HomeMy WebLinkAboutARB201700096 Application 2017-12-19S*IUW esc
Special Use Permit Application
Rivanna Solar Farm
Albemarle County, VA
August 21, 2017
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 11
Special Use Permit Application
Table of Contents
1.
Hearing Request.................................................................................................................4
2.
Signed Pre -Application Meeting Checklist...........................................................................
5
3.
County Permit Application...................................................................................................
7
4.
Permission Letter from Landowner....................................................................................10
5.
Project Narrative................................................................................................................11
5.1. General Description....................................................................................................................11
5.2. Harmony with RA District............................................................................................................12
5.3. Consistency with Comprehensive Plan.......................................................................................12
5.4. County Benefits...........................................................................................................................13
5.4.1. Increase Revenue for Landowner.......................................................................................13
5.4.2. Economic Surge for Businesses and Workers
.....................................................................13
5.4.3. Increased County Revenues................................................................................................13
5.4.4. Educational Opportunity.....................................................................................................13
5.4.5. Clean Energy........................................................................................................................13
5.5. Non -Detriment to Adjacent Lots.................................................................................................14
5.6. Impacts on Public Facilities and Infrastructure...........................................................................14
5.7. Impacts on Environmental Features...........................................................................................14
6.
Statement of Proffers.........................................................................................................16
6.1. Setbacks......................................................................................................................................16
6.2. Fencing and Lighting...................................................................................................................16
6.3. Buffers.........................................................................................................................................16
6.4. Vegetation Within the Development Envelopes........................................................................17
6.5. Decommissioning........................................................................................................................18
6.5.1. Decommissioning after Ceasing Operation........................................................................18
6.5.2. Site Rehabilitation/Restoration..........................................................................................19
6.5.3. Costs....................................................................................................................................20
7.
Conceptual Plan.................................................................................................................21
8.
Appendices........................................................................................................................24
8.1. General Property Info.................................................................................................................24
8.1.1. Plat Drawing........................................................................................................................24
8.1.2. Regional Map......................................................................................................................25
8.1.3. Existing Site Conditions.......................................................................................................26
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 12
Special Use Permit Application
8.2. Viewshed Analysis.......................................................................................................................29
8.2.1. Viewshed Visibility Map......................................................................................................29
8.2.2. Photos from Specific Sites................................................................................................... 30
8.3. Photo Simulations from Highway 53..........................................................................................43
8.4. Glare Analysis..............................................................................................................................46
8.5. Department of Environmental Quality, Permit by Rule Process................................................58
8.6. Example System Spec Sheet....................................................................................................... 59
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 13
Special Use Permit Application
1. Hearing Request
August 21, 2017
Ms. Amelia McCulley
Albemarle County Planning Department
401 McIntire Rd, Charlottesville, VA 22902
Phone: 434-296-3229
Email: amcculle@albemarle.org
Re: Board of Supervisors Hearing Request
Rivanna Solar Project in Albemarle County, VA
Dear Ms. McCulley,
We respectfully request a Hearing of the Planning Commission and Board of Supervisors
related to our application for Special Use Permit Application for the referenced project as per the
attached documents.
This Permit Application is submitted in accordance with Albemarle County Zoning Ordinance
Section 18.33, and it is our belief that the content herein is complete with this regard. If there is
any additional information required, please feel free to reach out.
If the Department has questions regarding this project, please contact me at (703) 672-5637.
Sincerely yours,
Seth Maughan
Director of Projects
SolUnesco, LLC
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 14
Special Use Permit Application
2. Signed Pre -Application Meeting
Checklist
SPECIAL USE PERMIT CHECKLIST for
Solar Energy Facility (SolUnesco)�'�
V
TMP 94-17A
Project Name / Tax Map Parcel Number
After the mandatory pre -application meeting, county staff will mark this checklist appropriately so
PLANNER INITIALS
that it is clear to the applicant the information from Section 33.4 (c) that must be submitted with
smc
the official application
Required for
Provided with
application?
application
SECTION 33.4(c)
(County Staff)
(Applicant)
X
X
NOTE to staff: if providing additional comments are provided within the checklist boxes,
please distinguish those comments with different color print AND italic/underlined print
or some other method that can be distinguished when copied with a black and white
YES
NO
copier/printer.
X
X
A narrative of the project proposal, including its public need or benefit;
X
A narrative of the proposed project's consistency with the comprehensive plan,
X
including the land use plan and the master plan for the applicable development area;
X
A narrative of the proposed project's impacts on public facilities and public
X
infrastructure.
x
X
A narrative of the proposed project's impacts on environmental features.
x
X
A narrative of the proffers proposed to address impacts from the proposed project.
x
One or more maps showing the proposed project's regional context and existing natural
X
and manmade physical conditions;
X
X
A conceptual plan showing, as applicable:
X
X
1) the CA•^�T..^� ^ k entrance, internal roads, and parking areas
X
2) typical cross -sections to show proportions, scale and streetscape/cross-
sections/circulation;
X
3) the general location of pedestrian and bicycle facilities;
X
X
4) lauilding envelopes for locations of the solar arrays;
X
NA
5) parking sites;
X
6) public spaces and amenities;
SPECIAL USE PERMIT CHECKLIST 04/2013 Page 1 of 3
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 15
Special Use Permit Application
X
X
7) areas to be designated as conservation and/or preservation areas;
X
NA
8) conceptual stormwater detention facility locations;
X
NA
9) conceptual grading;
Other special studies or documentation, if applicable, and any other information
X
identified as necessary by the county on the pre -application comment form.
• To be shown on the conceptual plan:
o Location of critical slopes (we recommend that the project area avoid
critical slopes)
o Topography
o Stream buffers (based on county Water Protection Ordinance)
o Existing and resulting tree lines
o Conceptual grading and ground disturbance
o Vegetated buffers to limit views, especially from Route 53 entrance
corridor (should mimic native hardwood vegetation rather than typical
suburban -style evergreen buffering)
o Fence locations (and note about design/type; chain link should not be
used along Route 53)
o Setbacks (we recommend applying the normal 75-foot front setback for
RA -zoned properties to all solar -panel areas, even if they abut other
parcels rather than roads)
o Planting areas (where frequent access is not needed) that could be used
for native -grassland plantings
Location and character of connections to existing substation
• To be included with the application:
Photo simulation of the views of the facility, including views from various
points along Route 53 and from other nearby points, including Monticello
if possible
o GIS viewshed analysis of the facility
Glare analysis
Decommissioning plan (and description of what is involved)
Please note: There are additional submittal requirements outlined on the official application for a Special Use Permit.
Read and Sign
I hereby state that, to the best of my knowledge, the official application submitted contains all information marked on
this checklist as required for application.
Signature of person completing this checklist
Seth Maughan
Print Name
August 21, 2017
Date
703 672-5637
Daytime phone number of Signatory
SPECIAL USE PERMIT CHECKLIST 04/2013 Page 2 of 3
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 16
Special Use Permit Application
3. County Permit Application
FOR OFFICE USE ONLY SP # SIGN #
Fee Amount 5 Date Paid By who? Receipt p CkooBy
ZONING ORDINANCE SECIION
Application for
Special Use Permit
IMPORTANT: Your application will be considered INCOMPLETE until all of the required attachments listed on page 2
have been submitted. Also, please see the list on page 3 for the appropriate fee(s) related to your application. Staff will
assist you with these items.
PROTECT NAME: (how should we refer to this application?) Rivanna Solar Project
PROPOSAIMQUEST: Solar energy generation project, with solar panels occupying about 90 acres (see project narrative)
ZONING ORDINANCE SECTION(S): "Solar Energy Facility", per section 10.2.2
EXISTING COMP PLAN LAND USE/DENSITV: Recently timbered forestland
LOCATTON/ADDRESS OF PROPERTY FOR SPECIAL USE PERMIT:
2627 Buck Island Rd.
TAX MAP PARCEL(s): 09400-00-00-017AO
ZONINGDISTRICT: RA
# OF ACRES TO BE COVERED BY SPECIAL. USE PERMIT (if a portion, it must be delineated on a plat): All (149)
Is this an amendment to an existing Special Use Permit? If Yes provide that SP Number. SP- I ❑ YES ® NO
site plan with
Contact Person ('47to shoWd we call: write concenung this project?): Seth Maughan, Director of Projects - SolUnesco, LLC
Address 1818 Library Street, Suite 500 City Reston State VA Zip 20190
Daytime Plane 7( 03) 672-5637 Fax # 7( O3) 574-4048 E-mail smaughan0soltmesco.oem
Owner of Record Caroline P. Sweeney
Address 2427 Thomas Jefferson Parkway City Charlottesville state VA Zip 22902
Daytime Phone �) 295-545p Fax # (—) NA E-mail NA
Applicant (Who is the Contact person representing?): SoWnesco, LLC, on behalf of Sol Development, LLC (legal project owner)
Address Sarre as contact City State Zip _
Daytime Phone (___) Fax # C_) E-mail
Does the owner of this property own (or have any ownership interest in) any abutting property`! If yes, please list those tax map and parcel numbers:
Yes,09300-00-00-047EO
FOR OFFICE USE ONLY History:
❑ Special Use Permits:
Concurrent review of Site Development Plan? ❑ YES ❑ NO
County of Albemarle
Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Special Use Permit Application Revised 11 /02/2015 Page 1 of 3
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 17
Special Use Permit Application
REQUIRED ATTACHMENTS & OTHER INFORMATION TO BE PROVIDED for THE APPLICATION TO BE
OFFICIALLY SUBMITTED
® One (1) com Neted & signed cop' of the Checklist for a Special Use Permit.
0 One (1) copy of the Pre -application Comment Form received from county staff
0 One (1) cop' of anv special studio% or documentation as specified in the Pre -application Comment Form,
0 Seventeen (17) folded copies of a Conceptual Plan.
0 Seventeen (17) copies of a written narrative with section TITLES as follows:
• PROJECT PROPOSAL
The project proposal, including
o its public need or benefit;
o how the special use will not be a substantial detriment to adjacent lots,
o how the character of the zoning district will not be changed by the proposed special use, and
o how the special use will be in harmony with the following;
• the purpose and intent of the Zoning Ordinance,
• the uses permitted by right in the zoning district,
• the regulations provided in Section 5 of the Zoning Ordinance as applicable, and
• the public health, safety and general welfare.
(be as descriptive as possible, including details such as but not limited to the number of persons involved in
the use, operating hours, and any unique features of the use)
• CONSISTENCY WITH COMPREHENSIVE PLAN
The proposed project's consistency with the comprehensive plan. including the land use plan and the master
plan for the applicable development area;
• IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
"I7me proposed project's impacts on public facilities and public infrastructure.
• IMPACTS ON ENVIRONMENTAL FEATURES
The proposed project's impacts on environmental features.
0 One (1) copy of the most recent recorded platthat shows the Deed Book/Pagc Number, of the parcc:l(s)
composing the proposed project, or a boundary survey if a portion of one or more parcels compose the proposed
project, both of which shall include a metes and bounds description of the boundaries.
0 One (1) copy of ownership information (if applicant is not also the owner).
If ownership of the property is in the name of any type of legal entity or organization including, but not limited to,
the name of a corporation, partnership or association, or in the name of a trust, or in a fictitious name, a document
acceptable to the County must be submitted certifying that the person signing below has the authority to do so.
If the applicant is a contract purchaser, a document acceptable to the County must be submitted containing the
owner's written consent to the application. If the applicant is the agent of the owner, a document acceptable to the
County must be submitted that is evidence of the existence and scope of the agency. Please attach the owner's
written consent.
See Attachment A in the Land Use Law Handbook for more information.
® As the owner/agent I certify that any delinquent real estate taxes, nuisance charges, stormwater management utility
fees, and any other charges that constitute a lien on the subject property, which are owed to the County of Albemarle
and have been properly assessed against the subject property, have been paid.
PLEASE CONSULT THE LIST OF ITEMS WHICH WILL BE REVIEWED BY STAFF
FROM THE LINK BELOW:
STAFF ANALYSIS OF ZMA & SP REQUESTS
Special Use Pemut Application Revised l 1/0212015 Page 2 of3
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 18
Special Use Permit Application
Owner/Applicant Must Read and Sign
i hereby certify that i own the subject property, or have the legal power to act on behalf of the owner in filing this application.
also certify that the information provided on this application and accompanying information is accurate, true, and correct to
the best of my knowledge. By signing this application I am consenting to written comments, letters and or notifications
regarding this application being provided to me or my designated contact via fax and or email. This consent does not
preclude such written communication from also being sent via first class mail.
Signature of Owner/Agent or Contract Purehaser
Seth P. Maughan
Print Name
21.2017
Date
(703)672-5637
Daytime phone number of Signatory
Required FEES to be paid once the application is deemed complete:
An emailwill be sent to the application contact once the submittal is deemed complete.
What type of Special Use Permit are you aDDIABl=_ for?
®
New Special Use Permit
$2,150
❑
Additional lots under section 10.5 2.1
$1,075
❑
Public utilities
$1,075
❑
Da • care center
$1,075
❑
Home Occupation Class B
$1,075
❑
To amend existing special use permit
$1,075
❑
To extend existing special use permit
$1,075
❑
Farmer's markets without an existing commercial entrance approved by the VDOT or without existing and adequate parking
1 $527
❑
Fanner's markets with an existing commercial entrance approved by the VDOT and with existing and adequate parkin
$118
❑
Si ns under section 4.15.5 and 4.15.5A (filed for review b - the Board ofZoning Appealsunder the Variance Schedule)
$538
To be paid after staff review for public notice:
Most applications for a Special Use Permit require at least one public hearing by the Planning Commission and one public
hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing
a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees
for public notice are required before a Special Use Permit may be heard by the Board of Supervisors. Applications
reviewed by the Board of Zoning Appeals, however, only require one public hearing and therefore require just one fee for
public notice.
The total fee for public notice will he provided to the applicant after the final cost is determined and must he paid before
the application is heard by a public body. Staff estimates the total cost of legal advertisement and adjacent owner
notification to be between $400 and $450 per hearing. This estimate reflects the average cost of public notice fees for
Special Use Permit applications, but the cost of certain applications may be higher.
r Preparing and mailing or delivering up to fifty (50) notices
$215 + actual cost of First-class postage
D Preparing and mailing or delivering each notice after fifty (50)
$1.08 for each additional notice + actual
cost of first-class postage
Legal advertisement (published twice in the newspaper for each public hearing)
Actual cost
(averages between $150 and $250)
i> Special Exception —provide written justification with application - $457
Other FEES that may apply:
i>
Deferral of scheduled public hearing at applicant's request
$ l94
Resubmittal fees for original Special Use Permit fee of $2,150
First resubmission
FREE
>
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,075
Resubmittal fees for original Special Use Permit fee of $1,075
>
First resubmission
FREE
Y'
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$538
The full list of fees can be found in Section 35 of the Albemarle County Zoning Ordinance.
Special Use Permit Application Revised 11/02/2015 Page 3 of 3
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 19
Special Use Permit Application
4. Permission Letter from Landowner
August 17, 2017
Albemarle County Community Development
401 McIntire Rd
Charlottesville, VA 22902
Dear Albemarle County Community Development:
I, Carolyn Sweeney, am the legal owner of the property identified as Albemarle County
Parcel ID 09400-00-00-017A0, located at 2627 Buck Island Road. This property is currently
zoned in the Rural Area (RA) district.
As the owner of said property, I give Seth Maughan, of SolUnesco, LLC permission to apply
to the county for a special use permit, for the purpose of developing the Rivanna Solar
Project, a Solar Energy Facility. This project is owned by Sol Systems, LLC and is being
developed in partnership with SolUnesco, LLC.
Sincerely,
Carolyn Sweeney
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 110
Special Use Permit Application
5. Project Narrative
5.1. General Description
SolUnesco is pleased to present the Rivanna Solar Farm. This proposed project will add 11
MW.ac of renewable energy to Dominion's power grid, which will power the equivalent of about
2,000 homes. The project site is located near the intersection of Thomas Jefferson Parkway and
Buck Island Rd. The owner of the land recently cleared the timber on this property, and it
currently stands vacant and barren of vegetation (see section 8.1.3, Existing Site Conditions),
This parcel (94-17A) has been subdivided many times since the last plat drawing (see section
8.1.1) and its current shape can be seen in the Regional Map (section 8.1.2), as drawn in the
county's GIS data. This land is zoned Rural Area (RA).
Rivanna's solar arrays will cover approximately 90 of the 149 acres that are currently under
contract. The solar generation facility will be built within the development envelopes shown in
the Conceptual Plan(section 7). The development envelopes were designed to avoid critical
slopes and provide buffers from wetlands, neighboring properties, and roadways.
Solar photovoltaic (PV) technology will power this solar generator. We plan to mount panels to a
single -axis -tracking steel racking system. In Appendix 8.6 Nextracker Spec Sheet, we have
included the specifications for a commonly used single -axis tracking technology which provides
a good representation for the appearance and height of this technology. To connect rows or to
connect with the inverters or transformers, underground conductors will be used, installed per
National Electric Code requirements. (The rack will house the wiring between the panels within
a racking system.)
The energy produced will enter the Dominion grid by connecting directly to the 34.5kV Mount
Eagle Substation, which sits on a property adjacent to the subject property. A short distribution
voltage line will connect the project's main equipment yard with the substation. This distribution
line may be above or below ground and, for reference, it will be considerably smaller than the
230kV transmission -sized line that currently runs through the property.
The exact configuration of the system will be established during final engineering after the
project site has been thoroughly surveyed. At this point, a construction plan will be submitted to
the county for review.
In addition to engaging the county on zoning, we have filed for interconnection through the PJM
wholesale market interconnection queue, as well as the through the Dominion's distribution -
level process. PJM has returned a "no impact" finding, and we have entered into a Wholesale
Market Participation Agreement. We are still waiting for final results from the Dominion.
Also, Timmons Environmental has completed its preliminary analysis as to impacts to the
environment and historical resources (See 5.7, Impacts on Environmental Features) and Draper
Aden Engineering has recently completed a Phase 1 Environmental Site Assessment. Both of
these reports have been submitted to the County digitally as supplemental material. No major
issues have been revealed by any of these studies.
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 111
Special Use Permit Application
5.2. Harmony with RA District
The proposed project meets the definition of a "Solar Energy Facility", as defined in Chapter 18,
section 3.1 of the Albemarle County Code. Per section 10.2.2 of the Albemarle County Code,
this project type is permitted by special use permit in the Rural Areas (RA) zoning district.
Per section 10 of the Albemarle County Zoning Ordinance, the RA district was designed with
four purposes in mind: 1) the preservation of agricultural land and activities, 2) the protection of
the water supply, 3) limited service delivered to the rural areas, and 4) the conservation of
natural resources. The Rivanna Solar Project has been designed to be in harmony with these
county values.
Solar is a form of renewable energy, which displaces the use of conventional forms of energy
generation. In addition to protecting air resource by reducing pollutants, this sort of generation
minimizes the need to extract mineral resources, which may protect areas directly in Albemarle
or nearby areas that Albemarle residents enjoy with regularity.
Additionally, this project can support the preservation of agricultural/forestal land in two ways.
First, solar development is temporary development. At the end of its useful life, the equipment
will be removed in a process similar to removing fence posts. When decommissioning is
complete, the land will be open and undeveloped, available for use as agriculture or forest land,
as desired. While there is no guarantee on other land in the district, this land is guaranteed to
remain undivided and free of more permanent types on development.
Finally, the Project intends to use native grasses and wildflowers under and around the panels.
By adding this vegetation (the land is currently barren, as seen in section 8.1.3) the project will
be providing sanctuary for threatened pollinator species, such as butterflies and bumblebees,
which benefits the local agricultural community.
5.3. Consistency with Comprehensive Plan
Many of the values expressed for the Rural Areas are mirrored more broadly by the
comprehensive plan, particularly the protection of Natural Resources. In Objective 8, under
natural resource planning, the county has committed to recognizing changes occurring to the
earth's climate to anticipate and mitigate impacts to the County.
In 2010, the Local Climate Action Planning Process (LCAPP) provided recommendations to the
county, which included the adoption of renewable energy resources, where possible. To this
end, the county recently volunteered to participate in the SolSmart Program, designed to
promote the development of projects such as the Rivanna Project. Thanks largely to the text
amendment that now allows us to submit this Special Use Application, Albemarle was able to
achieve their desired SolSmart Status.
The project will contribute to these goals, along with the others listed in the previous section,
without negatively impacting other objectives listed in the Comprehensive Plan. As is
demonstrated in this application, this project was carefully designed to consider things like
protection of the entrance corridor and the county's viewsheds.
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 112
Special Use Permit Application
5.4. County Benefits
Increase Revenue for Landowner
When the local landowner decided to use her land for this use, she was given a choice to either
sell or lease her land. In this case, she chose to lease her land for the development of the solar
facility will receive a steady income for up to 35 years.
economic Surge for Businesses and 'workers
This project has already begun using local businesses, including services from a local legal firm
and for some of the rendering work required for this application. SolUnesco is also aware of at
least one Albemarle solar engineering firm who has expressed an interest in bidding on this
project when it comes to that stage. The construction period will provide a general economic
surge to the region. These projects hire local labor based on the regional workforce's skills and
availability.
These workers also spend money at local restaurants, hotels, retail stores, etc. The project also
hires local and regional companies such as building suppliers, equipment rental, landscapers,
fencing contractors, electricians, laborers, and others.
5A3. Increased County Revenues
Aside from providing economic benefit to local business and workers, the county may realize
additional tax revenue by moving this parcel of land out of Land Use. Currently, this property is
valued at a Land Use assessment of $43,600. If valued at its full assessment of $796,300 it
would increase taxes by $6,323 in the first year, in addition to the county being owed the
difference for the previous five years.
Also, the project will pay the county fees for building and electrical permits. Albemarle set its
current permit fee on a per -square -foot basis. SolUnesco looks forward to working with the
County to determine how a per -square -foot fee structure might apply to solar development, or
work to find an alternate fee structure, as has been done in other counties. Either way, there is
opportunity for a significant revenue gain for the county.
5.4.4. EducationalOpportunity
The site can serve as an educational opportunity for schoolchildren and the general public,
alike. The solar industry continued growth attracts significant interest and economic
development opportunities.
5.4.5. 2-lean Energy
A meaningful amount of electricity (equivalent to the usage of about 2,000 Virginia homes) will
be generated by clean, renewable solar energy, offsetting the environmental harm caused by
traditional energy generation. Once built, solar power plants produce zero emissions and little
noise. Additionally, as sunlight is free, there are no volatile fuel costs, providing the opportunity
for increased price stability for energy in the region.
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 113
Special Use Permit Application
5.5. Non -Detriment to Adjacent Lots
Solar is a good neighbor. Once construction is complete, it is a passive use with no pollutants or
other emissions. The only noise will be generated by the inverters, during daylight hours, and
will be at a decibel level roughly equal to a household dishwasher. These components will be
placed in the center so that no noise will be audible from the perimeter.
This project will produce no hazardous glare. Solar panels, by design, absorb as much light as
possible, and panels reflect/refract much less light than many materials that are seen in other
construction and in nature. Also, glare can only be a concern when very specific angles are
achieved between the sun, panel, and vantage point. Due to the use of a tracking system, these
angles are not achievable from the vantage of neighboring property. These concepts are
explained in further detail in the attached third -party glare analysis (See appendix 8.4 Glare
Analysis).
This project is not expected to negatively impact the view from neighboring properties or the
road. SolUnesco chose this property partially because it has been timbered and left barren, and
we believe that any change may be viewed as an improvement. Further, as seen on the
Conceptual Plan(Section 7), most neighboring houses have an existing tree buffer. In areas
where this buffer is thin or non-existent, we will provide a vegetation buffer, as seen in the
concept plan and described in the proffers.
Finally, concern has been raised about this projects impact on the viewshed for neighbors who
are further away. Draper Aden has done a GIS analysis of the areas that could see the project
(Section 8.2.1), and found that they are relegated to a relatively small amount of land, mostly on
mountain or hilltops and several miles away. Draper Aden complimented this analysis with visits
to notable vantage points (namely Monticello, Carter Mountain, and Ashland Highland) and
compiled a photo report (Section 8.2.2). With the distance required to get to elevation with a
view of the project, it was difficult if not impossible to make out the subject parcel. Given that
these projects are low to the ground and dark in color, this project is not expected to negatively
impact the viewsheds in the area.
5.6. Impacts on Public Facilities and Infrastructure
Solar is low -impact development, providing the many benefits listed above while not utilizing
county resources. Other forms of development (commercial, residential housing, etc.) require
additional services such as roads, utilities, schools and law enforcement. This is not the case
with this use.
This project will plug directly into existing infrastructure and will not require an additional
substation or transmission line. As seen in the Conceptual Plan, our proposed permanent
entrance location uses pre-existing access off Thomas Jefferson Parkway.
5.7. Impacts on Environmental Features:
On a macro scale, the use of renewable energy resources will displace conventional resources,
leading to less air and other pollutants related to the fossil fuel industry. On a regional scale,
there are strict guidelines that ensure that this project will not get built unless it can demonstrate
that it is environmentally safe.
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA P a g u 14
Special Use Permit Application
To date, this project has completed investigations of 1) the Virginia Department of Historic
Resources (VDHR) cultural resources database; 2) the Virginia Department of Game and Inland
Fisheries (VDGIF), Virginia Department of Conservation and Recreation (DCR), and the United
States Fish and Wildlife Service (FWS) database searches for the presence of Rare,
Threatened or Endangered (RTE) species within a 2-mile radius of the project; and 3) database
information for topography, wetlands, National Hydrography Dataset, soils. There have been no
issues uncovered with the proposed location of the project. It also recently completed Phase 1
Environmental Site Assessment for the project parcel.
In order to get permitted by the state, the project must complete the Department of
Environmental Quality's (DEQ) Permit by Rule (PBR) process, outlined in Section 8.5 To
complete the PBR process, the project will complete multiple surveys, including Topo and
Boundary, Phase 1 Cultural Resource, and Wetland Delineation and Confirmation. In addition,
the project will comply with the county's Stormwater Management Plan before it can be build.
As seen in the Conceptual Plan (Section 7), the project will avoid building within stream buffers
and on critical slopes. Also, since this construction type is not designed to be permanent, the
land has the opportunity to return to forestry, agricultural or other use at the end of the project
cycle.
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 115
Special Use Permit Application
6. Statement of Proffers
6.1. Setbacks
As seen in the Conceptual Plan (Section 7), the "development envelopes" represent the
maximum extent of all panels, racking, and any other structures relating to energy generation for
this this project. Depending on final engineering, the final layout may occupy a space that is
smaller than the areas shown here, but the final layout will not occupy land outside of these
boundaries. These layout envelopes avoid all stream buffers and critical slopes identified in the
county's GIS system, and also guarantee the following perimeter setbacks, which either meet or
exceed the requirements in the RA District:
A minimum seventy-five (75) foot setback shall be maintained edge of the street, where
the Property abuts any public right-of-ways, as such right-of-ways may be reconfigured
or relocated prior to or concurrent with any construction activities related to the Solar
Facility (the "Road Buffer"). Fallen, diseased, or dead plant growth may be removed from
the Road Buffer. The Road Buffer shall allow the inclusion of (i) power lines for the
purpose of interconnection, (ii) gravel roads/entrances, (iii) guardhouses, (iv) security
gates, fences and related facilities, (v) existing utility easements, (vi) stormwater
facilities, and (vii) erosion and sediment control facilities.
A minimum fifty (50) foot setback shall be maintained where the Property abuts lands
owned by others (the "Property Buffer"). Fallen, diseased, or dead plant growth may be
removed from the Property Buffer. The Property Buffer shall allow the inclusion of (i)
power lines for the purpose of interconnection, (ii) gravel roads/entrances, (iii)
guardhouses, (iv) security gates, fences and related facilities, (v) existing utility
easements, (vi) stormwater facilities, and (vii) erosion and sediment control facilities.
6.2. Fencing and Lighting
Once operational, a 7-foot security fence will enclose the facilities. This will be a standard chain
link fence. As Thomas Jefferson Highway is an entrance corridor, this project will commit to a
60-foot setback to the fence, and a vegetative buffer on the exterior of the fence wherever the
project abuts Thomas Jefferson Parkway. A photo -simulation of these mitigation measures from
the perspective of Jefferson Parkway is included in section 8.3.
Any on -site lighting provided for the operational phase of the Solar Facility shall be shielded and
directed away from adjacent properties and shall be positioned downward to minimize light
spillage onto adjacent properties.
6.3. Buffers
As seen on the concept plan, pre-existing forested areas already provide significant buffer
between much of the property and neighboring properties and the road. Topography also
provides a natural buffer from other areas, as seen from photo position 2 of the Existing Site
Conditions section 8.1.3,. In any areas where a pre-existing buffer is thin or nonexistent, the
project will plant vegetation between the security fence and the property line, so that the entire
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 116
Special Use Permit Application
perimeter is screened and the visual impact of the project is reduced to the greatest extent
practicable. These sensitive areas have been identified on the Conceptual Plan (Section 7).
When possible, the vegetative buffers will use native species. The Albemarle Environmental
Services Division, has suggested the following species, some of which we have incorporated
into our preliminary plan:
• Arundinaria gigantean I Great Southern Cane
• Sorgastrum nutans Indian Grass
• Big Bluestem
• Arundinaria gigantean I Great Southern Cane
• Sorgastrum nutans Indian Grass
• Big Bluestem
• Ilex glabra I Inkberry
• Viburnum dentatum I Arrowwod Viburnum
• Viburnum prunifolium I Blackhaw
• Ilex opaca I American Holly
• Juniperus virginiana I Eastern Red Cedar
• Magnolia virginiana I Sweetbar Magnolia
• Pinus strobus I White Pine
• Thuja occidentalis I White Cedar
These planted buffers will be encouraged to naturalize and so minimal maintenance is
anticipated. Should, at any point during the life of the project, mortality of the planted material
cause gaps in the buffer that negatively affects the views from adjacent residential properties or
roadways, the project owner will replace that plant material. The replacement vegetation will be
installed at a similar size to the original installation.
While we have provided a preliminary vegetative buffer plan, the final project layout has yet to
be determined by upcoming site survey. As such, the necessity of a buffering plan may change.
For example, if the final plan does not use the "arm" to the northeast, there may be not visual
impact on the small stretch of Thomas Jefferson Parkway to the east. The final plan will
maintain the commitment to screen the entire perimeter and reduce the visual impact to the
greatest extent practicable. Any updates would be submitted to the county as part of the
construction plan.
6.4. Vegetation Within the Development Envelopes
All cleared areas on the interior of the project, including below the panels, will be seeded with a
native grass/wildflower mix. The use of this native material will stabilize the site and prevent
erosion and sediment transport. It will also create a habitat for small mammals and ground
nesting birds. The inclusion of wildflowers can also establish a habitat for pollinators, which has
been rapidly disappearing.
Since native plants will be well adapted to the environment, watering and fertilizer requirements
will be reduced, if not negated entirely. Once the mix has grown in there will be no need for
vegetation suppression, other than the mowing of the planted vegetation. However, the intention
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 117
Special Use Permit Application
is to mow the site as minimally as practical. To avoid rutting, erosion, and soil compaction,
weather forecasts will be consulted and on -site field inspections will be conducted prior to
mowing to ensure that the site is able to withstand the activity.
Again, site plans have not developed to the point where a final seed mix has been determined
but the list below contains some possible species native to Albemarle County, as suggested by
the Albemarle Environmental Services Division:
• Rubdeckia Hierta I Black-eyed Susan
• Penstemon canescens I Gray Beardstongue
• Coreoppis verticillata I Threadlead Coresopis
• Asclepias tuberosa I Butterfly Weed
• Monarda fistulosa I Wild Bergamot
• Monarda punctate Spotted beebalm
• Packera anonyma Smalls Ragwort
• Pycnanthemum tenuifolium I Narrow Leaf Mountain Mint
• Liatris pilosa I Blazing Star
• Solidago nemoralis I Gray Goldenrod
• Symphyotrichum leave I Smooth Aster
• Symphyotricum oblongifolium I Aromatic Aster
• Eurybia divaricate I White wood Aster
• Ageratina altissima IWhite snakeroot
• Chrysogonum virginianum I green and Gold
• Geranium maculatum I Wild Geranium
• Sodidago cassia I Bluestem Goldenrod
• Solidogo flexicaulis I Zigzag Goldenrod
• Symphyotrichum cordifolium I Blue wood aster
• Hypericum densiflorum I Bushy St. John's Wort
• Pachera aurea I Golden Ragwort
• Viola sororia I Common Blue Violet
• Avenella flexusosa I Wavy Hairgrass
• Carex pensylanica I Pennsyvania Sedge
• Andropogon virginius I Broomsedge
• Andropogon glomeratus I Bushy Bluestem
• Schizachyrinum scoparium I Little Bluestem
• Carex flaccosperma I Thinfruit Sedge
• Carex platyphylla Broadleaved Sedge
• Danthonia spicata Poverty Oatgrass
• Juncus tenuis I Slender Rush
6.5. Decommissioning
6.5.1. Decommissioning after Ceasing Operation
This project is expected to be operational for a minimum of 20 years. With proper maintenance,
this could be further extended to 35 years or more. When the project reaches the end of its
useful life, or in the time period otherwise required pursuant to the lease or other written
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 118
Special Use Permit Application
agreement with the landowner, it will be deenergized and isolated from all external electrical
lines. Prior to any physical deconstruction, temporary erosion and sedimentation control
measures will be implemented as applicable. These measures will be enacted with
consideration of industry standard practices as well as State and local requirements.
The project will be comprised of several thousand solar panels mounted on galvanized steel
and/or aluminum rack systems. Each panel will be disconnected from the electrical system and
unfastened from the mounting rack. After removal from the rack, panels will be placed in a
vehicle or container and transported off -site for recycling or disposal.
All remaining surface and subsurface components will also be removed from site and either
recycled or disposed of. While we expect to be able to retrieve subsurface components to their
full depth, we will guarantee removal of all subsurface components to either i) depth to bedrock
or ii) 36 inches below original grade, whichever is less. This depth is sufficient for future plowing
and other agricultural requirements. The soil grade will also be restored following disturbance
caused in the removal process.
All access roads will be removed in accordance with the lease or other written agreement with
the landowner. If the access road is required to be removed, granular and geotextile materials
may be removed from the site and where needed, topsoil will be applied to provide similar
growing conditions to what was present prior to site disturbance.
Storage and operation infrastructure and any associated temporary decommissioning
improvements (e.g., temporary construction trailer) used during the decommissioning phase will
be removed from the site. Any foundations associated with these facilities will be removed to a
depth of at least 36 inches below original grade.
Perimeter fencing will be removed and recycled or re -used. Where the future landowner prefers
to retain the fencing, these portions of fence would be left in place.
6.b.2, _)ite Kenawitation/Kestoratioi
The operator of the project at the time of decommissioning will develop a Rehabilitation Plan
designed to restore agricultural lands and wildlife habitat in areas affected by the project.
The Rehabilitation Plan should include, but not be limited to the following:
Silvacultural, which comprise most of the pre -developed project location, will be restored by
redistributing topsoil to provide substantially similar growing media as was present within the
areas prior to site disturbance to accommodate the return of active forestry or farming
operations on the site.
Access roads and other areas which may have become compacted during operation or
decommissioning will be recompacted to pre-existing conditions.
Restoration of any drainage tile that was impacted by the project and existing within the project
location at the initiation of project construction to the same condition or better condition than it
was prior to project construction.
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 119
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Where project infrastructure has been removed, disturbed areas will be immediately returned to
silvicultural conditions. Erosion and sediment control measures will be installed at ditches and
will be left in place until ground cover is fully established.
Any proposed decommissioning work within or near streams or waterbodies would be discussed
with Albemarle County and other pertinent agencies to determine any applicable guidelines,
permitting, site -specific mitigation and/or remediation plans. Measures are anticipated to include
standard construction practices at the time of decommissioning including erosion and sediment
control during removal of the structures.
Silvacultural lands that have become compacted due to facility operation or decommissioning
activities, such as access roads, would be recompacted using chisel ploughing and/or
subsoiling, as determined by an environmental advisor or landowner.
In the event that the agricultural areas of the site are intended to return to production, any
agricultural drain tiles capped or modified during construction, and/or damaged during
construction, operation and/or decommissioning, would be repaired or replaced by a drainage
tile contractor of the landowner's choosing.
6.5..j. k_u�,L_
Eventual decommissioning costs are difficult to estimate at present, as the future value of
recycled materials is unknown but expected to be significant. If granted this Special Exception
Permit Sol Development will, prior to construction, get a third -party estimation of
decommissioning costs. Also prior to construction and if required, Sol Development shall post or
arrange for the posting of security funds in a manner and amount sufficient to ensure
decommissioning of the Solar Facility and removal of the improvement from the project site
consistent with standard industry practices.
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 120
Special Use Permit Application
7. Conceptual Plan
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 121
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ALBEMARLE COUNTY. VA DATE AUGUST 21, 2017
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 122
Special Use Permit Application
PLANT SCHEDULE
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ALBEMARLE COUNTY, VA DATE AUGUST 21, 2017
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 123
Special Use Permit Application
8. Appendices
8.1. General Property Info
8.1.1. Plat Drawing
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 124
Special Use Permit Application
8.1.2. Regional Map
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 125
Special Use Permit Application
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EXISTING CONDITIONS
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8.2.1. Viewshed Visibility Map
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 129
Special Use Permit Application
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 132
Special Use Permit Application
Pi
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA P a c 134
Special Use Permit Application
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 136
Special Use Permit Application
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 137
Special Use Permit Application
�. Mon cello -
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 139
Special Use Permit Application
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 140
Special Use Permit Application
Solar Site
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 141
Special Use Permit Application
Cnlnr Cifc
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 142
Special Use Permit Application
A"It dWj.
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SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 144
Special Use Permit Application
m
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8.4. Glare Analysis
Solar Photovoltaic Glare
Assessment
Rivanna Project
Prepared for:
SolUnesco
S I M S
INDUSTRIES
Software • R&D • Solar
Sims Industries, LLC
August 2017
SolUnesco LLC — Rivanna Solar Farm — Albemarle County, VA Page 146
Special Use Permit Application
S I M S ,0
INDUSTRIES `►.�
Software • R&O • Solar
ADMINISTRATION PAGE
Job Reference:
GA131
Date:
August. 2017
Prepared for:
SolUnesco
Author:
Cianan Sims
Telephone
937 802 5836
Email
cianan@simsindustries.com
Issue
Date
Detail of Changes
I
May. 2017
Initial issue
2
May. 2017
Clarifying edits
3
August, 2017
Include roads & structures
Confidential- The contents of this document may not be disclosed to others withoirt permission.
Unless states otherwise, all maps are reproduced with permission from Google Maps, 2015 Google Inc. Google and the
Google logo are registered trademarks of Google Inc.
Sims Industries, LLC 6077 Far Hills Ave #101, Centerville, Ohio 45459, USA
T. 937-802-5836 E- info@simsindusti-ies.com W: www.simsindustriescom
Solar Photovoltaic Glare Assessment
Rivanna Solar Development ► Page 2
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2 EXECUTIVE SUMMARY
2.1 Purpose of Report
SolUnesco is planning the development of a solar photovoltaic (PV) installation near Charlottesville, Virginia. The
installation comprises three arrays of modules. This report details the potential impact of solar glare due to PV
panel reflections on neighboring properties. houses and roadways, as well as on observers at Monticello (a well-
known historical site with a distant vantage to the project). The results are based on a detailed annual geometric
analysis of the PV installation configurations, receptors and sun.
2.2 Report Contents
• The summary presents an overview of the results and key elements comprising this assessment (pp. 3).
• The body of the report presents the assessment process and analysis results and conclusions.
• The appendix presents expanded details of the technical approach, the model and its assumptions, and
analysis result charts (if any).
2.:3 Assessment Findings
• PV array I is not expected to produce any glare for observers
• PV array 2 is not expected to produce any glare for observers
• PV at 3 is not expected to produce any glare for observers
• PV racking hardware is not expected to cause glare for observers
• These results are reasonable based on the site location, tree cover and utilization of axis tracking.
2.4 Solar PV Site Configurations Under Consideration
• Three PV arrays, each utilizing single -axis tracking oriented north -south with a 0` tilt at solar- noon. For
convenience, the three arrays are labeled as follows:
1-1 Array I on the west side
o Array 2 in the middle
o Array 3 to the east/north
2.5 Receptor Components Under Consideration
• Receptors encompassing the Monticello estate to the west of the PV site
• The northwestern portion of the estate is not considered due to lack of line -of -sight to PV site
• 20 receptors representing the Thomas Jefferson Parkway to the north of the site
• 21 receptors representing Buck Island Road to the west of the site
55 receptors modeling various structures near the site
.0 Mitigation Strategies
• Mitigation is not needed due to the lack of predicted glare.
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3 Contents
44MO
ADMINISTRATION PAGE....................................................................................................................................... 2
2 EXECUTIVE SUMMARY............................................................................................................................................ 3
2.1 PURPOSE OF REPORT........................................................................................................................................... 3
2.2 REPORT CONTENTS............................................................................................................................................. 3
2.3 ASSESSMENT FINDINGS........................................................................................................................................ 3
2.4 SOLAR PV SITE CONFIGURATIONS UNDER CONSIDERATION....................................................................... 3
2.5 RECEPTOR COMPONENTS UNDER CONSIDERATION.....................................................................................3
2.6 MITIGATION STRATEGIES.................................................................................................................................... 3
4 PHOTOVOLTAIC (PV) INSTALLATION......................................................................................................... 5
4.1 SOLAR INSTALLATION FOOTPRINTS..................................................................................................................5
4.2 SOLAR DEVELOPMENT AERIAL IMAGES.............................................................................................................. 5
5 RECEPTORS.................................................................................................................................................................5
6 METHODOLOGY......................................................................................................................................................8
7 ASSESSMENT RESULTS.............................................................................................................................................8
7.1 OVERVIEW............................................................................................................................................................. 8
7.2 DISCUSSION OF RESULTS..................................................................................................................................... 8
7.3 GLARE FROM RACKING EQUIPMENT................................................................................................................. 9
8 APPENDIX A REFLECTIVITY & SOLAR MOVEMENT.............................................................................................. 10
8.1 QUANTIFYING GLARE....................................................................................................................................... 10
8.2 SUN MOVEMENT................................................................................................................................................. 10
9 APPENDIX B: PV ARRAY & COMPONENT COORDINATES.................................................................................. 12
10 APPENDIX C: ANALYSIs Tools & AssuMPTIONS................................................................................................ 12
10.1 FORGESOLAR GLAREGAUGE............................................................................................................................ 12
10.2 ASSUMPTIONS .....................................................................................................................................................12
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4 PHOTOVOLTAIC (PV) INSTALLATION
4.1 Solar Installation Footprints
This glare assessment includes three ground -mount PV array footprints. Each set of modules utilizes single -axis
tracking oriented north -south with a solar noon tilt of 0`
Array I: west module array
Array 2: middle at
Array 3: east array
Each array has a fixed position throughout the year. The site location ranges in height between 350 ft. and 390 ft.
above mean sea level (amsl). The PV panels have a height above ground of 6 ft. which represents the panel
centroid. Minor deviations from these values are highly unlikely to alter the results.
1.2 Solar Development Aerial Images
The following image illustrates the footprint of the proposed PV arrays:
FIGURE I —ARRAY FOOTPRINTS. ARRAY I (WEST), ARRAY 2 (MIDDLE), ARRAY 3 (EAST/NORTH
Each array footprint is modeled with a suitable number of vertices to encompass the proposed modules. The
vertex locations and altitudes were derived from data provided by SolUnesco and are detailed in Appendix B.
Minor variations in elevation and/or vertex placement are highly unlikely to affect analysis results due to the
continuous, slow -moving behavior of the sun position and reflection.
RECEPTORS
Four sets of receptors are included in the assessment. The Monticello plantation home. Thomas Jefferson Parkway.
Buck Island Road, and various structures near the site. Each element was modeled with an array of discrete
receptor points, simulating potential observers. The analysis assumes the solar panels are within the line -of -sight of
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the observers and that they are viewing the panels when glare occurs. For roads and highways, points are placed
100 - I SO ft. apart. Although the selected locations do not encompass every possible observer position, their
layout is sufficient for representing the roadways and structures. As discussed in 4.2. this is because of the nature
of sun movement — incoming sunlight and its reflections behave in a continuous fashion and "sweep" over impacted
areas. Modeling two positions in close proximity is sufficient for predicting the impact on positions in-between
those points.
FIGURE 2 — MAP REPRESENTATION OF RFCEPTOR POINTS. COORDINATES ARE LISTED IN APPENDIX B.
FIGURE 3 — MAP REPRESENTATION OF THOMAS JEFFERSON PARKWAY RECEPTOR POINTS.
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FIGURE 4 — MAP REPRESENTATION OF BUCK ISLAND ROAD RECEPTOR POINTS.
*40
FIGURE S — MAP REPRESENTATION OF STRUCTURE RECEPTOR POINTS (NORTH HALF).
FIGURE 6 — MAP REPRESENTATION OF STRUCTURE RECEPTOR POINTS (SOUTH HALF).
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6 METHODOLOGY
The Glare Assessment methodology, which often comprises multiple analyses of sites and receptors, is as follows:
I. Identify or define PV site installation configuration(s) and geometric model
2. Identify or define key receptor components based on site and/or client input. These include nearby roads.
buildings and/or airport components.
3. Petiorrn quantitative analysis of site and components to determine hazard and time of glare for receptors.
4. Review physical obstructions and other mitigating factors for affected receptors. such as position of sun
and glare spot
5. If applicable, perform sensitivity analysis on PV site to explore alternate configurations
7 ASSESSMENT RESULTS
7.1 Overview
No receptors at any listed location will experience any glare from any of the proposed PV arrays. Furthermore,
the racking system itself is not expected to generate hazardous reflections
TABLE I — ANNUAL DURATIONS OF GLARE FROM ARRAYS
Glare (min)
7.2 Discussion of Results
The three PV arrays comprising the proposed site will not produce glare for observers at Monticello or nearby
roads or structures. This result is expected for several reasons:
Relative location of Monticello
The estate is situated several miles northwest of the PV site. Glare from tracking modules would only occur for
distant western receptors in the evening, assuming the module rotation is not limited (it is). This is unlikely, even
when considering the elevation difference.
Relative location of road & structure receptors
The majority of analyzed locations are to the north, northeast, or northwest of the PV arrays. Observers situated
in such positions must be extremely close to an array or much higher in altitude to encounter reflected light from
the sun (in the northern hemisphere). In addition to its east -west movement, the sun position varies slightly north
and south depending on the time of year. PV modules with a 0 tilt and tracking will reflect incoming sunlight north
and vertically during most daylight hours.
Module tracking
Solar- glare from parcel reflections can only intersect observers when the panels are tilted away from the sun by
some amount. Geometrically, this is defined as an incidence angle between the sun and the PV modules with a
value greater than 0 . For example, fixed -mount modules, which are usually oriented south with a slight tilt, have
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large incidence angles when the sun rises and sets (-90 ). Single -axis tracking reduces the range of potential
incidence angles since the modules follow the position of the sun in one dimension. In addition to less glare overall,
the smaller incidence angle yields a lower reflectivity and glare hazard as well (if glare is found).
.3 Glare from Racking Equipment
Hazardous glare caused by reflections from the PV rack system is not expected for any receptors. Metal surfaces
or similarly to the modules are already considered by the glare -check algorithm and are not expected to
produce glare for the observers. If glare was detected, additional analyses with higher reflectivity values would be
conducted to determine the ocular impact. Since no glare is expected, this extra step is unnecessary.
Other reflective surfaces in the array should not generate adverse glare beyond that of an average structure, due
to the relative position of the arrays. their overall size, and nearby tree cover. First. motorists traveling near the
arrays - when the modules will be most visible - will be looking 60 to 90 away: i.e. facing the road with the arrays
to their left or right. Hazardous reflections outside the receptor view are greatly attenuated: for comparison.
motorists regularly drive with the sun overhead without hazard). Beyond 50 , the glare impact of potential
reflections is completely mitigated.
The duration and severity of glare depends on the size of the reflective surface. a larger surface reflects more light
for a longer period as the sun slowly moves through the sky. Racking systems are generally smaller, with the
modules themselves comprising most of the reflective surface area Potential reflections from hardware would be
akin to glint — brief, small bright spots like reflections from moving vehicles or from other common structures such
as buildings, traffic lights, etc. In summary. because of the array location, amount of tree cover, and relative size of
the racking components. additional hazardous glare is not expected for observers.
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8 APPENDIX A: Reflectivity & Solar Movement
Photovoltaic panels are designed to absorb as much light as possible, yielding reduced reflections when compared
with many other reflective materials. The amount of light reflected depends on the amount of incoming sunlight,
the position of the sun relative to the panel, and various panel material and environmental properties. This
Assessment has determined that modules used at the Rivanna project will not produce visible reflections for
observers at Monticello. This Appendix provides supplemental information on the science and theory of glare
analysis.
8.1 Quantifying Glare
Glint is defined as a momentary flash of bright light often caused by sunlight reflecting off a moving source such as a
passing car. On the other hand, glare is defined as a continuous source of bright light and is generally associated
with stationary objects. which, due to the slow relative movement of the sun, will reflect light for a longer
duration. Accordingly, this Assessment uses the term "glare" when discussing solar reflections.
The ocular impact of solar glare can be influenced by environmental, physical and human factors such as eye size,
humidity, etc. Finally, distance plays an interesting role in ocular impact. The impact is determined by the retinal
irradiance and subtended angle ("size") of the glare source. The retinal irradiance does not change with distance,
whereas the subtended angle of the glare source decreases as distance increases. However, the maximum glare
source angle (i.e. glare spot) is limited by the overall size of the array. In summary. the potential glare source angle
(and hazard) is constrained by the size of the array and potential reflective surface area.
8.2 Sun Movement
Analyzing glare on a minute -by -minute basis is an important step in ensuring the entirety of the sun's path is
considered when predicting glare. Because the position of the sun changes daily as well as seasonally. glare not
evident in the summer months could manifest in the winter with hazardous effect, and vice versa. Figure 7
illustrates the range of movement of the sun throughout the year. The azimuth represents the horizontal angle
between the sun and true north; for example, a sun position of due south has an azimuth of I SO'- In the northern
hemisphere, the sun rises and sets farther southward dining the winter and farther northward during the summer.
In the summer- hemisphere, the reverse occurs — the sun's path shifts north in the winter- and south in the summer.
Date
21 fun. 2016
21 Dec. 2016
TABLE 2 — RANGE OF SUN POSITION, BASED ON SOLSTICES
Azimuth at Sunrise Azimuth at Sunset
Solar Photovoltaic Glare Assessment
58.9'
119.7°
301.11
240.50
Elevation at Solar Noon
75.4"
28.5°
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FIGURE 7 • RANGE OF AZIMUTHAL ANGLES FOR WINTER AND SUMMER SOLSTICES
(SUNRISE TO SUNSET).
*V
For each minute of the year, the sun is treated as a conical beam of light which is reflected across the panels during
analysis. This reflection is then used to determine whether an observer can "see" glare on the panels. This process
also accounts for the size of the sun, since glare can occur if even a small portion of sunlight hits the panels. (More
information on the methods of detecting glare can be furnished on request)
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n APPENDIX B: PV Array & Component Coordinates
Component specifications can be found in the additional PDF documents included with this assessment Note that the PV
arrays used in the Monticello analysis were larger than in the road/structure anolysis These footprints were based on
previous specifications and provide a "worst -case" scenario, encompassing the more recent smaller footprints
10 APPENDIX C: Analysis Tools & Assumptions
1 0.1 Forge Solar GlareGauge
All glare analyses were performed with the ForgeSolar GlareGauge online application. owned and operated by
Sims Industries. GlareGauge relies on the Solar Glare Hazard Analysis Tool (SGHAT) technology which was built
by Sandia National Laboratories. (The author is a co -inventor of SGHAT.) GlareGauge assesses potential glare for
each minute of the year and provides quantified data on when and where glare occurs, as well as its ocular impact
GlareGauge meets all glare analysis standards required by the U.S. Federal Aviation Administration.
1 U.? Assumptions
The GlareGauge tool makes several assumptions worth noting (from the SGHAT tech User's Manual):
I. GlareGauge does not rigorously represent the detailed geometry of a system; detailed features such as
gaps between modules, variable height of the PV array, and support structures may impact actual glare
results. However, we have validated our models against several systems, including a PV array causing glare
to the air-traffic control tower at Manchester -Boston Regional Airport and several sites in Albuquerque,
and the tool accurately predicted the occurrence and ocular impact of glare at different times and days of
the year. (As with all mathematical models, a margin of en or must be considered.)
2. GlareGauge does not consider physical obstacles that may obstruct glare during the analysis
3. The ocular hazard predicted by the tool depends on many environmental, optical, and human factors.
which can be uncertain. The speed of SGHAT allows expedited sensitivity and parametric analyses."
4. Geodetic coordinates rely on the WGS84 datum to represent the Earth
5. For the put -poses of investigating glare, the sun is treated as a moving object relative to the site and
observers.
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PJr Uc Interconnect PE Certifies Wetlands, Wildlife, PE Certifies Site Plan Public Comment
Studies <_ 100MWs Historic Resources Design Adheres & Review
Studies to Mitigation
0 0 19 0 0 $
Mitigation Certify All
IPerr'nit
unty Interconnect Air Quality Plans - Avoid Operating Environmental
Agreement Study Adverse Impacts Plan Permits Obtained Fee Paid
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