE PASSAGE.
5. PER 17-600, THE WATER PROTECTION ORDINANCE BUFFER EXTENDS 100 FEET ON EACH SIDE OF ANY PERENNIAL OR INTERMITTENT STREAM AND
CONTIGUOUS NONTIDAL WETLANDS, MEASURED HORIZONTALLY FROM THE EDGE OF THE CONTIGUOUS NONTIDAL WETLANDS, OR FROM THE TOP OF THE
STREAM BANK IF NO WETLANDS EXIST; OR THE LIMITS OF THE FLOOD PLAIN, WHICHEVER IS GREATER.
6. ACCESS ROADS, ELECTRICAL AND STORMWATER INFRASTRUCTURE SUCH AS ARE NECESSARY FOR JOINING SUBARRAYS AND HANDLING STORMWATER
WILL BE DESIGNED TO AVOID AND MINIMIZE ENCROACHMENTS TO STREAMS, STREAM BUFFERS, WETLANDS AND FLOODPLAINS TO THE GREATEST EXTENT
PRACTICABLE. WHERE UNAVOIDABLE, APPROPRIATE COUNTY, STATE AND FEDERAL AUTHORIZATIONS WILL BE OBTAINED.
7. ENTRANCE LOCATIONS AND INTERNAL DRIVEWAYS SHOWN ARE PRELIMINARY AND SUBJECT TO CHANGE. ANY NOTABLE CHANGES WILL BE SUBJECT TO
COUNTY APPROVAL BEFORE CONSTRUCTION BEGINS.
8. EACH ENTRANCE LOCATION WILL HAVE A KNOX BOX THAT COUNTY EMERGENCY SERVICES WILL BE ABLE TO ACCESS.
9. ALL PROPOSED SITE ENTRANCES WILL REQUIRE A VDOT LAND USE PERMIT FOR LOW VOLUME COMMERCIAL SITE ENTRANCES. PROPOSED ENTRANCES WILL
BE DESIGNED IN COMPLIANCE WITH VDOT STANDARDS AND REVIEWED BY VDOT PRIOR TO ISSUANCE OF THE LAND USE PERMIT. SPECIFIC TRAFFIC
MANAGEMENT, SAFETY MEASURES INCLUDING SIGNAGE, FLAGGING, MAINTENANCE OF TRAFFIC AND OTHER MEASURES WILL BE INCORPORATED INTO THE
FINAL DESIGN AND SPECIFICATIONS FOR THE PROJECT.
10. PARKING AREAS ARE NOT PROPOSED EXCEPT IN THE SUBSTATION AREA.
11. APPROXIMATE CEMETERY LOCATION IDENTIFIED BY STANTEC CONSULTING SERVICES.
12. FLOODPLAIN DATA FROM FEMA'S NATIONAL FLOOD HAZARD LAYER.
13. STEEP SLOPES DATA FROM ALBEMARLE COUNTY GIS.
14. CONTOURS MADE FROM DEM DATA SOURCED FROM USGS.
15. AERIAL IMAGERY FROM 2021 MICROSOFT BING.
SUBSTATION NOTES
1. MAJOR COMPONENTS ARE SIMILAR TO OTHER EXISTING SUBSTATION IN THE REGION AND
INCLUDE:
• MAIN POWER TRANSFORMER
• COLLECTION LINE FEEDERS AND BREAKERS
• UNDERGROUND TRANSMISSION LINE RISER
• HIGH VOLTAGE BREAKER
• METERING/RELAYING TRANSFORMERS
• DISCONNECT SWITCHES
• EQUIPMENT ENCLOSURE
• LIGHTENING MAST (TALLEST STRUCTURE AT --50-65 FEET)
2. ESTIMATED BUILDING COMPONENT HEIGHTS RANGE FROM 10-15' HEIGHTS PER TYPICAL
SUB -STATION DESIGN, WITH THE EXCEPTION OF THE PROPOSED LIGHTNING PROTECTION
MAST AT 50-60'
3. THE PROJECT SUBSTATION/COLLECTION YARD WILL BE NO MORE THAN 350 LF BY 350 LF.
115KV BUS TO REFER TO
DOMINION
INTERCONNECT DOMINION
SWITCHYARD 1 LAYOUT
ZL 1 DRAWING A
49'-6' 84' 0"
14'-0" 10'-0., 10'-0" 20'-0" 54'-0"
15'-0"
DOMINION 1
PULL BOX
DOMINION Q� CUSTOMER DOMINION
FENCE COMMON FENCE INTERFACE FENCE
• (12- HEIGHT) BOX
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PROJECT SUBSTATION/COLLECTION YARD
TYPICAL PLAN VIEW
2% SLOPE
8• MIN VDOT NO. 21A CRUSHED AGGREGATE
STABILIZED SUBGRADE
IB (SEE NOTE 2) 2
2% SLOPE
-r
GEOTEXTILE FABRIC J ACCESS ROAD - CROWNED
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STABILIZED SUBGRADE
(SEE NOTE 2)
�r 2%SLOPE - 2%! SLOPE ~2'�
r-
GEOTEXTILE FABRIC ACCESS ROAD - CROSS SLOPE
NOTES:
1. GEOTEXTILE FABRIC SHALL BE MIRIFI HP370 OR SIMILAR.
2. SUBGRADE MATERIALS SHALL CONFORM TO VDOT "ROAD AND BRIDGE SPECIFICATIONS". SUBGRADE SHALL BE PLACED IN 12" MAXIMUM LIFTS
AND COMPACTED TO AT LEAST 95% OF THE STANDARD PROCTOR MAXIMUM DRY DENSITY. SOIL MOISTURE CONTENT DURING COMPACTION SHALL
BE MAINTAINED WITHIN 3% OF THE OPTIMUM MOISTURE CONTENT.
3. SHOULDERS SHALL BE COMPACTED NATIVE SOIL.
ACCESS ROAD TYPICAL SECTION
NTS
EQUIPMENT ACCESS ROADWAY m
--------------------------------------------------------
-----
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DOMINION SUBSTATION TYPICAL PLAN VIEW
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DATE
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PROJECTNUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
L. WHEELER
These exhibits and associated documents are
the exclusive property of TIMMONS GROUP
and may not be reproduced in whole or in part
and shall not be used for any purpose
whatsoever, indusive, but not limited to
construction, bidding, and/or construction
staking without the express written consent of
REVISIONS
#
MM/DDNY
DESCRIPTION
1
09/12/22
R-edper CountycommeriE
DRAWING DESCRIPTION
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Tax Map Parcel Boundaries - 2,259.5
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1 Limits of Disturbance - 1,000
o— Go
0000 Proposed Vegetative Buffer - 20' Planting Strip with 80'
Pollinator Meadow (See Sheet Cl for Details)
Existing Transmission Line
Project Substation/Collection Yard
Dominion Substation
Parking Area
Groundcover/Seed Mix Areas (See Sheet I for
Details)
Screening Zone - Existing vegetation to be retained and
planted were necessary
Panel Zone - Solar Farm Seed Mix
Open Area - Solar Pollinator Buffer
Stormwater Basin - Detention Basin Seed Mix
NOTES:
AERIAL IMAGERY FROM 2021 MICROSOFT BING.
SEE SHEET C6.8 FOR MORE INFORMATION.
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PROJECT NAME & LOCATION
H
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DATE
05/16/2022
PROJECTNUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
L. WHEELER
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
be used for any purpose whatsoever, inclusive,
but not limited to construction, bidding, and/or
construction staking without the express written
consent of TIMMONS GROUP
REVISIONS
#
MM/DDNY
DESCRIPTION
1
M112122
Revised per Countyfeedback
DRAWING DESCRIPTION
CONCEPTUAL
LANDSCAPING
PLAN
SCALE FEET
0 250 500
PLANS PRINTED AS 11X11 ARE HALF SCALE
SCALE SHEETNUMBER
H:1 = 250 ' C6.3
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YA852\50445
PROJECT AREA DIAGRAM
)i'; i1 AREA
-- -- FENCELINE ---
I I
I I
I I
1 I
I I
I I
1 I
I I
i PANEL i
ZONE
I I
1 I
I I
I I
I I
r i
1 I 1
OPEN AREA _ _ _ _
L J
OPEN AREA
DEFINITIONS
Open Area. Any area ceyond the panel zone,
within the property boundary.
Panel Zone: The area underneath the solar
-11• 1'1=.. -1.1 ;r, n,.^ niter -row spacing.
Screening Zone: vegetated visual barrier.
Solar Native Plant Finder: The Virginia
,.;.,u5I, :;,iii., i l.:n Flnder NW, an online
research tool developed by the DCR Natural
I... r.,-,:;ram.
Used by Pollinators: Plant species with a
"pollinator' designation on the Virginia Solr..
Site Native Plant Finder.
SOURCE: VIRGINIA POLLINATOR -SMART
COMPREHENSIVE PLAN
VEGETATIVE BUFFER NOTES
• PROVIDE A 20-FOOT WIDE LANDSCAPE BUFFER CONSISTING OF A STAGGERED ROW OF
EVERGREEN TREES AND SHRUBS PER SEC 32.7.9,7 OF THE ALBEMARLE COUNTY ORDINANCE.
• SEED POLLINATOR MEADOW WITH SOLAR POLLINATOR BUFFER MIX.
• PRESERVE EXISTING WETLANDS AND WOODLANDS TO SERVE AS VEGETATIVE BUFFER IF
EXISTING TREES AND VEGETATION ARE DISTURBED, PROVIDE NEW BUFFER PLANTINGS.
WHERE INTERMITTENT EXISTING TREES OR SHRUBS EXIST WITHIN A PROPOSED BUFFER
LOCATION, PROPOSED SCREENING MUST BE FIELD -LOCATED AND PLANTED AS NEEDED TO
SUPPLEMENT THE EXISTING VEGETATIVE SCREENING.
• ENSURE THAT ALL PLANT MATERIAL MEETS REQUIREMENTS IN THE ALBEMARLE COUNTY
ORDINANCE
• EVERGREEN TREES PLANTED IN THE BUFFER MUST BE AT LEAST FOUR (4) FEET TALL AT TIME
OF PLANTING SHRUBS SHALL BE A MINIMUM OF EIGHTEEN (18) INCHES IN HEIGHT WHEN
PLANTED. ALL TREES TO BE PLANTED SHALL MEET THE SPECIFICATIONS OF THE AMERICAN
ASSOCIATION OF NURSERYMEN.
• VARY THE SPECIES USED EVERY 100 LINEAR FEET.
• FENCING MUST BE INSTALLED ON THE SOLAR PANEL SIDE OF THE BUFFER (SEE PLANTING
TEMPLATE BELOW),
VEGETATIVE BUFFER PLANTING TEMPLATE
I� -100 1 INFAR FFFT -
I�Iilludi�IlilliJ� ARRAv
PROPOSED PERIMETER FENCE:
6 FT. HT. CHAIN -LINK WITH
6" GAP BETWEEN FENCE AND GROUND (TYP)
r
+ + . + a + t # ♦ + + + + a + 1 # ♦ # + +
♦ ♦ # # 4 4 # # # # ♦ ♦ + 4 # # 4 ♦ ♦ ♦ ♦ f
♦. 4 4 i 4 4 4##♦ 4## 4# 4 4 4+
+ + # } + + + + + ♦ + + + + + + + } + + + r
80, + ♦ + + ♦ ♦ # + + + + +
POLLINATOR% +++++♦+♦+}+}+++++++++++++++++++++++++++++++
MEADOW +++++++++++++++++++++++++++++++++++++++++++++
+ + + + + + + + ♦ ♦ 4 ♦ + + ♦ + + + 4
200' MIN. . } + + + } 4 } 4 + } + ♦ ♦ + } # + ♦ 4 } + #
SETBACK ++++++++++++++++++++++♦++++++++++++++++++++++
20'
PLANTING 0 - - z - - - - -0-
STRIP - -� - - - - - -
4'H MIN. EVERGREEN TREES, 15' O.C.
18"H MIN. SHRUBS, 10' O-C-
•
100' EXISTING
FOREST BUFFER •
PROPERTY LINE
RECOMMENDED GROUNDCOVER SEED MIXES (CONTI
NATIVE DETENTION BASIN SEED MIX
FOR USE IN STORMWATER BASINS
ERNST CUSTOM ALBEMARLE COUNTY STORMWATER BASIN MIX
Albemarle County Stormwater Basin Mix
of mix by weight
Latin Name
Common Name
0.5
Agrostis perennans
Autumn Bentgrass
0.1
Alisma subcordatum
Mud Plantain
1.0
Asclepias incarnata
Swamp Milkweed
0.7
Asclepias tuberosa
Butterfly Milkweed
0.3
Aster lanceolatus
Lance Leaved Aster
0.7
Aster pilosus
Heath Aster
0.5
Bidens cernua
Nodding Bur Marigold
1.0
Carex frankii
Frank's Sedge
2.0
Carex lupulina
Hop Sedge
2.0
Carex lunda
Lurid Sedge
2.0
Carex scoparia
Blunt Broomsedge
12.0
Carex vulpinoidea
Fox Sedge
1.5
Chamaecrista fasciculata
Partridge Pea
0.5
Chamaecrista nictitans
Sensitive Pea
4.0
Chasmanthium latifolium
River Oats
2.0
Coreopsis lanceolata
Lance Leaf Coreopsis
20.0
Elymus virginicus
Virginia Wildrye
0.2
Eupatoriumfistulosum
Joe PyeWeed
0.2
Helenium autumnale
Sneezeweed
0.2
Heleniumflexuosum
PurpleheadedSneezeweed
2.0
Hehopsis helianthoides
Ox-Eye Sunflower
1.0
Juncus effusus
Soft Rush
APPLY THIS MIX AT 15 LBS PLS/ACRE WITH A COVER CROP
FOR A COVER CROP USE JAPANESE MILLET (10 LBS/ACRE,
1 MAY TO 31 AUG), BARNYARD GRASS (10 LBS/ACRE; 1 MAY
TO 31 AUG), OR GRAIN RYE (30 LBSIACRE 1 SEPT TO 30 APR),
Ernst Conservation Seeds
8884 Mercer Pike
Meadville, PA 16335
(800) 873-3321 Fax (814) 336-5191
www.emstseed.com
-o or mix Dy
weignt Latin Name
LOmmon Name
0.2
Lobehasiphihtica
Blue Lobelia
0.1
Ludwigia alternifolia
Seedbox
0.1
Mimulus ringens
Square Stemmed Monket low
0.1
Monarda fistulosa
Wild Bergamot
6.9
Panicum anceps
Beaked Panicgrass
19.0
Panicum clandestinum
Deertongue
4.0
Panicum rigidulum
Redtop Panicgrass
0.2
Penstemon digitalis
Tall White Beardtongue
0.1
Penstemon laevigatus
Appalachian Beardtongue
0.7
Pycnanthemum tenuifolium
Narrow Leaved Mountain Min,
2.0
Rudbeckia hirta
Black Eyed Susan
8.0
Schizachyrium scopanum
Little Bluestem
0.7
Senna hebecarpa
Wild Senna
0.1
Solidago)uncea
Early Goldenrod
0.1
Solidago rugosa
Wrinkleleaf Goldenrod
2.0
Verbena hastata
Blue Vervain
0.1
Verbena urticifolia
White Vervain
0.2
Vernonia noveboracensis
Newyork Ironweed
100.0
Total
84.8 %Grass -like Species by seed count
15.2 % Wlleflower by seed count
RECOMMENDED COVER CROPS (TEMPORARY SEEDING
BOTANICAL NAME
COMMON NAME
SEEDS RATE: POUNDS PER ACRE
AVENA SATIVA
GRAIN OATS
50-100
SETARIA ITALICA
GERMAN MILLET
50
SECALE CEREALE
GRAIN RYE
50-100
RECOMMENDED BUFFER PLANT LIST
EVERGREEN TREES (REQUIRED TO MITIGATE VISUAL IMPACT)
BOTANICAL NAME / COMMON NAME
ILEX OPACA / AMERICAN HOLLY
JUNIPERUS VIRGIN IANA'BRODIE' l EASTERN RED CEDAR
PINUS VIRGINIANA 1 VIRGINIA PINE
THUJA OCCIDENTALIS 'TECHNY' / ARBORVITAE
SHRUBS
BOTANICAL NAME / COMMON NAME
KALMIA LATIFOLIA / MOUNTAIN LAUREL
PHYSOCARPUS OPULIFOLIUS / NINEBARK
SAMBUCUS CANADENSIS / CANADIAN ELDERBERRY
VIBURNUM DENTATUM / SOUTHERN ARROWWOOD
GROUNDCOVER PLANTING NOTES (SEE VEGETATION
MANAGEMENT PLAN)
NOXIOUS WEED AND INVASIVE PLANT SPECIES
MANAGEMENT PLAN (SEE VEGETATION MANAGEMENT PLAN)
RECOMMENDED GROUNDCOVER SEED MIXES
CUSTOM FUZZ AND BUZZ SEED MIX
FOR USE IN PANEL ZONE
ERNST CUSTOM FUZZ AND BUZZ MIX WITH NATIVES
% of mix by weight Latin Name
Common Name
Ecotype
4.5
Agropyron trachycaulum
Slerder Wheatgrass
Any
0.1
Asclepias syriaca
Common Milkweed
Any
0.5
Aster oblongifolius
Aromatic Aster
PA
0.1
Aster pilosus
Heath Aster
PA
0.1
Aster prenanthoides
Zig Zag Aster
PA
4.0
Bouteloua curtipendula
Sideoats Grama
Any
11.0
Bromus biebersteinii
Meadow Brome
Fleet
0.8
Chamaecrista fasciculata
Partridge Pea
PA
0.5
Chrysanthemum leucanthemun OxEye Daisy
Any
0.6
Cichorium intybus
Blue Chicory
Any
0.4
Coreopsis lanceolata
Lance Leaf Coreopsis
Any
16.0
Dactylis glomerata
Orchardgrass
Any
5.0
Festuca elatior
Meadow Fescue
Any
1.0
Linum perenne
Perennial Blue Flax
Any
19.0
Lohum perenne
Perennial Ryegrass
Any forage type
2.0
Lotus corniculatus
Bird's Foot Trefoil
Any
0.1
Monarda fistulosa
Wild Bergamot
PA (FIG)
14.5
Poa pratensis
Kentucky Bluegrass
Any forage type
0.1
Pycnanthemum tenuifolium
Narrow Leaved Mountain Mint
PA
4.0
Schizachyrium scopanum
Little Bluestein
Any
0.2
Solidago nemoralis
Gray Goldenrod
PA
0.3
Tradescantia ohiensis
Ohio Spiderwort
PA
5.4
Trifolium hybridum
Alsike Clover
Any
4.9
Trifolium incarnatum
Crimson Clover
Any
4.5
Trifolium pratense
Red Clover
Any
0.4
Zizia aurea
Golden Alexanders
PA
100.0
Total
74.3 %Grass -like Species by seed count
25.7 % Wildflower by seec count
APPLY THIS MIX AT 42 LBS PLS/ACRE WITH A COVER CROP.
FOR A COVER CROP USE ONE OF THE FOLLOWING OATS (30 LBS/ACRE; 1 JAN TO 30 APR). BROWN TOP MILLET
(10 LBS/ACRE, 1 MAY TO 31 AUG), OR GRAIN RYE (30 LBS/ACRE; 1 SEP TO 31 DEC).
4EE
Ernst Conservation Seeds
8894 Mercer Pike
Meadville, PA 16335
(800) 873-3321 Fax (814) 336-5191
www.ernstseed,corn
NATIVE SOLAR POLLINATOR BUFFER MIX
FOR USE IN OPEN AREA OUTSIDE OF SOLAR ARRAY AREA AND SCREENING ZONE
ERNST CUSTOM ALBEMARLE COUNTY SOLAR POLLINATOR MIX
Albemarle County Solar Pollinator Buffer Mix
of mix by weight Latin Name
Common Name
0.5
Agwlegia canadensis
Eastern Columbine
1.2
Asclepias tuberosa
Butterfly Milkweed
0.7
Aster laevis
Smooth Aster
0.8
Aster ncvae-angliae
New England Aster
1.5
Chamaecrista fasciculata
Partridge Pea
0.5
Chamaecrista nictrtans
Sensitive Pea
20.0
Elymusvirginicus
Virginia Wildrye
0.5
Eragrostis spectabihs
Purple Lovegrass
0.5
Geum canadense
White Avens
2.0
Heliopsis helianthoides
Ox-Eye Sunflower
0.9
Lespedezavirginica
Slender Bushclover
0.4
Monarda fistulosa
Wild Bergamot
0.5
Penstemon laevigatus
Appalachian Beardtongue
1.2
Pycnantnemum tenwfolium
Narrow Leaved Mountain Mint
3.0
Rudbeckia hirta
Black Eyed Susan
0.5
Rudbeckia tnloba
Brown Eyed Susan
60.0
Schizachyrium scopanum
Little Bluestem
0.5
Senna hebecarpa
Wild Senna
0.5
Senna manlandica
Maryland Senna
0.2
Solidago bicolor
White Goldenrod
0.1
SohdagoJuncea
Early Goldenrod
0.1
Solidago nemoralis
Gray Goldenrod
0.1
Solidago odora
Licorice Scented Goldenrod
1.3
Tradescantia ohiensis
Ohio Splderwort
0.5
Vernonia noveboracensis
New York Ironweed
2.0
Zizia aurea
Golden Alexanders
100.0
Total
49.1 % Grass -like Species by seed count
50.9 % Wildflower by seed count
FOR A COVER
CROP USE ONE OF THE FOLLOWING:
OATS (30 LBS/ACRE: 1 JAN TO 30 APR), BROWN TOP MILLET
(10 LBS/ACRE:
1 MAY TO 31 AUG), OR GRAIN RYE
(30 LBS/ACRE; 1 SEP TO 31 DEC).
�vRNST
Ernst Conservation Seeds
- Ell Mercer Pike
Meadville, PA 16335
(800) 873-3321 Fax (814)336-5191
www.ernstseed,corn
SEEDS
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DATE
05/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
B. MCKNIGHT
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
be used for any purpose whatsoever. inclusive,
but not limited to construction, bidding, and/or
construction staking without the express written
consent of TIMMONS GROUP
REVISIONS
0
MM/DDNY
DESCRIPTION
I
09/12122
Revised per County comments.
DRAWING DESCRIPTION
CONCEPTUAL
LANDSCAPING
NOTES AND
DETAILS
PLANS PRINTED AS 11X17 ARE HALF SCALE
Legend
IL
Tax Map Parcel Boundaries - 2,259.5 Acres
® Limits of Disturbance - 1,000 Acres
Albemarle Tax Parcels
Farmland Class
All Areas Are Prime Farmland
Farmland of Statewide Importance
Not Prime Farmland -
51B
\\ J 51B
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Si D
62B S,D
62B
• 62B sic
SID 16 sic
62C sic 80B
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62B
sic /sue% /
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95 51 B
51D
61B
Sic SIB 62B
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96B 57 D
62C 51 D
62B 62B 5, E
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628 62B
/ 62B sic 57B 57E
SIB 962C
�� 51B 51B
sic
96B
j
sic
62C
/e1� V 46B 32CV 67B
51B 62B 62B 51C
51C `
95 62B 62B
620 51D
46B 51B 62C SIB 62C 32B 80B 80B S1 1
sic
51C
62B
32B
sic / 51C
SIB 32B
32C
sic
62C
51D 57B
32B 62B
95 51 D
51D
51 D 62B 62B
51D 62B e
62G 62g 57 D 62C
,B
51C 62B
62B
5,B 51C 51E
51D / 62B
62B 51D 5iB sic 62C 6
-62B 80B 62B 62C
46B
Alss C SiD / C / B 62B 62C 51D sic
80B
80C
Project Soils
Ma unit Symbol
Ma unit Name
Farmland Class
1B
Abell silt loam, 2 to 7 percent slopes
All areas are prime farmland
16
Chewacla sift loam
Prime farmland if drained and either protected from flooding
or not frequently flooded during the growing season
32B
Fluvanna silt loam, 2 to 7 percent slopes
All areas are prime farmland
32C
Fluvanna silt loam, 7 to 15 percent slopes
Farmland of statewide importance
46B
Li num silt loam, 2 to 7 percent slopes
Farmland of statewide importance
51B
Manteo channery sift loam, 2 to 7 percent slopes
Not prime farmland
51C
Manteo channery sift loam, 7 to 15 percent slopes
Not prime farmland
51D
Manteo channery sift loam, 15 to 25 percent slopes
Not prime farmland
51E
Manteo channery sift loam, 25 to 45 percent slopes
Not prime farmland
62B
Nason silt loam, 2 to 7 percent slopes
All areas are prime farmland
62C
Nason silt loam, 7 to 15 percent slopes
Farmland of statewide importance
80B
Tatum silt loam, 2 to 7 percent slopes
All areas are prime farmland
80C
Tatum silt loam, 7 to 15 percent slopes
Farmland of statewide importance
95
Wehadkee silt loam
Not prime farmland
96B
Worsham loam, 2 to 7 percent slopes
Not prime farmland
sic
468
62C
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J Z
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DATE
05/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
L. WHEELER
Property Limits are approximate.
Layout is conceptual and for
design purposes only. Not for
construction.
Soils data from SSURGO.
Parcel data from Albemarle
County GIS.
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
bs used for any purpose whatsoever, inclusive,
but not limited to construction, bidding, and/or
Pon function staking without the express written
consent of TIMMONS GROUP
REVISIONS
#
MM/DDIYY
DESCRIPTION
1
M/12122
Revised per County comments.
DRAWING DESCRIPTION
PRIME FARMLAND
MAP
0
SCALE FEET
0 800 1,600
PLANS PRINTED AS 11X17 ARE HALF SCALE
SCALE SHEET NUMBER
H:1 "=800' C7.0
GENERALNOTES
1. FINAL PHASING PLAN MAY BE ADJUSTED WITH FINAL SITE PLAN IN GENERAL
CONFORMANCE WITH THE CUP CONDITIONS. HOWEVER, NO MORE THAN 350 ACRES IN
ANY SEPARATE AREA AS IDENTIFIED IN THE PLANS SHALL BE SUBJECT TO LAND
DISTURBANCE AT ANYONE TIME.
2. CONSTRUCTION OF PROJECT SUBATION/COLLECTION YARD AND DOMINION
SUBSTATION AREA MAY BE BEGIN AT ANY TIME AND CONCURRENTLY WITH OTHER
DEVELOPMENT AREAS.
3. WETTING OF AREAS WITH A WATER TRUCK SHALL BE PERFORMED AS NEEDED
DURING CONSTRUCTION.
4. ALL EROSION CONTROL MEASURES SHALL BE MAINTAINED AND INSPECTED
REGULARLY IN ACCORDANCE WITH THE VIRGINIA EROSION AND SEDIMENT CONTROL
HANDBOOK UNTIL COUNTY EROSION INSPECTOR ALLOWS CONTROL MEASURE TO BE
REMOVED.
5. LAYDOWN YARDS AND AREAS FOR VEHICILE MAINTENCE WILL NOT BE SITED WTIHIN
500 FEET OF NON -PARTICIPATING PARCELS AND/OR PUBLIC RIGHTS OF WAY.
EROSION CONTROL CONSTRUCTION SEQUENCE
1. CONTRACTOR SHALL OBTAIN A COPY OF THE APPROVED EROSION CONTROL PLAN
AND MAINTAIN A COPY OF THE PLAN ON SITE FOR THE DURATION OF CONSTRUCTION.
2. A PRE -CONSTRUCTION MEETING IS MANDATORY BEFORE ANY WORK IS DONE.
CONTRACTOR SHALL NOTIFY THE COUNTY EROSION CONTROL INSPECTOR A MINIMUM
OF 48 HOURS BEFORE THE START OF CONSTRUCTION.
3. INSTALL CONSTRUCTION ENTRANCES. THESE WILL BE THE ONLY POINTS OF ACCESS
DURING CONSTRUCTION.
4. INSTALL ALL PERIMETER CONTROL SILT FENCE. CUT TREES, CLEAR AND GRUB, OR
DENUDE AREAS ONLY AS NECESSARY TO INSTALLALL PERIMETER MEASURES.
5. INSTALL TEMPORARY SEDIMENT TRAPS AND BASINS. SEDIMENT TRAPS AND BASINS
SHALL BE FUNCTIONAL PRIOR TO BEGINNING ANY UPSLOPE LAND DISTURBING
ACTIVITIES.
6. INSTALL DIVERSION CHANNELS, INCLUDING MATTING AND CHECK DAMS, TO DIRECT
FLOW INTO THE TRAPS AND BASINS. ALL DITCHES ARE TO BE LINED WITH EC-3 MATTING
UNLESS OTHERWISE SPECIFIED.
7. SEED ALL DITCHES, TRAPS, AND BASINS IMMEDIATELY.
8. CLEAR ALL REMAINING AREAS AS SHOWN ON THE PLANS.
9. PERFORM ALL REQUIRED GRADING OPERATIONS.
10. MATERIAL STOCKPILES SHALL BE ENCLOSED ON DOWN -GRADIENT SIDE.
11. APPLY SEED AND MULCH WITHIN 7 DAYS TO ALL DISTURBED AREAS.
12. INSTALL MATTING AS SHOWN ON PLAN, ON ALL SLOPES GREATER THAN 3:1, AND AS
DIRECTED BY THE EROSION CONTROL INSPECTOR OR WHERE EROSION IS EVIDENT.
13. INSTALL SOLAR PANELS, SUBSTATION, ELECTRICAL LINES, AND ACCESS ROADS, PER
THE PLANS. INSTALL FENCE AND GATES AS SHOWN ON THE PLANS WHERE NOT IN
CONFLICT WITH TEMPORARY EROSION CONTROL MEASURES.
14. ENSURE ADEQUATE STAND OF GRASS WITHIN LIMITS OF DISTURBANCE.
15. UPON COMPLETION OF ALL LAND DISTURBING ACTIVITIES AND WITH THE APPROVAL
OF THE COUNTY EROSION CONTROL INSPECTOR. REMOVE THE LAYDOWN AREA AND
CONSTRUCTION ENTRANCE AND MAKE CONNECTIONS TO EXISTING ROAD.
16. ONCE SITE IS STABILIZED CONVERT APPLICABLE SEDIMENT TRAPS/BASINS TO
PERMANENT BASINS AND REMOVE REMAINING TRAPS/BASINS.
17. AS TRAPS AND BASINS ARE CONVERTED OR REMOVED, REMOVE TEMPORARY
DIVERSION DITCHES. SEED AND MULCH ANY DISTURBED AREAS.
18. INSTALL ANY REMAINING PORTIONS OFFENCE AND GATES THAT WERE IN CONFLICT
WITH TEMPORARY TRAPS AND BASINS.
19. REMOVE SILT FENCE.
SEDIMENT BASIN TO PERMANENT DETENTION BASIN SEQUENCE
1. DEWATER BASINS AND MUCK OUT SILT. DEWATERING OF THE BASINS SHALL BE DONE
IN A NON -ERODIBLE MANNER WITH THE USE OF A DIRT BAG (OR EQUIVALENT).
2. BRING BOTTOM OF BASIN TO PERMANENT GRADE (IF NECESSARY).
3. CORE THE PERMANENT ORIFICES AND INSTALL ORIFICE TRASH RACKS.
4. REMOVE THE TEMPORARY DEWATERING DEVICES FROM THE RISERS AND PLUG UP
THE
ORIFICES.
5. REMOVE TEMPORARY ANTI -VORTEX DEVICES AND INSTALL PERMANENT TRASH
RACKS.
6. APPLY PERMANENT SEEDING TO ALL DISTURBED AND/OR PREVIOUSLY INUNDATED
AREAS.
7. BASIN CONVERSIONS SHALL BE CERTIFIED BY A PROFESSIONAL ENGINEER BEFORE
THE GENERAL CONSTRUCTION PERMIT IS TERMINATED.
SEDIMENT TRAP TO PERMANENT DETENTION BASIN SEQUENCE
1.DEWATER BASINS AND MUCK OUT SILT. DEWATERING OF THE BASINS SHALL BE DONE
IN A NON -ERODIBLE MANNER WITH THE USE OF A DIRT BAG (OR EQUIVALENT).
2. BRING BOTTOM OF BASIN TO PERMANENT GRADE (IF NECESSARY).
3. REMOVE TEMPORARY PLATE ON PIPE AND INSTALL PERMANENT RISER.
4. REMOVE STONE OUTLET AND INSTALL PERMANENT EMERGENCY SPILLWAY.
5. APPLY PERMANENT SEEDING TO ALL DISTURBED AND/OR PREVIOUSLY INUNDATED
AREAS.
6. BASIN CONVERSIONS SHALL BE CERTIFIED BY A PROFESSIONAL ENGINEER BEFORE
THE GENERAL CONSTRUCTION PERMIT IS TERMINATED.
STORMWATER BASIN MAINTENANCEAND INSPECTION
1. ALL SLOPES AND EMBANKMENTS SHALL BE MOWED AT LEAST TWICE AYEAR.
2. DEBRIS AND LITTER SHALL BE REMOVED AT LEAST TWICE AYEAR.
3. EXCESS SEDIMENT SHALL BE REMOVED AT LEAST ONCE EVERY FIVE YEARS.
SEDIMENT REMOVAL SHALL FOLLOW GUIDELINES FOUND IN THE VESCH, LATEST
EDITION.
4. INSPECT DAM EMBANKMENT ON A YEARLY BASIS AND ADDRESS ANY SETTLING,
WOODY
GROWTH, PIPING, EROSION, OR SEEPAGE.
5. INSPECT RISER STRUCTURE, TRASH RACKS, AND BASIN OUTLET ON AYEARLY BASIS
TO ENSURE SYSTEM MEETS ORIGINAL DESIGN AND IS IN GOOD WORKING CONDITION.
Legend
r Special Use Permit Area - 1,515Acres
Tax Map Parcel Boundaries - 2,259.5 Acres
Proposed Features (Conceptual)
Project Substation/Collection Yard
Dominion Substation
®Area will not be used for vehicle maintenance or
laydown yards
Proposed Development Areas (Sequence to be
finalized with Final Site Plan)
Area 1
Area 2
Area 3
Area 4
Area 5
Area 6
Area 7
Existing Features
Transmission Line
Public Roads
LAYDOWN YARDS AND AREAS FOR VEHICILE MAINTENCE
WILL NOT BE SITED WTIHIN 500 FEET OF NON -PARTICIPATING
PARCELS AND/OR PUBLIC RIGHTS OF WAY.
t
4 411
r'
AREA 6
208 AC
AREA 5
92 AC
AREA 1
267 AC
1 ±, t,.
UEO
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AREA 2
154 AC
AREA 3
332 AC
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PROJECT NAME S LOCATION
J Z
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0 00
J
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DATE
09/09/2022
PROJECTNUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
L. WHEELER
These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not he reproduced in whole or in pan and shall not
h, used for any purpose whatsoever, inclusive, but
ouimited to constructonbidding, andmr
onstruction staking without he express wdnen
consent of TIMMONS GROUP
REVISIONS
0
MM/DDNY
DESCRIPTION
Ni
ParCiabountyCournment
DRAWING DESCRIPTION
CONCEPTUAL
CONSTRUCTION
PHASING PLAN
SCALE FEET
0 800 1000
PLANS PRINTED AS 11)(17 ARE HALF SCALE
SCALE SHEETNUMBER
H:1 "=800' C8.0
Y:\852\50445-Woodridge\GIS\50445-CUP Construction Staging and Phasing Plan.mxd
DATE
5/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
N. GORDON/D. JAMISON
These plans and associated documents are the
exclusive property of TIMMONS GROUP and
may not be reproduced in whole or in part and
shall not be used for any purpose whatsoever,
inclusive, but not limited to construction,
bidding, and/or construction staking without the
express written consent of TIMMONS GROUP.
OVERALL
CONCEPTUAL
PANEL
GRADING PLAN
DATE
5/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
N. GORDON/D. JAMISON
These plans and associated documents are the
exclusive property of TIMMONS GROUP and
may not be reproduced in whole or in part and
shall not be used for any purpose whatsoever,
inclusive, but not limited to construction,
bidding, and/or construction staking without the
express written consent of TIMMONS GROUP.
CONCEPTUAL
PANEL
GRADING PLAN
DATE
5/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
N. GORDON/D. JAMISON
These plans and associated documents are the
exclusive property of TIMMONS GROUP and
may not be reproduced in whole or in part and
shall not be used for any purpose whatsoever,
inclusive, but not limited to construction,
bidding, and/or construction staking without the
express written consent of TIMMONS GROUP.
CONCEPTUAL
PANEL
GRADING PLAN
DATE
5/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
N. GORDON/D. JAMISON
These plans and associated documents are the
exclusive property of TIMMONS GROUP and
may not be reproduced in whole or in part and
shall not be used for any purpose whatsoever,
inclusive, but not limited to construction,
bidding, and/or construction staking without the
express written Consent of TIMMONS GROUP.
CONCEPTUAL
PANEL
GRADING PLAN
5/16/2022
ROJECT NUMBER
50445
WOODRIDGE SOLAR
ESIGNED BY / DRAWN BY
N. GORDON/D. JAMISON
These plans and associated documents are the
exclusive property of TIMMONS GROUP and
may not be reproduced in whole or in part and
shall not be used for any purpose whatsoever,
inclusive, but not limited to construction,
bidding, and/or construction staking without the
express written Consent of TIMMONS GROUP.
CONCEPTUAL
PANEL
GRADING PLAN
DATE
5/16/2022
PROJECT NUMBER
50445
PROJECT NAME
WOODRIDGE SOLAR
DESIGNED BY / DRAWN BY
N. GORDON/D. JAMISON
These plans and associated documents are the
exclusive property of TIMMONS GROUP and
may not be reproduced in whole or in part and
shall not be used for any purpose whatsoever,
inclusive, but not limited to construction,
bidding, and/or construction staking without the
express written Consent of TIMMONS GROUP.
CONCEPTUAL
PANEL
GRADING PLAN
Cut/Fill Summary
Name Cut Factor Fill Factor 2d Area Cut Fill Net
Pod? Vol 1.00 1.15 2373537.24 Sq. Ft. 72848.52 Cu. Yd. 73702.54 Cu. Yd. 854.02 Cu. Yd.<Fill>
FG Vol 1.00 1.15 23837271.53 Sq. Ft. 691696.38 Cu. Yd. 695443.74 Cu. Yd. 3747.37 Cu. Yd.<Fill>
1
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Elevations Table
Number
Minimum Elevation
Maximum Elevation
Color
1
-16.989
-12.000
2
-12.000
-9.000
3
-9,000
-6.000
4
-6.000
-3,000
■
5
-3.000
0,000
6
0.000
3.000
7
3.000
6,000
■
8
6.000
9,000
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These plans and associated documents are the
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may not be reproduced in whole or in part and
shall not be used for any purpose whatsoever,
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DATE
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PROJECT NUMBER
50445
PROJECT NAME
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DESIGNED BY / DRAWN BY
N. GORDON/D. JAMISON
These plans and associated documents are the
exclusive property of TIMMONS GROUP and
may not be reproduced in whole or in part and
shall not be used for any purpose whatsoever,
inclusive, but not limited to construction,
bidding, and/or construction staking without the
express written consent of TIMMONS GROUP.
CONCEPTUAL
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PROJECT NAME
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DESIGNED BY / DRAWN BY
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These exhibits and associated documents are the
exclusive property of TIMMONS GROUP and may
not be reproduced in whole or in part and shall not
be used for any purpose whatsoever, inclusive,
but not limited to constmction, bidding, and/or
construction staking without the express written
consent of TIMMONS GROUP
REVISIONS
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ATTACHMENT D
Sec. 5.1.12 - Public utility structures/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;
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;
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;
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.
Attachment E — Climate Action Plan
STRATEGIES ID ACTIONS
Enable and mc,entivize utility-
R.1.1 Establish a County Policy clarifying this strategy to enable and
scale renewable energy projects
f rcentivlae utility -scale renewable energy projects. incorporating
in the County Code and during
holistic analysis of local Impacts on equity and environment.
the community development
regulatory process-
R.1.2 Review the building, zoning, subdivision, land use, and taps sections of
the County Code for opportunities to better facilitate and incentivize
renewable energy projects. Encourage and prioritize the use of roof
lops, parking lots. brownfields. landfills, and post-industrial or other
Wen lands over forested or ecologically valuable lands,
Partner with utilities and renewable
R.2.1 Develop a policy to support up AV scale renewable energy projects.
energy companies to Increase local
renewable energy and energy
R.2.2 Support and promote programs within the 2020 Virginia Clean
storage Initiatives.
Economy Act and Governor's Executive Order N43; including Regional
Greenhouse Gas Initiative (RGGI). Renewable Energy Portfolio
Standards, Power Purchase Agreements. net -metering. and shared/
muld-family solar.
R.2.3 Conduct a study in cooperation with renewable energy companies
to Identity locations for utility scale projects in Albemarle County.
Prioritize the use of roof tops, parking lots. brownfields, landfill,
and post-industrial or other open lands over forested or ecologically
valuable lands.
R.2.4 Provide financial incentives to promote private renewable energy
investments.
Invest in utility -scale renewable
R.3.1 Assess issuing a Request for Proposal )RFP) for a renewable Power
energy and energy storage to meet
Purchase Agreement (PPA).
energy needs of local government
-- - --
operations as allowed under Virginia
R.3.2 Partner with utility companies to research energy storage systems and
code.
make recommendation for County -owned facilities Including vehicle -to -
grid and battery storage options.
Adopted Oct. 7, 2020
TIME FRAME
immediately actionable
assesz opportunifies
Inihate planning
initiate planning
assess opportunities
assess opportunities
initiate planning
assess opportunities
Alit -le eoumv Qrsau,tan wan I37
STRATEGIES
ID ACTIONS
TIME FRAME
Promote and facilitate investment in
R.4.1 Assess financing mechanisms applicable to utility -scale renewable
assess opportunities
utility -scale renewable energy by the
energy.
private sector
- - -
R 4.2 Assess funding opportunties to support a Clean Energy Loan Fund
assess opportunities
program applicable to utility scale renewable energy.
Increase community awareness
R.5.1 Develop a multi -media informational campaign: as appropriate. partner with
initiate planning
about utility -scale renewable
other local government agencies. educational institutions.non -profits. and
energy.
utilities.
Iii Support community efforts to share information about utility scale
initiate planning
renewable energy.
R.5.3 Increase informational programs on renewable energy generation and
initiaze planning
climate change for local government and Public school staff.
R.SA Increase access to information and resources on renewable energy
initiate planning
generation and climate change for teachers and students in Public schools.
Advocate for Virginia legislative
R.6.1 Align County Board of Supervisor's legislative priorities with Muse of
initiate planning
actions to support utility -scale
other agencies influencing the state legislature. e.g. Virginia Association of
renewable energy.
Counties and Virginia Municipal League.
Rooftop solo, installation of B.k,, Butler Elementary Rooftop.1v,.nsto0odon of Mary Coo, Greer Elementory Sci Rooftop Boor instalatioo of gmon,witk Elementary
Shod In Albemarle Count, m Albema,k Count, School m Albemark Count,
381 AOerork county Climate potion Ran
GOAL
Increase renewable energy generation capacity to the electrical grid system.
The electrical grid is an interconnected network
for delivering electricity from producers to
consumers across a region. The portion of the
regional grid within Albemarle County is regu-
lated by the Virginia State Corporation Com-
mission and operated by two investor -owned
companies —Dominion Power and Appalachian
Power Company —and two member -owned co.
operatives —Central Virginia Electric Coopera-
tive and Rappahannock Electric Cooperative.
While over half the energy produced in Virginia
is derived from burning natural gas, less than
1%currently comes from solar and wind 62
There are presently no utility -scale renewable
energy systems located in Albemarle Coun-
ty. However, the Albemarle County Board of
Supervisors has provided a path forward for
utility -scale solar projects in the county via a
Special Use Permit and has approved its first
project.
The County will support the development of
local renewable energy by improving local land
use policies and practices, supporting Virginia
legislation that facilitates expansion in the re-
newable energy sector. pursuing utility -scale
investments to provide energy for County op-
erations. and supporting the programs and ini-
tiatives of local utilities and renewable energy
developers when there are public benefits. In
supporting renewable energy projects at the
utility scale, the County will also strive to maim
tain a holistic perspective that accounts for po-
tential climate benefits and the health of our
361 AltKmark Ceonry V-1, A<nm Nan
local ecosystem. In doing so. we will prioritize
roof tops, parking lots, brownfields. landfills,
and post-industrial or other open lands over
forested or ecologically valuable lands for sit-
ing utility -scale renewable energy installations.
CO -BENEFITS
Renewable energy sourcing on a utility scale
brings a number of benefits. some of which are
shared with the installation of on -site renew.
able energy generation (see Buildings). Renew-
able energy utility construction and mainte-
nance creates jobs in the clean energy sector
that are Inherently based locally or regionally.
Local community renewable generation (e.g.,
solar gardens) can increase the electricity -gen-
eration capacity of the regional grid and bolster
the resilience of the electric grid when demand
is high or when storms damage transmission
lines. In some cases. renewable energy genera-
tion can provide a supplemental income source
for large landowners who lease part of their
property to a local utility to build and operate
renewable energy systems.
EQUITY
Potential benefits to equity from utility -scale
renewable energy generation can include the
creation of green jobs and, in the case of com-
munity solar, energy independence. As power
generation transitions from polluting and emis.
sions-producing fossil fuels to clean, renewable
energy, many good jobs will be created. Policies
can encourage and incentivize equity in proj-
ect bids so that businesses owned by women
and people of color are equitably represented.
Where local communities can start commu-
nity -scale renewable energy generation. they
may be able to gain greater energy indepen-
dence and resilience in the face of power out-
ages from weather events and demand spikes
due to climate change.
Access to renewable energy among historical-
ly marginalized communities is key to realizing
the benefits equitably. 'Decisions regarding
where renewable energy is built. who has ac-
cess to it, and who is hired to construct it. af-
fect whether the energy system is equitable.""
If support for renewable energy projects fo.
cuses on areas where affluent populations are
likely to benefit first. existing inequities will be
worsened. Consulting historically marginalized
communities will be crucial to an equitable re-
newable energy transition. given a long history
of siting pollution -heavy utilities dose to lower
income communities and communities of color,
adversely affecting health and quality of life.-
Emu
Albemarle County
401 McIntire Road
Charlottesville, VA 22902
November 16, 2022
To whom it may concern,
We are writing to voice our support for the proposed Woodridge Solar project in southeast
Albemarle. Blenheim was established in 2001 and is dedicated to sustainability. As a
longstanding local institution, we firmly agree with the county's Climate Action Plan that
incentivizing utility -scale solar is key to the climate battle. We have some skin in the game here,
as the Woodridge project is within Blenheim Winery's viewshed, though it will be several miles
away and screened by existing vegetation.
We encourage the county to look at some of the best practices for dual -use with solar projects
that preserve the land under and around the panels while still allowing for efficient solar
production. This will be a long-term project that impacts the county for decades to come and
we hope to see it both developed and built in the most environmentally responsible way
possible. Based on the plans in place for the project, we believe that the project developer is
implementing these best management practices and ask that the Planning Commission and
Board of Supervisors act quickly to approve Woodridge Solar.
Sincerely,
Aaron Van Duyne
Btr nee;;RA wff eger-- BIB im Vineyards
Blenheim Vineyards
31 Blenheim Farm, Charlottesville VA 22902
434-293-5366
www.blenheimvineyards.com
From: Kyle Lewis <kr13b@virginia.edu>
Sent: Monday, November 28, 2022 1:40 PM
To: Planning Commission<PlanningCommission @aIbemarle.org>; Board of Supervisors members
<bos@albemarle.org>; Scott Clark <Sclark@albemarle.org>; Bill Fritz <BFRITZ@albemarle.org>
Subject: Support for the Woodridge Solar Project
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Board of Supervisors & Albemarle Co. Planning Commission,
My name is Kyle Lewis, and I am a local long-time resident and taxpayer of both Charlottesville and the
surrounding Albemarle county. I am writing to voice my support for the Woodridge Solar project
proposed here in Albemarle, and I ask for your support towards this project.
I have long been a proponent of renewable resources and their expanded use in our local power grid.
My wife and I were proud to install solar on our home in Charlottesville, and we plan on doing the same
once we finish our build in Albemarle. It is a wonderful way to add power to the grid without burning
carbon alternatives, which we will all need to do as much as possible to commit to America's
greenhouse gas reduction and Earth's future in general.
Additionally, my family and I are proud apiarists and have seen the good that these projects do for our
local bee populations. Replacing a crop that needs pesticides, a disused hayfield, or (in this case) a
timber farm will provide more of the natural flower and grass cover that these insects require.
Ultimately, I urge you to support this project and others like it. Having utility -scale solar fields in place is
the cheapest and fastest way for our society to benefit from clean, renewable generation of the energy
that we continue to depend on. I strongly support Woodridge Solar and hope this email helps you to do
the same.
Best regards,
Kyle Lewis
i
May 20, 2022
Scott Clark
Senior Planner II, Albemarle County
401 McIntire Road
Charlottesville, VA 22902
Dear Mr. Clark:
LIZ RUSSELL
DIRECTOR OF PLANNING + SUSTAINABILITY
On April 28, 2022, Hexagon Energy approached the Thomas Jefferson Foundation regarding a solar
facility in the southeastern portion of Albemarle County. A small corner of one of the parcels under
review is within the Monticello viewshed. In subsequent conversation with Scott Remer, the Director of
Development for Hexagon, I learned more about the project and reviewed a visual of the proposed solar
panels and an overlay of the Monticello viewshed. I appreciate that the developer has eliminated most of
the proposed panels from the portion of the parcel that lies within the Monticello viewshed. Therefore, I
believe the project will have no negative impact to the views from Monticello.
The Foundation appreciates the opportunity to work with the development community and the County
on projects that could affect the historic, cultural, and economic values of Monticello. On behalf of the
Thomas Jefferson Foundation, I thank Hexagon Energy for their conscious efforts to be a good neighbor
to Monticello.
I hope this letter will assist County staff in their review and am available for further discussion if
necessary.
Best regards,
Liz Russell
Director of Planning and Sustainability
CC: Scott Remer, Director of Development, Hexagon Energy
Megan Nedostup, Williams Mullen
THOMAS JEFFERSON FOUNDATION, INC.
POST OFFICE BOX 316 - CHARLOTTESVILLE, VIRGINIA 22902 -PHONE 434-984-7589 - Imssell@montieello.org
-----Original Message -----
From: Patricia Maida <sa11948@icioud.com>
Sent: Sunday, December 4, 2022 11:33 AM
To: Bill Fritz <BFRITZ@albemarle.org>
Subject: Woodridge Solar
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Thank you for your response to my previous questions. Yes, if you could forward the previous email to
the Planning Commission along with these additional questions that you were unable to answer.
1. Will there be any additional use of herbicides in preparation for these solar panels? There was
apparently an extreme amount used next to my home that caused a lot of damage. There was
previously use of herbicides directly across the street that has allowed pines to grow back, not the case
on the side of my home.
2. With the excess tax revenue Albemarle County will receive, will they put a new fire station to protect
residents from possible fire from the photovoltaic panels, inverters and transformers? There have been
previous fires with solar panels that caused a lot of damage. This rural community needs adequate
protection from fire.
3. Radiation. How much radiation will these panels, inverters and transformers emit? Especially, this
new electrical substation.
4. Where are these solar panels and equipment coming from? Knowing the quality of Chinese made
products, do we want to cover Albemarle's agricultural and historical areas with any products from
China?
5. Most importantly, the maintenance and disposal of this equipment, who will maintain it and for how
long? Any literature regarding solar panels, maintains life expectancy is 20 years not 35. There is only
insurance on the equipment for 15 years. With inflation the way it is, how could anyone calculate the
cost in 35 years for removal? Will this area become an industrial dump?
We are looking forward to the Albemarle County Planning Commission meeting on December 13, and
hopefully these and other questions can be answered.
Respectfully,
Patricia Maida
-----Original Message -----
From: Patricia Maida <sa11948@icioud.com>
Sent: Sunday, December 4, 2022 11:33 AM
To: Bill Fritz <BFRITZ@albemarle.org>
Subject: Woodridge Solar
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Thank you for your response to my previous questions. Yes, if you could forward the previous email to
the Planning Commission along with these additional questions that you were unable to answer.
1. Will there be any additional use of herbicides in preparation for these solar panels? There was
apparently an extreme amount used next to my home that caused a lot of damage. There was
previously use of herbicides directly across the street that has allowed pines to grow back, not the case
on the side of my home.
2. With the excess tax revenue Albemarle County will receive, will they put a new fire station to protect
residents from possible fire from the photovoltaic panels, inverters and transformers? There have been
previous fires with solar panels that caused a lot of damage. This rural community needs adequate
protection from fire.
3. Radiation. How much radiation will these panels, inverters and transformers emit? Especially, this
new electrical substation.
4. Where are these solar panels and equipment coming from? Knowing the quality of Chinese made
products, do we want to cover Albemarle's agricultural and historical areas with any products from
China?
5. Most importantly, the maintenance and disposal of this equipment, who will maintain it and for how
long? Any literature regarding solar panels, maintains life expectancy is 20 years not 35. There is only
insurance on the equipment for 15 years. With inflation the way it is, how could anyone calculate the
cost in 35 years for removal? Will this area become an industrial dump?
We are looking forward to the Albemarle County Planning Commission meeting on December 13, and
hopefully these and other questions can be answered.
Respectfully,
Patricia Maida
Community Development Department
Albemarle County
401 McIntire Road
Charlottesville, VA 22902
Dear Albemarle County,
The Woodridge Sportsmen's Association has been hunting the Woodridge property
owned by JD Landholdings for decades through a lease agreement. Many of our members live
adjacent to or near the site, and we visit it regularly. We are very concerned about preserving our
ability to hunt the site and to conserve the rural character of the area which is our home. We have
been concerned about what would happen to this parcel for years, whether it would be developed
for housing or some other use that would make it unusable to us.
We first heard about the proposed Woodridge solar project in the spring of this year from
the landowners and from Scott Remer at Hexagon. We understand that the project proposes to
fence approximately 650 acres of the property and that solar panels will be set inside of these
fences. The panels and fenced areas will be broken up into several smaller areas, meaning that
wildlife can still pass through the site, and wetland forest areas will be protected.
We have spoken with the landowners and Hexagon several times and have come to an
agreement that will allow us to retain access to our clubhouse and continue hunting the property
throughout the life of the project. The whole property is over 2,300 acres and only 650 acres will
be fenced, meaning that we will still have access to the great majority of it. The solar panels will
not change the nature of our neighborhood or community, either, since they will just sit quietly
and will not increase noise or traffic in our area.
Based on these considerations, the Woodridge Sportsmen's Association strongly endorses
the Woodridge Solar project and asks that the decision makers of the county approve the
project's Special Use Permit. Hexagon has worked hard to make sure this project minimizes any
negative impact to us —the neighbors —and maximizes its benefit to the local environment.
Thank you for your consideration.
Sincerely,
Wallace Spradlin
President
Woodridge Sportsmen's Association
Woodridge Sportsmen's Association ,IL , V Nc Y IN y
5683 Jefferson Mill Road o cr a
.".. � z TRIAD 'U �--'
Scottsville, VA 24590 8 MCA, 2,022 PM = L.
RECEIVED
Community Development Department NK 16 2022
Albemarle County COMMUNITY
401 McIntire Road DEVELOPMENT
Charlottesville, VA 22902
22902-457501
�� pF AL8
County of Albemarle
Community Development Department - Planning
��RGIt�p'
December 21, 2022
Valerie Long
Williams Mullen
323 Second Street SE, Suite 900
Charlottesville VA 22902
vlo ng (aiwil I i amsmu I len. com
Bill Fritz
bfritzAa Ibema rle. org
Telephone: (434) 296-5832 ext. 3242
Re: SP202200014 Woodbridge Solar Substation & SP202200015 Woodbridge Solar Action Letter
Dear Ms. Long,
The Albemarle County Planning Commission at its meeting, December 13, 2022, recommended approval of both of the
above noted Special Use Permit applications by a vote of 6:0, for the reasons and conditions outlined in the staff report
and with the changes to conditions 1, 3, and 14 and require third partying monitoring of the vegetation management plan
Staff are to approve qualifications of the third party and a report prepared twice per year for the first five years and
annually after that. The decommissioning plan to include as built plans and development and updating of
decommissioning plan to be done by qualified individuals.
The Planning Commission recommended approval by a vote of 6:0 to find that the facility proposed both of the above
noted Special Use Permit applications is in substantial compliance with the Comprehensive Plan.
Please note that this recommendation is based on the following conditions
1. Development and use must be in general accord with the plans prepared by Timmons Group titled "Woodridge
Solar' dated 9/12/22 (hereinafter "Concept Plan") and included as Attachment C, as determined by the Director
of Planning and the Zoning Administrator. To be in general accord with the Concept Plan, development and use
must reflect the following major elements as shown on the Concept Plan:
a. Location of solar development envelopes,
b. Location of equipment yard, and
c. Retention of wooded vegetation in stream buffers
Land disturbance, which includes but is not limited to grading, excavation, filling of land, the felling of trees, and
the removal of tree stumps, shall be limited to the areas within the proposed fence area as shown on the
Concept Plan or necessary to implement the Vegetation Management Plan. The location of the proposed
entrance and access to the solar facility shall not be subject to this condition.
Minor modifications, with the approval of the Zoning Administrator and the Director of Planning, to the Concept
Plan that do not otherwise conflict with the elements listed above may be made to ensure compliance with the
Zoning Ordinance, and State or Federal laws.
2. Landscaping and screening locations must be substantially the same as shown on the Concept Plan. Additional
landscaping and screening may be required during site plan review if required for compliance with the screening
provisions of Chapter 18 of the Code of Albemarle. Planting materials shall be determined by The Agent during
site plan review as provided for in Chapter 18 of the Code of Albemarle.
W W W.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
3. All inverters and solar panels must beset back at least two hundred (200) feet from exterior property lines and
rights -of -way.
4. The applicant must submit a decommissioning and site rehabilitation plan (hereinafter
"Decommissioning Plan") with the building permit application that must include the following items:
a. A description of any (e.g. lease) with the landowners regarding decommissioning;
b. The identification of the party currently responsible for decommissioning;
C. The types of panels and material specifications being utilized at the site;
d. Standard procedures for removal of facilities and site rehabilitation, including recompacting and
reseeding;
e. An estimate of all costs for the removal and disposal of solar panels, structures, cabling, electrical
components, roads, fencing, and any other associated facilities above ground or up to thirty-six (36)
inches below grade or down to bedrock, whichever is less;
f. An estimate of all costs associated with rehabilitation of the site; and
g. Provisions to recycle materials to the maximum extent possible.
The Decommissioning Plan must be prepared by a third -party engineer and must be signed off by the
party responsible for decommissioning, and all landowners of the property included in the project. The
Decommissioning Plan shall be subject to review and approval by the County Attorney and County
Engineer and shall be in a form and style so that it may be recorded in the office of the Circuit Court of the
County of Albemarle.
7. Prior to issuance of a grading permit, the Decommissioning Plan must be recorded by the applicant in the
office of the Circuit Court of the County of Albemarle.
8. The Decommissioning Plan and estimated costs must be updated every five years, upon change of
ownership of either the property or the project's owner, or upon written request from the Zoning Administrator.
Any changes or updates to the Decommissioning Plan must be recorded in the office of the Circuit Court of
the County of Albemarle.
9. The Zoning Administrator must be notified in writing within 30 days of the abandonment or discontinuance of
the use,
10. All physical improvements, materials, and equipment (including fencing) related to solar energy generation,
both above ground and underground, must be removed entirely, and the site must be rehabilitated as
described in the Decommissioning Plan, within 180 days of the abandonment or discontinuance of the use. In
the event that a piece of an underground component breaks off or is otherwise unrecoverable from the
surface, that piece must be excavated to a depth of at least 36 inches below the ground surface.
11. If the use, structure, or activity for which this special use permit is issued is not commenced by DATE 3 YEARS
AFTER APPROVAL BY THE BOARD OF SUPERVISORS, the permit must be deemed abandoned and the
authority granted thereunder shall thereupon terminate.
12. The facility must be meet the requirements contained in Chapter 18, Section 4.14 of the County Code.
13. Products used to clean panels are limited to water, and biodegradable cleaning products.
14. No above ground wires except for those associated with the panels and attached to the panel support structure,
those associated With tying into the existing overhead transmission wires, and to allow above ground wires to
avoid impacting wetlands or stream buffers.
15. Prior to activation of the site the applicant must provide training Fire/Rescue. This training must include
documentation of onsite materials and equipment, proper firefighting and life saving procedures and material
handling procedures.
W W W.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
16. The property owner must grant the Zoning Administrator, or designee, access to the facility for inspection
purposes within 30 days of the Zoning Administrator requesting access.
17. Outdoor lighting for the facility shall be permitted only during maintenance periods; regardless of the lumens
emitted, each outdoor luminaire must be fully shielded as required by section 4.17; provided that these restrictions
shall not apply to any outdoor lighting required by state or federal law.
18. The project must achieve VA Pollinator -Smart Certification as contained in the Virginia Pollinator -Smart Solar
program.
19. Until commencement of decommissioning, plantings and vegetation management on the site must be in general
accord with the "Woodridge Solar Facility Vegetation Management Plan," prepared by Timmons Group, and dates
September 2022.
20. During or after grading of the site and prior to planting and seeding, soil amendments as recommended in the
Vegetation Management Plan must be applied to all areas of the site to be planted or seeded.
21. Require 3rd party monitoring of the Vegetation Management Plan. County to approve qualifications of the 3rd
party. Reports prepared twice per year for the first five years and annually after that.
22. Decommissioning Plan to include as built plans.
23. Development and updating of decommissioning plan to be done by qualified individuals.
Should you have any questions regarding the above -noted action, please contact me.
Sincerely,
William D. Fritz, AICP
Development Process Manager
Planning Division
CC: Scott Remer
Hexagon Energy
321 E. Main Street, Suite 500
Charlottesville VA 22902
Sremer0 hexaao n-energy. com
David Purcell
JD Land Holdings LC
PO Box 426
Louisa VA 23093
W W W.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
Albemarle County Planning Commission
FINAL Regular Meeting Minutes
December 13, 2022
The Albemarle County Planning Commission held a work session on Tuesday, December 13, 2022 at 4:00
p.m.
Members attending were: Karen Firehock, Chair; Corey Clayborne, Vice -Chair; Julian Bivins; Luis
Carrazana; Fred Missel; Lonnie Murray
Members absent: None
Other officials present were: Kevin McDedrmott, Acting Director of Planning; Leah Brumfield, Rebecca
Ragsdale, Bill Fritz, Andy Herrick, County Attorney's Office; and Carolyn Shaffer, Clerk to the Planning
Commission.
Ms. Shaffer was present electronically via Zoom call.
Call to Order and Establish Quorum
Ms. Shaffer called the roll.
Ms. Firehock established a quorum.
PUBLIC HEARINGS
SP202200014: Woodridge Solar Substation, and SP202200015: Woodridge Solar
Ms. Firehock stated that items 4b and 4c on the agenda would be combined into one public hearing. She
said that 50% more time would be provided to each speaker for a total of 4 minutes and 30 seconds of
speaking time. She noted the Commission did not object to the speaking time increase. She said she would
provide more instructions when it was time for public comment.
Mr. Bill Fritz, Development Process Manager, explained that the County had reviewed and approved three
applications for solar facilities to date, and they were constantly updating the review process. He explained
that the Board had directed staff to hire a consultant, and any work produced by the consultant before the
Board reviewed the application could be included in the Board's review. He said that language could be
included for a siting agreement between the Board and the applicant.
Mr. Fritz stated that there were two applications before the Commission —three were included in the staff
report, but the Commission only had to take action on two. He stated that there were two special use
permits —one, for an electrical substation, the other, for the solar energy system. He mentioned that he
would reference to the solar energy system as a solar farm or solar facility during the presentation.
Mr. Fritz stated that there was a special exception for disturbances of critical slopes. He said that the
Commission may provide comments, but they were not required to provide comments to the Board. He
stated that there had been two community meetings for the project —one was held virtually, and the other
was held in -person. He said that concerns about visual impacts, property value impacts, stormwater
impacts, fire safety, and decommissioning and recycling of decommissioned materials were all brought up
in the meeting.
Mr. Fritz stated that the subject property was in the southeastern part of the County close to the Fluvanna
County line. He said that the area was rural with a lower population density than most other parts of the
County. He noted that the property area was over 2,000 acres, and the developed portion was over 600
acres —including panels, cleared areas, stormwater management, access, and the like.
Mr. Fritz stated that the area was largely wooded with scattered fields and residential development. He
noted the locations of Secretary's Road, Jefferson Mill Road, and the powerline crossing the property. He
ALBEMARLE COUNTY PLANNING COMMISSION 1
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
said that staff recommended approval of the special exception for the property except for specific areas
identified in the report. He said that the areas were identified in the review by determining whether the
slopes were managed or preserved steep slopes. He said that staff felt the identified slopes to not be
disturbed had characteristics that were more in the preserved than managed category. He said that they
made a recommendation on that finding.
Mr. Fritz stated that the project was reviewed for compliance with the comprehensive plan as required by
the special use permit process and by Virginia Code § 15.2-2232. He said the Commission would be
requested to take action as part of the special use permit review. He said that a plan was submitted along
with substantial documentation, and the documents were linked in the staff report.
Mr. Fritz said that the documents included an application plan, a vegetation management plan, a visual
study, and others. He stated that the documents were considered during the review and when considering
proposed conditions. He said that the staff report discussed many issues, and the applicant's information
was significant, and for that reason, his presentation was limited. He said that the applicant was present at
the meeting and would provide a presentation.
Mr. Fritz noted that there were three minor changes to the conditions for the special use permit. He said
that he could provide those changes now or later in the public hearing. He mentioned that the changes
were minor to reflect some overlooked items.
Ms. Firehock requested Mr. Fritz provide the changes to the conditions to the Commission so that they
would be able to consider them.
Mr. Fritz explained that there was an update to the first condition to allow changes to be made if it was
necessary to implement the vegetation management plan. He said that they wanted to ensure the flexibility
was given so that they would not have to come back before the County to amend the special use permit.
Mr. Fritz noted that the project was composed of multiple properties. He explained that the third condition
required 200-foot distances from property lines, but it should specify 200-foot distances from exterior
property lines.
Mr. Fritz said that the fourteenth condition should be changed to allow for above -ground wires if it would
avoid impacting wetlands or streams. He explained all the proposed changes to the conditions impacted
the interior of the property and would not impact the adjoining properties.
Mr. Murray clarified that the vegetation management plan would include the management of invasive
species and the replanting of native species within the buffer.
Mr. Fritz stated that the vegetation management plan was comprehensive. He said that the applicant would
provide more information regarding the vegetation management plan.
Mr. Murray asked if the panels would be considered impermeable surfaces during the site planning stage.
Mr. Fritz noted that they had considered the panels as impermeable surfaces during prior reviews when the
state had differing regulations. He explained that the County had more stringent regulations than the state
when treating stormwater from the solar power systems. He responded yes to Mr. Murray's question.
Mr. Clayborne clarified that one of the conditions stated that, "the property owner must grant the Zoning
Administrator or designee for inspection purposes within 30 days of the Zoning Administrator requesting
access." He asked if the 30-day requirement was typical.
Mr. Fritz said that it was unusual because projects were not typically as large as the subject proposal, and
projects did not typically have associated security. He explained that the proposal was a utility, so there
were some security issues. He explained that the property would be fenced and gated. He said that there
may be other safety issues. He said that it was not an unusual requirement for a project with unique
characteristics.
ALBEMARLE COUNTY PLANNING COMMISSION 2
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Ms. Firehock stated that the applicant would be allowed additional time to present on both special use
permit applications.
Mr. Scott Reamer stated that he represented Hexagon Energy. He said he lived at 1369 Lane Town Road
in Crozet. He said that he had worked in the solar power industrial for seven years, and he had been a
resident of the Charlottesville area for 10 years. He said that Hexagon Energy was a local employer, and
several of his colleagues were in the audience. He said their offices were located on the Downtown Mall.
Mr. Reamer stated that discussions for the Woodridge Solar project began in 2019. He said that about a
year ago, they received notice from the grid manager that their project was fast -tracked for connection. He
said that they would have an interconnection agreement in hand within the month or early next year. He
said that the interconnection agreement would enable the project to begin work rapidly, per the Board's
approval.
Mr. Reamer noted the importance of solar energy. He said that between 25,000 to 30,000 homes worth of
power would be produced per year by the project. He said that it was not enough, and the solar industry
had not seriously taken into account land use considerations. He said that they wanted to use the project
as an example of responsible land use.
Mr. Reamer stated that the project was located on a 2,300-acre timber tract, and it was several parcels
under common ownership. He explained that the applicant had a lease agreement for the property. He said
that the project's total impact area was about 1,500 acres. He said that the fenced area would be about
620 acres, but 650 acres was included as an upper -limit estimate.
Mr. Reamer said that this was not the largest solar project in the state. He said that there was a 50OMW
array in Spotsylvania County. He noted that the proposed array was 138MW. He noted that the
Spotsylvania array had issues with runoff. He said that there was an 80OMW array that was recently
approved.
Mr. Reamer noted that the County's climate action plan specified the ways that climate mitigation measures
should take place. He said that the Woodridge Solar project accomplished three primary strategies of the
County's climate action plan. He said that those strategies were to enable and incentivize utility -scale
renewable energy projects in the County code and during Community Development regulatory processes;
partner with utilities and renewable energy companies to increase local renewable energy and energy
storage initiatives; and promote and facilitate investment in utility -scale renewable energy by the private
sector.
Mr. Reamer said that the project would produce power for the equivalent of about 25,000 to 30,000 homes.
He said that the visual impact was a concern for some. He explained that the panels were situated in a field
and were usually about 8 feet tall, and sometimes they were taller. He said that the County's setback
requirements were 25 to 75 feet depending on the location.
Mr. Reamer said that they provided a 200-foot setback from all external property lines. He said that of the
200-foot buffer, 100 feet would include existing vegetation around the perimeter, and in areas lacking
vegetation, they would plant thick, fast-growing pine buffer. He noted the pine buffer would grow rapidly.
He said that behind the first 100 feet would be another 100-foot buffer of tall -growing native meadow plants
to provide pollinator habitat and further screening.
Mr. Reamer said that they had developed a pollinator mix in the vegetation management plan. He said that
the state had the Virginia Pollinator Smart certification which was a review process and listing of species,
and the state would then endorse and qualify a site as pollinator smart or not. He said that the vegetation
management plan had been designed with the help of the engineer to be in compliance with the Smart
Pollinator program. He mentioned that there was potential for commercial honey production on the site.
Mr. Reamer said that they complied with the Wetland Ordinance stream buffer, and there would be no
activity in terms of construction save for existing stream crossings and locating powerlines across streams.
ALBEMARLE COUNT' PLANNING COMMISSION 3
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
He said that they would not be within 100 feet of any delineated wetland, and the plan had been submitted
to the Army Corps of Engineers. He said that the vegetation plan would enable wildlife corridors because
different sections of the array were separated. He said that they did not anticipate notable disruption to the
wildlife patterns.
Mr. Reamer said that they had been in discussions with local shepherds who were interested in keeping
sheep on the site. He said that the vegetation management plan was designed to balance the dietary needs
of sheep and the needs of pollinators with the vegetation around the panels, in the meadows, and in the
stormwater management. He said that they had discussed a potential beekeeping and mead production
partnership.
Mr. Reamer stated that the site was currently a commercial timber tract that had not been well maintained.
He said the land was currently managed in 14 different tracts that were continually cleared. He said that
the timber project was not the best use of the land. He said the proposal was a 35-year project that would
allow the soils to rest.
Mr. Reamer said that there had been two formal meetings, and they had spent numerous hours providing
site tours and canvasing. He said that there were two significant changes as a result of community
feedback. He said that they had removed panels along Island Drive to minimize the proximity to residents
who expressed concerns. He said that the vegetation management plan had also been developed as a
response.
Mr. Reamer said that they had been in contact with the Sierra Club, C3, and Livable Cville, and all had
provided a detailed review, produced factsheets, and endorsed the project. He noted that a hunt club
currently hunted the property, and they would continue to be allowed to hunt on the property because there
was about 1,800 acres of available space.
Mr. Reamer said that the project was allowed to interconnect because an old coal plant had been
decommissioned and there was space on the grid for a large solar project to fulfill the need. He said that
the coal plant had been decommissioned in Fluvanna County.
Mr. Reamer said that the condition of the site was degraded. He said that soil tests were performed across
the whole area, and the results indicated the soil was acidic across the whole site. He said the soil would
require a rehabilitation process of lime and fertilizer. He said that they had developed a seed mix and a
maintenance plan for the soil.
Mr. Reamer suggested that a condition of approval be added that would require the applicant to work with
a third party to help monitor the state of the vegetation as it was planted.
Mr. Murray clarified that there would be 100-foot buffers around all the streams on the property.
Mr. Reamer said that was correct.
Mr. Murray clarified that the condition as proposed by staff would allow the removal of invasive plants, the
planting of native species, and stream restoration.
Mr. Fritz said that was correct. He said that the applicant would be able to perform any stream restoration
as permitted under the Water Protection ordinance as long as it was not in conflict with the application plan.
He said that stream restoration was permitted and consistent with the site plan. He said that he would work
with the Zoning Administrator to ensure it was clearly understood.
Mr. Murray said that soil analysis skewed toward agricultural uses when determining needs. He said he
wanted to ensure that the applicant could alter the vegetation management plan to add additional species
and remove species, as necessary.
Mr. Fritz said that could be done
ALBEMARLE COUNT' PLANNING COMMISSION 4
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Mr. Murray stated that the sheep, if there were to be any, should be fenced from the buffer
Mr. Reamer responded that the sheep would be within the fences.
Mr. Clayborne asked for more information regarding lessons learned from other projects.
Mr. Reamer said that he learned of the benefit of community engagement. He said that projects were easier
for the applicants and the community if there was an open dialogue from the beginning. He said that the
need for vegetation was another lesson learned. He said the stormwater impacts had become evident, and
the industry had done a disservice of not historically acknowledging the land -use issues and responding
rapidly.
Mr. Bivins asked what the applicant would do with a portion of the landscape that had formed a deep gully
from the timber use.
Mr. Reamer responded that the site would require grading. He said that slopes had to be leveled to a 15%
grade. He noted there were concerns about the required grading and the health of the topsoil. He said that
the vegetation management plan worked to integrate best practices in those areas. He said that the scour
areas on the landscape would be smoothed, and they would reduce channeling and rapid runoff and
erosion. He said that the site would no longer be a cutover site.
Mr. Bivins noted that there were a number of small tributaries on the property that had not been maintained
by the timber use. He asked how the applicant would address the tributaries. He said that there were some
species surviving in those tributaries.
Mr. Reamer noted the areas of delineated wetlands. He said that they had contracted with Wild Ginger
Services out of Scottsville to do a wetland delineation. He said that they spent an entire summer delineating
the wetlands on the property, and the site plan was based on the delineation. He said that they had to be
setback 100 feet from any wetland. He said that they were not proposing to restore the wetlands, but they
did propose to leave them open for restoration. He said that any tributary which had been delineated and
approved by the Army Corps of Engineers would have to remain undisturbed.
Mr. Bivins asked what the highest and lowest elevation of the topography was.
Mr. Dan Jamison said that he was with Timmons Groups. He said that there was likely 50 to 60 feet of fall
throughout the site. He said that there were some higher points in the site and that the transmission line
was located on a ridge.
Mr. Reamer said that the elevation change was gradual throughout the site. He said that there would be no
import or export of soil from the site.
Mr. Bivins clarified that the site was about 500 feet above sea level, and it ranged from 450 feet to 500 feet.
Mr. Reamer said it ranged from about 450 feet to 525 feet.
Mr. Bivins asked for more information regarding the interconnection agreement.
Mr. Reamer explained that they were within Dominion Energy's service area, but the grid management area
extended north to New Jersey, west to Chicago, and south to North Carolina. He said the grid management
area was called Pennsylvania -Jersey -Maryland. He said that the grid management managed the processes
for Dominion and the other utility providers.
Mr. Reamer said that grid managers were called independent system operators (SOB). He noted that the
Pennsylvania -Jersey -Maryland ISO had historically been easier to connect to, but they had been
overwhelmed with solar projects and put a two-year moratorium on any new interconnections.
Mr. Reamer explained that they had assumed the project would be delayed because of the moratorium. He
stated that because of the decommissioned coal plant and other contributing factors, there was space on
ALBEMARLE COUNTY PLANNING COMMISSION 5
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
the grid for the solar power system to connect without upgrading the infrastructure. He stated that they
received the interconnect update on December 24, 2021.
Mr. Bivins clarified that the project had been approved to connect to Dominion Energy's service system.
Mr. Reamer explained that they only had a couple of years from the signing of the interconnection
agreement to build the facility.
Mr. Carrazana asked for more information about how the soil conditions would be improved. He asked why
the panels were considered impermeable and whether it should be reconsidered.
Mr. Reamer responded that there was a debate about whether solar panels were impermeable surfaces or
not. He said that in Massachusetts, solar panels were not considered impermeable. He said that panels
provided about 33% groundcover in the arrays, and they were not touching each other. He said that the
drip edge from the water off the panels was not an issue at the site because the environment supported
enough vegetation. He noted that water was able to flow under and around the panels.
Mr. Reamer mentioned that the state had undergone a major stormwater management revision, and one
of the changes stipulated that solar power facilities had to be designed as if they were impermeable
surfaces. He said that the state was currently trying to find a middle ground in the categorization. He said
that the guidance to consider the panels as impermeable surfaces was withdrawn following public comment,
and it was no longer a state mandate. He said that they intended to comply with state and local mandates.
He noted that the site design took into account stormwater management infrastructure, and there would be
space for it.
Mr. Missel clarified that there was one substation request. He asked whether additional substations would
be needed in the future.
Mr. Reamer said that they only needed one substation. He said that the substation would be located in the
interior of the site. He said that the point of the substation was to connect to the grid. He said that they may,
in the future, request a battery storage amendment so that battery storage infrastructure could be installed.
He said that battery storage had not been fast -tracked. He noted that the market was still unstable, and that
the technology was constantly changing. He said that the battery storage would be the only potential
addition to the substation, and it would be located at the substation facility.
Mr. Missel clarified that the applicant had two years from the signing of the interconnect agreement to get
the solar facility live on the grid.
Mr. Reamer said it was about two years. He noted that if the extensions continued, then they would have
more time, but it was unknown how long it would go.
Mr. Missel asked if the applicant planned to perform all of the grading and all of the installation within the
first two years or if they planned a phased approach.
Mr. Reamer responded that they anticipated construction would only take between 12 to 18 months. He
said that once the grading was complete, they had to install steel posts into the ground and secure the
panels. He said that they would need to go before the state to receive a permit -by -rule which required a
detailed cultural and historical study. He said that there was a three-year permit validity added. He
requested that language be added to allow the timeframe to be extended due to extenuating circumstances.
Mr. Missel noted that supply chain issues may pose a challenge.
Mr. Reamer noted it was a factor. He said that a new judgment determined that the panels produced in
southeast Asia would be subject to a tariff, and that would put burdens on supply. He said with the passage
of the Inflation Recovery Act (IRA), local or US -based production was incentivized and increasing.
Mr. Missel asked what percentage of the transmission wires would be above ground.
ALBEMARLE COUNTY PLANNING COMMISSION 6
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Mr. Reamer responded that they would need to connect each of the subarrays to the substation. He said
that each array would have an inverter, and those lines would be consolidated, and the consolidated line
would be transferred to the substation. He noted the location where the wire would have to be above ground
to cross a stream.
Mr. Missel noted that the runoff was cleaner than runoff from other uses. He stated that erosion control
devices would have to be installed.
Mr. Reamer explained that sedimentation basins would be scattered throughout the site which would remain
as stormwater management basins.
Ms. Firehock stated that the guidelines for public hearing participation were on the backside of the agenda.
She noted that speakers would be provided extra time because two hearings were being combined. She
said that support for public comments could be shown with raised hands of support. She said that remote
speakers would follow the in -person speakers.
Mr. Matt Hantzmon said that he was the founder and CEO of Hexagon Energy. He said that he was a
lifelong resident of Charlottesville. He said that the company worked nationally on solar power projects, and
Virginia had only embraced renewable energy projects in recent years. He said that they wanted to ensure
they used best practices for the project.
Mr. Hantzmon said that Hexagon Energy stressed stewardship as a company. He said that they wanted to
ensure the project was well -received by the community. He said that the landowner was an old friend of
his. He said that the project would improve the quality of the land and leave it in better condition once it was
decommissioned.
Mr. Hantzmon said that he had worked in the industry for over 20 years, and the County's processes were
some of the best and most thorough. He requested that the Commission vote in support of the project.
Mr. Billy Spradlin said he was with the Woodridge Sportsmen's Association. He said that they had leased
the land for the proposed project for over 50 years. He said that the project was positive for the community,
and it would better the land in the community. He said that he grew up in the County and had lived his
whole life within two miles of the site. He said that the project would keep rural land rural. He said that the
fenced -in area was insignificant compared to the amount of land which would be incorporated with the
project and kept as forested land. He said he and his children hunted on the land. He said that they leased
the land to preserve it for the use.
Mr. Spradlin noted that the community had several construction workers and planners, and they would
benefit from the project. He stated that he ran a security company, and the site would need security. He
said that he supported the project, and the Woodridge Sportsman Association was also in support.
Mr. Drew Price said that he lived in the Samuel Miller district and had lived in the County for 17 years. He
said that his children attended ACPS. He said that he was in support of the project. He said that he was the
president and co-founder of Hexagon Energy.
Mr. Price said that when they started Hexagon Energy, their goal was to build a local small-business and
bring the benefits of renewable energy to the area. He said that they had spent the past seven and a half
years working in Virginia and across the US to bring projects that delivered clean energy, environmental
benefits, and economic opportunity.
Mr. Price said that they had worked to develop a well -sited and thoughtfully designed project that benefited
the community. He said that his kids had shown more interest in his job due to this project, and his kids
realized that their future depended on his job in many ways. He said that his kids continued to show more
interest in solar power.
ALBEMARLE COUNT' PLANNING COMMISSION 7
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Mr. Price said he was proud to stand before the community to offer the project which would make the
community and the world better. He said that the Woodridge Solar project received community input,
engineering expertise, and environmental rigor, and it was designed with care for the community. He
requested that the Commission recommend approval to the Board.
Ms. Christine Putnam said she lived on Secretary's Road. She noted that there was a need for alternative
energy sources to address climate change. She said that she would rather see solar placed on rooftops
and brownfields. She said that the project had advantages given its proximity to the transmission line. She
said she was the chair of the Albemarle County Natural Heritage Committee. She said she was concerned
about the protection of the County's natural resources. She said she was concerned about the impact of
the solar project on the land.
Ms. Putnam said that Mr. Reamer had listened to the concerns and noted the commitment from Hexagon
Energy to restore native vegetation and protect stream buffers. She said that she had reviewed the
vegetative management plan and that the plan was sound. She said that the plan relied on active
monitoring, and the active monitoring had to happen for the vegetative plan to be successful. She noted
the difficulty of establishing plant cover in acidic soils impacted by decades of industrial timbering. She
noted that the intensive grading could prove to be difficult.
Ms. Putnam said that there was a possibility that the weather was not cooperative and there would be
places where the vegetation did not take. She said a third -party professional was required to make sure
that the vegetative plan was properly implemented and monitored throughout the life of the project. She
said that the developer has offered such a condition, so it should be included as a condition of approval.
She said that the developer should provide funds for the monitoring and any needed remediation.
Ms. Putnam said that County staff or neighboring citizens should not be expected to take on the
responsibility. She said that if the land were to be restored to support a biodiverse system, active monitoring
had to take place. She said that the County was in the process of hiring a consultant to draft an ordinance
for utility -scale solar power, and the model ordinance needed to require that projects met the Pollinator
Smart certification and that they were properly monitored.
Mr. Danny Van Clief said that he lived in the White Hall district, and much of his family s history in the area
included property ownership in southern Albemarle. He said that he was the founding CEO of a solar energy
business based in Charlottesville called Sun Tribe Development. He said that his business was part of a
growing collection of renewable energy companies in the County. He said that Hexagon Energy was a
respected competitor, but he was speaking in support of the project.
Mr. Van Clief said that he had worked on more than 70 completed solar projects in 22 states over the past
15 years, including a successful special use permit application a year ago for a solar farm in the County
called Midway Solar. He said that by the time an application came before the Commission, it had been
thoroughly vetted by County staff, and the standards and conditions which had been imposed were of
substantial quality and merit. He said that the County was one of the most rigorous localities to secure a
land -use permit for solar power.
Mr. John Kluge said that he was a longtime resident of the County and a business owner. He said that he
left his little girl at home. He said that he was in support of the Woodridge Solar project. He said that he
was the co-founder of the Thistlerock Mead Company. He said that they hoped to open up the use within
the next year. He explained that mead was a honey -derived product classified in the state as a farm winery.
He said that they were a nature -based, emission -driven, social enterprise.
Mr. Kluge said that they produced a wine that was based on the production of honey. He said that the farm
was currently located in the Milton area where they had a regenerative flower operation and apiary. He said
that the work started during the COVID-19 pandemic to restore their soil. He noted the short-term
improvements to the biodiversity from the soil restoration work. He noted that the quality of the soil and the
ability to grow vegetables had changed.
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FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Mr. Kluge said that because they produced honey as their fermentation ingredient, they had a requirement
to produce at least 51 % of their fermented sugars from the honey they produce. He said that they currently
had 40 hives under their management. He said that they reinvested 50% of their pre-tax profits into climate
action, conservation, biodiversity protection, and the livelihoods of disenfranchised beekeepers. He said
that they were looking for ways to structure innovative partnerships. He said that their goal was to be the
first net -zero meadery in the country and the first net -zero winery in the state.
Mr. Kluge explained that they would be able to relocate the bees to the Woodridge site and advise on the
pollinator plan and land management practices. He said that they would be able to use the collected honey
to produce a value-added product in the County. He said that he supported the project, and they had signed
a letter of intent with Hexagon Energy stating their purpose.
Ms. Allison Wickham stated that she worked with Thistlerock Mead Company. She said she was the founder
of the Siller Pollinator, a Charlottesville -area -based, pollinator -focused service provider and nectar share.
She explained that a nectar share was a CSA-style beehive share program in collaboration with local non-
profits. She explained she had an undergraduate degree in chemistry, environmental studies, and
geography, and a master's degree in soil and crop science.
Ms. Wickham stated that the project would have a direct, positive impact on pollinator populations. She said
that the project would provide clean energy, food, and nesting grounds for native pollinators. She said that
there were over 400 species of bees native to the state. She said that the native pollinators relied on native
species. She said that the vegetation plan was a good plan and explained that the applicant had allowed
them to keep bees on the site which would greatly improve their honey yields.
Ms. Wickham said that the honey would be turned into mead to be enjoyed in the County. She said that the
project could serve as a model for a cooperative piece of land. She said that the project model should be
encouraged. She noted that she could not keep bees at a coal fire power plant. She said that she fully
supported the project and requested that the Commission support it as well.
Ms. Jamie Piotrowski said she was a resident of the Rio district. She said that she was in support of the
project. She requested the Commission recommend approval to the Board. She said that she was a recent
graduate of the Virginia Cooperative Extension's Master Gardener training. She noted that the plans
included extensive vegetation management for improved biodiversity with potential benefits for the local
ecosystem. She mentioned that the project qualified for the Virginia Pollinator Smart program.
Ms. Piotrowski said that ongoing monitoring would be wise. She noted that the project was at a strategic
location due to the existing transmission line. She said that the community needed to be involved in the
local efforts for the climate action plan to move forward. She said that increased community involvement
needed to be encouraged by the Board and by the Commission.
Ms. Piotrowski stated that they all required electricity and had a vested interest in replacing fossil fuels with
renewable energies. She said that she had seven grandchildren, and she wanted them to have a livable
community and a livable Earth. She said that she had solar panels on her roof, and she drove an electric
vehicle. She said that they needed renewable energy at scale to make a difference. She requested the
Commission recommend approval of the project to the Board.
Mr. Graham McLean stated that he was a County resident. He said that he agreed with the previous
comments. He said that the state needed to deploy substantial renewable energy of all kinds in all sorts of
configurations to decarbonize the electricity sector —distributed generation, solar on brownfields, and solar
on reclaimed coalfields. He said that it would not be enough. He said that utility -scale solar was a critical
piece of the solution, and they would not reach their goals without it.
Mr. McLean said that the existing transmission line was important to consider. He said that the less solar
that was deployed in the County, the state, and the country meant that more solar energy had to be
imported. He said that the County should approve sound, renewable energy projects that leveraged existing
infrastructure. He requested the Commission support the proposal.
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FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Mr. Matthew Gilligan said that he was the co-chair of Livable Cville. He explained that Livable Cville was a
local, all -volunteer group whose mission was to advocate for policies to build an inclusive Charlottesville
area with affordable housing, sustainable transportation, and healthy neighborhoods. He said that climate
change and environmental justice were urgent matters that must be addressed at the local level. He said
that he was in support of the special use permits for the Woodridge Solar project.
Mr. Gilligan said that their research had shown the project to be consistent with the County's environmental
and land -use goals. He said that the project was an opportunity for the County to establish itself as a leader
in utility -scale solar projects. He said that the project would produce local solar energy and preserve the
ecological integrity of the site through a vegetation management plan.
Mr. Gilligan said that the project was consistent with Phase 1 of the County's climate action plan. He
explained that the climate action plan recommended that when considering utility -scale renewable energy
projects, the County should strive to maintain a holistic perspective that accounted for potential climate
benefits and the health of the local ecosystem.
Mr. Gilligan said that the project maintained the balance through a combination of reduction in carbon
emissions, room for effective stormwater management, and an extensive vegetative management plan. He
said that Hexagon Energy had secured an interconnection agreement. He said that a rejection of the project
could cause the County to miss a window of opportunity. He said that it could take decades for smaller
community -scale and rooftop projects to provide an equivalent amount of renewable energy in the County.
He said that the project represented a significant change in land use for the site.
Mr. Gilligan said that the project would give the County the chance to improve ecological diversity and act
quickly on its goals to address climate change. He requested that the Commission recommend approval of
the project.
Mr. Kendall Dix said that he lived in Esmont on the border of Scottsville in the County. He said that he was
the national policy director for a climate justice organization based in Louisiana but operated internationally.
He said that he moved to the area from Louisiana. He said that the climate problem meant any action taken
now is more valuable than action taken later.
Mr. Dix noted that from a justice perspective, there was skepticism about utility -scale solar. He said that he
reviewed the proposal looking for flaws. He said that the site had already been severely degraded. He said
that the proposed site was appropriate for the use. He said that the remediation of the land and other
conditions could be an example of utility -scale solar done right. He said that the County had the opportunity
to provide a model project.
Mr. Dix said that studies were published detailing how larger projects were more efficient in terms of
electricity generation. He noted that solar energy came with costs. He mentioned that there were mining
impacts and manufacturing impacts. He said that the resources should be used efficiently so that other
regions were not subject to environmental injustice. He said that he supported the project and requested
that the Commission recommend approval.
Mr. Rich Allevi stated that he was a Charlottesville resident and the co-founder of Sun Tribe Solar. He said
that he was the chair of the Charlottesville Renewable Energy Alliance, and he was a member of the Virginia
Board for Workforce Development which advised the Governor on all matters related to workforce. He said
that he was the co-chair of an organization called SHINE —Solar Hands-on Instructional Network of
Excellence.
Mr. Allevi explained that SHINE was a nonprofit funded by the state, and they developed training labs so
people can learn the skills required to be effective on a solar job site. He said that part of the program was
an informational dashboard that used data to predict where projects would come up next and where they
would need to roll out training labs funded by the state. He explained that PVCC agreed to deploy the
program at its campus. He said that with the approval of the project, there would be the support of the state
and SHINE to train local residents to obtain employment at the project.
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FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Ms. Patricia Mata said she lived on Secretary's Road. She said that the solar panels would be built next to
her home. She said she would be able to see them from her home. She said that they previously had
distributed too much herbicide on the neighboring land, and it made it desolate. She said that there had
been previous herbicide sprays and pine growth. She said she was concerned that more herbicides would
be used to implement the solar panels.
Ms. Mata asked where the solar panels would be sourced. She noted that Mr. Reamer knew about the
visual impacts. She said that US -made solar panels should be used. She noted that a fire station was
supposed to have been built in the area. She said that currently, the closest station was near Monticello
High School or Scottsville. She questioned the emergency response time to the site. She said that there
was no clear-cut plan for how the panels would be decommissioned. She expressed concerns about the
dismantling of the panels and the future uses of the site. She said she was against the solar panels being
located next to her house.
Mr. Jim Allen said that he had lived in the County across the road from one of the original solar fields
proposed by Hexagon Energy. He said he was speaking in opposition to the project. He said he was
concerned about fire safety. He said Massachusetts was a colder environment and lusher. He said that he
moved here from Dallas, Texas. He said that in the summertime, it was dry and dusty, and there was a fire
hazard. He said that they were about 30 minutes from emergency response.
Mr. Allen said that he had worked in the investment business for 40 years. He said that people without
stakes often invested heavily in certain items which caused issues down the road. He said that the people
who lived next to the proposed site were not necessarily in favor. He said that Hexagon Energy was good
to work with. He said that they wanted to ensure that their lands were not changed from what they were
when they moved to the area. He said that a solar facility should be put in western or northern Albemarle.
Ms. Laura Young said she was speaking in support of the project. She said that her grandmother lived off
Secretary's Road, and her property bordered one of the proposed locations for the solar panels. She stated
that her grandmother's driveway would become an access point to one of the service stations. She said
that initially, she was excited about the potential renewable energy, but she was worried about the impact
on her grandmother's property. She said that she met with Mr. Reamer, and he had received their feedback
and assured them that they would be good neighbors.
Ms. Young mentioned that the County had set a goal to hit zero net emissions by 2050. She said that the
project would get the County closer to the goal. She said she supported the project and encouraged the
Commission to support it as well.
Mr. James Tameron said that he lived across the road from the proposed location on Secretary's Road. He
said that he hoped the Commission would hold the applicant to the terms of the project.
Mr. Bryan Freidman said that he lived on Blenheim Road, about two miles from the proposed site. He said
that he was in support of previous comments regarding the good working relationship with Hexagon Energy.
He asked for clarification regarding the total area of panels. He said he was concerned about who would
own the project and the land once the project was complete. He said that he was concerned about the
ability to enforce the conditions.
Mr. Freedman asked where the power would be distributed from the facility. He asked whether the power
from the facility would go to the County or if it would be exported. He said that he agreed solar energy was
important to decarbonize the grid. He said that it should benefit the people living in the County.
Mr. Bruce Sullivan said he agreed with previous comments. He said that he had lived in the County since
1973. He said that his mother lived at 4503 Island Drive. He said that they supported the project. He said
that they had concerns early on, but they had met with Mr. Reamer who addressed the concerns. He said
that the biggest concern regarded who would care for the road. He said that the project was a great
opportunity for the County. He said that it would be a model for a good solar project. He said that he
supported the project.
ALBEMARLE COUNTY PLANNING COMMISSION 11
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Ms. Firehock asked if there were any public speakers signed up via Zoom
Ms. Shaffer said yes. She read the protocol for the public speakers.
Mr. Kirk Bowers said that he was a 35-year resident of the Rivanna District and a native of Virginia. He said
that he represented the Sierra Club as the Conservation Chair for the Piedmont group. He said that the
executive committee of the Piedmont group endorsed support for the Woodbridge Solar Facility project. He
said that the project site was suitable for a solar facility and would generate power for 25,000 homes, or
over half of the homes in Albemarle County. He said the project also supported the goals of the County
Climate Action Plan to reduce greenhouse gas emissions. He said that it would meet about 20% of the
goals for all greenhouse gas emissions for the County, and the facility also fit into the County's
Comprehensive Plan goals and the pending update. He said that it was a great project that they supported;
however, they had a few recommendations and reservations.
Mr. Bowers said that they did not support a project without thorough research, and he had over 40 years of
civil engineering experience and was a licensed professional engineer in addition to being Conservation
Chair, with lots of experience with site development projects. He said that he was asking for several things,
including specifics in construction plans to minimize construction -related compaction of on -site soils, share
a high cover of perennial vegetation with minimal maintenance, to design the site with permeable space
between solar panel rows to promote filtration of stormwater runoff. He said that solar farms could be
designed to minimize the impact on landscape and eco-hydrological processes. He said that they were
attempting to stop using conventional stormwater practices using stormwater basins by using infiltration
and low -impact development design.
Mr. Bowers said that they recommended that Low Impact Development be used to the greatest extent
possible on this site, partially to encourage the recharge of groundwater as part of the site development
process, however, there were some competing interests. He said that they needed to develop a good
stormwater plan that would use existing on -site soils and filtrate the water, which meant building infiltration
cells between the panel rows. He said that during construction, site management practices should minimize
adverse impacts to the soils. He said that the construction sequencing made him cringe when he heard that
there would be two years to completion of this project, and even plans that were well -organized could
become years behind schedule.
Mr. Bowers said that there were likely problems due to the steep slopes on this site, and slopes over a 15%
gradient would create difficulty in getting anything to grow on the slopes. He said that when he looked at
some of the soil characteristics, there were highly erodible soils on the site, and it could be a disaster like
what was seen at the Locust Grove solar facility installation, where there were major erosion problems. He
said that the Sierra Club supported the project.
Ms. Katie Ebinger said that she lived in Charlottesville. She said that she was the climate policy analyst for
the community climate collaborative, or C3, a nonprofit in Charlottesville that specialized in local climate
action. She said that she supported granting special use permits to the Woodridge Solar project. She said
that over the past few weeks, the policy team at C3 had conducted an analysis of the proposed Woodridge
site to assess the justice, environmental, economic, and climate impact of the project. She said that they
were excited to comment on their support for the project.
Ms. Ebinger said that some of the positive aspects from their study were that the Woodridge project
effectively engaged community groups. She said that one resultwas a well -thought-out design that centered
on ecosystem health throughout every stage of the development process, and their community engagement
went far beyond what was required, and some of the feedback was incorporated into the project's final
design. She said that as this project progressed, she urged that community engagement be centered
throughout. She said that about justice, whenever they were able to create clean energy, they could close
a dirty power plant, which historically were located in environmental justice communities. She said that
similarly, they could hope to slow climate change, which impacted communities of color most drastically.
Ms. Ebinger said this project's importance to climate change mitigation was also substantial; C3 had
estimates to greenhouse gas emissions in the first year similar to what Hexagon projected, so this was to
ALBEMARLE COUNTY PLANNING COMMISSION 12
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
the order of 100,000 times the amount of greenhouse gases mitigated in the first year, and even when
accounting for emissions created during the manufacturing and other parts of the process, this project was
still significantly favorable from a climate perspective. She said that they believed that inviting such a
beneficial project to the County was the right decision for the community and the climate, and they urged
the approval for the special use permits for the Woodridge Solar project.
Ms. Shaffer said that there were no other speakers online.
Ms. Firehock asked the applicant to make closing remarks and to address public comment.
Mr. Reamer said that he had enjoyed the time he had spent with citizens who both approved and
disapproved of the project, because it indicated a special opportunity to get to know each other. He said
that a consistent question that had been raised was how they would make sure that this excellent vegetation
management plan would be enforced. He said that another question that had been raised was if they could
work with one of the many qualified local environmental monitoring companies to do bi-annual or annual
reports that they as a company, or put as a condition, that a regional qualified company produced an annual
compliance report with the vegetation management plan. He said that they fully supported doing something
like that and he wanted to ensure that they guaranteed their promises. He said that he hoped that this would
appease much of the concern from the public, and his company supported that fully.
Ms. Firehock said that a citizen asked about decommissioning, which would be covered as a part of the
plan. She asked if Mr. Reamer could address this issue for the public.
Mr. Reamer said that as part of their application, a decommissioning plan would be included, and he
recalled that $8M in current dollars was the cost of decommissioning the site and putting the site back to
near -preexisting conditions, meaning that it would not be completely regraded and they would not remove
the then -mature vegetation. He said that it would be set aside as a financial instrument with the County
before any ground was broken so that the County had that fund to decommission it if the owner stopped
the operation.
Mr. Reamer said that in regard to inflation, a stipulation of what was included in their plan, and one of the
conditions was that it must be renewed every five years so that the amount was true to whatever inflation
had affected. He said that he did not mean to avoid that information in his initial presentation, as it was a
central feature of the plan and was part of the submitted application.
Ms. Firehock said that another question raised by the public was where the power went.
Mr. Reamer said that that was a good question that had been discussed at length in various community
meetings. He said that the power itself was electrons pumped into this substation that flowed up and down
these lines to other substations in the area, and they did not know exactly where the power went, but
physically, the electrons were used locally. He said that the market that allowed them to build this project
and sell the power was part of a virtual power purchase agreement. He said that that meant that someone
with a large power bill who was interested in reducing their carbon footprint would contract with them to buy
the power. He said that if they heard, for example, that the power was going to northern Virginia to a data
center, the electrons actually were not, but the crediting of the system and the way the power was paid
would be credited against someone who may want to contract to buy the power. He said that the electrons
from the project would be going onto their grid in the area.
Ms. Firehock said that she would like to address the other question about erosion. She said that while they
were spaced far apart, there was a series of panels angled in a certain direction, which created a certain
volume of sheet flow and hit the ground at the same spots, which was explained by evidence of severe
gullying at other solar sites. She asked if Mr. Reamer could address that more.
Mr. Reamer said that that happened when sheet flow from rain went across the ground, which was why it
was important to have the vegetation management done correctly, because the deep-rooted system would
help slow all of that runoff from the beginning. He said that that was not all that was needed to solve the
issue, so they built in management ponds as a baseline. He said that they were tried and true, but were not
ALBEMARLE COUNTY PLANNING COMMISSION 13
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
desirable, so they were looking into low -impact development features such as swales between panel rows,
but they had to research the engineering and potential issues of the alternative solutions. He said that
submitted was a concept plan that showed that at the bare minimum, they had what was required for
stormwater pond management, and they were looking into other low -impact development and best
management practices that they could. He asked if that answered Ms. Firehock's question.
Ms. Firehock said that she thought so. She said that she could not speak for all members of the public. She
asked if Commissioners had other questions for the applicant.
Mr. Carrazana said that another concern raised was fire. He asked if Mr. Reamer could talk about the
potential of fire hazard. He said there was another issue about the distance to a fire hydrant, due to there
being a well on the site and not enough pressure for a hydrant.
Mr. Reamer said that it was an electrical facility that would be installed, and sometimes things would catch
on fire. He said that most fires ended up happening due to poor construction, and they would work very
hard and have County supervision to make sure that was done. He said that they would work before the
site plan approval with the fire department to ensure their proposal was an acceptable plan. He said that
they had ideas of dry wells or cisterns located throughout the site, and if there were sheep on the site, water
would be required anyway, so there may be confluence for those water cisterns for the sheep to serve that
other purpose.
Mr. Reamer said that pine forests were not immune to fire, and a lightning strike on a dry forest would pose
a real problem. He said that because there was separation and use of low -height vegetation, there would
be a fire break. He said that they would work with the fire department to address that more effectively, and
a condition was to work with the fire department to ensure they had an acceptable plan.
Mr. Murray said that the location of the site was close to some popular running and cycling routes in the
County. He said that he wondered about truck traffic and sensitivity to other users on the road.
Mr. Reamer said that the technical answer was that VDOT had reviewed the process and said that there
was no adverse effect from their perspective. He said that he had not thought about the cycling perspective,
but they would work with the community, the County, and VDOT to ensure that trucks were careful, and
they would use flaggers and signs appropriately. He said that there was some established context for doing
so and they would make sure it worked with flagging.
Mr. Bivins asked if Mr. Reamer knew what Hexagon's long-range planning for ownership of the property
was.
Mr. Reamer said that historically, as a company, they worked as a front-end developer, meaning they went
through entitlements phases, got everyone to sign everything off, then transferred ownership of whatever
project to a company that had a balance sheet and a lower cost of construction financing than they did. He
said that that allowed them to work across many markets, and their reputation would follow if they did a bad
project. He said that they would love to eventually own and operate projects, and there was no project they
would like to operate more than this particular one, and while he could not promise it, that was their hope
for an ideal scenario. He said that there was no condition, and they could sell it to whomever they wanted
to but were looking for every opportunity to own and operate it themselves.
Mr. Bivins said that clear options that sat before the company should be relayed to the Board of Supervisors
and Mr. Reamer should consult his counsel for that.
Ms. Reamer thanked Mr. Bivins for the guidance.
Ms. Firehock thanked the applicant and said that the matter was now before the Commission for
deliberation.
ALBEMARLE COUNT' PLANNING COMMISSION 14
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Mr. Murray said that overall, this was a great project that could be a good example for projects that may be
seen in the future. He said that they should suggest a condition and place a condition of having ongoing
monitoring, which was a great addition to this.
Mr. Missel asked Mr. Murray what kind of monitoring he was referring to.
Mr. Murray said that he mentioned ongoing monitoring.
Mr. Missel clarified that it was monitoring of the vegetation.
Mr. Murray said that was a great condition to add to this. He said that he would lean on treating the panels
as impervious after seeing what happened in Louisa. He said that he did not think it would happen here,
but there were some cautionary tales in the region.
Mr. Claybome said that he supported the project presented tonight. He said that it aligned with the County's
goals for sustainability and seemed a reasonable site for such a project. He said that in terms of the
conditions, they may want to mention someone who was certified in the field of cost estimating in order to
note that a professional was completing it. He said that as-builts should be made available for the
decommissioning process, and it was important for them to be present.
Ms. Firehock said that she also was in support of this project. She said that she agreed with adding the
condition, and the applicant mentioned third -party monitoring by a qualified firm that did that type of
assessment bi-annually for the first five years and then annually thereafter, because the vegetation should
be established. She commented that the Commission reviewed applications such as this because each
one was unique, so she did not see it as all solar was good or all solar was bad, but this particular site
seemed to have a high amount of erosion and a lot of gullying, and the soil appeared to be in poor condition.
She said that her background was in natural resources management, so she was qualified in this area, and
she believed that this project would improve the health of the soil and decrease the runoff occurring there.
Ms. Firehock said that she often was against solar projects that removed forests because the point of solar
was to help with carbon release, and forests and their soils sequestered a tremendous amount of carbon.
She said that in fact, it was the soils that sequestered even more carbon than the trees, but for that to be
occurring and doing so well, there must be a thick layer from years of leaf fall from a mature forest. She
said that if this were performing as a mature hardwood forest that was relatively undisturbed, she would be
against a project removing a carbon sink to provide a carbon release. She said that because this particular
site was highly impacted, the soils were in poor condition, and a lot of erosion was occurring, after the
vegetation management plan was put in place, the site would be more stable and the soils would build and
improve over time as the biomass decayed over the winter and new biomass came in. She said that it would
be a net positive for this particular site.
Ms. Firehock said that she was certain that the power in the room they sat in was from coal, likely mined
from a mountaintop in southwest Virginia, so they had a responsibility as a County to take care of solar.
She said that she wanted to be clear that this did not mean that she would be in support of removing mature
forests for solar, but for this particular site and the degraded condition it was in, and the fact that the
applicant had maintained connectivity through the site by protecting streams, wildlife would continue to
move through the site. She said that he did not mention that there would be small openings in the fence so
that small animals could move through it. She said that it was a less impactful site than most she had seen
throughout her career.
Mr. Bivins said that he was in support of the project. He said that the ground was in poor condition and
likely would not be reforested, but the bulk of the 2,300 acres had a lot of forest that would likely be timbered.
He said that also on the 1,500 acres would be a diversification of uses, so if the beekeeping and
shepherding occurred there, along with the timbering and hunting, it would be more than the timbering with
the hardwood -suppressing chemicals. He said that he was pleased to support this use for the diversification
of uses and because the proposed use supported people.
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FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Ms. Firehock said that the paneled acreage that it was impacting was 200 acres on a 1,500-acre site. She
said that it was not a 1,500-acre solar panel development, and there was a lot of habitat being protected
on that particular site.
Mr. Carrazana said that he appreciated the Chair's comments on forests' role in carbon capture. He said
that he would also vote no if this project were to take down mature forests, because they simply did not
have enough land if they were to convert everything to solar and drove electric vehicles. He said that this
site was unique in some ways, and there were many cautionary tales about what solar fields had done to
land, so this project was bringing in so many parts and creating an ecosystem. He said that from that
standpoint, it was very much environmentally friendly to the economy and also brought in solar energy.
Mr. Carrazana said that two days ago, there was a net energy gain from fusion, so it was an interesting
conversation they needed to have in terms of carbon neutrality. He said that they must manage their
resources well, thinking about agriculture and farmlands, but this project brought so many things together
that they all wanted to succeed. He said that they wanted to ensure it did succeed and how it kept their
eyes on it, because there were many commitments and promises here, so they needed to make sure it was
actually happening and that these activities were continuing to flourish on this land. He concluded that he
would vote yes for this project.
Mr. Missel said that he was in support of the project and was prepared to make a motion. He said that he
had proposed conditions he would like to review with his fellow Commissioners. He said that he agreed
with the comments about the removal of mature forests, and he also would likely feel the same way. He
said that this was a great test study for the climate action plan, and it would continue to be something
monitored as they moved forward, as the vegetation would be. He said that it was important to consider the
25,000 homes was huge, and the electrons being local was a helpful insight to have. He said that it was an
effective and logical use of the degraded land and would only improve the landscape. He said that he
appreciated the public comment and understood the comments from the people who lived adjacent to this.
Mr. Missel said, noting it was a subjective statement, that he hoped it would be a nicer view than what was
currently on the site. He commended the applicant for an outstanding community engagement process and
thought it was a great model that potentially could be considered as they moved forward. He said that it
met the mission of providing clean, renewable energy, and acknowledged the reality that there was a need
for utility -grade solar, and that it was well -incorporated into the natural environment. He said that there were
many positive aspects to this project that they all realized, and he was also aware that there was much to
learn. He said that this group was still learning as they went through each project, but if they did not go
through projects like this, they would never learn how to do better, and this was a huge leap forward to be
able to do that.
Mr. Missel said that he had a few questions relating to conditions. He said that he appreciated Mr.
Clayborne's comments about as-builts being required for the commissioning process, and he would be in
support of a condition that stated it, although he imagined it would be done as part of the work regardless.
He said that the third -party vegetation monitoring could be a condition, and some minor tweaks to
incorporate into the motion. He asked Mr. Claybome mentioned another item in addition to the as-builts.
Mr. Clayborne said that he had requested that the person who performed the cost estimation had a
certification in that field.
Mr. Missel asked if that was in addition to something written.
Mr. Claybome said that he had just thought of it.
Mr. Missel asked what the cost estimate was for.
Mr. Clayborne said that it was the cost of decommissioning. He said that there were different components
to it.
ALBEMARLE COUNT' PLANNING COMMISSION 16
FINAL MINUTES WORKSESSION AND REGULAR MEETING- December 13, 2022
Mr. Missel said that that was related to the five-year process that the County would go through. He asked
if that was built into that process.
Mr. Fritz said that he would recommend for that that it be clarified that the decommissioning plan was done
by qualified individuals, they could go back and make sure the condition already had it or come up with the
appropriate language.
Mr. Missel said that in terms of the monitoring, something to the effect of third -party monitoring of vegetative
plantings.
Ms. Firehock said that attainment of the vegetation management plan by a qualified professional. She said
that the frequency should be specified as well.
Mr. Missel said for an initial period of two per year for the first five years following implementation of the
plan, and once per year annually thereafter.
Ms. Firehock noted that there was also a special exception consideration for disturbance of steep slopes
and the Commission did not have legal authority over special exceptions, but if they wanted to take that up
they could make a recommendation to the Board on how they received that matter, but it was not necessary
due to the lack of authority.
Mr. Missel asked for the consensus of the Commission on that matter.
Ms. Firehock said that her general practice was to not weigh in on special exceptions that they did not have
a say over. She said that it was up to Mr. Missel.
Mr. Bivins said that there was another one as well.
Mr. Missel said yes.
Ms. Firehock said that they had the solar substation and the actual solar site itself, and then they had the
potential for the special exception.
Mr. Missel said that he understood.
Mr. Herrick added that there was also the comprehensive plan review. He said that Mr. Fritz had sequenced
the proposed motions in that order.
Ms. Firehock said that was whether it conformed with the comprehensive plan.
Mr. Fritz said that he had a sequence laid out for the Commission.
Mr. Missel asked if they should keep the sequence.
Mr. Fritz said yes. He asked if Mr. Missel could restate the condition he was talking about for the third -party
inspection so that he could type it in and display it on the screen. He said that he also had a potential
recommendation to add, which was that they should include the County to approve the qualifications of the
third party.
Mr. Missel said yes. He asked if that was the same for the decommissioning plan.
Mr. Fritz said that he had included the decommissioning plan to have as-builts, and the development and
updating decommissioning plan to be done by qualified individuals. He said that it may already have this
information, but they would develop the appropriate language.
Ms. Firehock said that they did not need to craft specific recommendations for these details.
ALBEMARLE COUNTY PLANNING COMMISSION 17
FINAL MINUTES WORKSESSION AND REGULAR MEETING -December 13, 2022
Mr. Fritz said there were three separate actions, one being compliance with the comprehensive plan, then
SP202200015 Woodridge Solar, and third SP202200014 Woodridge Solar Substation.
Mr. Missel moved the Planning Commission to find the facility proposed in SP202200015 was in substantial
compliance in the comprehensive plan. Mr. Clayborne seconded the motion. The motion passed
unanimously (6-0).
Mr. Missel moved the Planning Commission to recommend approval of SP202200015, Woodridge Solar,
with the conditions outlined in the staff report and with changes to conditions 1, 3, and 14, presented tonight.
Mr. Murray seconded the motion.
Mr. Bivins said that on the second point, the decommissioning plan to include as -built plans, he would like
for it to be clearer on what those two plans were.
Mr. Clayborne said that as-builts were, at the end of a construction project, were the documents that
depicted what was actually constructed as opposed to the design, including what was installed above and
below ground.
Mr. Bivins asked if that was for after it was decommissioned.
Mr. Clayborne said that it was after it was constructed so that they had a map to go from.
Mr. Bivins said okay.
Ms. Firehock asked if there was any further discussion. Hearing none, she asked the Clerk to call the role.
The motion passed unanimously (6-0).
Mr. Missel moved the Planning Commission to recommend approval of SP202200014 Woodridge Solar
Substation, with the conditions outlined in the staff report and with the changes to conditions 1, 3, and 14,
presented tonight, as well as the three on the slide. Mr. Murray seconded the motion. The motion passed
unanimously (6-0).
Mr. Herrick said that before they dispensed this item for the evening, counsel for the applicant had pointed
out that the wording of the compliance with the comprehensive plan motion may not have been sufficiently
broad. He said that it was worded that the generation station was in compliance with the comprehensive
plan, and out of an abundance of caution, it may be best to make another motion to indicate that the
substation was in compliance with the comprehensive plan as well.
Ms. Firehock asked if that should be made as an additional motion.
Mr. Herrick said that it should if the Commission found that the substation as well was in substantial
compliance with the comprehensive plan.
Ms. Firehock said that she understood that they both be in compliance.
Mr. Fritz asked if it should be a new motion.
Mr. Herrick said that since the first motion approved the generating facility, it should just be a separate
motion.
Ms. Firehock said that they did not want to vote to undo the first one, so an additional motion should be
made.
Mr. Missel moved the Planning Commission to find the facility proposed in SP202200014 was in substantial
compliance with the comprehensive plan. Mr. Clayborne seconded the motion. The motion passed
unanimously (6-0).
ALBEMARLE COUNTY PLANNING COMMISSION 18
FINAL MINUTES WORKSESSION AND REGULAR MEETING -December 13, 2022
Adjournment
The Planning Commission adjourned to Tuesday, January 10, 2023.
Kevin McDermott, Interim Director of Planning
(Recorded by Carolyn S. Shaffer, Clerk to Planning Commission & Planning Boards; transcribed by Golden
Transcription Services)
Approved by Planning Commission
Date: 01 /24/2023
Initials: CSS
ALBEMARLE COUNTY PLANNING COMMISSION 19
FINAL MINUTES WORKSESSION AND REGULAR MEETING -December 13, 2022
ATTACHMENT D
Special Exception
Only the Board of Supervisors is required to act on a special exception request. The
Planning Commission did not review or provide comments on this special exception
request. This amended review of the special exception request replaces the review
included in the report provided to the Planning Commission. This analysis reflects
information submitted after the preparation of the initial report.
The project proposes to disturb approximately 8.5 acres of critical slopes. The areas of
disturbance are scattered across the project and are not a contiguous area. The
procedure and criteria for evaluation of the special exception are contained in Sections
4.2.5 and 33.9. The applicant has submitted a request addressing the provisions of the
ordinance, Attachment A2. Each of the provisions is addressed below.
Request. A developer or subdivider requesting a modification or waiver shall file a
written request in accordance with section 32.3.5 of this chapter and identify and state
how the request would satisfy one or more of the findings set forth in subsection
4.2.5(a)(3) . If the request pertains to a modification or waiver of the prohibition of
disturbing slopes of 25 percent or greater (hereinafter, "critical slopes'), the request
also shall state the reason for the modification or waiver, explaining how the
modification or waiver, if granted, would address the rapid and/or large-scale
movement of soil and rock, excessive stormwater run-off,
Prior to any disturbance, the applicant would be required to obtain site plan approval
and approval of a grading plan. The approval of these plans would include provisions
to minimize stormwater run-off and the movement of soil and rock. The proposed
disturbance of critical slopes would result in slopes that are less steep. The reduction
in slope would help to minimize stormwater run-off rates and siltation.
siltation of natural and man-made bodies of water,
During construction, erosion control measures are required to minimize siltation. Post
construction, the areas would be stabilized, and stormwater management systems
would be installed and required to be maintained. Staff notes that these slopes have
been disturbed during past timbering operations and would likely be disturbed in future
timbering operations if this project were not approved.
loss of aesthetic resources,
The slopes do not currently represent an aesthetic resource.
and, in the event of septic system failure, a greater travel distance of septic effluent
(collectively referred to as the public health, safety, and welfare factors') that might
otherwise result from the disturbance of critical slopes.
No drainfields are proposed.
2. Consideration of recommendation: determination by county engineer. In reviewing a
request for a modification or waiver, the Board of Supervisors shall consider the
recommendation of the agent as to whether any of the findings set forth in subsection
4.2.5(a)(3) can be made by the commission. If the request pertains to a modification or
waiver of the prohibition of disturbing critical slopes, the Board of Supervisors shall
consider the determination by the county engineer as to whether the developer or
subdivider will address each of the public health, safety and welfare factors so that the
disturbance of the critical slopes will not pose a threat to the public drinking water
supplies and flood plain areas, and that soil erosion, sedimentation, water pollution
and septic disposal issues will be mitigated to the satisfaction of the county engineer.
The county engineer shall evaluate the potential for soil erosion, sedimentation and
water pollution that might result from the disturbance of slopes of 25 percent or greater
in accordance with the current provisions of the Virginia Department of Transportation
Drainage Manual, the Commonwealth of Virginia Erosion and Sediment Control
Handbook and Virginia State Water Control Board best management practices, and
where applicable, Chapter 17, Water Protection, of the Code.
The property is not in a water supply watershed and none of the slopes are associated
with flood plain areas. As previously stated, a site plan and grading plan would be
required to comply with State and local regulations. The County Engineer has stated
that the submittal and approval of these plans will address the provisions of this
ordinance section. The slopes do not contain any unusual or unique characteristics
that would prevent compliance with the ordinance or that would result in excessive
erosion, sedimentation or water pollution.
3. Findings. The Board of Supervisors may grant a modification or waiver under this
subsection (a) if it finds that the modification or waiver would not be detrimental to the
public health, safety or welfare, to the orderly development of the area, or to adjacent
properties: would not be contrary to sound engineering practices: and at least one of
the following:
The site plan review process would verify and require that the proposed grading
minimizes soil erosion and stormwater runoff. With the approval of a site plan, sound
engineering practices would be satisfied and the public health, safety and welfare
would be protected. The areas of slope to be disturbed would not impact any adjacent
properties. The special use permit review process would determine if the orderly
development of the area were being satisfied.
a. Strict application of the requirements of section 4.2 would not forward the purposes
of this chapter or otherwise serve the public health, safety or welfare:
Staff has reviewed the purposes of this chapter contained in section 1.4. Application
of the regulations limiting disturbance of critical slopes does not conflict with the
purposes stated in the ordinance. The application does not meet this criterion for
granting a modification or waiver.
b. Alternatives proposed by the developer or subdivider would satisfy the intent and
Purposes of section 4.2 to at least an equivalent degree:
The project would meet all requirements of State and local regulations for the
disturbance of soils. These provisions would satisfy the intent and purpose of the
ordinance to at least an equivalent degree. The application does meet this criterion for
granting a modification or waiver.
c. Due to the property's unusual size, topography, shape, location or other unusual
conditions, excluding the proprietary interest of the developer or subdivider, prohibiting
the disturbance of critical slopes would effectively prohibit or unreasonably restrict the
use of the property or would result in significant degradation of the property or adjacent
properties: or
A strict application of the regulations would not prevent use of the property.
Application of the regulations would require redesign of the proposed layout of the
project and would likely result in a reduction of the capacity of the facility. The
application does not meet this criterion for granting a modification or waiver.
d. Granting the modification or waiver would serve a public purpose of greater import
than would be served by strict application of the regulations sought to be modified or
waived.
In evaluating this request, staff has considered the provisions of Chapter 18, Section
30.7, Steep Slopes Overlay District. In adopting this district, the County evaluated
critical slopes in the development area and distinguished between Managed Slopes
(which may be disturbed and Preserved Slopes (which should remain undisturbed).
The Board adopted characteristics of these two types of slopes to help in determining
which may be disturbed. Staff has used this provision to evaluate the public purpose
to be served by approving or denying the request. Under County Code § 18-30.7.3,
the characteristics of the two types of slopes are:
Managed slopes. The characteristics of managed slopes are the following: (i) the
contiguous area of steep slopes is limited or fragmented; (ii) the slopes are not
associated with or abutting a water feature, including, but not limited to, a river, stream,
reservoir or pond; (iii) the slopes are not natural but, instead, are manufactured; (iv)
the slopes were significantly disturbed prior to June 1, 2012; (v) the slopes are located
within previously approved single-family residential lots; or (vi) the slopes are shown to
be disturbed, or allowed to be disturbed, by a prior county action.
Preserved slopes. The characteristics of preserved slopes are the following: (i) the
slopes are a contiguous area of 10,000 square feet or more or a close grouping of
slopes, any or all of which may be less than 10,000 square feet but whose aggregate
area is 10,000 square feet or more; (ii) the slopes are part of a system of slopes
associated with or abutting a water feature including, but not limited to, a river, stream,
reservoir or pond; (iii) the slopes are part of a hillside system; (iv) the slopes are
identified as a resource designated for preservation in the comprehensive plan; (v) the
slopes are identified as a resource in the comprehensive plan; (vi) the slopes are of
significant value to the entrance corridor overlay district; or (vii) the slopes have been
preserved by a prior county action, including, but not limited to, the placement of an
easement on the slopes or the acceptance of a proffer or the imposition of a condition,
restricting land disturbing activity on the slopes.
Most of the slopes proposed to be disturbed meet the characteristics for
Managed Slopes.
In the initial staff report, staff identified five areas that have characteristics of
Preserved Slopes. The applicant has submitted detailed topographic
information to address these five areas.
Those areas are highlighted below. The areas highlighted in purple are the
portions of critical slopes proposed to be disturbed and the beige areas are
critical slopes that are not to be disturbed.
Area A — Sheet 3.3
Area B — Sheet 3.3
Area C — Sheets 3.3
and 3.6
Area D — Sheets 3.3
and 3.6
Area E — Sheet 3.6
The applicant has submitted detailed topography for these five areas.
AREA A
The County's designation of critical slopes in this area appears to be incorrect.
The actual area of critical slopes is far smaller (less than 10,000 square feet)
and is fragmented. Most of this area no longer requires a special exception
because the slopes are not greater than 25%. Those slopes steeper than 25%
are limited in area and are not part of a larger system. Staff supports a special
exception for Area A.
AREA B — The topographic information provided by the applicant indicates that
the critical slopes in this area are much less than shown on the County's
topographic information. Accordingly a large portion of what is shown as critical
slopes on County maps is, in fact, not critical slopes and therefore no special
exception is required to disturb those areas. The areas that are critical slopes,
based on the applicant's topography, are significantly reduced and are
fragmented. Staff supports a special exception for Area B.
AREA C — All areas to be disturbed are outside of critical slopes. No special
exception is required.
AREA D - All areas to be disturbed are outside of critical slopes. No special
exception is required.
AREA E — The detailed topographic information provided by the applicant
indicates that County's topographic information is accurate or underrepresents
the critical slopes in this area. Staff opinion remains that these areas are a
close grouping of slopes that are part of a larger system associated with water
features. These characteristics would tend to make the slopes preserved
slopes. Staff does not support a special exception for this area.
The installation of solar panels does serve a public purpose by providing
renewable energy sources and is consistent with the County's climate action
plan. Previous applications for solar energy systems did not involve the
disturbance of critical slopes. However, as the size of the projects increases, it
is difficult to avoid critical slopes disturbance. Staff opinion is that limited
disturbance of critical slopes that meet the criteria of managed slopes is
consistent with the intent of the critical slopes regulations and serves a public
purpose. Disturbance of areas that meet the criteria for preserved slopes for
solar energy systems also serves a public purpose, but conflicts with the public
purpose of minimizing impacts to critical slopes that are part of a larger system
of critical slopes and are also associated with water features.
Special Exception Summary
In staff opinion, the request to allow disturbance of critical slopes does meet at least
one of the criteria for granting a modification or waiver, allowing the Board to grant a
modification or waiver. Based on the analysis of the request, staff recommends
approval of the request to disturb critical slopes, except for area E, as identified above.
The Way of Nature
December 6h_ 2022
Albemarle County Planning Commission
401 McIntire Rd
Charlottesville, VA 22902
To the Members of the Albemarle County Planning Commission,
Thistlerock Mead Company is a nature -based farm winery in Albemarle County opening in 2023. We,
Thistlerock Mead Company, are writing this letter to express our unwavering support for the Hexagon
Woodridge Solar Project. Solar farms provide an opportunity most unique: they can generate energy and save
the bees while making wine.
At Thistlerock, we rely on pollinators. Pollinator decline is well documented, as is one of its leading causes —
habitat loss. We have read the vegetation plan proposed by Hexagon at the Woodridge site, and as experts on
bees and the plants they prefer, we can say without doubt that this solar project will help pollinators in
Albemarle County. By planting native wildflowers and other flowering species, native pollinators such as
mason bees, monarch butterflies, and hummingbirds will all see benefit. Hexagon will be providing diverse and
nutritious nectar, pollen, and nesting shelter for these critical species.
When you plant hundreds of acres of flowers, there's enough goodness to go around. Our honeybees are also
able to share in the advantages of the solar project. In Virginia, beekeepers usually experience a drop in colony
growth in the summer. This time is referred to as the "dearth" meaning nectar to make honey is in short supply.
At a site like the Woodridge site, where the bees have access to the trees surrounding the streams and project
buffers in the spring, and wildflower meadows in the summer, there will be no "dearth". We are delighted to
have signed a LOI with Hexagon to place honeybee hives at the Woodridge site for the purpose of mead
production. The honey harvested from the hives in Albemarle County will go into delicious honey wine which
we hope — one day — to share with the world. Not only does this promote Albemarle agriculture, but it's also a
job creator, as hive management could be a full-time job, which trickles to mead makers and servers.
Our passion lies in creating high -quality value-added nature to bottle products in Virginia, while also having a
positive impact on our environment. The Woodridge Solar Project is parallel and a perfect partner in our
mission. Albemarle needs this project to move forward.
Sincerely,
The Team at Thistlerock Mead Company
John Kluge
Co -Founder and CEO
Doug Suchan
Co -Founder and Head Mead Maker
Allison Wickham
Co -Founder and Beekeeper
2386 Fiddlers Rdg
Scottsville, VA 24590
December 12, 2022
Dear Members of the Planning Commission —
I am writing to express both my support for and some concerns about the proposed Woodridge Solar
Project.
My farm is at the end of Fiddlers Ridge, a 1-mile-long driveway off Secretary's Rd (close to the eastern
end of the road), and the solar project will directly abut a substantial portion of my property's
southwestern boundary.
I am strongly in favor of solar energy as a partial solution to our dependence on fossil fuels and their
contribution to climate problems, and I applaud the commission and Albemarle County for tackling
these issues. I also was very impressed with Hexagon's stated commitment to environmental
stewardship — in particular, the establishment of substantial interconnected wildlife -friendly buffer
zones and their desire to restore a healthy ecosystem to an area ravaged by clearcutting.
As someone with an intense interest in supporting biodiversity and restoring the native Piedmont
ecosystem, I have been trying to control or ideally eliminate the most troublesome of the invasive alien
species that have gained a foothold in my pasture and forest, and I want to be sure that the good
intentions expressed in the project descriptions are supported with a solid plan for action and
accountability.
An example of what I am worried about: Japanese stiltgrass is one example of an invasive species that I
am battling. I spend substantial amounts of time weeding, mowing, "weed -eating," and spraying to try
to get control of this aggressive species, which has completely displaced forage grasses in some sections
of pasture and is thriving in parts of my forest and along my stream and areas of storm run-off. If the soil
disruption that occurs as part of the solar project is not properly managed, stiltgrass could easily
become a dominant species there, spreading seed to my farm and undoing the work that I am doing to
restore the habitat here on my property.
Thus my concern is for habitat remediation and maintenance in general but also specifically, and more
selfishly, for the effect on my own land.
That said, this seems like a solvable problem. We just need to be sure that whatever agreement you
arrive at has "teeth" in it— and that it will survive any potential transfer of ownership.
Thank you,
Anne Stanford
2386 Fiddlers Rdg
Scottsville, VA 24590
Anne.stanford@gmaii.com
BRUCE SULLIVAN
18 ORCHARD ROAD
CHARLOTTESVILLE, VIRGINIA 22903-4727
December 13, 2022
Mr. Frederick Missel
Planning Commission — Scotttsvillc District
County of Albemarle, Virginia
401 McIntire Road
Charlottesville, VA 22902
Via electronic mail
Re: Woodridge Solar — Application for Special Use Permit
Dear Mr. Missel
You may recall I reached out to you at the end of May trying to learn more about the Woodridge Solar Project. At the
time, my 96 year -old mother and I had concerns about the project. I believe you asked the planning staff to contact me.
Vivian Groeschel sent me an email with numerous links to the county's web page. There I found an extensive amount of
information about the project. After reviewing that information, I met with Scott Remer, Director of Development for
Hexagon Energy.
In the meeting, I explained to Scott that we had two primary concerns. Number one — how would we share the expense of
maintaining Eyeland Drive. Eyeland Drive is essentially a very long driveway to my mother's house. Number two — How
would Woodridge Solar visually shield their facility from the driveway. Over the past several months, Scott and I have
corresponded, talked and met numerous times. We have come to an agreement (in writing) that I believe more than
protects my mother's interests. I have also had the opportunity to meet and talk with Drew Price, Hexagon's president.
My feeling is Hexagon and Woodridge Solar genuinely want to he a good neighbor and a responsible member of the
community.
In broader terms, I support this project because I believe it is the right thing to do. It appears most of this land has not
been well cared for. If the project does not proceed, there is a good chance other uses of the parcels may be detrimental to
the land and surrounding community. If approved and completed, the proposed project has a number of positive attributes
for the Woodridge/Blenhiem community. More importantly, Albemarle County has the chance to be a good global
citizen. We can lead by example, and show others that, done properly, large scale solar projects benefit many — in the
local community and beyond.
In summary, I ask that you and the other members of the planning commission recommend to the Board of Supervisors
that they approve Woodridge Solar's application for a special use permit application. Thank you for your consideration of
my opinions and for your service to Albemarle County.
Sincerely,
ZE -�--.
Bruce Sullivan
Copy to other members of the Planning Commission
REPORT
Woodridge Solar
Preliminary Policy Report
PREPARED BY
Claudia Aiken
PROJECT DESCRIPTION
JULY 2022
Hexagon Energy is seeking a Special Use Permit to build Woodridge Solar, a utility -scale photovoltaic
project, on a former pine timber farm in the southeastern portion of Albemarle County. The definition
of "utility -scale solar" varies by source, but its distinguishing factors are the amount of solar energy
generated (a common threshold is 5 megawatts) and the fact that power is sold wholesale to utilities,
rather than being net -metered like the "distributed solar" projects installed on residential rooftops.
Thus, utility -scale solar projects often compete with other generators —such as coal and gas plants —
in the wholesale power market' Woodridge Solar would be capable of generating 138 megawatts (for
reference, there are only 11 projects capable of generating over 50 megawatts in Virginia, out of 51
total utility -scale projects as of 2021).2 This is enough energy to power approximately 25,000 homes
(more than half of Albemarle County's approximately 42,300 occupied homes).3 It would involve the
installation of 650 acres of solar panels on a privately -owned property and have a lifetime of approxi-
mately 35 years °
1 Urban Grid. "What is Utility -Scale Solar? An Overview." Website. Accessed July 17, 2022. https://www.urbangridso-
lar.com /what-is-uti I ity-scale-solar-a n-overview/
2 Carrie Hearne, Aaron Berryhill, and Elizabeth Marshall. Virginia Solar Survey: Results and Initial Findings. Vir-
ginia Department of Energy and the Virginia Solar Initiative at the Weldon Cooper Center for Public Service, University
of Virginia, April 2022. https://solar.coopercenter.org/sites/solar/files/media/files/2022-05/VASolarSurveyReport Com-
plete 2022-05-18 Updated.pdf
3 U.S. Census Bureau. "Occupied Housing Units, Albemarle County." American Community Survey 2020 five-year
estimates.
4 Hexagon Energy. Woodridge Solar. Website. Accessed July 16, 2022. https://www.woodridgesolar.com/
PRELIMINARY ANALYSIS
Political
Political arguments for and against a given intervention are important to consider because C3's mis-
sion is to catalyze action to confront climate change, not just among residents and businesses but also
among public officials. Endorsing a politically unpopular project could deal a blow to C3's relationship
with the community and/or with policymakers.
PROS
Albemarle County has adopted clear green-
house gas (GHG) emission reduction targets, includ-
ing to reduce emissions by 45% below 2008 levels
by 2030 and to achieve net zero emissions by 2050.1
This project promises to increase constituents' confi-
dence in the efficacy of their government in meeting
its climate goals. Hexagon Energy estimates that Wo-
odridge Solar alone would "allow Albemarle County
to meet over 20% of its 2050 net -zero electricity
emissions reduction goals." If approved, Woodridge
Solar will be the second utility -scale solar project to
receive a Special Use Permit in Albemarle, but by far
the largest —the other facility (located near Batesville)
will generate only 8 megawatts of solar energy.?
The company proposing to develop the proj-
ect, Hexagon Energy, is a local company with offices
in Downtown Charlottesville and employs about
20 people. The spokesperson for the project, Scott
Remer, lives in Crozet with his family. This is an im-
portant political advantage, since Hexagon is unlikely
to be seen as an outsider despite developing most of
its previous projects in New England.8
5 Albemarle County. Climate Action Plan. October
2020, https://www.albemarle.org/home/showpublished-
document/5432/637382865947300000
6 Hexagon Energy. Woodridge Solar. Website. Ac-
cessed July 16, 2022. httos://www.woodridgesolarcom/
7 Charlotte Rene Woods. "A Proposed Solar Farm
in Albemarle Could Power More than Half the County's
Homes" Charlottesville Tomorrow. July 8, 2022, htt s:
www.cvi I letomorrow,org/articles/a-proposed-solar-farm-
in-albemarle-cou Id-power-more-than-half-the-cou ntys-
homes
8 Albemarle County. Woodridge Solar Commu-
nity Meeting. June 29, 2022, httos://www.youtube.com/
watch?v=biZWzQSdz5c
CONS
Albemarle County's Climate Action Plan
states that the County will support utility -scale solar
projects when there are public benefits, but that it
will "strive to maintain a holistic perspective that
accounts for climate benefits and the health of our
local ecosystem" and that it will therefore "prioritize
roof tops, parking lots, brownfields, landfills, and
post-industrial or other open lands over forested
or ecologically valuable lands for siting utility -scale
renewable energy installations.."9 The proposed site
for Woodridge Solar is partially forested and is also
traversed by multiple waterways. While it is far from a
pristine natural ecosystem because of its long use as
a commercial timber farm, the parcel is not as obvi-
ously degraded as a parking lot or former industrial
site. This could empower critics to argue that Wo-
odridge Solar is not an appropriate use for the Coun-
ty's Rural Areas.
Approving Woodridge Solar's Special Use
Permit could set a poor precedent for building utili-
ty -scale solar on low-cost rural land and set up future
competitions between solar and agricultural uses or
encourage the destruction of old -growth forests and
other prime natural resources.
9 Albemarle County. Climate Action Plan, o36.
October 2020. https://www.albemarle.org/home/showpub-
lisheddocument/5432/637382865947300000
PROS
The site is located far from cities or towns,
so it will directly impact comparatively few residents
with respect to traffic during construction or visual
impact once built. Hexagon Energy has already made
important concessions to residents who live near and
will be directly impacted by the project, including by
initiating discussions to renew the license of the local
Woodridge Sportsmen's Club to hunt on the prop-
erty and arranging solar arrays to avoid Monticello's
viewshed.
The timing of the proposal is propitious. The
Virginia Clean Economy Act (VCEA) went into effect
in 2020 and paved the way for utility -scale solar by
reducing limits on the amount of energy that renew-
able energy companies can produce within territories
served by utility companies like Dominion Energy.
But the stress of such projects for existing infrastruc-
ture led PJM, the company that manages the region's
electric grid, to announce a two-year moratorium on
new energy projects requiring interconnections10
Woodridge Solar escaped the moratorium and
expects to receive PJM's authorization for intercon-
nection later this year. This will allow the project, if
approved by the county, to move forward quickly;
Hexagon estimates it could be completed as soon
as next year." Meanwhile, federal progress towards
climate protection has stalled because of Sen. Man-
chin's resistance —potentially creating an even larger
appetite for local action.
10 Ibid, n.7.
11 Ibid, n.8.
CONS
The Woodridge Solar site wraps around sev-
eral residential properties located along Secretarys
Road north of Scottsville. Some of the residential
property owners are strongly opposed to the project
because it threatens to lower their property values
and produce glare. Some voiced a conspiracy theory
at a community meeting that the timber farm opera-
tors "sabotaged" the site by dousing it in herbicides
in order to make its conversion to a solar farm more
palatable and make the parcel's sale to Hexagon
more profitabW2
12 Ibid, n.8.
Environmental
The principal argument in favor of developing solar projects is an environmental one —they produce ener-
gy without releasing the GHGs that are emitted when burning fossil fuels and therefore contribute much
less to the warming of the Earth's climate. Unchecked, climate change promises to increase the frequen-
cy and severity of natural disasters, cause sea levels to rise, and have devastating impacts on biodiversity
and agriculture. Yet individual solar projects impose a variety of environmental costs. C3 must weigh
Woodridge Solar's capacity to reduce GHG emissions against its impacts on the site's natural resources.
In doing so, it is important to consider the most probable counterfactual for Woodridge Solar. It will re-
place power production from the retired Bremo combined coal and gas plant, which was located on the
James River in Fluvanna County and was demolished in 202213 In the absence of Woodridge Solar, the
energy deficit would likely be made up in the form of a natural gas -fired power plant. Dominion Energy
has built two large new gas plants since 2016 and plans to add several more, even as electricity demand
in Virginia has flattened'"
13 Ibid, n.8.
14 Richard Martin and Darren Sweeney. "Overpowered: In Virginia, Dominion Faces Challenges to Its Reign." S&P Global
Market Intelligence. December 4, 2019. https://www.sl2global.com/marketintelligence/en/news-insights/latest-news-headlines/
overpowered-i n-vi rg i nia-dominion-faces-cha I lenges-to-its-reign-54171542
PROS
Even accounting for the full lifecycle of
a solar facility (including the manufacture of the
panels and construction of the facility), it has a far
lower carbon footprint than a gas plant with carbon
capture and storage15 Woodridge Solar would con-
tribute significantly to lowering Albemarle County's
emissions and its impact on the climate.
15 Michaja Pehl et al. 2017 "Understanding Future
Emissions from Low -Carbon Power Systems by Inte-
gration of Life -Cycle Assessment and Integrated Ener-
gy Modeling:' Nature Energy 2: 939-945. httos://www.
natu re.com /a rticies/s4l560-017-0032-9
CONS
Utility -scale solar generates far less power
per acre of disturbed land as compared to another
form of renewable energy —nuclear. "Existing utili-
ty -scale solar facilities [in the State of Virginia] can
generate about 20% of the annual electricity gen-
erated by the North Anna Nuclear Power Station
on a similar area of disturbed land:16 That said, the
degree of disturbance is very different —North Anna
required land to be submerged under Lake Anna
to cool the reactors, while utility -scale solar has a
much less durable footprint.
16 Aaron Berryhill. Utility -Scale Solar in Virgin-
ia: An Analysis of Land Use and Development Trends.
Prepared for the Virginia Department of Mines, Minerals,
and Energy. Virginia Commonwealth University, 2021,
p.21. https://scholarscompass.vcu.edu/cgi/viewcontent.
coi?article=1043&context=murp capstone
4
1' i •
The site has been used for approximately
80 years as a commercial timber farm. The pine
forest is harvested periodically, which releases car-
bon stored in the plants. Timber farming depletes
the soil and has eroded it in places, creating chan-
nels that allow for rapid stormwater runoff into the
Hardware River and ultimately the James. Timber
farmers typically also spray the harvested land with
herbicide to discourage the growth of blackberries
and other full -sun plants that will compete with the
next generation of pines" This activity causes envi-
ronmental damage and poses risks to public health
that will no longer occur if the solar farm proposal
moves forward.
Hexagon Energy has proposed several
measures to restore the site, including creating a
200-ft setback from all property lines that will be
partially reforested, partially planted with a native
pollinator -friendly meadow mix; avoiding installing
panels within 10 ft of water; installing only gravel
access roads; and potentially using sheep to graze
the grass around the panels rather than mowing18
17 Ingrid Lobet. "In Oregon, Residents Struggle to
Solve a Pesticide Mystery" The Atlantic, August 14, 2012.
httns://www.theatla ntic.com/nationa I/archive/2012/08/
in-oregon-residents-struggle-to-solve-a-pesticide-m ss-
tery/261083/
18 Ibid, n.4.
CONS
The solar facility is predicted to have a
lifespan of only 35 years (though this is comparable
to that of gas -fired power plants, it is shorter than
some other renewable sources, including hydro- or
nuclear power)" Hexagon Energy states that the
solar panels are made from 90% recyclable mate-
rials, but this is no guarantee that they will indeed
be recycled. Further, this does not account for the
materials required for the multiple inverters and
Dominion substation necessitated by the project.
The solar arrays will be fenced, presumably
for security reasons. Hexagon will fence the arrays
"tightly" such that wildlife can still move through
the site, but the amount of contiguous habitat will
likely decrease significantly compared to the earlier
pine forest.
Woodridge Solar may negatively affect
biodiversity in other ways, including by generat-
ing noise (while the panels make no sound, each
inverter is comparable to a residential air condition-
ing unit in terms of noise production, and there will
be significant noise associated with construction
and mowing, if necessary); by compacting the
soil in a way that causes burrow collapse; and by
introducing roads that fragment habitat and cause
wildlife fatalities.20 A more thorough analysis would
consider whether there are protected species that
might be threatened by the project.
The inverters needed to convert the direct
current the solar panels generate into the alter-
nating current used by the electrical grid emit a
low level of electromagnetic field (EMF) radiation.
However, all humans are exposed to EMF through-
out daily life without observable negative health
impacts. There is no proof that solar farms cause
health issues.
19 Office of Nuclear Energy. "What's the Lifespan
for a Nuclear Reactor? Much Longer than You Might
Think" April 16, 2020. httns://www.eneLgygov/ne/arti-
cles/whats-I ifespa n-n u clea r-rea ctor-m uch-longer-you-
miaht-think
20 Jeffrey E. Lovich and Joshua R. Ennen. 2011.
"Wildlife Conservation and Solar Energy Development
in the Desert Southwest, United States" BioScience 61
(12): 982-992. httns://academic.oup.com/bioscience/arti-
cle/61/12/982/392612
5
Economic
Economic considerations are also important to C3's calculus. If Woodridge Solar can show that it will
generate economic benefits —in the form of affordable energy costs, good jobs, tax revenue, etc. to the
County and its residents, it may strengthen the link between renewable energy, prosperity, and equity,
and thereby encourage further climate action. C3 also works directly with local businesses to encourage
GHG reductions; its credibility with the business community may be damaged if it endorses a project
that proves insolvent or is otherwise economically unsound.
PROS
Hexagon predicts that the project will
generate millions in tax revenue for the County be-
cause the land use shift will trigger an increase in
real estate tax payments and because the County
will either impose a tax rate per megawatt or enter
into a revenue -sharing agreement.21 This revenue
can be used for other climate -friendly investments,
for instance in the bus fleet.
Hexagon Energy is required to finance a
bond that covers the full cost of decommissioning
the solar facility at the end of its lifespan 22 The
relatively low -impact nature of the facility will make
it far easier to return the site to an agricultural or
other appropriate use post -decommissioning,
compared to if the site were used for a fossil fuel or
nuclear plant.
The cost of solar energy has been decreas-
ing and studies show that solar power purchase
agreement (PPA) prices are "now often competitive
with wind PPA prices, as well as the cost of burning
fuel in existing gas -fired generators' 23 Further, solar
may work to stabilize electric prices and keep them
low in the long-term because of their far greater
predictability than fossil fuel costs.24
21 Ibid, n.8.
22 Ibid, n.8.
23 Mark Bolinger, Joachim Seel, Cody Warner, and
Dana Robinson. Utility -Scale Solar, 2021 Edition. Report.
Lawrence Berkeley National Laboratory, October 2021.
https://emp,lbi.gov/sites/default/files/utility scale so-
lar 2021 edition slides.odf
24 Kylie McCalmont. "Three Benefits of Utility -Scale
Solar that Will Make You Want to Invest" EnergyLink,
July 8, 2022. https://goeneLgylink.com/blog/3-bene-
fits-of-uti I ity-sca I e-sola r/
CONS
Hexagon estimates that the project will
create over 250 jobs during construction, but only
five workers will be supported for the life of the
project. This is likely a lower level of employment
than would be created by equal capacity in distrib-
uted solar, or by a gas -powered plant.
It is unclear based on the available project
information whether Woodridge Solar uses fixed -tilt
panels or incorporates solar tracking technology.
Projects with tracking technology have come to
dominate new utility -scale solar (accounting for
89% of all new capacity in 2020); the cost premium
for tracking projects has fallen over time.21 If Wo-
odridge Solar is a fixed -tilt project, it may already
be outdated and will be forgoing an opportunity to
generate more electricity on less land.
25 bid, n.23.
N
PROS
Analysis shows that solar projects gener-
ating 100 megawatts or more cost 17% less than
small projects (5-20 megawatts) per megawatt
of installed capacity. This means that Woodridge
Solar is taking advantage of significant economies
of scale and delivering energy at a lower cost than
the same number of panels distributed across more
land.26
26 Ibid, n.23.
PRELIMINARY RECOMMENDATION
CONS
It is also unclear whether the proposal
involves a battery storage facility. If not, the pow-
er produced will not be "dispatchable" i.e., able to
adjust output to the electrical grid on demand. But
if so, Hexagon must purchase lithium -ion batteries
during a lithium supply crisis that is driving over
400% year -over -year price increases?'
27 Emily Barone. "Lithium Is the Key to the Electric
Vehicle Supply Transition. It's Also in Short Supply." Time
Magazine, May 26, 2022. httos://time.com/6182044/elec-
tric-vehicle-battery-lithium-shortaoe/
Based on strong political and environmental arguments in its favor, I recommend that the Board of
Supervisors to grant a Special Use Permit to Hexagon Energy for the construction of the Woodridge
Solar facility. The benefit to Albemarle County residents in the form of GHG reductions and
potential tax revenue outweigh the adverse impacts to neighboring residents and local wildlife. The
most plausible counterfactual is a gas -powered plant, which would have far greater negative
impacts on neighboring residents and local wildlife with none of the climate benefits. Further, the
proposal is politically advantageous given the County's pressing climate goals, the moratorium on
additional renewable energy projects, and the stalemate at the federal level.
7
From: Caetano de Campos Lopes<caetanoCa@theclimatecollaborative.org>
Sent: Tuesday, December 13, 2022 11:51 AM
To: Planning Commission<PlanninaCommissionCa@albemarle.org>
Cc: Katie Ebinger<katie(a@theclimatecollaborative.org>; Susan Kruse
<susan@theclimatecollaborative.ore>; Carolyn Shaffer <cshaffer2Ca@a1bemar1e.org>
Subject: AC Planning Commission - Woodridge Solar Development
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Albemarle County Planning Commission,
The Community Climate Collaborative (C3) is writing in support of granting a special -use permit
to the Woodridge Solar Development for the substation and solar farm requests.
Solar energy is a vital part of our low -carbon future and it has the potential to bring economic and
health benefits to Virginia. We are excited by Hexagon Energy's 138 MW plan at Woodridge,
which we expect will produce jobs, generate higher tax revenue, and prevent greenhouse gas
(GHG) emissions and air pollution from sites like coal-fired power plants.
C3's team created an analysis of the project (the full report will be released soon) and we wanted
to highlight the following:
• Climate Justice:
• The Woodridge project scored highly on the promotion of climate justice, a topic that C3
• analyzed by aggregating and comparing the best practices in procedural, distributional,
and restorative justice.
o The project effectively engaged local environmental groups, which resulted in a
well -thought-out
o design that centers ecosystem health throughout each stage of the development
process.
o Community outreach could have been improved by including more language
offerings and compensation
o for community members' participation/input. As the project progresses, including
the voices of community members who have otherwise been unengaged in this
project will be important.
o Overall, Hexagon went beyond Albemarle County's required community
engagement, and feedback elicited
o from neighbors through this process was ultimately included in the proposed
project design.
0
• Climate Change Mitigation:
• The project is expected to reduce carbon emissions and have a net climate change
mitigating
• effect.
o We estimate that in the first year of operations, the clean energy directly created
from the project
o will result in roughly 127,000 US
o tons of GHG emissions mitigated.
0
0
0
o Additionally, the proximity to existing electric power transmission lines, in the case
of the Woodridge
0 site, makes the location of this site a strategic choice. When new transmission lines
are built to connect the solar farms with the grid, significant deforestation might
follow. For every mile of a new transmission line not constructed, the project could
prevent
o clearing 5,460 to 14,520 trees.
0
After our analysis, C3 is excited by the climate mitigation potential of this project as well as the
thoughtful attention paid to protecting the environment and informing the public of the site. We
urge County Supervisors and the Planning Commission to support the project to benefit
our local community and global climate health.
Sincerely,
Gaetano de Campos Lopes
PS: We will share our full report/analysis with you shortly.
Caetano de Campos Lopes
Director of Climate Policy, Community Climate Collaborative
cel. (434) 466-6345
thecl imatecollaborative. orcl
-----Original Message -----
From: Carol Carter <carterc702@gmail.com>
Sent: Tuesday, December 13, 2022 3:28 PM
To: Planning Commission<PlanningCommission@albemarle.org>
Subject: Woodridge Utility Solar project
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Planning Commission,
regret that I cannot be in attendance tonight, but as a longtime local landowner, I would like to share
my thoughts on this project.
I am a supporter of electrification and solar in general, particularly rooftop solar on residential homes,
and government and commercial buildings.
I am also active in land and water conservation in the Commonwealth and Albemarle County.
Scott Remer has been most generous with his time and expertise in meeting with several local
landowners and we are grateful for his careful consideration of our concerns. He has been a pleasure to
work with.
I fervently hope that the County will be very very careful as it moves forward with this project. It must
become a model of careful land management for any other large solar projects in this county or others.
The "cut and fill" required to grade 650 acres of rolling farm and timberland is staggering and will simply
destroy the soil structure and health for the foreseeable future. The soil does not regenerate on its own
and even with the plan for added nutrients to sustain a thin cover crop, the agricultural value of this soil
is degraded as the soil structure is lost.
Rigorous erosion management, sediment control and stormwater management as well as
"downstream" monitoring must be built into this project and any others the County considers.
The buffers and PollinatorSmart vegetation that Hexagon promotes and installs must have a longterm
monitoring and management program in place and funded to ensure longevity of the plantings.
The County may be viewing this as a boon to tax revenue but it is a loss of forest and agriculture land for
the future.
The decommissioning process is also critical. Nuclear fusion is already on the horizon and even solar will
start to look outdated soon. I hate to see Albemarle County pay the price for Northern Virginia's data
center boon.
A strong, well thought out Solar Ordinance needs to be in place prior to build -out of this project.
Meanwhile, let's move more rapidly on rooftop solar.
Thank you for your consideration,
Carol Carter
Redlands Farm
Secretary's Road
From: Charlie Armstrong <CharlesA@southern-development.com>
Sent: Monday, December 5, 2022 3:03 PM
To: Alberic Karina-Plun <akplun@albemarle.org>; Andy Herrick <aherrick@albemarle.org>; Bart
Svoboda <bsvoboda@albemarle.org>; Carolyn Shaffer <cshaffer2@albemarle.org>; Corey Clayborne
<cclayborne@albemarle.org>; Cynthia Hudson <chudson2@albemarle.org>; David Benish
<DBENISH@albemarle.org>; Doug Walker <dwalker3@albemarle.org>; Francis MacCall
<FMACCALL@albemarle.org>; Frederick Missel <fmissel@albemarle.org>; Jessica Hersh-Ballering
<Ihballering@albemarle.org>; Jodie Filardo <Ifilardo@albemarle.org>; Julian Bivins
<jbivins@albemarle.org>; Karen Firehock<kfirehock@albemarle.org>; Kevin McDermott
<kmcdermott@albemarle.org>; Lonnie Murray <Imurray@albemarle.org>; Luis Carrazana
<Icarrazana1@aIbemarle.org>; Luis Carrazana <lac2z@virginia.edu>; Patricia Smith
<psmith@uvafoundation.com>; Rebecca Ragsdale <rragsdale@albemarle.org>; Tori Kanellopoulos
<vkanellopoulos@albemarle.org>; Vivian Groeschel <vgroeschel@albemarle.org>
Subject: Woodridge Solar
C I I This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Planning Commissioners,
I'm a County resident. I use electricity. At my house I have a 14kW solar array that offsets about 90% of
my usage. I did not have good rooftop solar orientation, and preferred to keep some trees around my
house, so I had to compromise some of my yard space in order to be able reduce my electricity usage
and carbon footprint. The greater goal justified the sacrifice of land. That was 5 years ago and I've
never for a single day regretted allowing my solar panels to occupy a portion of my yard. And Dominion
Energy is kind enough to remind me monthly that I use almost no energy (and that my investment pays
dividends every single daylight hour).
Albemarle County (as a whole) uses a lot of electricity. Some residents individually mitigate some of
their electrical impact. Others don't. Many can't. Utility scale solar projects like the one proposed by
Hexagon are a major critical component to any plan to ween off of domestic fossil fuels, reduce carbon
emissions, improve utility grid stability, reduce dependence on commodities outside our control, and
even to improve geopolitical stability. At every level of political subdivision we should be striving to do
our part: globally, nationally, statewide, and at the county level.
The news reports say this project alone would provide the equivalent of half of the electricity that is
consumed in all of Albemarle. All it takes is about 1/10 of a percent (0.001) of the County's total land
area to do that. Imagine if we were to dedicate 1/3 of one percent (0.003) of the County's land to
projects like this —we could produce ALL of the power used in Albemarle and Charlottesville combined,
right here at home. We would not import a single watt from outside our County. That really would be
amazing. "My county runs on 100% clean energy' sounds pretty good. Something I would brag
about. This one project could get us halfway to thatH
We find it valuable to occupy some of our land with reservoirs and water treatment facilities so that we
can have sustainable local drinking water. Yet we have no electrical power plants. We import our power
from power plants in adjacent counties, which import their generating fuel from uranium mines and gas
wells in West Virginia, Pennsylvania, and Louisiana. It is irresponsible and hypocritical to import dirty
fuel from a thousand miles away when we can instead harvest clean energy from the sun right here at
home.
Here is an opportunity to do our part. This proposal is a gift.
These projects are often derailed because of well -organized and often wealthy political
opposition. People who oppose them cite all kinds of reasons. Many are red herrings. Some are valid,
but must be weighed against the enormity of what would be achieved by this project. It would be
unacceptable for Albemarle to allow a few loud voices, some of which are almost certain to be "anti
change" people masquerading as environmentalists, to distract you from the local and global good that
can come from sourcing our electricity from sustainable renewable energy sources like solar.
We talk a good talk here in Albemarle. We claim to be progressive. We have a climate action plan. But
do we only prioritize global warming and clean air via our words or do we tackle it via our actions? Do
we just continue to buy our energy from the gas fields of the Gulf of Mexico or do we solve that problem
right here? Do we acknowledge that solutions can still be incredibly good even if imperfect? If we're
honest about what it takes to do what we say we want, we should be very careful not to look for
reasons to say no to projects like Hexagon's. We should always be looking for ways to say yes. Like I did
in my own yard, Albemarle needs to dedicate a tiny percentage of its land to achieve this important
goal. You can enthusiastically support this even if it still has a couple of warts, most of which can
probably be worked out during final site plan review. And after this and maybe one or two more like it
get built, you will feel pretty good knowing that your home's electricity comes from right here in
Albemarle.
Sincerely,
Charlie Armstrong
CHARLIE ARMSTRONG I Vice President
O 434.245.0894 x 108
ca rm stro ng nosouthern-devel o p me nt. co m
SOUTHERN DEVELOPMENT HOMES
southern -development. corn
2010 - 2021 Daily Progress Readers' Choice Favorite Builder
2010 - 2021 Charlottesville Family Favorite Builder
2017 - 2019 Best of C-ville #1 Homebuilder
From: Christine Putnam <chirshputnam(c@email.com>
Sent: Monday, December 12, 2022 9:12 PM
To: Planning Commission <PlanninaCommission(c@albemarle.org>
Subject: Woodridge Solar Project
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Members of the Planning Commission,
I live on Secretarys Rd on a parcel of land that will be surrounded by the proposed solar
project. I understand the need for alternative energy sources to address climate
change. That said, I would rather see solar installations on brownfields and on rooftops,
but I also understand that the Woodridge site has some advantages given its proximity
to a transmission line with open capacity to carry the generated electricity.
As the chair of the Albemarle County Natural Heritage Committee and a citizen who is
deeply concerned about the protection of our natural resources, I am particularly
concerned about the impact this solar project will have on the land. I want to commend
Scott Remer for listening to these concerns and the commitment Hexagon has made to
restoring native vegetation and protecting stream buffers. I have read the Vegetative
Management Plan for this project. It is a sound plan that relies on active monitoring in
order to be successful. I know how difficult it is to establish plant cover on these acidic
soils which have been impacted by decades of industrial timber production. This job will
be made even more difficult due to the intensive grading that will have to take place
under and around the panels. One can only hope that after the soil amendments have
been added and the seed is dispersed that the weather will cooperate to create a
thriving vegetative cover. But there is the real possibility that the weather will not
cooperate, that there will be places where the seed does not take, and where invasive
plants will take hold. This is why a third party professional is needed to make sure the
vegetative management plan is properly implemented and monitored not only during the
first few years, but throughout the life of the project. The developer should provide
funds for this monitoring and any needed remediation. We can not expect County staff
or neighboring citizens to take on this responsibility. If we want to see the land restored
to support a biodiverse landscape of native plants which will in turn support pollinators,
birds and other wildlife, active monitoring must take place.
With a project of this size, there is a lot at stake. We need to make sure we get it
right. The County is in the process of hiring a consultant to help write an ordinance for
utility -scale solar. A model ordinance should require that all utility -scale solar projects
meet the Virginia PollinatorSmart Solar Certification criteria and that the projects are
properly monitored. Before approving the Woodridge project, I hope that the County will
either wait until a model ordinance is in place or require monitoring to ensure that the
vegetative management plan is properly implemented and monitored.
Thank you for your consideration,
Christine Putnam
2086 Secretarys Rd
Scottsville, VA 23490
----Original Message -----
From: Colin Frankenfield <colin.frankenfield@gmail.com>
Sent: Tuesday, December 13, 2022 5:01 PM
To: Planning Commission<PlannineCommission@albemarle.org>
Subject: Woodridge Solar
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
To the Albemarle Planning Commission:
My name is Colin Frankenfield and I'm a resident of Albemarle County. I am in the Scottsville District and
my address is 282 Pfister Avenue, Charlottesville, VA 22903. 1 will be participating at the meeting tonight
and am writing in support of the proposed solar farm, Woodridge Solar.
Over the next 25 years in order to electrify as much as we can, we will need to install about 75 gigawatts
of renewable electricity per year. This is 3x our historical rate of about 22 gigawatts. Similar to how
Texas has been a leader for on -shore wind, I believe Virginia and Albemarle County can lead the way in
utility scale -solar and offshore wind due to our abundance of natural resources. As a clean -tech hub, in
addition to clean power, the adjacent economic benefits can also be significant - including software
engineering and materials scientists, focused on plant optimization software and storage technologies.
I believe that Albemarle should set a goal of " 1 Gig" in 10 years and Woodridge would get us just 10% of
the way there. I support the development of Woodridge Solar because of its lower cost, clean energy
and positive local economic impact.
Thank you for your time.
Sincerely,
Colin Frankenfield
(757-651-0286)
December 13, 2022
Albemarle County Planning Commission
401 McIntire Road
Charlottesville VA 22902
Re: Woodridge Solar Project - Special Use Permit Application — Recommend Approval
Dear Members of the Albemarle County Planning Commission:
I am writing to express support for the Woodridge Solar Project, and encourage the Planning
Commission to find that it is in conformance with Albemarle County's Comprehensive Plan and
recommend approval of the Special Use Permit Application for the project.
The Project will benefit Albemarle County by providing needed economic development and both
short-term and long-term employment, by increasing tax revenue, by providing other economic
benefits to the area, and by making effective long-term use of the land consistent with its owners'
wishes. Furthermore, the project will generate significant amounts of clean, efficient renewable
energy for Virginia electric customers, and will help meet goals of both the County's Climate
Action Plan, and the Virginia State Energy Plan. The proposed solar project is unobtrusive,
properly located and well -thought-out, and includes proper setbacks and vegetative buffers, in
compliance with and in some cases exceeding requirements in both the County's Comprehensive
Plan and Zoning Ordinance. As such it provides significant benefits to the County and its residents
while at the same time not disrupting the rural nature of the area nor the enjoyment of the
surrounding property.
I would also remind the Planning Commission of the intense level of environmental regulatory
scrutiny such projects attract, having to comply with all manner of State and Federal regulations,
ensuring environmental and resource protection. In particular the project will provide extensive
erosion and sedimentation and storm water control measures to comply with Virginia state
regulations, thereby protecting soils and water quality far better than what the current mostly
uncontrolled clearcutting of the site provides (as happens routinely across the County and State).
The project's participation with the Virginia Pollinator -Smart program will transform a barren
clear-cut site into a productive solar farm with good groundcover and a thriving ecosystem in
buffer areas that supports pollinator species, birds, and other wildlife while improving water
quality and soil conditions.
I am an Albemarle County resident and have extensive experience in design and development of
large scale solar farms, wind farms, and other power generation facilities, having worked in the
renewable energy sector for most of my career. I know a good project when I see one and I am
thrilled for Albemarle County's opportunity to assist this project in moving forward, thereby
become more self-sustaining in contributing to the County's energy needs. I further commend
the planning staff for their thorough review of this application and proper recommendation for
approval.
thank you for approving the Woodridge Solar Project's permit applications and allowing it, and
Albemarle County, to move forward.
Sincerely,
David A. Stoner
6858 Rockfish Gap Turnpike
Greenwood, VA 22943
434-227-2105
davidastonerl@gmail.com
www.stonerpowerconsulting.com
Cc: Ann Mallek
Bill Fritz
From: Dolores Dwyer <loydotter@gmail.com>
Sent: Monday, December 12, 2022 1:03:37 PM
To: Carolyn Shaffer <cshaffer2@albemarle.ore>
Subject: statement for Dec. 13 meeting
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links or open attachments unless you are sure the content is safe.
Dear Ms. Shaffer,
I plan to attend tomorrow evening's Planning Commission meeting to make a brief
statement regarding the proposed Woodridge Solar project. Do I need a link or
password other than what appears on the Albemarle County web site?
Following is a draft of my comments:
My name is Dolores Dwyer and I live in Alberene, a community just about due west of
the proposed Woodridge solar site. I am generally in favor of new solar farms as long
as they do not cause environmental damage or have other negative effects. Given
current information, I support this specific proposal, for its projected clean energy
production, for the soil remediation plans to help to offset any potential effects of
removing trees from the terrain, and for its required stormwater management. I also
applaud Hexagon for its plan to maintain a place for wildlife and for hunting.
Any awarding of Special Use Permits ought to involve the following:
-- Transparency regarding any additional costs to ratepayers or tax abatements
-- Provisions for oversight on soil remediation, stormwater management, and other
promises made by Hexagon Energy throughout the approval process.
-- Opportunities for training, paid internships, and employment for residents of the
surrounding communities in solar panel installation, soil and other land management
sciences, and related fields.
I also urge the Planning Commission and the BOS to assess the county in terms of
deforestation, and determine if and where new trees might be planted to offset their
removal elsewhere.
Thank you for listening.
Dolores Dwyer
iovdotter(&gmail.wm
-----Original Message -----
From: Mary Jane Pudhorodsky <pudfam@gmail.com>
Sent: Tuesday, December 13, 2022 5:41 PM
To: Planning Commission<PlanningCommission@albemarle.org>
Subject: Support for Woodbridge Solar project
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
As a county resident who believes that social and environmental justice and climate change must be
addressed locally, I am speaking in support of the Woodridge Solar Project. I urge you to recommend
that the County Supervisors vote to approve a special -use permit for solar development by Hexagon
Energy at the Woodridge site.
I'm a recent graduate of Virginia Cooperative Extension's Master Gardener training,so I am pleased that
the project plans include extensive vegetation management for improved biodiversity, with potential
benefits to our local ecosystem and it qualifies for the Virginia Pollinator Smart program.
The project is at a strategic location along an existing transmission line, that can be used to connect to
the grid.
The community needs to be involved in local efforts for the Climate Action Plan to move forward. That's
why I'm speaking tonight. Increased community involvement leading up to the construction of the
project needs to be encouraged by the Planning Commission and the Board of Supervisors.
We all use power and have a vested interest in replacing fossil fuels with renewables. My vested interest
includes wanting to leave behind a livable Earth for my 7 grandchildren. My husband and I do what we
can. We have solar panels on our roof and I drive an EV. But renewable energy needs to be produced at
scale if we want to address climate change. This project fits that need. I am encouraged and excited that
a renewable source of energy at this scale could happen in Albemarle County. Please recommend
approval of it to the Board of Supervisors.
Janie Pudhorodsky
1320 River Chase Ln
Charlottesville, Va 22901
Sent from my iPhone
From: Kat Maybury <katmaybury@yahoo.com>
Sent: Friday, December 9, 2022 6:07 PM
To: Karen Firehock <kfirehockCa@albemarle.org>; Corey Clayborne <cclayborne(@albemarle.org>; Julian
Bivins <ibivins@albemarlg.org>; Frederick Missel <fmisselCa@albemarle.org>; Lonnie Murray
<lmurray@albemarle.org>; Luis Carrazana <lac2z@virginia.edu>
Cc: Carolyn Shaffer <cshaffer2@albemarle.org>; Planning Commission
<PlanningCommissionCa@albemarle.org>
Subject: Woodridge Solar + Vegetation Mgmt Plan
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links or open attachments unless you are sure the content is safe.
Dear Commissioners:
I'm writing to express my support for the Woodridge Solar project which I understand
you'll be discussing on December 13. In particular, I want to comment on the project's
Vegetation Management Plan because I feel I have the most to offer in terms of
expertise and experience when it comes to that aspect of the project.
While I am not a landscape designer, and can't address every aspect of the plan, I have
over 20 years of experience in biodiversity conservation, focusing on plant species. I
also have some personal, hands-on experience with the difficulties of re-establishing
native grasses and Forbes on a site with nutrient -poor, acidic soil.
I believe the vegetation plan is well thought out and, assuming it is implemented
appropriately, will provide a great number of ecological benefits, including early -
to -late -season pollinator food sources, bird habitat and food resources, and
erosion control for water quality.
I was impressed with the variety of native species chosen for each zone, with species
that could tolerate extremely dry conditions as well as those tolerant of boggy soils. This
should provide flexibility when planting the shrubs and resiliency in the overall seeding
mix.
The non-native plants to be used for specific purposes (e.g., sheep grazing, temporary
seeding) seem to have been chosen with care and intention.
The current use of the site is industrial timber (for a species not native to this part of the
Piedmont). Given the huge green energy benefits of the Woodridge Solar project, this
vegetation plan seems to be an additional strong reason to support it. The revegetation
and management of the site according to the proposed plan would be a net plus for
Albemarle County's ecological and biological diversity.
Thank you,
Kat
Kat Maybury
4877 Browns Gap Tpke
Crozet, VA 22932
katmayburvAyahoo. com
(571) 236-6944 (cell)
From: Kathryn Bertoni <kat.trent.bertoni@email.com>
Sent: Monday, December 12, 2022 7:06 PM
To: Planning Commission<PlanninaCommission(c@albemarle.org>
Subject: Woodbridge Solar Project
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links or open attachments unless you are sure the content is safe.
Dear Commissioners,
I am writing in support of the Woodbridge Solar Project to be considered at the Planning Commission
meeting tomorrow, 12/13/2022. This project is consistent with the county's climate and land use goals
and will provide an opportunity for Albemarle County to establish itself as a leader in Virginia for large
scale utility solar projects.
In order to make progress towards the area climate goals, both Charlottesville and surrounding localities
must make a commitment to these bold, at -scale projects.
Thank you,
Kathryn Bertoni
December 8, 2022
Albemarle County Planning Commission
401 McIntire Road
Charlottesville VA 22902
ATTN: Carolyn Shaffer, Clerk
Planning Commission
Kirk A Bowers, PE, Conservation Chair,
Piedmont Group, Virginia Chapter, Sierra Club
Charlottesville, VA
Email: engr1950(a)gmail.com
SUBJ: Woodridge Solar facility
Dear Planning Commission members,
We support approval of the Woodridge Solar concept plan and SUP with the following
recommendations:
1. Include specifications in the construction plans to:
• Minimize construction -related compaction,
• ensure a high cover of perennial vegetation with minimal maintenance, and
design the site with pervious space between solar panel rows to promote infiltration
of stormwater runoff. Use structural stormwater management facilities, such as
infiltration basins, only to augment stormwater runoff control.
Solar farms can be designed to minimize the impact on landscape ecohydrological
processes. Current stormwater management practices recommend low impact
development practices of disconnection of solar panel impervious surfaces, well -
developed shade -tolerant vegetation, and minimal impact of construction practices
on soil properties.
However, there is no mention of using LID methods for stormwater water
management in the Concept Plan. Instead, stormwater basins are shown along the
edges of graded areas. At a minimum, the site should be evaluated for suitability of
using LID for stormwater management or a hybrid combination of LID and
conventional stormwater management practices.
The Albemarle County CAP and Comprehensive plan encourage and support
groundwater recharge as a site development stormwater practice. Using LID, as part
of the stormwater management plan, would provide a means to recharge
groundwater from site development.
December 8, 2022
2. Select site management practices that minimize adverse impacts (soil compaction)
and maximize additional benefits, such as leveraging sheep grazing for vegetation
management in lieu of frequent mowing.
3. The construction sequence plan on sheet C8.0 shows 7 areas that are within the
limits of disturbance. Area 1 is shown as 267 acres that will be cleared and graded.
The grading plan on sheet C9.1 and layout plan on sheet C3.1 show relatively steep
slopes in Area 1. Due to the steeper slopes and soils with moderate to high
erodibility, there is a high probability that sediment will be difficult to capture onsite. It
is strongly recommended that site grading is limited to smaller drainage areas.
4. Vegetation must be established before another area is cleared and graded. Ensure
the construction sequencing allows time for established vegetation and avoid
sequencing the project in a manner that causes compaction of soils by heavy
equipment.
In the photos below, you can see channels eroding between panel array rows. The
panels are impervious surfaces that increaser stormwater runoff. A solution to avoid
channel erosion and to provide groundwater recharge would be to use infiltration
swales or engineered swales BMPs between the panel rows. The use of LID
methods for stormwater management should be considered.
Thank you for serving Albemarle County.
Sincerely,
Kirk A Bowers, PE
From: Kyle Matous <kyle.matous@gmail.com>
Sent: Tuesday, December 13, 2022 11:18 AM
To: Planning Commission<PlanningCommission @albemarle.org>; Board of Supervisors members
<bos@albemarle.org>; Scott Clark <Sclark@albemarle.org>; Bill Fritz <BFRITZ@albemarle.org>
Subject: Writing in support of Woodridge Solar
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links or open attachments unless you are sure the content is safe.
My name is Kyle Matous and I am a resident of Albemarle County, where I own homes both at 4737
Loyola Way and 580 Knoll Ridge Drive. I write in support of Woodridge Solar, and request that you vote
to make a positive recommendation to the Board of Supervisors to approve the project.
The project would create over 250 green jobs during construction, provide millions of dollars in
economic benefit for the region, and create new tax revenue for the County. The firm that is
developing Woodridge Solar is Charlottesville -based, too, so we're helping local energy
entrepreneurs along the way.
Over the next 35 years the project would create low cost, clean energy for up to 25,000 homes, which is
nearly half of the homes in our county. This project alone will allow Albemarle County to meet over 20%
of its 2050 net -zero electricity emissions reduction goals.
Jobs. Economic growth. Tax revenue. Locally owned. Clean energy. USA, you guys.
Kyle Matous
J LJ L
LIVABLE
December 8, 2022 C V I L L E
Dear Planning Commission,
We are writing in support of the Special Use Permits for the Woodridge Solar Project. Our research
has found this project to be consistent with the county's environmental and land use goals, and we
hope it will be approved and constructed.
Livable Cville's mission is to advocate for policies to build an inclusive Charlottesville area with
affordable housing, sustainable transportation, and healthy neighborhoods welcoming to all.
Climate change and environmental justice are urgent matters, and we must address them at the
local level.
The Woodridge Solar Project is an opportunity for Albemarle County to establish itself as a
leader in Virginia for how to do utility scale solar projects well. It is a chance to say "yes" to
renewable energy locally while preserving the ecological integrity of the site through a vegetation
management plan that will remediate the land and grow hundreds of acres of native plants.
The project is consistent with Phase One of Albemarle County's Climate Action Plan. The CAP
recommends that when considering utility -scale renewable energy projects, the county should
"strive to maintain a holistic perspective that accounts for potential climate benefits and the health
of our local ecosystem." This project maintains that balance through a combination of reduction
in carbon emissions, room for effective stormwater management, and an extensive vegetation
management plan that qualifies for the Virginia Pollinator Smart program.
Another chance to make this much progress on the county's environmental goals through
renewable energy is unlikely to come along anytime soon. Hexagon Energy secured a connectivity
agreement with PJM for this project — and just in time, since the regional transmission operator
recently announced a two-year pause on new power developments seeking connection to its
grid. Rejection of Woodridge Solar could cause the county to miss this window of opportunity and
give solar developers pause about pursuing local utility -scale projects longer term. It could take
decades for smaller community -scale and rooftop projects to provide an equivalent amount of
renewable energy in Albemarle County.
We understand that this project is complicated, represents a significant change for land use on
this site, and is unlike anything ever done before in Albemarle County. We also see it as a win -win
situation — giving Albemarle County the chance to both improve local ecological diversity and act
quickly on its ambitious goals to address climate change.
We hope you recommend approval for this project.
Thank you for your consideration.
Livable Cville
From: Mark Anderson <mark.anderson@willowtreeapps.com>
Sent: Tuesday, December 13, 2022 4:03 PM
To: Planning Commission<PlanninaCommission(c@albemarle.org>
Subject: Support for Woodridge Solar
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links or open attachments unless you are sure the content is safe.
Hello,
I want to write to show my support for the Woodridge Solar project. I think it's a really great idea to
invest in the local land and resources, and this seems like as well thought out and beneficial of a project
as I can imagine. Partnering with a local energy company helps lead Charlottesville and Albemarle as a
leader in the space, and by building it locally we show that we are willing to put our "money where our
mouth is" for building clean energy and meeting our climate goals. Additionally, I love that building it
locally here and getting our energy here helps us be more self-sufficient as a community. Finally, the
introduction of wildflowers and pollinating natural/native species is awesome and something I'd love
more of, because it benefits us specifically here in central Virginia, as well as our planet as a whole.
Please approve the project! Thank you
Mark Anderson
Piedmont
Environmental
Council
Protecting and promoting the natural resources, rural economy,
history and beauty of the Virginia Piedmont since 1972
VIA EMAIL ONLY I PlanningCommission@albemarle.org
December 12, 2022
Ms. Karen Firehock, Chair
Albemarle County Planning Commission
401 McIntire Road
Charlottesville, Virginia 22902
Re: Woodridge Solar SP202200014, SP202200015, and SE202200035
Dear Chair Firehock and Planning Commission members,
The Piedmont Environmental Council (PEC) respectfully submits the following comments
regarding Woodridge Solar SP202200014, SP202200015, and SE202200035.
PEC supports solar energy. For decades now, we have been committed advocates for
rooftop and ground -mount systems. In addition, we have spoken in support of carefully
sited utility -scale solar proposals, like the Dominion facility located in Remington,
Virginia, and the proposed solar facility on the Rivanna Solid Waste Authority's former
landfill at the Ivy Material Utilization Center.
We recognize that utility -scale solar facilities will play a critical role in the
Commonwealth's transition to clean energy. Appropriately siting, designing,
constructing, maintaining, and decommissioning these facilities is key to adequately
addressing potential adverse environmental impacts.
Given the proposed mass grading of the entire 650-acre area of solar arrays and
associated development, including the extensive depth of cutting and filling of soil,
this project is precedent -setting. The County has the opportunity to set a higher
standard for utility -scale solar facilities in the County's Rural Areas.
Summary of PEC's recommendations concerning the Special Use Permit
Conditions:
Mitigation of Adverse Impacts I Mass Grading of the Entire Project Area
• Owing to the mass grading of the project site, the owner should be required by
the County to mitigate the adverse impacts through annual payments from the
solar facility owner to the County, in addition to the annual taxes paid or
revenue sharing provided by the owner.
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecvaorg
Erosion and Sediment Control, Grading, and Stormwater Management
• Although the Virginia Department of Environmental Quality does not require this
standard to be met by applicants who obtain an interconnection approval by a
regional transmission organization or electric utility by December 31, 2024, PEC
recommend the County require this more stringent standard in the stormwater
management design for this project, to protect the local water quality and
prevent excessive stormwater runoff.
• PEC recommends that the owner pay for an independent third party to review all
stormwater management plans and erosion and sediment control plans in
addition to the County's review process.
• During construction, the owner should pay for the services of an independent
qualified third -party inspector, to undertake inspection of the erosion and
sediment control measures.
Virginia Pollinator -Smart Solar Program
• PEC recommends that the applicant should be required to establish pollinator
plants for all disturbed areas of the project area that are not roads or facilities,
including all planted buffer areas and all areas of solar panels.
Vegetation Management Plan and Plants Species
• PEC recommends that all buffer plantings and pollinator plantings be inspected
on an annual basis by an independent third -party inspector qualified to assess
the health of the existing forested areas that serve as visual buffer, planted
visual buffers, stream buffer vegetation, and pollinator plantings.
Decommissioning
• The removal of the entirety of all above -ground and below -ground equipment,
structures, and other improvements is needed so the site may have a greater
likelihood of returning to another use at the end of the facility's operation.
Mitigation of Adverse Impacts I Mass Grading of the Entire Project Area
A consistent theme in the applicant's proposal has been to emphasize the site's long-
standing past use as a timbering operation and to downplay the many benefits that
commercial timberland provides to the locality such as soil stabilization, carbon
sequestration, air filtration, run-off interception, and wildlife habitat which will not be
recreated by the solar facility installation. The consistent theme has been that the
proposed solar facility represents a use that allows the soils on the site to heal and rest,
and ultimately be able to return to agricultural land or working forested land after the
life of the project. Respectfully, that claim is not well -supported. The proposed mass
grading, disruption of soils, and likely compaction of soils with heavy equipment are
counterproductive to efforts aimed at resting or healing land. Dr. Lee Daniels, a soils
scientist at Virginia Tech researching impacts of utility -scale solar facilities on soils, has
found that soils will not be the same after construction and removal of utility -scale
projects: tillage is required to loosen compacted soils, topsoil is very difficult to
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecvaorg
reintroduce, and most sites will require soil amendments.' The applicant's
decommissioning plan do not offer any guarantee of site restoration at the end of the
project's life.
The County staff report indicates, based on the applicant's submitted decommissioning
plan, the project site will be returned to 2022 conditions. The applicant has provided
conceptual grading plans, including soil cutting and filling diagrams, which indicate the
cutting of existing highpoints and ridges by up to 12 feet of depth and the filling of
drainageways to a depth of up to 16 feet. The proposed grading concept indicates large-
scale mass grading of the entire project area that is typically encountered in large-scale
land development projects. The proposed mass grading work will require extensive use
of heavy earthmoving equipment and compacted layers of fill. The results of this
approach will be loss of existing natural landforms, creation of new landforms, and the
degrading of the soils —much of which is classified as prime agricultural soils —by being
transported within the site and co -mingled with other soils, and compaction. The
decommissioned site will likely not support (or be well -suited for) agricultural or forestal
uses.
Given the substantial adverse impacts of the project —likely permanent loss of prime
agricultural soils and the distinct possibility of permanent loss of timberland —the
owner should be required by the County to mitigate the adverse impacts through
annual payments from the solar facility owner to the County, in addition to the annual
taxes paid or revenue sharing provided by the owner. The County attorney should
provide direction regarding the best mechanism for securing mitigation payments, such
as a siting agreement", special use permit condition, or other mechanism. Mitigation
payments should be directed by the County towards the County's land conservation
programs, which directly protect the rural land uses (agriculture and forestry) that will
likely be forever lost by construction of this project.
The following are PEC's additional recommendations regarding Special Use Permit
Conditions.
Erosion and Sediment Control, Grading, and Stormwater Management
The project area involves a number of small streams which feed into Turkey Run and
ultimately the James River. Stream health is at severe risk during large land
development projects like this one if strong, enforceable conditions are not made a part
of the Special Use Permit. The concept plans and associated cut and fill mapping show a
complete mass grading of all areas within the proposed fenced perimeter.
All stormwater management design should meet the guidance established by the
Virginia Department of Environmental Quality for utility -scale solar facilities:
"To date, Department of Environmental Quality (DEQ) has not required
solar projects that are subject to Virginia Stormwater Management
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecvaorg
Program (VSMP) requirements to account for the imperviousness of the
solar panels when applying the Commonwealth's post -development
stormwater management technical criteria. When performing water
quantity (rainfall -runoff) calculations, DEQ's practice has been to consider
only the solar panel support posts and beams as impervious areas.
However, this approach has the potential to underestimate the post
development runoff volume or runoff rate from solar panel arrays, which
in turn has the potential to negatively impact downstream waterways or
properties. Additionally, the Environmental Protection Agency's (EPA)
Chesapeake Bay Program considers the solar panels to be impervious
areas for the purposes of performing water quality modeling/calculations
for the Chesapeake Bay Total Maximum Daily Load."
- DEQ, Memorandum dated March 29, 2022
Although DEQ does not require this standard to be met by applicants who obtain an
interconnection approval by a regional transmission organization or electric utility by
December 31, 2024, PEC recommends the County require this more stringent standard
in the stormwater management design for this project, to protect the local water
quality and prevent excessive stormwater runoff.
PEC also recommends that an independent third party review all stormwater
management plans and erosion and sediment control plans in addition to the County's
review process. To better ensure the proper design of stormwater management plans
and erosion and sediment control plans, the owner should be required to pay for the
independent review of these plans by qualified licensed design professionals. Third -
party reviewers should be required to submit review comments to the owner and the
County.
Additionally, during construction, the owner should pay for the services of an
independent qualified third -party erosion and sediment control inspector, to
undertake inspection of the erosion and sediment control measures. The inspector
should be required to prepare construction field reports documenting the work. These
reports should be submitted to the owner, the construction contractor, and the County.
Virginia Pollinator -Smart Solar Program
The applicant has submitted a Vegetation Management Plan. This plan includes a
discussion of the Virginia Pollinator -Smart Solar program. PEC concurs with the staff
recommendation that a condition should be included requiring the project to meet the
requirements of the Virginia Pollinator -Smart Solar program. However, PEC also
recommends that the applicant should be required to establish pollinator plants for all
disturbed areas of the project area that are not roads or facilities, including all planted
buffer areas and all areas of solar panels.
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecva.org
Vegetation Management Plan and Plants Species
The staff report indicates that "[t]he Vegetation Management Plan sets standards for
site preparation, planting, plant establishment, and long-term maintenance. To ensure
that vegetation management on the site continues to effectively provide visual
screening, environmental benefits, and soil improvements, staff recommends a
condition requiring that soil and vegetation management remain in accord with this
Vegetation Management Plan for the life of the project." PEC concurs with this
recommended condition. PEC also recommends that all buffer plantings and pollinator
plantings be inspected on an annual basis by an independent third -party inspector
qualified to assess the health of the existing forested areas that serve as visual
buffers, the planted visual buffers, stream buffer vegetation, and pollinator plantings.
The inspector should be required to submit a report documenting inspection findings to
the owner and the County. The owner should be required to replant all failed tree,
shrub, and pollinator plantings in accordance with the approved site plan or new
plantings approved by the County. PEC recommends that all project plantings include
only locally or regionally native plants.
The County should include a condition requiring new visual buffer plantings (meeting
the design for planted buffers included in the application) where there is loss (due to
storms, mortality, disease, climate change, wildfire, etc.) of existing forested areas that
were retained to serve as visual buffers.
The County should require, through a condition, that the width of all planted buffers
along public roads should be from the right-of-way or centerline of the roadway. In
some cases, the current proposed buffer widths are based on property lines on the
opposite side of the roadway, thus reducing the buffer width in those locations.
Decommissioning
A procedure to outline the removal of solar equipment and restore the site at the end of
the facility's life is critically important. While we are encouraged to see the application
narrative include a decommissioning plan, we respectfully note the plan specifies only
removing equipment extending three feet below the ground surface. The removal of
the entirety of all above -ground and below -ground equipment, structures, and other
improvements is needed so the site may have a greater likelihood of returning to
another use at the end of the facility's operation.
We discourage the County from allowing the subtraction of any anticipated revenue
from salvage materials from the financial surety bond, as the future value or market for
solar -related salvage is virtually unknowable. The decommissioning plan, as currently
written, shows the anticipated salvage value significantly exceeding the total cost of
removal.
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecvaorg
Thank you for taking the time to review PEC's concerns and recommendations regarding
this project. Please feel free to contact me with any questions or requests for additional
information.
Sincerely,
Rob McGinnis PLA FASLA
Senior Land Use Field Representative I Albemarle County
rmcginnis@pecva.ore
Mobile: 434.962.9110
cc: Board of Supervisors I BOS@albemarle.org
'Virginia Cooperative Extension, CE InService Webinar: Utility Scale Solar PV in Virginia, 4th Webinar,
recorded October 14, 2020 https://sites.google.com/vt.edu/viceinservicel2l9l9solarfarms/home?pli=1
" Localities in Virginia are beginning to negotiate solar siting agreements for facilities over 5 megawatts
pursuant to Code of Virginia 4 15.2-2316.6 et seq. A solar siting agreement can provide important benefits
and also protections to the host locality by including terms and conditions that address mitigation of
development impacts; through dedication of real property, substantial cash payments, and application of
other conditions reasonably related to the project. A solar siting agreement would also be in addition to
either the energy revenue share option for solar energy projects, established in state code as HB1131/
SB762 or the Machine & Tool (M&T) tax.
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecva org
From: scott smith <bookrabbit@hotmail.com>
Sent: Tuesday, December 13, 2022 9:51 AM
To: Planning Commission<PlanningCommission@albemarle.ore>
Subject: Woodridge Solar
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links or open attachments unless you are sure the content is safe.
Dear Board of Supervisors, Planning Commission, and Staff,
My name is Scott Smith, and I've lived on Secretarys Road since January 1999. This is our first home.
We've worked hard to make our own and expect to live here for many years to come. I've been active in
the neighborhood in opposing Patricia Kluge's proposed Vinyard Estates development many years ago,
but have been too busy owning and running Bodo's to have been involved in or aware of anything
similar since, but I am writing now to voice my strong support for the Woodridge Solar project proposed
in our county, and to be built just down the street from me, and I ask that you do all you can to support
it as well.
I'm very aware of the County's commitment to a carbon neutral goal, and agree with the board that it
is critical that we replace fossil fuels with renewable sources, like solar, absolutely as quickly as possible
to combat climate change and steward our environment. Albemarle's Climate Action Plan establishes
ambitious and challenging goals to address climate change. Woodridge offers an absolutely
indispensable opportunity to make those goals reachable. It would take something like 30,000 new solar
homes to match the impact this project is set to have.
The project's commitment to land conservation and clean energy has won a rare Sierra Club
endorsement and will be an enormous improvement on the depleting effects of endless use as
commercial timberland. Restoring native species also means restoring native habitat and a beneficial
mix of trees to land that has been regularly denuded for a century. And the community benefit in low-
cost energy is potentially just as valuable.
I live just down Secretarys from the proposed site, and I hope very much to see it approved and
developed as soon as possible. Please support the project. It's a vital opportunity.
Sincerely,
Scott Smith
Sent from my Verizon, Samsung Galaxy smartphone
Get Outlook for Android
December 4, 2022
Albemarle County Planning Commission
401 McIntire Road
Charlottesville VA 22902
ATTN: Carolyn Shaffer, Clerk
Planning Commission
Kirk A Bowers, PE, Conservation Chair,
Piedmont Group, Virginia Chapter, Sierra Club
Charlottesville, VA
Email: engr1950(a)gmail.com
SUBJ: Woodridge Solar facility
Dear Planning Commission members,
The Executive Committee (EXCOM) of the Piedmont Group endorses support for the
Woodridge solar facility project. The project site is suitable for a solar facility. It would
generate power for 25,000 homes, over half of the homes in Albemarle County.
The project supports the goals of the Albemarle County Climate Action Plan to reduce
greenhouse gases. The facility fits into the Albemarle County Comprehensive Plan
goals and pending updates.
We support the Woodridge Solar project with the condition that the project undergoes a
thorough site plan review by Albemarle County before approval. A comprehensive
review of the erosion control plans and stormwater management plans is necessary to
insure that sediment control and stormwater management meet requirements for runoff
control. There are streams and wetlands that will be impacted by site development.
Conceptual plan comments will be submitted prior to the December 13th Commission
meeting. There are several items shown in the Concept Plan that need to be resolved
before Concept Plan approval.
Thank you for serving Albemarle County.
Sincerely,
Kirk A Bowers, PE
On behalf of the Piedmont Group EXCOM
The Way of Nature
December 6h_ 2022
Albemarle County Planning Commission
401 McIntire Rd
Charlottesville, VA 22902
To the Members of the Albemarle County Planning Commission,
Thistlerock Mead Company is a nature -based farm winery in Albemarle County opening in 2023. We,
Thistlerock Mead Company, are writing this letter to express our unwavering support for the Hexagon
Woodridge Solar Project. Solar farms provide an opportunity most unique: they can generate energy and save
the bees while making wine.
At Thistlerock, we rely on pollinators. Pollinator decline is well documented, as is one of its leading causes —
habitat loss. We have read the vegetation plan proposed by Hexagon at the Woodridge site, and as experts on
bees and the plants they prefer, we can say without doubt that this solar project will help pollinators in
Albemarle County. By planting native wildflowers and other flowering species, native pollinators such as
mason bees, monarch butterflies, and hummingbirds will all see benefit. Hexagon will be providing diverse and
nutritious nectar, pollen, and nesting shelter for these critical species.
When you plant hundreds of acres of flowers, there's enough goodness to go around. Our honeybees are also
able to share in the advantages of the solar project. In Virginia, beekeepers usually experience a drop in colony
growth in the summer. This time is referred to as the "dearth" meaning nectar to make honey is in short supply.
At a site like the Woodridge site, where the bees have access to the trees surrounding the streams and project
buffers in the spring, and wildflower meadows in the summer, there will be no "dearth". We are delighted to
have signed a LOI with Hexagon to place honeybee hives at the Woodridge site for the purpose of mead
production. The honey harvested from the hives in Albemarle County will go into delicious honey wine which
we hope — one day — to share with the world. Not only does this promote Albemarle agriculture, but it's also a
job creator, as hive management could be a full-time job, which trickles to mead makers and servers.
Our passion lies in creating high -quality value-added nature to bottle products in Virginia, while also having a
positive impact on our environment. The Woodridge Solar Project is parallel and a perfect partner in our
mission. Albemarle needs this project to move forward.
Sincerely,
The Team at Thistlerock Mead Company
John Kluge
Co -Founder and CEO
Doug Suchan
Co -Founder and Head Mead Maker
Allison Wickham
Co -Founder and Beekeeper
2386 Fiddlers Rdg
Scottsville, VA 24590
December 12, 2022
Dear Members of the Planning Commission —
I am writing to express both my support for and some concerns about the proposed Woodridge Solar
Project.
My farm is at the end of Fiddlers Ridge, a 1-mile-long driveway off Secretary's Rd (close to the eastern
end of the road), and the solar project will directly abut a substantial portion of my property's
southwestern boundary.
I am strongly in favor of solar energy as a partial solution to our dependence on fossil fuels and their
contribution to climate problems, and I applaud the commission and Albemarle County for tackling
these issues. I also was very impressed with Hexagon's stated commitment to environmental
stewardship — in particular, the establishment of substantial interconnected wildlife -friendly buffer
zones and their desire to restore a healthy ecosystem to an area ravaged by clearcutting.
As someone with an intense interest in supporting biodiversity and restoring the native Piedmont
ecosystem, I have been trying to control or ideally eliminate the most troublesome of the invasive alien
species that have gained a foothold in my pasture and forest, and I want to be sure that the good
intentions expressed in the project descriptions are supported with a solid plan for action and
accountability.
An example of what I am worried about: Japanese stiltgrass is one example of an invasive species that I
am battling. I spend substantial amounts of time weeding, mowing, "weed -eating," and spraying to try
to get control of this aggressive species, which has completely displaced forage grasses in some sections
of pasture and is thriving in parts of my forest and along my stream and areas of storm run-off. If the soil
disruption that occurs as part of the solar project is not properly managed, stiltgrass could easily
become a dominant species there, spreading seed to my farm and undoing the work that I am doing to
restore the habitat here on my property.
Thus my concern is for habitat remediation and maintenance in general but also specifically, and more
selfishly, for the effect on my own land.
That said, this seems like a solvable problem. We just need to be sure that whatever agreement you
arrive at has "teeth" in it— and that it will survive any potential transfer of ownership.
Thank you,
Anne Stanford
2386 Fiddlers Rdg
Scottsville, VA 24590
Anne.stanford@gmaii.com
BRUCE SULLIVAN
18 ORCHARD ROAD
CHARLOTTESVILLE, VIRGINIA 22903-4727
December 13, 2022
Mr. Frederick Missel
Planning Commission — Scotttsvillc District
County of Albemarle, Virginia
401 McIntire Road
Charlottesville, VA 22902
Via electronic mail
Re: Woodridge Solar — Application for Special Use Permit
Dear Mr. Missel
You may recall I reached out to you at the end of May trying to learn more about the Woodridge Solar Project. At the
time, my 96 year -old mother and I had concerns about the project. I believe you asked the planning staff to contact me.
Vivian Groeschel sent me an email with numerous links to the county's web page. There I found an extensive amount of
information about the project. After reviewing that information, I met with Scott Remer, Director of Development for
Hexagon Energy.
In the meeting, I explained to Scott that we had two primary concerns. Number one — how would we share the expense of
maintaining Eyeland Drive. Eyeland Drive is essentially a very long driveway to my mother's house. Number two — How
would Woodridge Solar visually shield their facility from the driveway. Over the past several months, Scott and I have
corresponded, talked and met numerous times. We have come to an agreement (in writing) that I believe more than
protects my mother's interests. I have also had the opportunity to meet and talk with Drew Price, Hexagon's president.
My feeling is Hexagon and Woodridge Solar genuinely want to he a good neighbor and a responsible member of the
community.
In broader terms, I support this project because I believe it is the right thing to do. It appears most of this land has not
been well cared for. If the project does not proceed, there is a good chance other uses of the parcels may be detrimental to
the land and surrounding community. If approved and completed, the proposed project has a number of positive attributes
for the Woodridge/Blenhiem community. More importantly, Albemarle County has the chance to be a good global
citizen. We can lead by example, and show others that, done properly, large scale solar projects benefit many — in the
local community and beyond.
In summary, I ask that you and the other members of the planning commission recommend to the Board of Supervisors
that they approve Woodridge Solar's application for a special use permit application. Thank you for your consideration of
my opinions and for your service to Albemarle County.
Sincerely,
ZE -�--.
Bruce Sullivan
Copy to other members of the Planning Commission
REPORT
Woodridge Solar
Preliminary Policy Report
PREPARED BY
Claudia Aiken
PROJECT DESCRIPTION
JULY 2022
Hexagon Energy is seeking a Special Use Permit to build Woodridge Solar, a utility -scale photovoltaic
project, on a former pine timber farm in the southeastern portion of Albemarle County. The definition
of "utility -scale solar" varies by source, but its distinguishing factors are the amount of solar energy
generated (a common threshold is 5 megawatts) and the fact that power is sold wholesale to utilities,
rather than being net -metered like the "distributed solar" projects installed on residential rooftops.
Thus, utility -scale solar projects often compete with other generators —such as coal and gas plants —
in the wholesale power market' Woodridge Solar would be capable of generating 138 megawatts (for
reference, there are only 11 projects capable of generating over 50 megawatts in Virginia, out of 51
total utility -scale projects as of 2021).2 This is enough energy to power approximately 25,000 homes
(more than half of Albemarle County's approximately 42,300 occupied homes).3 It would involve the
installation of 650 acres of solar panels on a privately -owned property and have a lifetime of approxi-
mately 35 years °
1 Urban Grid. "What is Utility -Scale Solar? An Overview." Website. Accessed July 17, 2022. https://www.urbangridso-
lar.com /what-is-uti I ity-scale-solar-a n-overview/
2 Carrie Hearne, Aaron Berryhill, and Elizabeth Marshall. Virginia Solar Survey: Results and Initial Findings. Vir-
ginia Department of Energy and the Virginia Solar Initiative at the Weldon Cooper Center for Public Service, University
of Virginia, April 2022. https://solar.coopercenter.org/sites/solar/files/media/files/2022-05/VASolarSurveyReport Com-
plete 2022-05-18 Updated.pdf
3 U.S. Census Bureau. "Occupied Housing Units, Albemarle County." American Community Survey 2020 five-year
estimates.
4 Hexagon Energy. Woodridge Solar. Website. Accessed July 16, 2022. https://www.woodridgesolar.com/
PRELIMINARY ANALYSIS
Political
Political arguments for and against a given intervention are important to consider because C3's mis-
sion is to catalyze action to confront climate change, not just among residents and businesses but also
among public officials. Endorsing a politically unpopular project could deal a blow to C3's relationship
with the community and/or with policymakers.
PROS
Albemarle County has adopted clear green-
house gas (GHG) emission reduction targets, includ-
ing to reduce emissions by 45% below 2008 levels
by 2030 and to achieve net zero emissions by 2050.1
This project promises to increase constituents' confi-
dence in the efficacy of their government in meeting
its climate goals. Hexagon Energy estimates that Wo-
odridge Solar alone would "allow Albemarle County
to meet over 20% of its 2050 net -zero electricity
emissions reduction goals." If approved, Woodridge
Solar will be the second utility -scale solar project to
receive a Special Use Permit in Albemarle, but by far
the largest —the other facility (located near Batesville)
will generate only 8 megawatts of solar energy.?
The company proposing to develop the proj-
ect, Hexagon Energy, is a local company with offices
in Downtown Charlottesville and employs about
20 people. The spokesperson for the project, Scott
Remer, lives in Crozet with his family. This is an im-
portant political advantage, since Hexagon is unlikely
to be seen as an outsider despite developing most of
its previous projects in New England.8
5 Albemarle County. Climate Action Plan. October
2020, https://www.albemarle.org/home/showpublished-
document/5432/637382865947300000
6 Hexagon Energy. Woodridge Solar. Website. Ac-
cessed July 16, 2022. httos://www.woodridgesolarcom/
7 Charlotte Rene Woods. "A Proposed Solar Farm
in Albemarle Could Power More than Half the County's
Homes" Charlottesville Tomorrow. July 8, 2022, htt s:
www.cvi I letomorrow,org/articles/a-proposed-solar-farm-
in-albemarle-cou Id-power-more-than-half-the-cou ntys-
homes
8 Albemarle County. Woodridge Solar Commu-
nity Meeting. June 29, 2022, httos://www.youtube.com/
watch?v=biZWzQSdz5c
CONS
Albemarle County's Climate Action Plan
states that the County will support utility -scale solar
projects when there are public benefits, but that it
will "strive to maintain a holistic perspective that
accounts for climate benefits and the health of our
local ecosystem" and that it will therefore "prioritize
roof tops, parking lots, brownfields, landfills, and
post-industrial or other open lands over forested
or ecologically valuable lands for siting utility -scale
renewable energy installations.."9 The proposed site
for Woodridge Solar is partially forested and is also
traversed by multiple waterways. While it is far from a
pristine natural ecosystem because of its long use as
a commercial timber farm, the parcel is not as obvi-
ously degraded as a parking lot or former industrial
site. This could empower critics to argue that Wo-
odridge Solar is not an appropriate use for the Coun-
ty's Rural Areas.
Approving Woodridge Solar's Special Use
Permit could set a poor precedent for building utili-
ty -scale solar on low-cost rural land and set up future
competitions between solar and agricultural uses or
encourage the destruction of old -growth forests and
other prime natural resources.
9 Albemarle County. Climate Action Plan, o36.
October 2020. https://www.albemarle.org/home/showpub-
lisheddocument/5432/637382865947300000
PROS
The site is located far from cities or towns,
so it will directly impact comparatively few residents
with respect to traffic during construction or visual
impact once built. Hexagon Energy has already made
important concessions to residents who live near and
will be directly impacted by the project, including by
initiating discussions to renew the license of the local
Woodridge Sportsmen's Club to hunt on the prop-
erty and arranging solar arrays to avoid Monticello's
viewshed.
The timing of the proposal is propitious. The
Virginia Clean Economy Act (VCEA) went into effect
in 2020 and paved the way for utility -scale solar by
reducing limits on the amount of energy that renew-
able energy companies can produce within territories
served by utility companies like Dominion Energy.
But the stress of such projects for existing infrastruc-
ture led PJM, the company that manages the region's
electric grid, to announce a two-year moratorium on
new energy projects requiring interconnections10
Woodridge Solar escaped the moratorium and
expects to receive PJM's authorization for intercon-
nection later this year. This will allow the project, if
approved by the county, to move forward quickly;
Hexagon estimates it could be completed as soon
as next year." Meanwhile, federal progress towards
climate protection has stalled because of Sen. Man-
chin's resistance —potentially creating an even larger
appetite for local action.
10 Ibid, n.7.
11 Ibid, n.8.
CONS
The Woodridge Solar site wraps around sev-
eral residential properties located along Secretarys
Road north of Scottsville. Some of the residential
property owners are strongly opposed to the project
because it threatens to lower their property values
and produce glare. Some voiced a conspiracy theory
at a community meeting that the timber farm opera-
tors "sabotaged" the site by dousing it in herbicides
in order to make its conversion to a solar farm more
palatable and make the parcel's sale to Hexagon
more profitabW2
12 Ibid, n.8.
Environmental
The principal argument in favor of developing solar projects is an environmental one —they produce ener-
gy without releasing the GHGs that are emitted when burning fossil fuels and therefore contribute much
less to the warming of the Earth's climate. Unchecked, climate change promises to increase the frequen-
cy and severity of natural disasters, cause sea levels to rise, and have devastating impacts on biodiversity
and agriculture. Yet individual solar projects impose a variety of environmental costs. C3 must weigh
Woodridge Solar's capacity to reduce GHG emissions against its impacts on the site's natural resources.
In doing so, it is important to consider the most probable counterfactual for Woodridge Solar. It will re-
place power production from the retired Bremo combined coal and gas plant, which was located on the
James River in Fluvanna County and was demolished in 202213 In the absence of Woodridge Solar, the
energy deficit would likely be made up in the form of a natural gas -fired power plant. Dominion Energy
has built two large new gas plants since 2016 and plans to add several more, even as electricity demand
in Virginia has flattened'"
13 Ibid, n.8.
14 Richard Martin and Darren Sweeney. "Overpowered: In Virginia, Dominion Faces Challenges to Its Reign." S&P Global
Market Intelligence. December 4, 2019. https://www.sl2global.com/marketintelligence/en/news-insights/latest-news-headlines/
overpowered-i n-vi rg i nia-dominion-faces-cha I lenges-to-its-reign-54171542
PROS
Even accounting for the full lifecycle of
a solar facility (including the manufacture of the
panels and construction of the facility), it has a far
lower carbon footprint than a gas plant with carbon
capture and storage15 Woodridge Solar would con-
tribute significantly to lowering Albemarle County's
emissions and its impact on the climate.
15 Michaja Pehl et al. 2017 "Understanding Future
Emissions from Low -Carbon Power Systems by Inte-
gration of Life -Cycle Assessment and Integrated Ener-
gy Modeling:' Nature Energy 2: 939-945. httos://www.
natu re.com /a rticies/s4l560-017-0032-9
CONS
Utility -scale solar generates far less power
per acre of disturbed land as compared to another
form of renewable energy —nuclear. "Existing utili-
ty -scale solar facilities [in the State of Virginia] can
generate about 20% of the annual electricity gen-
erated by the North Anna Nuclear Power Station
on a similar area of disturbed land:16 That said, the
degree of disturbance is very different —North Anna
required land to be submerged under Lake Anna
to cool the reactors, while utility -scale solar has a
much less durable footprint.
16 Aaron Berryhill. Utility -Scale Solar in Virgin-
ia: An Analysis of Land Use and Development Trends.
Prepared for the Virginia Department of Mines, Minerals,
and Energy. Virginia Commonwealth University, 2021,
p.21. https://scholarscompass.vcu.edu/cgi/viewcontent.
coi?article=1043&context=murp capstone
4
1' i •
The site has been used for approximately
80 years as a commercial timber farm. The pine
forest is harvested periodically, which releases car-
bon stored in the plants. Timber farming depletes
the soil and has eroded it in places, creating chan-
nels that allow for rapid stormwater runoff into the
Hardware River and ultimately the James. Timber
farmers typically also spray the harvested land with
herbicide to discourage the growth of blackberries
and other full -sun plants that will compete with the
next generation of pines" This activity causes envi-
ronmental damage and poses risks to public health
that will no longer occur if the solar farm proposal
moves forward.
Hexagon Energy has proposed several
measures to restore the site, including creating a
200-ft setback from all property lines that will be
partially reforested, partially planted with a native
pollinator -friendly meadow mix; avoiding installing
panels within 10 ft of water; installing only gravel
access roads; and potentially using sheep to graze
the grass around the panels rather than mowing18
17 Ingrid Lobet. "In Oregon, Residents Struggle to
Solve a Pesticide Mystery" The Atlantic, August 14, 2012.
httns://www.theatla ntic.com/nationa I/archive/2012/08/
in-oregon-residents-struggle-to-solve-a-pesticide-m ss-
tery/261083/
18 Ibid, n.4.
CONS
The solar facility is predicted to have a
lifespan of only 35 years (though this is comparable
to that of gas -fired power plants, it is shorter than
some other renewable sources, including hydro- or
nuclear power)" Hexagon Energy states that the
solar panels are made from 90% recyclable mate-
rials, but this is no guarantee that they will indeed
be recycled. Further, this does not account for the
materials required for the multiple inverters and
Dominion substation necessitated by the project.
The solar arrays will be fenced, presumably
for security reasons. Hexagon will fence the arrays
"tightly" such that wildlife can still move through
the site, but the amount of contiguous habitat will
likely decrease significantly compared to the earlier
pine forest.
Woodridge Solar may negatively affect
biodiversity in other ways, including by generat-
ing noise (while the panels make no sound, each
inverter is comparable to a residential air condition-
ing unit in terms of noise production, and there will
be significant noise associated with construction
and mowing, if necessary); by compacting the
soil in a way that causes burrow collapse; and by
introducing roads that fragment habitat and cause
wildlife fatalities.20 A more thorough analysis would
consider whether there are protected species that
might be threatened by the project.
The inverters needed to convert the direct
current the solar panels generate into the alter-
nating current used by the electrical grid emit a
low level of electromagnetic field (EMF) radiation.
However, all humans are exposed to EMF through-
out daily life without observable negative health
impacts. There is no proof that solar farms cause
health issues.
19 Office of Nuclear Energy. "What's the Lifespan
for a Nuclear Reactor? Much Longer than You Might
Think" April 16, 2020. httns://www.eneLgygov/ne/arti-
cles/whats-I ifespa n-n u clea r-rea ctor-m uch-longer-you-
miaht-think
20 Jeffrey E. Lovich and Joshua R. Ennen. 2011.
"Wildlife Conservation and Solar Energy Development
in the Desert Southwest, United States" BioScience 61
(12): 982-992. httns://academic.oup.com/bioscience/arti-
cle/61/12/982/392612
5
Economic
Economic considerations are also important to C3's calculus. If Woodridge Solar can show that it will
generate economic benefits —in the form of affordable energy costs, good jobs, tax revenue, etc. to the
County and its residents, it may strengthen the link between renewable energy, prosperity, and equity,
and thereby encourage further climate action. C3 also works directly with local businesses to encourage
GHG reductions; its credibility with the business community may be damaged if it endorses a project
that proves insolvent or is otherwise economically unsound.
PROS
Hexagon predicts that the project will
generate millions in tax revenue for the County be-
cause the land use shift will trigger an increase in
real estate tax payments and because the County
will either impose a tax rate per megawatt or enter
into a revenue -sharing agreement.21 This revenue
can be used for other climate -friendly investments,
for instance in the bus fleet.
Hexagon Energy is required to finance a
bond that covers the full cost of decommissioning
the solar facility at the end of its lifespan 22 The
relatively low -impact nature of the facility will make
it far easier to return the site to an agricultural or
other appropriate use post -decommissioning,
compared to if the site were used for a fossil fuel or
nuclear plant.
The cost of solar energy has been decreas-
ing and studies show that solar power purchase
agreement (PPA) prices are "now often competitive
with wind PPA prices, as well as the cost of burning
fuel in existing gas -fired generators' 23 Further, solar
may work to stabilize electric prices and keep them
low in the long-term because of their far greater
predictability than fossil fuel costs.24
21 Ibid, n.8.
22 Ibid, n.8.
23 Mark Bolinger, Joachim Seel, Cody Warner, and
Dana Robinson. Utility -Scale Solar, 2021 Edition. Report.
Lawrence Berkeley National Laboratory, October 2021.
https://emp,lbi.gov/sites/default/files/utility scale so-
lar 2021 edition slides.odf
24 Kylie McCalmont. "Three Benefits of Utility -Scale
Solar that Will Make You Want to Invest" EnergyLink,
July 8, 2022. https://goeneLgylink.com/blog/3-bene-
fits-of-uti I ity-sca I e-sola r/
CONS
Hexagon estimates that the project will
create over 250 jobs during construction, but only
five workers will be supported for the life of the
project. This is likely a lower level of employment
than would be created by equal capacity in distrib-
uted solar, or by a gas -powered plant.
It is unclear based on the available project
information whether Woodridge Solar uses fixed -tilt
panels or incorporates solar tracking technology.
Projects with tracking technology have come to
dominate new utility -scale solar (accounting for
89% of all new capacity in 2020); the cost premium
for tracking projects has fallen over time.21 If Wo-
odridge Solar is a fixed -tilt project, it may already
be outdated and will be forgoing an opportunity to
generate more electricity on less land.
25 bid, n.23.
N
PROS
Analysis shows that solar projects gener-
ating 100 megawatts or more cost 17% less than
small projects (5-20 megawatts) per megawatt
of installed capacity. This means that Woodridge
Solar is taking advantage of significant economies
of scale and delivering energy at a lower cost than
the same number of panels distributed across more
land.26
26 Ibid, n.23.
PRELIMINARY RECOMMENDATION
CONS
It is also unclear whether the proposal
involves a battery storage facility. If not, the pow-
er produced will not be "dispatchable" i.e., able to
adjust output to the electrical grid on demand. But
if so, Hexagon must purchase lithium -ion batteries
during a lithium supply crisis that is driving over
400% year -over -year price increases?'
27 Emily Barone. "Lithium Is the Key to the Electric
Vehicle Supply Transition. It's Also in Short Supply." Time
Magazine, May 26, 2022. httos://time.com/6182044/elec-
tric-vehicle-battery-lithium-shortaoe/
Based on strong political and environmental arguments in its favor, I recommend that the Board of
Supervisors to grant a Special Use Permit to Hexagon Energy for the construction of the Woodridge
Solar facility. The benefit to Albemarle County residents in the form of GHG reductions and
potential tax revenue outweigh the adverse impacts to neighboring residents and local wildlife. The
most plausible counterfactual is a gas -powered plant, which would have far greater negative
impacts on neighboring residents and local wildlife with none of the climate benefits. Further, the
proposal is politically advantageous given the County's pressing climate goals, the moratorium on
additional renewable energy projects, and the stalemate at the federal level.
7
From: Caetano de Campos Lopes<caetanoCa@theclimatecollaborative.org>
Sent: Tuesday, December 13, 2022 11:51 AM
To: Planning Commission<PlanninaCommissionCa@albemarle.org>
Cc: Katie Ebinger<katie(a@theclimatecollaborative.org>; Susan Kruse
<susan@theclimatecollaborative.ore>; Carolyn Shaffer <cshaffer2Ca@a1bemar1e.org>
Subject: AC Planning Commission - Woodridge Solar Development
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Albemarle County Planning Commission,
The Community Climate Collaborative (C3) is writing in support of granting a special -use permit
to the Woodridge Solar Development for the substation and solar farm requests.
Solar energy is a vital part of our low -carbon future and it has the potential to bring economic and
health benefits to Virginia. We are excited by Hexagon Energy's 138 MW plan at Woodridge,
which we expect will produce jobs, generate higher tax revenue, and prevent greenhouse gas
(GHG) emissions and air pollution from sites like coal-fired power plants.
C3's team created an analysis of the project (the full report will be released soon) and we wanted
to highlight the following:
• Climate Justice:
• The Woodridge project scored highly on the promotion of climate justice, a topic that C3
• analyzed by aggregating and comparing the best practices in procedural, distributional,
and restorative justice.
o The project effectively engaged local environmental groups, which resulted in a
well -thought-out
o design that centers ecosystem health throughout each stage of the development
process.
o Community outreach could have been improved by including more language
offerings and compensation
o for community members' participation/input. As the project progresses, including
the voices of community members who have otherwise been unengaged in this
project will be important.
o Overall, Hexagon went beyond Albemarle County's required community
engagement, and feedback elicited
o from neighbors through this process was ultimately included in the proposed
project design.
0
• Climate Change Mitigation:
• The project is expected to reduce carbon emissions and have a net climate change
mitigating
• effect.
o We estimate that in the first year of operations, the clean energy directly created
from the project
o will result in roughly 127,000 US
o tons of GHG emissions mitigated.
0
0
0
o Additionally, the proximity to existing electric power transmission lines, in the case
of the Woodridge
0 site, makes the location of this site a strategic choice. When new transmission lines
are built to connect the solar farms with the grid, significant deforestation might
follow. For every mile of a new transmission line not constructed, the project could
prevent
o clearing 5,460 to 14,520 trees.
0
After our analysis, C3 is excited by the climate mitigation potential of this project as well as the
thoughtful attention paid to protecting the environment and informing the public of the site. We
urge County Supervisors and the Planning Commission to support the project to benefit
our local community and global climate health.
Sincerely,
Gaetano de Campos Lopes
PS: We will share our full report/analysis with you shortly.
Caetano de Campos Lopes
Director of Climate Policy, Community Climate Collaborative
cel. (434) 466-6345
thecl imatecollaborative. orcl
From: Charlie Armstrong <CharlesA@southern-development.com>
Sent: Monday, December 5, 2022 3:03 PM
To: Alberic Karina-Plun <akplun@albemarle.org>; Andy Herrick <aherrick@albemarle.org>; Bart
Svoboda <bsvoboda@albemarle.org>; Carolyn Shaffer <cshaffer2@albemarle.org>; Corey Clayborne
<cclayborne@albemarle.org>; Cynthia Hudson <chudson2@albemarle.org>; David Benish
<DBENISH@albemarle.org>; Doug Walker <dwalker3@albemarle.org>; Francis MacCall
<FMACCALL@albemarle.org>; Frederick Missel <fmissel@albemarle.org>; Jessica Hersh-Ballering
<Ihballering@albemarle.org>; Jodie Filardo <Ifilardo@albemarle.org>; Julian Bivins
<jbivins@albemarle.org>; Karen Firehock<kfirehock@albemarle.org>; Kevin McDermott
<kmcdermott@albemarle.org>; Lonnie Murray <Imurray@albemarle.org>; Luis Carrazana
<Icarrazana1@aIbemarle.org>; Luis Carrazana <lac2z@virginia.edu>; Patricia Smith
<psmith@uvafoundation.com>; Rebecca Ragsdale <rragsdale@albemarle.org>; Tori Kanellopoulos
<vkanellopoulos@albemarle.org>; Vivian Groeschel <vgroeschel@albemarle.org>
Subject: Woodridge Solar
C I I This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Planning Commissioners,
I'm a County resident. I use electricity. At my house I have a 14kW solar array that offsets about 90% of
my usage. I did not have good rooftop solar orientation, and preferred to keep some trees around my
house, so I had to compromise some of my yard space in order to be able reduce my electricity usage
and carbon footprint. The greater goal justified the sacrifice of land. That was 5 years ago and I've
never for a single day regretted allowing my solar panels to occupy a portion of my yard. And Dominion
Energy is kind enough to remind me monthly that I use almost no energy (and that my investment pays
dividends every single daylight hour).
Albemarle County (as a whole) uses a lot of electricity. Some residents individually mitigate some of
their electrical impact. Others don't. Many can't. Utility scale solar projects like the one proposed by
Hexagon are a major critical component to any plan to ween off of domestic fossil fuels, reduce carbon
emissions, improve utility grid stability, reduce dependence on commodities outside our control, and
even to improve geopolitical stability. At every level of political subdivision we should be striving to do
our part: globally, nationally, statewide, and at the county level.
The news reports say this project alone would provide the equivalent of half of the electricity that is
consumed in all of Albemarle. All it takes is about 1/10 of a percent (0.001) of the County's total land
area to do that. Imagine if we were to dedicate 1/3 of one percent (0.003) of the County's land to
projects like this —we could produce ALL of the power used in Albemarle and Charlottesville combined,
right here at home. We would not import a single watt from outside our County. That really would be
amazing. "My county runs on 100% clean energy' sounds pretty good. Something I would brag
about. This one project could get us halfway to thatH
We find it valuable to occupy some of our land with reservoirs and water treatment facilities so that we
can have sustainable local drinking water. Yet we have no electrical power plants. We import our power
from power plants in adjacent counties, which import their generating fuel from uranium mines and gas
wells in West Virginia, Pennsylvania, and Louisiana. It is irresponsible and hypocritical to import dirty
fuel from a thousand miles away when we can instead harvest clean energy from the sun right here at
home.
Here is an opportunity to do our part. This proposal is a gift.
These projects are often derailed because of well -organized and often wealthy political
opposition. People who oppose them cite all kinds of reasons. Many are red herrings. Some are valid,
but must be weighed against the enormity of what would be achieved by this project. It would be
unacceptable for Albemarle to allow a few loud voices, some of which are almost certain to be "anti
change" people masquerading as environmentalists, to distract you from the local and global good that
can come from sourcing our electricity from sustainable renewable energy sources like solar.
We talk a good talk here in Albemarle. We claim to be progressive. We have a climate action plan. But
do we only prioritize global warming and clean air via our words or do we tackle it via our actions? Do
we just continue to buy our energy from the gas fields of the Gulf of Mexico or do we solve that problem
right here? Do we acknowledge that solutions can still be incredibly good even if imperfect? If we're
honest about what it takes to do what we say we want, we should be very careful not to look for
reasons to say no to projects like Hexagon's. We should always be looking for ways to say yes. Like I did
in my own yard, Albemarle needs to dedicate a tiny percentage of its land to achieve this important
goal. You can enthusiastically support this even if it still has a couple of warts, most of which can
probably be worked out during final site plan review. And after this and maybe one or two more like it
get built, you will feel pretty good knowing that your home's electricity comes from right here in
Albemarle.
Sincerely,
Charlie Armstrong
CHARLIE ARMSTRONG I Vice President
O 434.245.0894 x 108
ca rm stro ng nosouthern-devel o p me nt. co m
SOUTHERN DEVELOPMENT HOMES
southern -development. corn
2010 - 2021 Daily Progress Readers' Choice Favorite Builder
2010 - 2021 Charlottesville Family Favorite Builder
2017 - 2019 Best of C-ville #1 Homebuilder
From: Christine Putnam <chirshputnam(c@email.com>
Sent: Monday, December 12, 2022 9:12 PM
To: Planning Commission <PlanninaCommission(c@albemarle.org>
Subject: Woodridge Solar Project
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Members of the Planning Commission,
I live on Secretarys Rd on a parcel of land that will be surrounded by the proposed solar
project. I understand the need for alternative energy sources to address climate
change. That said, I would rather see solar installations on brownfields and on rooftops,
but I also understand that the Woodridge site has some advantages given its proximity
to a transmission line with open capacity to carry the generated electricity.
As the chair of the Albemarle County Natural Heritage Committee and a citizen who is
deeply concerned about the protection of our natural resources, I am particularly
concerned about the impact this solar project will have on the land. I want to commend
Scott Remer for listening to these concerns and the commitment Hexagon has made to
restoring native vegetation and protecting stream buffers. I have read the Vegetative
Management Plan for this project. It is a sound plan that relies on active monitoring in
order to be successful. I know how difficult it is to establish plant cover on these acidic
soils which have been impacted by decades of industrial timber production. This job will
be made even more difficult due to the intensive grading that will have to take place
under and around the panels. One can only hope that after the soil amendments have
been added and the seed is dispersed that the weather will cooperate to create a
thriving vegetative cover. But there is the real possibility that the weather will not
cooperate, that there will be places where the seed does not take, and where invasive
plants will take hold. This is why a third party professional is needed to make sure the
vegetative management plan is properly implemented and monitored not only during the
first few years, but throughout the life of the project. The developer should provide
funds for this monitoring and any needed remediation. We can not expect County staff
or neighboring citizens to take on this responsibility. If we want to see the land restored
to support a biodiverse landscape of native plants which will in turn support pollinators,
birds and other wildlife, active monitoring must take place.
With a project of this size, there is a lot at stake. We need to make sure we get it
right. The County is in the process of hiring a consultant to help write an ordinance for
utility -scale solar. A model ordinance should require that all utility -scale solar projects
meet the Virginia PollinatorSmart Solar Certification criteria and that the projects are
properly monitored. Before approving the Woodridge project, I hope that the County will
either wait until a model ordinance is in place or require monitoring to ensure that the
vegetative management plan is properly implemented and monitored.
Thank you for your consideration,
Christine Putnam
2086 Secretarys Rd
Scottsville, VA 23490
December 13, 2022
Albemarle County Planning Commission
401 McIntire Road
Charlottesville VA 22902
Re: Woodridge Solar Project - Special Use Permit Application — Recommend Approval
Dear Members of the Albemarle County Planning Commission:
I am writing to express support for the Woodridge Solar Project, and encourage the Planning
Commission to find that it is in conformance with Albemarle County's Comprehensive Plan and
recommend approval of the Special Use Permit Application for the project.
The Project will benefit Albemarle County by providing needed economic development and both
short-term and long-term employment, by increasing tax revenue, by providing other economic
benefits to the area, and by making effective long-term use of the land consistent with its owners'
wishes. Furthermore, the project will generate significant amounts of clean, efficient renewable
energy for Virginia electric customers, and will help meet goals of both the County's Climate
Action Plan, and the Virginia State Energy Plan. The proposed solar project is unobtrusive,
properly located and well -thought-out, and includes proper setbacks and vegetative buffers, in
compliance with and in some cases exceeding requirements in both the County's Comprehensive
Plan and Zoning Ordinance. As such it provides significant benefits to the County and its residents
while at the same time not disrupting the rural nature of the area nor the enjoyment of the
surrounding property.
I would also remind the Planning Commission of the intense level of environmental regulatory
scrutiny such projects attract, having to comply with all manner of State and Federal regulations,
ensuring environmental and resource protection. In particular the project will provide extensive
erosion and sedimentation and storm water control measures to comply with Virginia state
regulations, thereby protecting soils and water quality far better than what the current mostly
uncontrolled clearcutting of the site provides (as happens routinely across the County and State).
The project's participation with the Virginia Pollinator -Smart program will transform a barren
clear-cut site into a productive solar farm with good groundcover and a thriving ecosystem in
buffer areas that supports pollinator species, birds, and other wildlife while improving water
quality and soil conditions.
I am an Albemarle County resident and have extensive experience in design and development of
large scale solar farms, wind farms, and other power generation facilities, having worked in the
renewable energy sector for most of my career. I know a good project when I see one and I am
thrilled for Albemarle County's opportunity to assist this project in moving forward, thereby
become more self-sustaining in contributing to the County's energy needs. I further commend
the planning staff for their thorough review of this application and proper recommendation for
approval.
thank you for approving the Woodridge Solar Project's permit applications and allowing it, and
Albemarle County, to move forward.
Sincerely,
David A. Stoner
6858 Rockfish Gap Turnpike
Greenwood, VA 22943
434-227-2105
davidastonerl@gmail.com
www.stonerpowerconsulting.com
Cc: Ann Mallek
Bill Fritz
From: Dolores Dwyer <loydotter@gmail.com>
Sent: Monday, December 12, 2022 1:03:37 PM
To: Carolyn Shaffer <cshaffer2@albemarle.ore>
Subject: statement for Dec. 13 meeting
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Ms. Shaffer,
I plan to attend tomorrow evening's Planning Commission meeting to make a brief
statement regarding the proposed Woodridge Solar project. Do I need a link or
password other than what appears on the Albemarle County web site?
Following is a draft of my comments:
My name is Dolores Dwyer and I live in Alberene, a community just about due west of
the proposed Woodridge solar site. I am generally in favor of new solar farms as long
as they do not cause environmental damage or have other negative effects. Given
current information, I support this specific proposal, for its projected clean energy
production, for the soil remediation plans to help to offset any potential effects of
removing trees from the terrain, and for its required stormwater management. I also
applaud Hexagon for its plan to maintain a place for wildlife and for hunting.
Any awarding of Special Use Permits ought to involve the following:
-- Transparency regarding any additional costs to ratepayers or tax abatements
-- Provisions for oversight on soil remediation, stormwater management, and other
promises made by Hexagon Energy throughout the approval process.
-- Opportunities for training, paid internships, and employment for residents of the
surrounding communities in solar panel installation, soil and other land management
sciences, and related fields.
I also urge the Planning Commission and the BOS to assess the county in terms of
deforestation, and determine if and where new trees might be planted to offset their
removal elsewhere.
Thank you for listening.
Dolores Dwyer
iovdotter(&gmail.wm
From: Kat Maybury <katmaybury@yahoo.com>
Sent: Friday, December 9, 2022 6:07 PM
To: Karen Firehock <kfirehockCa@albemarle.org>; Corey Clayborne <cclayborne(@albemarle.org>; Julian
Bivins <ibivins@albemarlg.org>; Frederick Missel <fmisselCa@albemarle.org>; Lonnie Murray
<lmurray@albemarle.org>; Luis Carrazana <lac2z@virginia.edu>
Cc: Carolyn Shaffer <cshaffer2@albemarle.org>; Planning Commission
<PlanningCommissionCa@albemarle.org>
Subject: Woodridge Solar + Vegetation Mgmt Plan
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Commissioners:
I'm writing to express my support for the Woodridge Solar project which I understand
you'll be discussing on December 13. In particular, I want to comment on the project's
Vegetation Management Plan because I feel I have the most to offer in terms of
expertise and experience when it comes to that aspect of the project.
While I am not a landscape designer, and can't address every aspect of the plan, I have
over 20 years of experience in biodiversity conservation, focusing on plant species. I
also have some personal, hands-on experience with the difficulties of re-establishing
native grasses and Forbes on a site with nutrient -poor, acidic soil.
I believe the vegetation plan is well thought out and, assuming it is implemented
appropriately, will provide a great number of ecological benefits, including early -
to -late -season pollinator food sources, bird habitat and food resources, and
erosion control for water quality.
I was impressed with the variety of native species chosen for each zone, with species
that could tolerate extremely dry conditions as well as those tolerant of boggy soils. This
should provide flexibility when planting the shrubs and resiliency in the overall seeding
mix.
The non-native plants to be used for specific purposes (e.g., sheep grazing, temporary
seeding) seem to have been chosen with care and intention.
The current use of the site is industrial timber (for a species not native to this part of the
Piedmont). Given the huge green energy benefits of the Woodridge Solar project, this
vegetation plan seems to be an additional strong reason to support it. The revegetation
and management of the site according to the proposed plan would be a net plus for
Albemarle County's ecological and biological diversity.
Thank you,
Kat
Kat Maybury
4877 Browns Gap Tpke
Crozet, VA 22932
katmayburvAyahoo. com
(571) 236-6944 (cell)
From: Kathryn Bertoni <kat.trent.bertoni@email.com>
Sent: Monday, December 12, 2022 7:06 PM
To: Planning Commission<PlanninaCommission(c@albemarle.org>
Subject: Woodbridge Solar Project
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Commissioners,
I am writing in support of the Woodbridge Solar Project to be considered at the Planning Commission
meeting tomorrow, 12/13/2022. This project is consistent with the county's climate and land use goals
and will provide an opportunity for Albemarle County to establish itself as a leader in Virginia for large
scale utility solar projects.
In order to make progress towards the area climate goals, both Charlottesville and surrounding localities
must make a commitment to these bold, at -scale projects.
Thank you,
Kathryn Bertoni
December 8, 2022
Albemarle County Planning Commission
401 McIntire Road
Charlottesville VA 22902
ATTN: Carolyn Shaffer, Clerk
Planning Commission
Kirk A Bowers, PE, Conservation Chair,
Piedmont Group, Virginia Chapter, Sierra Club
Charlottesville, VA
Email: engr1950(a)gmail.com
SUBJ: Woodridge Solar facility
Dear Planning Commission members,
We support approval of the Woodridge Solar concept plan and SUP with the following
recommendations:
1. Include specifications in the construction plans to:
• Minimize construction -related compaction,
• ensure a high cover of perennial vegetation with minimal maintenance, and
design the site with pervious space between solar panel rows to promote infiltration
of stormwater runoff. Use structural stormwater management facilities, such as
infiltration basins, only to augment stormwater runoff control.
Solar farms can be designed to minimize the impact on landscape ecohydrological
processes. Current stormwater management practices recommend low impact
development practices of disconnection of solar panel impervious surfaces, well -
developed shade -tolerant vegetation, and minimal impact of construction practices
on soil properties.
However, there is no mention of using LID methods for stormwater water
management in the Concept Plan. Instead, stormwater basins are shown along the
edges of graded areas. At a minimum, the site should be evaluated for suitability of
using LID for stormwater management or a hybrid combination of LID and
conventional stormwater management practices.
The Albemarle County CAP and Comprehensive plan encourage and support
groundwater recharge as a site development stormwater practice. Using LID, as part
of the stormwater management plan, would provide a means to recharge
groundwater from site development.
December 8, 2022
2. Select site management practices that minimize adverse impacts (soil compaction)
and maximize additional benefits, such as leveraging sheep grazing for vegetation
management in lieu of frequent mowing.
3. The construction sequence plan on sheet C8.0 shows 7 areas that are within the
limits of disturbance. Area 1 is shown as 267 acres that will be cleared and graded.
The grading plan on sheet C9.1 and layout plan on sheet C3.1 show relatively steep
slopes in Area 1. Due to the steeper slopes and soils with moderate to high
erodibility, there is a high probability that sediment will be difficult to capture onsite. It
is strongly recommended that site grading is limited to smaller drainage areas.
4. Vegetation must be established before another area is cleared and graded. Ensure
the construction sequencing allows time for established vegetation and avoid
sequencing the project in a manner that causes compaction of soils by heavy
equipment.
In the photos below, you can see channels eroding between panel array rows. The
panels are impervious surfaces that increaser stormwater runoff. A solution to avoid
channel erosion and to provide groundwater recharge would be to use infiltration
swales or engineered swales BMPs between the panel rows. The use of LID
methods for stormwater management should be considered.
Thank you for serving Albemarle County.
Sincerely,
Kirk A Bowers, PE
J LJ L
LIVABLE
December 8, 2022 C V I L L E
Dear Planning Commission,
We are writing in support of the Special Use Permits for the Woodridge Solar Project. Our research
has found this project to be consistent with the county's environmental and land use goals, and we
hope it will be approved and constructed.
Livable Cville's mission is to advocate for policies to build an inclusive Charlottesville area with
affordable housing, sustainable transportation, and healthy neighborhoods welcoming to all.
Climate change and environmental justice are urgent matters, and we must address them at the
local level.
The Woodridge Solar Project is an opportunity for Albemarle County to establish itself as a
leader in Virginia for how to do utility scale solar projects well. It is a chance to say "yes" to
renewable energy locally while preserving the ecological integrity of the site through a vegetation
management plan that will remediate the land and grow hundreds of acres of native plants.
The project is consistent with Phase One of Albemarle County's Climate Action Plan. The CAP
recommends that when considering utility -scale renewable energy projects, the county should
"strive to maintain a holistic perspective that accounts for potential climate benefits and the health
of our local ecosystem." This project maintains that balance through a combination of reduction
in carbon emissions, room for effective stormwater management, and an extensive vegetation
management plan that qualifies for the Virginia Pollinator Smart program.
Another chance to make this much progress on the county's environmental goals through
renewable energy is unlikely to come along anytime soon. Hexagon Energy secured a connectivity
agreement with PJM for this project — and just in time, since the regional transmission operator
recently announced a two-year pause on new power developments seeking connection to its
grid. Rejection of Woodridge Solar could cause the county to miss this window of opportunity and
give solar developers pause about pursuing local utility -scale projects longer term. It could take
decades for smaller community -scale and rooftop projects to provide an equivalent amount of
renewable energy in Albemarle County.
We understand that this project is complicated, represents a significant change for land use on
this site, and is unlike anything ever done before in Albemarle County. We also see it as a win -win
situation — giving Albemarle County the chance to both improve local ecological diversity and act
quickly on its ambitious goals to address climate change.
We hope you recommend approval for this project.
Thank you for your consideration.
Livable Cville
Piedmont
Environmental
Council
Protecting and promoting the natural resources, rural economy,
history and beauty of the Virginia Piedmont since 1972
VIA EMAIL ONLY I PlanningCommission@albemarle.org
December 12, 2022
Ms. Karen Firehock, Chair
Albemarle County Planning Commission
401 McIntire Road
Charlottesville, Virginia 22902
Re: Woodridge Solar SP202200014, SP202200015, and SE202200035
Dear Chair Firehock and Planning Commission members,
The Piedmont Environmental Council (PEC) respectfully submits the following comments
regarding Woodridge Solar SP202200014, SP202200015, and SE202200035.
PEC supports solar energy. For decades now, we have been committed advocates for
rooftop and ground -mount systems. In addition, we have spoken in support of carefully
sited utility -scale solar proposals, like the Dominion facility located in Remington,
Virginia, and the proposed solar facility on the Rivanna Solid Waste Authority's former
landfill at the Ivy Material Utilization Center.
We recognize that utility -scale solar facilities will play a critical role in the
Commonwealth's transition to clean energy. Appropriately siting, designing,
constructing, maintaining, and decommissioning these facilities is key to adequately
addressing potential adverse environmental impacts.
Given the proposed mass grading of the entire 650-acre area of solar arrays and
associated development, including the extensive depth of cutting and filling of soil,
this project is precedent -setting. The County has the opportunity to set a higher
standard for utility -scale solar facilities in the County's Rural Areas.
Summary of PEC's recommendations concerning the Special Use Permit
Conditions:
Mitigation of Adverse Impacts I Mass Grading of the Entire Project Area
• Owing to the mass grading of the project site, the owner should be required by
the County to mitigate the adverse impacts through annual payments from the
solar facility owner to the County, in addition to the annual taxes paid or
revenue sharing provided by the owner.
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecvaorg
Erosion and Sediment Control, Grading, and Stormwater Management
• Although the Virginia Department of Environmental Quality does not require this
standard to be met by applicants who obtain an interconnection approval by a
regional transmission organization or electric utility by December 31, 2024, PEC
recommend the County require this more stringent standard in the stormwater
management design for this project, to protect the local water quality and
prevent excessive stormwater runoff.
• PEC recommends that the owner pay for an independent third party to review all
stormwater management plans and erosion and sediment control plans in
addition to the County's review process.
• During construction, the owner should pay for the services of an independent
qualified third -party inspector, to undertake inspection of the erosion and
sediment control measures.
Virginia Pollinator -Smart Solar Program
• PEC recommends that the applicant should be required to establish pollinator
plants for all disturbed areas of the project area that are not roads or facilities,
including all planted buffer areas and all areas of solar panels.
Vegetation Management Plan and Plants Species
• PEC recommends that all buffer plantings and pollinator plantings be inspected
on an annual basis by an independent third -party inspector qualified to assess
the health of the existing forested areas that serve as visual buffer, planted
visual buffers, stream buffer vegetation, and pollinator plantings.
Decommissioning
• The removal of the entirety of all above -ground and below -ground equipment,
structures, and other improvements is needed so the site may have a greater
likelihood of returning to another use at the end of the facility's operation.
Mitigation of Adverse Impacts I Mass Grading of the Entire Project Area
A consistent theme in the applicant's proposal has been to emphasize the site's long-
standing past use as a timbering operation and to downplay the many benefits that
commercial timberland provides to the locality such as soil stabilization, carbon
sequestration, air filtration, run-off interception, and wildlife habitat which will not be
recreated by the solar facility installation. The consistent theme has been that the
proposed solar facility represents a use that allows the soils on the site to heal and rest,
and ultimately be able to return to agricultural land or working forested land after the
life of the project. Respectfully, that claim is not well -supported. The proposed mass
grading, disruption of soils, and likely compaction of soils with heavy equipment are
counterproductive to efforts aimed at resting or healing land. Dr. Lee Daniels, a soils
scientist at Virginia Tech researching impacts of utility -scale solar facilities on soils, has
found that soils will not be the same after construction and removal of utility -scale
projects: tillage is required to loosen compacted soils, topsoil is very difficult to
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecvaorg
reintroduce, and most sites will require soil amendments.' The applicant's
decommissioning plan do not offer any guarantee of site restoration at the end of the
project's life.
The County staff report indicates, based on the applicant's submitted decommissioning
plan, the project site will be returned to 2022 conditions. The applicant has provided
conceptual grading plans, including soil cutting and filling diagrams, which indicate the
cutting of existing highpoints and ridges by up to 12 feet of depth and the filling of
drainageways to a depth of up to 16 feet. The proposed grading concept indicates large-
scale mass grading of the entire project area that is typically encountered in large-scale
land development projects. The proposed mass grading work will require extensive use
of heavy earthmoving equipment and compacted layers of fill. The results of this
approach will be loss of existing natural landforms, creation of new landforms, and the
degrading of the soils —much of which is classified as prime agricultural soils —by being
transported within the site and co -mingled with other soils, and compaction. The
decommissioned site will likely not support (or be well -suited for) agricultural or forestal
uses.
Given the substantial adverse impacts of the project —likely permanent loss of prime
agricultural soils and the distinct possibility of permanent loss of timberland —the
owner should be required by the County to mitigate the adverse impacts through
annual payments from the solar facility owner to the County, in addition to the annual
taxes paid or revenue sharing provided by the owner. The County attorney should
provide direction regarding the best mechanism for securing mitigation payments, such
as a siting agreement", special use permit condition, or other mechanism. Mitigation
payments should be directed by the County towards the County's land conservation
programs, which directly protect the rural land uses (agriculture and forestry) that will
likely be forever lost by construction of this project.
The following are PEC's additional recommendations regarding Special Use Permit
Conditions.
Erosion and Sediment Control, Grading, and Stormwater Management
The project area involves a number of small streams which feed into Turkey Run and
ultimately the James River. Stream health is at severe risk during large land
development projects like this one if strong, enforceable conditions are not made a part
of the Special Use Permit. The concept plans and associated cut and fill mapping show a
complete mass grading of all areas within the proposed fenced perimeter.
All stormwater management design should meet the guidance established by the
Virginia Department of Environmental Quality for utility -scale solar facilities:
"To date, Department of Environmental Quality (DEQ) has not required
solar projects that are subject to Virginia Stormwater Management
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecvaorg
Program (VSMP) requirements to account for the imperviousness of the
solar panels when applying the Commonwealth's post -development
stormwater management technical criteria. When performing water
quantity (rainfall -runoff) calculations, DEQ's practice has been to consider
only the solar panel support posts and beams as impervious areas.
However, this approach has the potential to underestimate the post
development runoff volume or runoff rate from solar panel arrays, which
in turn has the potential to negatively impact downstream waterways or
properties. Additionally, the Environmental Protection Agency's (EPA)
Chesapeake Bay Program considers the solar panels to be impervious
areas for the purposes of performing water quality modeling/calculations
for the Chesapeake Bay Total Maximum Daily Load."
- DEQ, Memorandum dated March 29, 2022
Although DEQ does not require this standard to be met by applicants who obtain an
interconnection approval by a regional transmission organization or electric utility by
December 31, 2024, PEC recommends the County require this more stringent standard
in the stormwater management design for this project, to protect the local water
quality and prevent excessive stormwater runoff.
PEC also recommends that an independent third party review all stormwater
management plans and erosion and sediment control plans in addition to the County's
review process. To better ensure the proper design of stormwater management plans
and erosion and sediment control plans, the owner should be required to pay for the
independent review of these plans by qualified licensed design professionals. Third -
party reviewers should be required to submit review comments to the owner and the
County.
Additionally, during construction, the owner should pay for the services of an
independent qualified third -party erosion and sediment control inspector, to
undertake inspection of the erosion and sediment control measures. The inspector
should be required to prepare construction field reports documenting the work. These
reports should be submitted to the owner, the construction contractor, and the County.
Virginia Pollinator -Smart Solar Program
The applicant has submitted a Vegetation Management Plan. This plan includes a
discussion of the Virginia Pollinator -Smart Solar program. PEC concurs with the staff
recommendation that a condition should be included requiring the project to meet the
requirements of the Virginia Pollinator -Smart Solar program. However, PEC also
recommends that the applicant should be required to establish pollinator plants for all
disturbed areas of the project area that are not roads or facilities, including all planted
buffer areas and all areas of solar panels.
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecva.org
Vegetation Management Plan and Plants Species
The staff report indicates that "[t]he Vegetation Management Plan sets standards for
site preparation, planting, plant establishment, and long-term maintenance. To ensure
that vegetation management on the site continues to effectively provide visual
screening, environmental benefits, and soil improvements, staff recommends a
condition requiring that soil and vegetation management remain in accord with this
Vegetation Management Plan for the life of the project." PEC concurs with this
recommended condition. PEC also recommends that all buffer plantings and pollinator
plantings be inspected on an annual basis by an independent third -party inspector
qualified to assess the health of the existing forested areas that serve as visual
buffers, the planted visual buffers, stream buffer vegetation, and pollinator plantings.
The inspector should be required to submit a report documenting inspection findings to
the owner and the County. The owner should be required to replant all failed tree,
shrub, and pollinator plantings in accordance with the approved site plan or new
plantings approved by the County. PEC recommends that all project plantings include
only locally or regionally native plants.
The County should include a condition requiring new visual buffer plantings (meeting
the design for planted buffers included in the application) where there is loss (due to
storms, mortality, disease, climate change, wildfire, etc.) of existing forested areas that
were retained to serve as visual buffers.
The County should require, through a condition, that the width of all planted buffers
along public roads should be from the right-of-way or centerline of the roadway. In
some cases, the current proposed buffer widths are based on property lines on the
opposite side of the roadway, thus reducing the buffer width in those locations.
Decommissioning
A procedure to outline the removal of solar equipment and restore the site at the end of
the facility's life is critically important. While we are encouraged to see the application
narrative include a decommissioning plan, we respectfully note the plan specifies only
removing equipment extending three feet below the ground surface. The removal of
the entirety of all above -ground and below -ground equipment, structures, and other
improvements is needed so the site may have a greater likelihood of returning to
another use at the end of the facility's operation.
We discourage the County from allowing the subtraction of any anticipated revenue
from salvage materials from the financial surety bond, as the future value or market for
solar -related salvage is virtually unknowable. The decommissioning plan, as currently
written, shows the anticipated salvage value significantly exceeding the total cost of
removal.
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecvaorg
Thank you for taking the time to review PEC's concerns and recommendations regarding
this project. Please feel free to contact me with any questions or requests for additional
information.
Sincerely,
Rob McGinnis PLA FASLA
Senior Land Use Field Representative I Albemarle County
rmcginnis@pecva.ore
Mobile: 434.962.9110
cc: Board of Supervisors I BOS@albemarle.org
'Virginia Cooperative Extension, CE InService Webinar: Utility Scale Solar PV in Virginia, 4th Webinar,
recorded October 14, 2020 https://sites.google.com/vt.edu/viceinservicel2l9l9solarfarms/home?pli=1
" Localities in Virginia are beginning to negotiate solar siting agreements for facilities over 5 megawatts
pursuant to Code of Virginia 4 15.2-2316.6 et seq. A solar siting agreement can provide important benefits
and also protections to the host locality by including terms and conditions that address mitigation of
development impacts; through dedication of real property, substantial cash payments, and application of
other conditions reasonably related to the project. A solar siting agreement would also be in addition to
either the energy revenue share option for solar energy projects, established in state code as HB1131/
SB762 or the Machine & Tool (M&T) tax.
410 East Water Street, Suite 700, Charlottesville, Virginia 22902
www.pecva org
From: scott smith <bookrabbit@hotmail.com>
Sent: Tuesday, December 13, 2022 9:51 AM
To: Planning Commission<PlanningCommission@albemarle.ore>
Subject: Woodridge Solar
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Board of Supervisors, Planning Commission, and Staff,
My name is Scott Smith, and I've lived on Secretarys Road since January 1999. This is our first home.
We've worked hard to make our own and expect to live here for many years to come. I've been active in
the neighborhood in opposing Patricia Kluge's proposed Vinyard Estates development many years ago,
but have been too busy owning and running Bodo's to have been involved in or aware of anything
similar since, but I am writing now to voice my strong support for the Woodridge Solar project proposed
in our county, and to be built just down the street from me, and I ask that you do all you can to support
it as well.
I'm very aware of the County's commitment to a carbon neutral goal, and agree with the board that it
is critical that we replace fossil fuels with renewable sources, like solar, absolutely as quickly as possible
to combat climate change and steward our environment. Albemarle's Climate Action Plan establishes
ambitious and challenging goals to address climate change. Woodridge offers an absolutely
indispensable opportunity to make those goals reachable. It would take something like 30,000 new solar
homes to match the impact this project is set to have.
The project's commitment to land conservation and clean energy has won a rare Sierra Club
endorsement and will be an enormous improvement on the depleting effects of endless use as
commercial timberland. Restoring native species also means restoring native habitat and a beneficial
mix of trees to land that has been regularly denuded for a century. And the community benefit in low-
cost energy is potentially just as valuable.
I live just down Secretarys from the proposed site, and I hope very much to see it approved and
developed as soon as possible. Please support the project. It's a vital opportunity.
Sincerely,
Scott Smith
Sent from my Verizon, Samsung Galaxy smartphone
Get Outlook for Android
December 4, 2022
Albemarle County Planning Commission
401 McIntire Road
Charlottesville VA 22902
ATTN: Carolyn Shaffer, Clerk
Planning Commission
Kirk A Bowers, PE, Conservation Chair,
Piedmont Group, Virginia Chapter, Sierra Club
Charlottesville, VA
Email: engr1950(a)gmail.com
SUBJ: Woodridge Solar facility
Dear Planning Commission members,
The Executive Committee (EXCOM) of the Piedmont Group endorses support for the
Woodridge solar facility project. The project site is suitable for a solar facility. It would
generate power for 25,000 homes, over half of the homes in Albemarle County.
The project supports the goals of the Albemarle County Climate Action Plan to reduce
greenhouse gases. The facility fits into the Albemarle County Comprehensive Plan
goals and pending updates.
We support the Woodridge Solar project with the condition that the project undergoes a
thorough site plan review by Albemarle County before approval. A comprehensive
review of the erosion control plans and stormwater management plans is necessary to
insure that sediment control and stormwater management meet requirements for runoff
control. There are streams and wetlands that will be impacted by site development.
Conceptual plan comments will be submitted prior to the December 13th Commission
meeting. There are several items shown in the Concept Plan that need to be resolved
before Concept Plan approval.
Thank you for serving Albemarle County.
Sincerely,
Kirk A Bowers, PE
On behalf of the Piedmont Group EXCOM
From: Patricia Maida <sa11948@icloud.com>
Sent: Thursday, March 2, 2023 12:05 PM
To: Bill Fritz <BFRITZ@albemarle.org>
Subject: Fwd: Commercial Solar Project
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
Dear Bill Fritz,
I would like to request the consultant's report on Woodridge Solar.
I was at the meeting February 28. The first item on that report was that it would destroy the wildlife in
that area, which I stated in the first virtual meeting. Also my concern regarding the hunting club
shooting bullets near the solar panels, which could damage the solar panels. If the solar panels were
damaged they could release toxins.
This property would be an industrial site, there could never be agriculture use ever again. This will
become Albemarle County's industrial waste dump area. I feel the people have been falsely told that it
is an agricultural site with a special use permit. It is NOT a farm, it is an industrial site right in the middle
of homes.
The poles used for the panels have zinc in them, as they corrode the zinc will go into the groundwater
and into peoples wells and streams.
There have been many promises about natural vegetation around these panels. If you have planted
anything around this area, you know how hard the clay soil is to penetrate to plant anything or to
maintain plantings.
Drainage, the pine trees were a buffer against erosion. Will the basins be enough to stop erosion, which
happened in Louisa county?
The consultant stated that special EMS and Firefighter training is needed. Who will be liable if homes
and lives are lost because of this extremely large solar industry put in the middle of a rural community?
Scott Remer has already stated that on Hexagon Solar previous projects, after setting up they left, and
so did all their promises. One of the planning board members said on previous approvals of projects
with the county, properties were sold.
The owner of Hexagon Solar and the property of Woodridge (being good friends), found a way to make
millions off the rural community of Woodridge.
At the meeting, one of the board members, brought up the possibility of hydro energy in the future,
Why are we going to cover agricultural land with Chinese solar panels. The Chinese are the biggest
pollutants in the world, who have no regard for their people who produce these volatile photovoltaic
portions of these solar panels. We need to explore green energy produced in the United States.
Please don't turn this area to an industrial area.
Please forward this letter to the county board of supervisors.
Thank you for all considerations,
Patricia Maida
From: Patricia Maida <sa11948@icloud.com>
Sent: Friday, February 17, 2023 12:39 PM
To: Bill Fritz <BFRITZ@albemarle.org>
Cc: Bill Fritz <BFRITZ@albemarle.org>; Amberli Young <amberli@communitypowergroup.com>; Barbara
Ryder <tisryder@gmail.com>; Bobby Jocz <bobby.jocz@suntribedevelopment.com>; Brad Daniel
<brad_daniel@yahoo.com>; Carolyn Graves <cgraves52@comcast.net>; Charlie Armstrong
<CharlesA@southern-development.com>; chris obrien <bikecob@protonmail.com>; Christine Hirsh-
Putnam2 <chirshputnam@gmail.com>; Christopher Hawk <chawk@pecva.org>; CVEC
(acotter@mycvec.com) <acotter@mycvec.com>; Dan Kenan <dan.kenan@gmail.com>; David Weber
<davidlweber9311@gmail.com>; Debi Winstead <dewinstead724@gmail.com>; Douglas Gellman
<dzg@hotmail.com>; Elizabeth Gathright <elcgathright@gmail.com>; Elizabeth K Williams
<ekw777@gmail.com>; Elizabeth Napier <enapier@middlebury.edu>; Holmes C. Brown
<orkney1942@gmail.com>; James Allen <jim.allen@jcallencfa.com>; James Clark
<refrep402@gmail.com>; James Owen <k4cgy@yahoo.com>; Jane Fellows
<dancingdeer.fellows@gmail.com>; Jared Kunkel <JKunkel@trccompanies.com>; Jian Lin
<jlin@albemarle.org>; Katie Ebinger(katie@theclimatecollaborative.org)
<katie@theclimatecollaborative.org>; Kevin Winstead <klw13517@gmail.com>; Kimberley Goossens
<eddress@mac.com>; Kristin Jones <kejonesl907@gmail.com>; Kyle West <kwest@vegarenew.com>;
Lisa Martin <lisamartinbooks@gmail.com>; Liz Russell <Irussell@monticello.org>; MarianneObrien
<MarianneObrien@protonmail.com>; Mario McBride <macd.mcbride@gmail.com>; Mark Tueting
<mtueting@harrisonburg.kl2.va.us>; Marla Muntner <mmuntner@gmail.com>; Megan Nedostup
<mnedostup@williamsmullen.com>; Mike Stanton <Mike.Stanton@suntribedevelopment.com>; Nancy
Gill <negiIIS5@gmail.com>; Nancy Koenig <nekoenig@reagan.com>; Padma Ball
<pball749@gmail.com>; Phil Horwitch <phorwitch@americanhelios.com>; Phyllis Johansen
<pmjohansen7@gmail.com>; Rachel Boots <rachel@communitypowergroup.com>; Rich Buell
<rbuell@americanhelios.com>; Richard Keffert <richard.keffert@gmail.com>; Robert McGinnis
<rmcginnis@pecva.org>; Sara Tueting <tueting6@gmail.com>; Scott Clark <Sclark@albemarle.org>;
Scott Remer <sremer@hexagon-energy.com>; Sharon Root <sharonrtl@gmail.com>; Steven Morelli
<smorelli@co.augusta.va.us>; Sueellen Aldina <suellenrae@gmail.com>; Valerie Long
<vlong@williamsmullen.com>; Wyatt Burttschell <wburttschell@pecva.org>
Subject: Re: Commercial Solar Project
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on
links or open attachments unless you are sure the content is safe.
have been to the first virtual meeting, the town meeting, the planning board meeting and have had
Scott Remer at my home three times to oppose this solar project.
Across from my home is the corner of Eyeland Drive and Secretarys Rd. I have watched the timbering
and the correct herbicides amounts placed in order to regrow the current pines trees across from
me. They are beautiful and are reflective of an agricultural and historical area in Scottsville. The
property directly next to my home was improperly timbered and OVER OVER sprayed with herbicides.
This created devastation to the soil, drainage and the creeks behind this area, perfect for Scott Remer's
video shown on television and the virtual meeting.
I had learned from the Hexagon Energy owner (planning board meeting) that apparently both he and
the owner of the timber company were good friends and that they decided a solar farm would be very
profitable for both companies. This leads me to believe the over destruction of the property next to me
was done intentionally.
Originally, the lease for the hunters was revoked, but with their support for the solar farm it would be
reinstated. At the town meeting, one of the hunters stated that if the solar farm didn't get approved
there could be multiple family homes placed there. That same scenario was presented to me by Scott
Remer at my home. When questioning Scott Remer and Bill Fritz regarding this issue both stated the
regulations would have acreage amounts that would not allow multi homes placed together.
Another neighbor or and his granddaughter spoke in favor of the solar farm. Even though they
personally don't live in this area, they own property at the end of Eyeland Drive and Scott Remer
promised maintenance and upkeep of Eyeland Drive.
Of course every solar company spoke in favor of this solar farm, I wonder why? These solar panels come
from China. Can we trust Chinese products? At the planning board meeting Scott Remer stated that
these solar panels and inverters create arcs that CAN create fires, but NO safeguards have been put in
place.
The promise of wild flowers, sheep, and bee hives are not realistic. If you lived in this area you know the
drought like conditions in the summer, not to mention the heat alone from all these solar panels. The
pine trees hold refuge and protection for the animals, prevent runoff to our streams flowing into the
James River, and natural beauty. Solar panels will eliminate all the birds in the area deer, and natural
vegetation.
Most importantly, there is NO PLAN in place for decommissioning these solar panels. The insurance for
these solar panels is for 15 years. What happens after that? The true life expectancy of solar panels is
20 years NOT 35 years. As stated at the planning board meeting by Scott Remer, the electricity
produced will go directly to northern Virginia, NOT Albemarle county, forget Scottsville.
None of the people involved with Woodridge Solar live in Scottsville, even Scott Remer purchase a home
in Crozet, far from has projected solar farm.
Please forward this letter to the Albermarle County Supervisors and all interested parties against this
solar farm.
Respectfully,
Patricia Maida
From: Anthony Arcuri<anthony.arcuri@arcuriassociates.com>
Sent: Tuesday, February 14, 2023 11:23 AM
To: Bill Fritz <BFRITZ@albemarle.org>; Amberli Young<amberli@communitypowergroup.com>; Barbara
Ryder <tisryder@gmail.com>; Bobby Jocz <bobby.locz@suntribedevelopment.com>; Brad Daniel
<brad daniel@vahoo.com>; Carolyn Graves <cgraves52 @comcast. net>; Charlie Armstrong
<CharlesA@southern-development.com>; chris obrien <bikecob@protonmail.com>; Christine Hirsh-
Putnam2 <chirshputnam@gmail.com>; Christopher Hawk <chawk@pecva.org>; CVEC
(acotter@mvcvec.com) <acotter@mvcvec.com>; Dan Kenan <dan.kenan@gmail.com>; David Weber
<davidlweber9311@gmail.com>; Debi Winstead <dewinstead724@gmail.com>; Douglas Gellman
<dzg@hotmail.com>; Elizabeth Gathright <elcgathright@gmail.com>; Elizabeth K Williams
<ekw777@gmail.com>; Elizabeth Napier <enapier@middlebury.edu>; Holmes C. Brown
<orkney1942@gmail.com>; James Allen <lim.allen@icallencfa.com>; James Clark
<refrep402@gmail.com>; James Owen <k4cgy@vahoo.com>; Jane Fellows
<dancingdeer.fellows@gmail.com>; Jared Kunkel <JKunkel@trccompanies.com>; Jian Lin
<Ilin@albemarle.org>; Katie Ebinger(katie@theclimatecollaborative.org)
<katie@theclimatecollaborative.org>; Kevin Winstead <klw13517@gmail.com>; Kimberley Goossens
<eddress@mac.com>; Kristin Jones <keiones1907@gmail.com>; Kyle West <kwest@vegarenew.com>;
Lisa Martin <lisamartinbooks@gmail.com>; Liz Russell <lrussell@monticello.org>; MarianneObrien
<MarianneObrien@protonmail.com>; Mario McBride <macd.mcbride@gmail.com>; Mark Tueting
<mtueting@harrisonburg.kl2.va.us>; Marla Muntner <mmuntner@gmail.com>; Megan Nedostup
<mnedostup@williamsmullen.com>; Mike Stanton <Mike.Stanton@suntribedevelopment.com>; Nancy
Gill <negill55@gmail.com>; Nancy Koenig <nekoenig@reagan.com>; Padma Ball
<pball749@gmail.com>; Patricia Maida <sal1948@icloud.com>; Phil Horwitch
<phorwitch@americanhelios.com>; Phyllis Johansen <pm0ohansen7@gmail.com>; Rachel Boots
<rachel@communitypowergroup.com>; Rich Buell <rbuell@americanhelios.com>; Richard Keffert
<richard.keffert@gmail.com>; Robert McGinnis <rmcginnis@pecva.org>; Sara Tueting
<tueting6@Rmail.com>; Scott Clark <Sclark@albemarle.org>; Scott Remer <sremer@hexagon-
energv.com>; Sharon Root <sharonrtl@gmail.com>; Steven Morelli <smorelli@co.augusta.va.us>;
Sueellen Aldina <suellenrae@gmail.com>; Valerie Long <vlong@williamsmullen.com>; Wyatt Burttschell
<wburttschel I @ pecva.org>
Cc: Anthony Arcuri <anthony.arcuri@arcuriassociates.com>
Subject: RE: Commercial Solar Project
Quite frankly, I believe many of us want to know the status of the project.
It is a GO or NOGO.
For those of us opposed to it, who do we direct our complaints to in order to stop it.
It is a project that does not benefit us in that area of the county or anyone in Albemarle County. The lack
of benefit information was shared directly with us during the first virtual meeting. The power goes to
the grid and helps Dominion who has let all customers down in southern Albemarle for years through
unreliable power that goes out regardless of the weather.
Until recently due to many, many complaints with Dominion and with the state regulatory agency we
have had fewer power outages. I have voiced countless complaints with them over the last 8 years.
The proposed project will be unsightly (I have seen many of these in New York state, out west and in
Europe as well as in Palmyra, VA) will destroy the natural vegetation, increase run off, do away with
natural vegetation for animals,decrease land values in the surrounding area, NOT benefit any of us
living there, is a project with no firm answer on how the materials will be disposed of (this is the biggest
issue with supposed green technology that no one can answer with concrete evidence and solutions)
and is discriminatory as it is being placed in an area of the county where many people are unable to
connect with what is going on due to lack of internet and or inability to pay for it, is more rural than the
rest of the county and has historically been left behind when compared to other parts of the county and
or Charlottesville.
Tucking this unsightly project away in southern Albemarle County may be a great solution for the county
to carry on with the Climate Protection Action Plan but it does nothing to help our community. I see on
the county website Climate Protection Resources/Environmental
Stewardship https://www.albemarle.org/community/environmental-stewardship-in-albemarle-
county/what-you-can-do-on-your-land that is suggests planting forests and or retaining forests but I do
not see anything about destroying forest land for solar farms. Interesting.
The only thing green about green energy are the paychecks, grants and funds that people, businesses
and municipalities receive from tax payers.
Again, I believe that many of us want a status check on this project. Is it a GO or a NOGO at this point in
time? If it is a GO who do we directly complain to that decisions are being made by and affecting us.
Thank you.
AR C U R I Anthoin, JArcud
S S O C I AT E S F;�w?cia -advisor
wEALTN MANAGEMENT. LLC
1415 Rolkin Court, Suite 202
Charlottesville, VA 22911
Direct (434) 202-8466 Office (434) 465-2264 1 Fax (434) 433-9123
Mobile (315) 382-7790 Toll Free (888) 284-7549
anthony.arcuri e arcuriassociates.com
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RESOLUTION TO APPROVE
SP202200014 WOODRIDGE SOLAR SUBSTATION
WHEREAS, upon consideration of the staff report prepared for SP 202200014 Woodridge Solar
Substation and the attachments thereto, including staff s supporting analysis, the recommendation of the
Planning Commission, the information presented at the public hearing, any comments received, and all of
the factors relevant to the special use permit in Albemarle County Code §§ 18-10.2.2(6), 18-5.1.12, and
18-33.8(A), the Albemarle County Board of Supervisors hereby finds that the proposed special use
would:
I. not be a substantial detriment to adjacent parcels;
2. not change the character of the adjacent parcels and the nearby area;
3. be in harmony with the purpose and intent of the Zoning Ordinance, with the uses permitted by
right in the Rural Areas district, and with the public health, safety, and general welfare (including
equity); and
4. be consistent with the Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED that the Albemarle County Board of Supervisors
hereby approves SP 202100014 Woodridge Solar Substation, subject to the conditions attached hereto.
I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a
Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of
to , as recorded below, at a regular meeting held on
Clerk, Board of County Supervisors
Mr. Andrews
Mr. Gallaway
Ms. LaPisto-Kirtley
Ms. Mallek
Ms. McKeel
Ms. Price
SP202100014 Woodridge Solar Substation Special Use Permit Conditions
Development and use must be in general accord (as determined by the Director of Planning and the
Zoning Administrator) with the plans prepared by Timmons Group titled "Woodridge Solar," last
revised September 12, 2022 (hereinafter, the "Concept Plan") and included as Attachment A3. To be
in general accord with the Concept Plan, development and use must reflect the following major
elements as shown on the Concept Plan:
a. Location of solar development envelopes,
b. Location of equipment yard, and
C. Retention of wooded vegetation in stream buffers
Land disturbance, which includes (but is not limited to): grading, excavation, filling of land, the
felling of trees, and the removal of tree stumps, is limited to the area(s) either (i) designated for such
disturbance on the Concept Plan and/or (ii) necessary to implement the Woodridge Solar Facility
Vegetation Management Plan prepared by Timmons Group, and dated September 2022. The
location of the entrances and access to the solar facility is not subject to this condition.
Upon the approval of the Zoning Administrator and the Director of Planning, minor modifications
may be made to the Concept Plan that (i) do not otherwise conflict with the elements listed above
and (ii) ensure compliance with the Zoning Ordinance, and State or Federal laws.
2. Landscaping and screening must be substantially the same (as determined by the Director of
Planning and the Zoning Administrator) as shown on the Concept Plan. Additional landscaping
and/or screening may be required for compliance with the screening provisions of the Albemarle
County Code. The County's site plant agent will determine and specify any required planting
materials during site plan review.
3. All inverters and solar panels must be set back at least two hundred (200) feet from property lines
and rights -of -way.
4. The owner(s) must submit a decommissioning and site rehabilitation plan (hereinafter, the
"Decommissioning Plan") with the building permit application. The Decommissioning Plan must
include the following items:
a. A description of any agreement(s) (e.g. lease) with the landowners regarding
decommissioning;
b. The identification of the party currently responsible for decommissioning;
C. The types of panels and material specifications being utilized at the site;
d. Standard procedures for removal of facilities and site rehabilitation, including
recompacting and reseeding;
e. An estimate of all costs for the removal and disposal of solar panels, structures, cabling,
electrical components, roads, fencing, and any other associated facilities above ground or up to 36
inches below grade or down to bedrock, whichever is less;
f. An estimate of all costs associated with rehabilitation of the site; and
g. Provisions to recycle materials to the maximum extent possible.
The Decommissioning Plan must be prepared by a qualified third -party engineer and approved by
both the party responsible for decommissioning and all landowners subject to the project. The
Decommissioning Plan is subject to review and approval by the County Attorney and County
Engineer, and must be in a form and style suitable for recordation with the Circuit Court Clerk of the
County of Albemarle.
5. Before a grading permit may be issued:
a. The owner(s) must record the Decommissioning Plan with the Circuit Court Clerk of the
County of Albemarle; and
Woodridge Solar Substation Conditions / Page 1
b. To guarantee performance of Condition 8, the owner(s) must furnish to the Zoning
Administrator a certified or official check, a bond with surety satisfactory to the County, or a
letter of credit satisfactory to the County (collectively, the "Guarantee"), in an amount sufficient
for, and conditioned upon compliance with Condition 8. The amount of the Guarantee must fully
cover the costs identified in Conditions 4(e) and 4(f), and be updated as costs are updated as
provided in Condition 6. The type of Guarantee must be to the satisfaction of the Zoning
Administrator and the County Attorney.
6. The Decommissioning Plan and estimated costs must be updated by qualified individual(s) upon (a)
change of ownership of either the property or the projects owner(s) or (b) written request from the
Zoning Administrator, but in any event at least once every five years. All updated decommissioning
plan(s) must include as -built plans. The owner(s) must record any changes or updates to the
Decommissioning Plan in the office of the Circuit Court of the County of Albemarle.
7. The owner(s) must notify the Zoning Administrator in writing within 30 days of any abandonment or
discontinuance of the use.
8. All physical improvements, materials, and equipment (including fencing) related to solar energy
generation, both above ground and underground, must be removed entirely, and the site rehabilitated
as described in the Decommissioning Plan, within 180 days of any abandonment or discontinuance
of the use. Any piece(s) of any underground component(s) must be excavated to a depth of at least
36 inches below the ground surface.
9. If the use, structure, or activity for which this special use permit is issued is not commenced by April
5, 2028, the permit will be deemed abandoned and will thereupon terminate.
10. The facility must comply with all provisions of the Albemarle County Code, including § 18-4.14.
11. Panels may be cleaned only with water and biodegradable cleaning products.
12. No above ground wires are permitted except for those (a) associated with the panels and attached to
the panel support structure, (b) tying into the existing overhead transmission wires, and/or (c)
necessary to avoid impacting wetlands or stream buffers.
13. Before activating the site, the owner(s) must provide training to the Department of Fire Rescue. This
training must include documentation of onsite materials and equipment, proper firefighting and
lifesaving procedures, and material handling procedures.
14. The property owner(s) must grant the Zoning Administrator (or any designees) access to the facility
for inspection purposes within 30 days of any such request.
15. Outdoor lighting for the facility is permitted only during maintenance periods. Regardless of the
lumens emitted, each outdoor luminaire must be fully shielded as required by County Code § 18-
4.17, except for any outdoor lighting required by state or federal law.
16. The owner(s) must use diligent efforts to achieve VA Pollinator -Smart Certification under the
Virginia Pollinator -Smart Solar program. If the project fails to obtain or maintain such certification,
upon a demonstration to the Zoning Administrator's reasonable satisfaction that such certification
(or maintenance of such certification) is not commercially viable despite at least three years of the
owner(s)' diligent efforts and adherence to the Woodridge Solar Facility Vegetation Management
Plan, the Zoning Administrator may approve alternative measures to approximate such certification.
Woodridge Solar Substation Conditions / Page 2
17. Until commencement of decommissioning, plantings and vegetation management on the site must be
in general accord with the "Woodridge Solar Facility Vegetation Management Plan," prepared by
Timmons Group, and dated September 2022.
18. During or after grading of the site and prior to planting and seeding, soil amendments as
recommended in the Vegetation Management Plan must be applied to all areas of the site to be
planted or seeded.
19. The Vegetation Management Plan must be monitored by a third -parry approved by the Zoning
Administrator. The monitor must submit a report twice per year for the first five years of the
project's operation, and the annually thereafter until the project is decommissioned.
Woodridge Solar Substation Conditions / Page 3
RESOLUTION TO APPROVE
SP202200015 WOODRIDGE SOLAR
WHEREAS, upon consideration of the staff report prepared for SP 202200015 Woodridge Solar and
the attachments thereto, including staff's supporting analysis, the recommendation of the Planning
Commission, the information presented at the public hearing, any comments received, and all of the
factors relevant to the special use permit in Albemarle County Code §§ 18-10.2.2(58) and 18-33.8(A), the
Albemarle County Board of Supervisors hereby finds that the proposed special use would:
I . not be a substantial detriment to adjacent parcels;
2. change the character of the adjacent parcels and the nearby area only minimally until the
screening trees mature;
3. be in harmony with the purpose and intent of the Zoning Ordinance, with the uses permitted by
right in the Rural Areas district, and with the public health, safety, and general welfare (including
equity); and
4. be consistent with the Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED that the Albemarle County Board of Supervisors
hereby approves SP 202100015 Woodridge Solar, subject to the conditions attached hereto.
I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a
Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of
to , as recorded below, at a regular meeting held on
Clerk, Board of County Supervisors
Mr. Andrews
Mr. Gallaway
Ms. LaPisto-Kirtley
Ms. Mallek
Ms. McKeel
Ms. Price
SP202100015 Woodridge Solar Special Use Permit Conditions
Development and use must be in general accord (as determined by the Director of Planning and the
Zoning Administrator) with the plans prepared by Timmons Group titled "Woodridge Solar," last
revised September 12, 2022 (hereinafter, the "Concept Plan") and included as Attachment A3. To be
in general accord with the Concept Plan, development and use must reflect the following major
elements as shown on the Concept Plan:
a. Location of solar development envelopes,
b. Location of equipment yard, and
C. Retention of wooded vegetation in stream buffers
Land disturbance, which includes (but is not limited to): grading, excavation, filling of land, the
felling of trees, and the removal of tree stumps, is limited to the area(s) either (i) designated for such
disturbance on the Concept Plan and/or (ii) necessary to implement the Woodridge Solar Facility
Vegetation Management Plan prepared by Timmons Group, and dated September 2022. The
location of the entrances and access to the solar facility is not subject to this condition.
Upon the approval of the Zoning Administrator and the Director of Planning, minor modifications
may be made to the Concept Plan that (i) do not otherwise conflict with the elements listed above
and (ii) ensure compliance with the Zoning Ordinance, and State or Federal laws.
2. Landscaping and screening must be substantially the same (as determined by the Director of
Planning and the Zoning Administrator) as shown on the Concept Plan. Additional landscaping
and/or screening may be required for compliance with the screening provisions of the Albemarle
County Code. The County's site plant agent will determine and specify any required planting
materials during site plan review.
3. All inverters and solar panels must be set back at least two hundred (200) feet from property lines
and rights -of -way.
4. The owner(s) must submit a decommissioning and site rehabilitation plan (hereinafter, the
"Decommissioning Plan") with the building permit application. The Decommissioning Plan must
include the following items:
a. A description of any agreement(s) (e.g. lease) with the landowners regarding
decommissioning;
b. The identification of the party currently responsible for decommissioning;
C. The types of panels and material specifications being utilized at the site;
d. Standard procedures for removal of facilities and site rehabilitation, including
recompacting and reseeding;
e. An estimate of all costs for the removal and disposal of solar panels, structures, cabling,
electrical components, roads, fencing, and any other associated facilities above ground or up to 36
inches below grade or down to bedrock, whichever is less;
f. An estimate of all costs associated with rehabilitation of the site; and
g. Provisions to recycle materials to the maximum extent possible.
The Decommissioning Plan must be prepared by a qualified third -party engineer and approved by
both the party responsible for decommissioning and all landowners subject to the project. The
Decommissioning Plan is subject to review and approval by the County Attorney and County
Engineer, and must be in a form and style suitable for recordation with the Circuit Court Clerk of the
County of Albemarle.
5. Before a grading permit may be issued:
a. The owner(s) must record the Decommissioning Plan with the Circuit Court Clerk of the
County of Albemarle; and
Woodridge Solar Conditions / Page 1
b. To guarantee performance of Condition 8, the owner(s) must furnish to the Zoning
Administrator a certified or official check, a bond with surety satisfactory to the County, or a
letter of credit satisfactory to the County (collectively, the "Guarantee"), in an amount sufficient
for, and conditioned upon compliance with Condition 8. The amount of the Guarantee must fully
cover the costs identified in Conditions 4(e) and 4(f), and be updated as costs are updated as
provided in Condition 6. The type of Guarantee must be to the satisfaction of the Zoning
Administrator and the County Attorney.
6. The Decommissioning Plan and estimated costs must be updated by qualified individual(s) upon (a)
change of ownership of either the property or the projects owner(s) or (b) written request from the
Zoning Administrator, but in any event at least once every five years. All updated decommissioning
plan(s) must include as -built plans. The owner(s) must record any changes or updates to the
Decommissioning Plan in the office of the Circuit Court of the County of Albemarle.
7. The owner(s) must notify the Zoning Administrator in writing within 30 days of any abandonment or
discontinuance of the use.
8. All physical improvements, materials, and equipment (including fencing) related to solar energy
generation, both above ground and underground, must be removed entirely, and the site rehabilitated
as described in the Decommissioning Plan, within 180 days of any abandonment or discontinuance
of the use. Any piece(s) of any underground component(s) must be excavated to a depth of at least
36 inches below the ground surface.
9. If the use, structure, or activity for which this special use permit is issued is not commenced by April
5, 2028, the permit will be deemed abandoned and will thereupon terminate.
10. The facility must comply with all provisions of the Albemarle County Code, including § 18-4.14.
11. Panels may be cleaned only with water and biodegradable cleaning products.
12. No above ground wires are permitted except for those (a) associated with the panels and attached to
the panel support structure, (b) tying into the existing overhead transmission wires, and/or (c)
necessary to avoid impacting wetlands or stream buffers.
13. Before activating the site, the owner(s) must provide training to the Department of Fire Rescue. This
training must include documentation of onsite materials and equipment, proper firefighting and
lifesaving procedures, and material handling procedures.
14. The property owner(s) must grant the Zoning Administrator (or any designees) access to the facility
for inspection purposes within 30 days of any such request.
15. Outdoor lighting for the facility is permitted only during maintenance periods. Regardless of the
lumens emitted, each outdoor luminaire must be fully shielded as required by County Code § 18-
4.17, except for any outdoor lighting required by state or federal law.
16. The owner(s) must use diligent efforts to achieve VA Pollinator -Smart Certification under the
Virginia Pollinator -Smart Solar program. If the project fails to obtain or maintain such certification,
upon a demonstration to the Zoning Administrator's reasonable satisfaction that such certification
(or maintenance of such certification) is not commercially viable despite at least three years of the
owner(s)' diligent efforts and adherence to the Woodridge Solar Facility Vegetation Management
Plan, the Zoning Administrator may approve alternative measures to approximate such certification.
Woodridge Solar Conditions / Page 2
17. Until commencement of decommissioning, plantings and vegetation management on the site must be
in general accord with the "Woodridge Solar Facility Vegetation Management Plan," prepared by
Timmons Group, and dated September 2022.
18. During or after grading of the site and prior to planting and seeding, soil amendments as
recommended in the Vegetation Management Plan must be applied to all areas of the site to be
planted or seeded.
19. The Vegetation Management Plan must be monitored by a third -parry approved by the Zoning
Administrator. The monitor must submit a report twice per year for the first five years of the
project's operation, and the annually thereafter until the project is decommissioned.
Woodridge Solar Conditions / Page 3
RESOLUTION TO APPROVE
SE202200035 WOODRIDGE SOLAR - CRITICAL SLOPES SPECIAL EXCEPTION
WHEREAS, upon consideration of the staff report prepared for SE202200035 Woodridge Solar - Critical
Slopes Special Exception, the information presented at the public hearing, any comments received, and all
of the factors relevant to the special exception in Albemarle County Code § 18-4.2.5 and § 18-33.9, the
Albemarle County Board of Supervisors hereby finds that:
I. The proposed special exception would not be detrimental to the public health, safety or welfare,
to the orderly development of the area, or to adjacent properties;
2. The proposed special exception would not be contrary to sound engineering practices; and
3. Alternatives proposed by the developer or subdivider would satisfy the intent and purposes of
Albemarle County Code § 18-4.2 to at least an equivalent degree.
NOW, THEREFORE, BE IT RESOLVED that the Albemarle County Board of Supervisors
hereby approves SE202200035 Woodridge Solar - Critical Slopes Special Exception to allow disturbance
of those critical slopes shown as Areas A-D on staff's "Revised Critical Slopes Special Exception
Analysis" (Attachment D), as excerpted from the plans prepared by Timmons Group titled "Woodridge
Solar," dated 9/12/22 (Attachment A3), provided that disturbed areas of critical slopes must meet the
required design standards of County Code § 18-30.7.5.
I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a
Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of
to as recorded below, at a regular meeting held on
Clerk, Board of County Supervisors
Ave Nay
Mr. Andrews
Mr.
Gallaway
Ms.
LaPisto-Kirtley
Ms.
Mallek
Ms.
McKee)
Ms.
Price