king william county planning commissionnov 10, 2015 · properties are all zoned either...

Agenda, PC November 10th 2015

KING WILLIAM COUNTY PLANNING COMMISSION AGENDA

November 10, 2015 Regular Meeting – 7:00PM

1. Call to Order 2. Roll Call

3. Consideration of Minutes July 7th 2015 meeting

4. General Public Comment Period

5. Public Hearing – CUP 02-15 –Conditional Use Permit, Hollyfield Solar

Power Station a) Staff introduction b) Commission discussion c) Public hearing d) Commission discussion continued e) Commission action

6. Review – Z-03-06 – Proffer Amendment, West Liberty Farms subdivision a) Staff Introduction b) Commission discussion

7. Unfinished Business

8. New Business

9. Adjourn to December 1st 2015 regular meeting

MINUTES

KING WILLIAM COUNTY

PLANNING COMMISSION

July 7, 2015

At a regular meeting of the Planning Commission, held on the 7th of

July 2015 at 7:00P.M. in the King William County Administration Building, the

meeting was called to order with the following members:

Present: John Breeden, Chair Carlyle Clements David Ford Bonnie Hite Tara Roane, Vice-Chair Otto Williams Staff Present: Bret Schardein, Community Development Director

PUBLIC COMMENT PERIOD

Chair Breeden opened the Public Comment Period.

There being no one to speak, Chair Breeden closed the Public Comment

Period.

REVIEW – CHANGES TO VARIANCE PROCEDURES

Bret Schardein, Planning Director, briefly reviewed changes to the State

Code that address variance procedures in House Bill HB1849 which adopted

changes to § 15.2-2201, 15.2-2308, 15.2-2309, and 15.2-2314 and added 15.2-

2308.1.

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REVIEW - Variance Request V-01-15 – Advance Auto Parts

Bret Schardein, Planning Director, summarized the request from Advance

Auto Parts for a larger detached sign and larger wall signage than the ordinance

permits. Staff stated that if the Planning Commission recommends approval of

the request to the BZA, staff recommends they only allow the additional square

footage requested for the wall and detached signs, but do not permit the detached

sign to be pole-mounted nor be taller than 15’. Staff recommends such approval

be conditioned upon the base of the ground-mounted sign being constructed of

brick or stone and having a landscaped base. Mr. Williams asked about the

brightness of the sign. Mr. Schardein indicated the TCO regulations address this.

The applicant spoke and summarized their case. Mr. Breeden asked about past

BZA cases. Mr. Schardein indicated many similar variances have been granted.

The Commission had a consensus of supporting the variance request with staff’s

recommended development standards.

REVIEW - Variance Request V-02-15 – Bojangles

Mr. Schardein, summarized the request from Bojangles for a larger

detached sign than the ordinance permits. Mr. Schardein reiterated many of the

same points from the Advance Auto request. Mr. Clements asked that VDOT

study the Central Garage intersection. The Commission had a consensus of

supporting the variance request with staff’s recommended development standards.

UNFINISHED BUSINESS Bret Schardein stated work is still on-going with the Comprehensive Plan

update.

NEW BUSINESS

Mr. Schardein inform the Planning Commission that Ms. Roya Pardis has

been hired as the County’s Environmental Compliance Officer, replacing Ms.

Sarah Richards.

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Mr. Schardein said the Commission should consider revising the sign

ordinance to bring it up to date with current development standards and

surrounding localities.

ADJOURNMENT

Being no further business, Otto Williams made a motion, seconded by

Tara Roane, to adjourn the meeting. Chair Breeden adjourned the regular meeting

at 8:00PM.

John B. Breeden LaVerne J. Otto Chair Secretary

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Board of Supervisors Bret Schardein, CZA C. Thomas Redd III, First District Director of Community Development Travis J. Moskalski, Second District Stephen K. Greenwood, Third District Terry S. Stone, Fourth District Otto O. Williams, Fifth District

King William County Est. 1702

*REVISED*

Public Hearing Conditional Use Permit CUP 02-15

Planning Commission November 10, 2015

Processing schedule: If the Planning Commission makes a recommendation at their

November 10, 2015 meeting, the Board of Supervisors may conduct their public hearing and act on the request as early as December 14, 2015.

Application Information:

Owner: John N. Mills & Sons Requested action: Conditional use permit (“CUP”) to operate a solar power station Tax map parcel: 33-17 Address: 289 Hollyfield Lane, Manquin VA 23106 Voting District Manquin Zoning: A-C Agricultural Conservation Comp Plan recommendation: Agricultural Conservation & General Chesapeake Bay Areas Size: CUP area 220 acres. Total parcel area 805.7 acres Existing uses: Agricultural, residential. Existing structures: Home, accessory structures, farm structures. Proposed uses: Solar power station and agriculture Proposed structures: Solar power station infrastructure, i.e. panels, mounts, wiring,

fencing, etc. Attachments: A) Application package B) Maps of the property C) Zoning Ordinance Sec. 86-456, specific requirements for solar power stations

History: At their regular meeting of September 28th 2015 the Board of Supervisors adopted a zoning ordinance text amendment which permits solar power stations by conditional use permit (“CUP”) in the A-C Agricultural Conservation zoning district. The ordinances included application requirements, public notice procedures and minimum development standards. Summary of Request: The applicant proposes to construct a 17 MW solar power station on the above referenced property. Public notice: Legal ads were run in the Tidewater Review on October 28th and November 4th 2015 for the Planning Commission’s public hearing. The applicant sent notices to adjacent property owners on October 17th, ran an ad in the Tidewater Review on October 21st and held a community meeting on October 28th. Notices to adjacent property owners were mailed by the County on November 2nd 2015. Staff posted a sign in front of the property indicating there is a pending zoning action and providing contact information. Public input: As of the writing of this report, staff has received general comments of support for the proposal from several citizens. Conditions: The conditions for the use as required by Sec. 86-456 address the majority of potential impacts to the public which include minimum lot size, design, height, setbacks, decommissioning, utilities, screening and lighting, among other requirements. In addition to the requirements of Sec. 86-456, staff recommends 2 additional conditions be attached to the approval for this specific proposal:

1) Traffic Management. The applicant shall comply with all Virginia Department of Transportation recommendations for traffic management, during construction of the site. 2) Conceptual Plan. The Property shall be developed in substantial conformity with the conceptual plan attached titled “Conditional Use Permit Plan – Site Limits” prepared by “Timmons Group” dated “9/22/2015” provided the Property Owner may adjust engineering details subject to the approval of the Zoning Administrator, which adjustments are necessary to effectively design the Property based on final engineering. 3) Expiration. This CUP shall permit a solar power station for which a valid and current building permit is issued within five (5) years of conditional use permit approval. For any construction which does not have a valid and current building permit on November 23rd 2020, the end of the initial five (5) year period; the applicant may seek an extension for the deadline of any remaining construction from the Zoning Administrator until November 23rd 2025. A request for an extension shall be

submitted in writing to the Zoning Administrator, no earlier than November 23rd 2019 but no later than April 30th, 2020. The Zoning Administrator shall consider the compliance history with these conditions and the Code of King William County and the capacity of existing facilities to serve the remaining construction in the decision to grant the request. If the Zoning Administrator does not grant the extension, the request shall be forwarded to the Board of Supervisors for consideration and action, following a public hearing, advertised as required by State Code § 15.2-2204.

Staff Recommendation: Assuming no comments are received after publication of this staff report which need to be addressed, staff tentatively recommends approval as proposed. Draft Motions: To recommend approval: Mrs. Chair, I move that the Planning Commission recommend the Board of Supervisors approve Conditional Use Permit CUP 02-15 as proposed, as it complies with the requirements of the Zoning Ordinance and is substantially in accord with the Comprehensive Plan. To recommend approval (with changes): Mrs. Chair, I move that the Planning Commission recommend the Board of Supervisors approve Conditional Use Permit CUP 02-15, with the following changes: _____________, as it complies with the requirements of the Zoning Ordinance and is substantially in accord with the Comprehensive Plan. To recommend denial: Mrs. Chair, I move that the Planning Commission recommend the Board of Supervisors deny Conditional Use Permit CUP 02-15.

Bret Schardein, CZA

Director of Community Development

Confidential Monday, September 28, 2015

CONDITIONAL USE PERMIT APPLICATION Hollyfield Solar Project

Submitted By: Virginia Solar LLC

Submitted To: King William County Planning Commission

KING WILLIAM COUNTY PLANNING COMMISSIONSeptember 2015

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Confidential Monday, September 28, 2015 Page 2 of 19

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Virginia Solar believes the proposed solar facility will comply with the following three statements as demonstrated in this application.

a. The use shall be designed or arranged on the land in such a way as to cause no more adverse impact on the adjacent property and/or the neighborhood than might be caused by the least restrictive use otherwise permitted by right in the district.

b. The use shall comply with all licensing requirements, if any, of any county, state or federal government or agency.

c. The use shall not be operated as to cause a nuisance to the neighborhood in which it is located.

Introduction Virginia Solar LLC (the Applicant), proposes to construct, own, and operate the Hollyfield Solar Project, a 17 MWAC solar photovoltaic (PV) electricity generating facility (the Project or the site) located on approximately 212 acres of land (~220 acres if pond in middle of area is included), as represented by the maximum extents shown in the site plan. The Applicant is seeking a Conditional Use Permit which would be good for a period of 3 years from the date of approval by the Board of Supervisors to the date building permits are filed. The majority of the site was previously excavated for gravel and sand under permit SE 91-295 and the expanded area in 1996. The Project would use proven technology which has been used throughout the United States. The solar arrays and ancillary equipment would occupy approximately 130 acres of the site, depending on the final layout. The PV modules produce low-voltage direct current (DC) electrical power which is collected and delivered to the inverter and transformer stations located throughout the site where it is converted into medium voltage alternative current (AC). The power from the inverter stations would be collected from across the site to the point of interconnection where it would interconnect with the Dominion Virginia Power distribution line through a pole mounted switch. By interconnecting with the distribution lines this allows the power meet local power needs first, with the excess then flowing to the overall grid. The perimeter of the Project would be surrounded by a 7 ft. high chain link fence. The design, installation, and operations of the facility would comply with all applicable local, state, and national electrical standards and codes that ensure the safety and protections of local residents and the public at large. The proposed Project would not result in any population increase and there would not be unduly detrimental or injurious to property or improvements in the vicinity. The Project is sited on cleared land within the Agricultural Conservation Zone District. The surrounding properties are all zoned either Agricultural Conservation or Rural Residential with one Suburban Residential. Solar electric generation plants and associated facilities are permitted as a conditional use within the Agricultural Conservation Zone District. The proposed use would not impair the integrity and character of the land use district. The day to day operations of the Project would be passive and would make little substantive change

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to the character of the area. There would be remote 24/7 monitoring of the facility to ensure the plant is operating safely.

Project Rational Solar generated electricity is rapidly becoming competitive with other forms of energy generation. Growing electricity demands in Virginia are not presently met by existing local generation. Other leading power generation sources (natural gas, coal, and nuclear) have environmental impacts, such as significant water use or greenhouse gas emissions that solar energy facilities do not. The majority of the cost of solar power is realized during facility construction; operating costs are low and fuel is free. Solar energy is typically sold in long-term fixed-price contracts that are stable, and thus provide a hedge against the volatility of other fuels. The demand for renewable energy is growing at a rapid rate. The result is that once facilities are constructed, solar power will result in a clean, cost-effective, market-dependable source of electricity.

Dominion Virginia Power on July 1st released its 15 year Integrated Resource Plan which projected it could own or purchase power from over 3,000 MW by 2030. In pursuit of this plan Dominion Virginia Power issued a Request for Proposal for projects of up to 20MW. In addition, Virginia is located in an area where wholesale power can be sold directly onto the grid and sent throughout Pennsylvania, Virginia, Maryland, New Jersey, West Virginia, Wisconsin, Delaware, and parts of several adjacent states. All of these facts make Virginia an attractive area to develop solar projects. The Project would be constructed in a single phase and designed for a 35 year life. The Project would produce enough electricity to power approximately 4,000 typical homes.

Local Economic Benefits It is anticipated that there would be a maximum of 150 workers on-site during the construction period. The peak of construction is currently planned for fall 2016. Local supplier and contractors may get engaged by the General Contractor during the construction. The influx of construction workers would provide a steady source of revenue to local hotels and restaurants.

The Project would have up to 3 employees every two months on-site for system inspections, vegetation management, and preventative maintenance following the construction period. In addition, one employee may be onsite for security at any time.

Virginia Solar currently estimates the total Project to be valued at approximately $30 million. A majority of the cost is associated with the purchase of the equipment for the Project. It is expected that approximately 10% of the construction cost would be spent locally.

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Local Economic Burdens There are no identifiable long-term burdens that the County would incur by approving the Project. Adjacent, existing land uses would be maintained and the solar project would contribute personal income to workers and the landowner. There would be no increased load to local social infrastructure. Whenever possible, construction and related workers would be hired locally. Specialized workers that may be brought in to work on the project would be employed locally only for a short duration. Their employment would not result in an increased load on schools, hospitals, police, EMS, or other County resources. There would be no increased load on law enforcement. Prevention/deterrence of trespassing would be the main approach to safeguard the solar project, deter crime on site, and reduce the risk of injury to trespassers. The project site would be fenced and locked at all times. These affirmative steps would manage the need for law enforcement response to the area. Accordingly, the project would not result in an increased load on the local Sheriff’s Office. There would be no need for public infrastructure construction. Access to the project vicinity is well served by existing state roads. Property Tax Per state statute § 58.1-3660, as of January 1st 2015 solar energy equipment, facilities, or devices owned or operated by a business that collects or generates, electric energy are considered certified pollution control equipment and facilities, which has the effect of exempting the Project from the Machinery and Tools tax. The exemption does not include the land on which the Project is located, which would still be subject to property taxes. The property is currently covered under a special use assessment. As a result of this project a portion of the land will be removed from this special use assessment raising the effective value of the land and subjecting the project to roll back taxes. The estimated roll back tax payment is $14,000 and the increase in property tax is $1,800 per year. Adjacent Property Values The Applicant engaged Kirkland Appraisals, LLC to evaluate the effect of the Project on adjacent property values. This report concluded that the Project would not have any negative effect on the adjacent property values. The report is attached as Appendix B. Land Use Siting Considerations There are no areas of environmental concern, special management areas, or county and state parks within the Project area. The closest special management areas are the Upper Pamunkey Wetlands Conservation area, approximately 0.5 miles east of the Project and Pamunkey Reservation approximately 10.5 miles southwest of the Project. The Project does not contain any critical habitats, as identified by the U.S. Fish and Wildlife Service (USFWS). There are no protected forests, habitats, or parkland on or adjacent to the

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Project. The project area sits partially in zone 11 of the Coastal Avian Protection Zone. The primary species of concern is breeding Bald Eagles. The area is listed as of regional importance with no survey’s required.

Visual Resources Siting Considerations The Project is not anticipated to introduce major aesthetic concerns to the area. The solar arrays would be nine feet tall at the highest point as measured from the highest grade for the given tracker, and would be made of a non-reflective material. The inverter stations would be approximately 10 feet tall, and the poles at the point of interconnection would be the same as normal electrical distribution poles. Within the Project area all electrical lines would be buried excepting those to cross creeks, wetlands, and the main line to the point of interconnection.

Virginia Solar has conducted two different visual analysis inspections of the site. The first consists of taking photographs of structures of 10’ in height, which is the highest intended as the highest point in the project. This height was modeled using two 10’ 2x4” placed at ground level with red streamers hung between them. This represents the absolute worst case and is not planned to occur in the project when built. Further, the corn has recently been cut which allowed for a free view of the area. Based on this worst case analysis photos were taken from key point to ascertain the visibility of the project. These photos appear in Appendix E along with a map showing where the photos were taken. Generally it is easier to see the irrigation circle which is approximately 13’ tall than our temporary structure at 10’. As can be seen in these photos the worst case the project will be barely visible from Old New Castle Road. Binoculars had to be used to confirm the actual location of where to look for the picture. From across the street from 2450 New Castle Rd the project is just barely visible on the horizon. Any further east on New Castle Rd. the project could not be seen. In front of 2918 Old New Castle Rd. the temporary structure can again be barely seen. Based on this worst case analysis the project could be seen from several point. The project will be designed so that this worst case does not occur.

The second visual analysis was completed by Timmons. Timmons used ArcGIS to develop the viewshed maps for this analysis. The two main elements used in ArcGIS to develop the viewshed maps are a Digital Elevation Model (DEM) and land cover data sets. The DEM data was obtained from the William & Marry Virginia LIDAR data set with roughly 1 meter cell resolution. Supplemental vegetation data was obtained from aerial photography. The vegetation data was used to estimate line-of-sight calculations assuming a canopy cover. A tree height of 60 feet surrounding the project site was assumed based on average typical mature tree height. Line-of-sight calculations were made from as observer point of five feet above ground level for average vehicle driver eye levels and using the maximum typical solar panel height of 78 inches above ground level for each of the PV string locations based on typical racking construction, module dimensions, and tracking range of motion. It was assumed that all of the land contained within the property boundary and within the approved limit of work, as shown in the figures below, was cleared of vegetation. The map in Appendix E presents the results of the line-of-sight viewshed

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analyses for the project area. The map shows, in yellow, the areas where the solar panels can be seen assuming the observer viewing height of five feet above ground level and a maximum solar panel height of 78 inches above ground level.

There are no residences adjacent to the Project area excepting those owned by Mr. Mills. In all cases the solar panels, excluding any fencing, would be at least 150 feet from any residence, except with the permission of the owner, to minimize the visual effect.

Historical, Cultural, and Archaeological Resources Siting Considerations The Applicant has completed an evaluation utilizing the Virginia Department of Historic Resources Virginia Cultural Resources Information System (DHR V-CRIS) (Appendix A). The Hollyfield Property is not identified on the Virginia Landmarks Register (VLR) nor listed on the National Register of Historic Places (NRHP); however, Hollyfield Farm (DHR ID #050-0135) has been identified as a potential architectural resource (the plantation house). Additionally, there are no identified or archaeological resources or Department of Historic Resources Easements identified within the project limits; however there are multiple areas of archaeological and historic significance within the project vicinity including Native American and Colonial era resources. Based upon their distance from the proposed project and topographic conditions, it is not believed that any of these sites would be impacted by the proposed development.

In the event that an unanticipated discovery of an archaeological resource occurs, construction work within a 150-foot-wide buffer of the discovery shall cease until an archaeologist can record the site and make a determination of the significance of said resource. Once the site has been recorded, and if the site is assessed as “not eligible” for inclusion into the National Register of Historic Places (NRHP), work on that area would resume pending concurrence from the Virginia Department of Historic Resources (VA DHR) of the assessment. If the site is assessed as “eligible” for inclusion into the NRHP, a mitigation plan would be proposed and sent to the VA DHR for review. All work in the area of the resource would remain halted until the mitigation process would be completed and state and local guidelines are met.

Height Restrictions and FAA Hazard Review The Project is not located within the vicinity of any airport and would not conflict with airport operations. The nearest airports are Manquin (Bluesky) which is 2.5 miles north, Brooklyn Airport which is 3.7 miles to the east and Hunt Airport which is 4.3 miles to the north east. FAA Notice of the project is not required as none of the Notice Criteria are exceeded.

Solar Facility Construction The total estimated timeframe for construction of the solar facility, including the Project substation, is 4 to 8 months, beginning in Septmber 2016. Construction activities would overlap with one another with grading and access road construction preceding the installation of trackers and associated equipment within each array area.

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Temporary staging and assembly areas would be used during the construction period for storage of construction vehicles and equipment, as well as staging of components of the solar facility. All temporary staging and assembly areas would be located within the Project area boundary.

Construction employees would consist of laborers, electricians, supervisory personnel, support personnel, and construction management personnel. It is expected that most construction workers would commute to the site from nearby communities. It is anticipated that there would be an average of 85-100 workers on-site during the construction period with a maximum of 120-150 workers. Several temporary office/construction trailers would be on-site during the construction period and would be removed upon completion of construction. It is expected that the majority of these temporary facilities would be located at an assembly area and a staging area (to be located within the footprint of the Project area) throughout the construction period.

Construction work would generally occur during daylight hours, Monday through Friday, with Saturday as a planned makeup day for inclement weather. Non-daylight work hours may be necessary to make up for schedule deficiencies, or to complete critical construction activities including activities that could not be completed during daylight. For instance, during hot weather, it may be necessary to start work earlier to avoid pouring concrete during high ambient temperatures. Temporary lighting would be used during the construction period as needed. External lighting of Project facilities would be directed downward and would only be located where required. Lighting would only be used as needed for maintenance and emergency purposes.

The PV modules and other materials for the solar facility would be manufactured off site and would be delivered to the Project area by truck. Upon their arrival, the PV models would be inspected and stored in the temporary staging area.

Construction materials such as concrete, pipe, wire and cable, fuels, reinforcing steel, and small tools and consumables would be delivered to the Project area by truck.

The initial grading work would include the use of excavators, graders, dump trucks, and end loaders, in addition to support pickups, water trucks, and cranes. It is anticipated that the following equipment will be required: scrapers, motor graders, backhoe/loaders, excavators, truck-mounted cranes, dozers, dump trucks, smooth drum compactors, vibratory hammers, water trucks, pile driving machines, and lightweight trucks.

Solar Facility Operations During operations, the Project would be primarily managed, monitored 24/7, and controlled remotely. The Project would have up to 3 employees every two months on-site for system inspections and preventative maintenance following the construction period. In addition, one employee may be onsite for security at any time.

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Equipment Photo-Voltaic (“PV”) Modules- Multiple technologies would be considered, and would be certified in accordance with UL1703 or International Electrotechnical Commission (IEC) 61730 and compatible with the proposed inverter.

PV Module Connector- MC4 or similar products would be used which are designed for environmental exposure, not interchangeable, and have an ampacity rating not less than the maximum series fuse rating of the module.

Module Interconnection Cables- Conductor size would be determined in accordance with NEC including conditions of use with particular consideration of temperature rise due to solar exposure, terminal ratings, as well as consideration of over current protection and all possible current sources. Module wiring would be marked as type USE-2 or PV and be sunlight resistant.

Combiner Boxes- Combines the PV source circuits and would be listed to the appropriate UL standard, or be IEC approved for outdoor wet applications. Materials, finish and corrosion protection of combiner boxes would be selected for strength, toughness, and durability for the design life of the Project.

Disconnects- Would be listed to the appropriate UL standard, or would be IEC approved for the application.

PV Inverter- Inverter systems would be utility grade and specifically designed for PV installations. The inverter systems would be designed for the expected environmental conditions at the site including temperature, humidity, elevation, and seismic vibrations. Inverter voltage, current, and frequency capability would be tailored to the specific PV technology used and the local conditions at the generating facility.

Medium Voltage Collection System- The voltage of the MV system would be 34.5 kV. The number of feeder circuits, their configuration and the size of the cables would be optimized to provide a safe, cost-effective system consistent with best industry practices. All underground and overhead collection/distribution facilities would be constructed to: allow for safe operation of the Project, minimize shading of the PV array, facilitate ease of maintenance and the cost effective collection of energy from each inverter and its delivery to the point of interconnection.

Metering- The revenue metering system(s) would meet the independent system operator and utility minimum requirements as indicated in the interconnection agreement. Additional owner metering systems may be defined. ANSI and IEEE metering standards would be complied with.

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Performance monitoring / Supervisory Control and Data Acquisition (SCADA)- The Project would include specific equipment required by the utility and the independent system operator, specifically relating to SCADA, metering and telemetering due to the interconnection agreement as well as equipment required to complete the indicated control requirements. The SCADA system would also provide data for the operator to monitor the status of the plant. Standards

The Project would be designed, constructed and tested to meet relevant revision of the applicable National Electrical Code (NEC), National Electrical Safety Code (NESC), American Society of Civil Engineers (ASCE), American National Standards Institute (ANSI), Institute of Electrical and Electronics Engineers (IEEE), Underwriters Laboratories (UL), National Electrical Manufacturers Association (NEMA), Occupational Safety and health Administration (OSHA) and other local, state and federal standards as applicable.

The Project would be designed and constructed in a manner to meet the power quality requirements of Dominion Virginia Power at the point of interconnection.

The Project is anticipated to be constructed using either 1500Vdc or 1000Vdc rated PV modules, inverters and other electrical Balance of System (“BOS”) equipment. It is expected the local authorities having jurisdiction would approve a system voltage of either 1500 Vdc or 1000 Vdc and the use of non UL-listed inverters if not listed to UL. UL equipment would be used where available.

All structures would be designed in accordance with applicable codes. All structures would have set backs from property lines and County roads of a minimum of 50 feet.

The complete generating system and support structure would comply with design wind speed requirements of the UBC and/or local building code requirements.

All generating facility components, support structures, hardware, conduits, wire management, enclosures, shade structures and the like would be protected from corrosion due to known or expected atmospheric conditions local to the Project site. Consideration would be given to humidity, salinity, acidity, condensation, air particulates, or other condition likely to cause or accelerate corrosion of materials.

Mechanical wire and cable management would be provided to prevent all opportunities for strain, abrasion, disconnection, accidental grounding, and similar avoidable hazards. Mechanical wire management components would be rated for long-term sunlight exposure

Transportation

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There is one proposed access points. All deliveries would occur along the road which starts as the intersection of North Carolina Rd. and Old Newcastle Rd and runs south into the site. General construction traffic would access the site from 360 and would utilize existing public roads. General construction traffic would consist of personal vehicles (e.g, pickup trucks) carrying passengers, tools, and minor equipment to and around the construction site. Component deliveries (e.g., solar panels, inverters, concrete trucks, construction equipment, etc.) will vary depending on suppliers and subcontractors. Access to the site would be through the use of State Route 360 to 604.

Up to 330 trucks would access the Project site for delivery of materials and equipment during construction. At the height of the construction period there would be approximately 150 trips per day for construction employees to access the Project site. Construction worker vehicles would be parked within a temporary use area inside of the Project boundary.

The Applicant would document the existing condition of all County roads to be used for the Project prior to construction. County roads used during construction of the Project would be maintained during construction and restored to their original conditions at the completion of construction, if necessary. Photos of applicable roads, written notes, and any other necessary documentation would be obtained and provided to the County Engineer prior to starting construction of the project

Operations and maintenance (O&M) for the Hollyfield Solar Energy Project would not measurably increase vehicular traffic. There are not expected to be any permanent employees stationed at the site. O&M personnel would typically use pick-up trucks, primarily during day light hours. Access to the site would be made via the local/county roads and the access roads built as part of initial construction. During the operations phase, access to the site would occur at least twice a month.

Noise Noise issues associated with the Project would be limited to construction noise. Construction noise would be temporary (short-term) and consists of increased noise levels associated with construction activities and increased traffic on area roadways. Generally, noise generated from construction of solar energy facilities has maximum noise levels of 80 to 90 A-weighted decibels (dBA) at a distance of 50 feet. As a point of reference power mowers typically generate around 96 dB of sound and a food blender 88dB when standing next to them. The Projects solar equipment would be setback 150’ feet, excluding any security fencing, to any residential dwelling unit, except with the permission of the owner, in order to minimize the noise effects during construction. Expected hours of performing construction work would be between 7:00 AM and 7:00 PM to further limit the effect on adjacent landowners.

Water Resources Siting Considerations Water would be required during construction and operation of the Project. During construction, water would be required for dust control and soil conditioning. Potable water

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for drinking and domestic needs during construction would be brought to the Project or purchased from the land owner. During operation, the panels would be washed every few years. Water would be purchased from the land owner for those purposes or brought onto site. The Project will be required to prepare an Erosion and Sediment Control Plan prior the issuance of a building permit. The County Floodplain Map was reviewed to determine if the Project would be affected by any floodplains. No part of the Project Area where panels will be located is within the 100 year flood plain. Several perennial streams, as well as intermittent and ephemeral tributaries to these streams, are mapped on or adjacent to the Project. The Project is specifically being designed to minimize impact to any of these streams and to avoid any crossing. In addition it is planned that overhead electrical lines would be used to cross these streams to minimize the impact. A delineation of wetlands and waters of the U.S. (WUS) is being conducted to document any wetlands or WUS that occur within the Project area. All necessary permits and approvals would be obtained prior to construction. Sanitation During construction, portable sanitary facilities would be stationed at the construction site and maintained by local sanitary facility contractors. Solid Waste or Hazardous Waste Construction equipment would contain various hazardous materials such as hydraulic oil, diesel fuel, grease, lubricants, solvents, adhesives, paints, and other petroleum-based products contained in construction vehicles. All potentially hazardous materials would be contained, stored, and used in accordance with the manufacturers’ instructions and handled in compliance with the applicable standards and regulations, such as those administered by the King William County Fire Department and the Occupational Safety and Health Administration (OSHA). The storage, collection, and disposal of solid waste would be carried out in such a manner so as to prevent, to the best of Applicant’s ability, fire and health hazards, rodent harborage, insect breeding, accidents and odor. The Project would take all necessary precautions to prevent littering of the site or neighboring properties. Construction waste would be disposed of in accordance with all applicable requirements. Operation of the Project would not generate solid or hazardous waste. Security The Project would install and maintain a permanent perimeter/boundary fence around the entire portion of the property containing Project equipment. The design minimum would include a security fence around the perimeter of the Project Site that is seven (7) foot tall

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metal chain-link, topped with one (1) foot tall barbed wire. The fence would include top rail and bottom tension wire at a minimum. Safety and security signage would be located every one hundred (100) feet along perimeter fencing. Speed limit signs would be posted on all interior roads. The gates at the project entrances would be located sufficiently back from the County road to allow a truck to pull off of the road before having to open the gate. During construction additional temporary fences would be installed to secure the temporary staging areas. Lighting Any permanent lighting impacts would be minimized by using full cut-off lighting and the amount of illumination would be no more than the minimum necessary. Any security lighting would be divided into multiple small areas so that motion-activation of one area would not result in illumination of more area than necessary. At minimum powered spot/flood lights triggered by motion sensor would be located at each inverter. Furthermore, this Project would be subject to lighting requirements of the Federal Regulatory Energy Commission (FERC), and the North American Electric Reliability Corporation (NERC), and the Project would anticipate compliance with lighting regulations from these entities. First Responder Training In order to promote the safety and welfare of the first responders the Applicant offers to facilitate training for the appropriate fire department(s) and other first responders with training relating to the specific hazards of the Project (e.g. transformer fires, shock hazards). Decommissioning Decommissioning of the site to remove the Project components and return the land to tilled farmland or another authorized land use would be done by the Applicant at the end of the project life (which is anticipated to be at least 35 years), or if the project was abandoned, such as if it was not utilized for power production for a period of more than two consecutive years, excluding events of force majeure and periods of maintenance, repair, replacement, renovation, or planned non-operations (with appropriate security, physical care and semi-annual status update reporting to the County demonstrating a planned return to operations). Furthermore, any components that would be abandoned or unused for more than two years shall constitute a public nuisance, subject to abatement at the expense of the Applicant. Any buried items not utilized in the future authorized land use would be removed to a depth of at least three feet below finished grade. No burial of equipment or materials would be permitted other than that which was in the ground prior to decommissioning, when the power plant was operational. The Applicant would submit a decommissioning plan prior to submitting its building permits. The plan would be accompanied by a separate estimate for decommissioning prepared by a Licensed Engineer. Decommissioning shall mean removal of all panels, electrical equipment, racks and framing, fences, any concrete pads and other equipment to

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a depth of 36 inches, and restoration of the land to its condition before the project and suitable for its prior use, agricultural in almost all cases. The estimate would include the cost for removal, recycling/repurposing, disposal as necessary, and restoration of land. It shall include a salvage value credit due to the extensive copper, steel, aluminum and other materials in the project. This decommissioning plan would be updated every five years with additional surety being posted as needed. An agreed to financial surety would be established and funded prior to commercial operation. Each of the land leases has a decommission provision with the responsibility on the Applicant. In the event that the Applicant does not complete decommissioning in a reasonable time and cure period, as identified in the Plan, the respective landowners shall have access to the financial surety to perform decommissioning. The financial security would be in a form approved by the County Attorney, which would include surety bonds, guarantee from an investment grade entity, certified check, cash, or a letter of credit at minimum. An example of the decommissioning plan and cost estimate for this project is attached in the Appendix D. The decommissioning plan would executed by both parties prior to the issuance of any land disturbance permit by the County. In the event that staff and the applicant could not agree to the terms of a decommissioning plan the matter would be forwarded to the Board of Supervisors for review and decision prior to the issuance of any land disturbance permit. Agricultural Use of Surrounding land The Applicant acknowledges the farming and ranching activities in the area which may affect the Project. Farming, ranching, swine and animal operations, and other agricultural activities are the primary land use of the Agricultural Conservation zone that surrounds this project, and that the following activities and practices occur, including but not limited to:

a. Pesticide spraying (including crop dusting); b. Field and ditch burning; c. Machinery operations, including well pumps and engines at all hours; d. Livestock feeding and feed storage; e. Dairy operations; f. Grazing and moving of livestock; g. Calving, lambing, foal, hatching, and farrowing activities; h. Fertilizing; i. Composting; j. Dust caused by agricultural operations and roads; k. Nighttime activities and operations; l. Noises associated with agricultural, swine, and/or animal operations; m. Strong odors associated with normal agriculture, swine, and/or animal

operations. n. Flood irrigation and high water runoff, which may result in the flooding of

adjacent and nearby properties, including roads, streets, rights-of-way, and easements;

o. Roaming of livestock; and, p. Commercial greenhouses

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Other Permits All power generation projects in the state of Virginia must receive state approval either through a Permit by Rule process administered by the Department of Environmental Quality, or through the State Corporations Commission (SCC). In either case consultation would take place with the VA Dept. of Environmental Quality, VA Dept. of Game & Inland Fisheries, VA Dept. of Conservation & Recreation, and the VA Dept. of Historical Resources. This would provide for additional environmental, wildlife, habitat, cultural and historic review. In addition there would be additional public review and input and a public meeting would likely be held with additional project information. The below table lists other permits which may need to be filled, with whom, and their current status.

Other Permits

Permit Permitting Agency / Authority

Status

VA Permit by Rule Small Renewable Energy Projects (Solar) Or State Corporations Commission

DEQ or SCC To be applied for

Conditional Use Permit King William County Submitted

Storm water and E&S DEQ and/or King William County

To be submitted

Building Permit/Grading Permit King William County To be submitted

Decommissioning Plan King William County To be submitted

Wetland Non Jurisdiction Letter US Army Corps of Engineers

Pending

ACOE/VA DEQ Wetlands Permits US Army Corps of Engineers, DEQ, and/or King William County

Need to be determined

Aviation FAA None required

Air Permit (for construction phase generators) VA DEQ Need to be determined

Conclusion Virginia Solar believes this project will create economic value for the county, will not adversely affect the health, safety or welfare of the people residing in the vicinity of the Project, nor impair the character of the district in which it is located, nor the value of the properties in the surrounding area.

23

Virginia Dept. of Historic Resources

LegendArchitecture ResourcesArchitecture LabelsIndividual Historic District PropertiesArchaeological ResourcesArchaeology LabelsDHR EasementsUSGS GIS Place names

County Boundaries

Title: Hollyfield Solar Site Date: 9/24/2015 DISCLAIMER:Records of the Virginia Department of Historic Resources (DHR) have been gathered over many years from a variety of sources and the representationdepicted is a cumulative view of field observations over time and may not reflect current ground conditions.The map is for general information purposes and is notintended for engineering, legal or other site-specific uses. Map may contain errors and is provided "as-is". More information is available in the DHR Archives located atDHR’s Richmond office. Notice if AE sites:Locations of archaeological sites may be sensitive the National Historic Preservation Act (NHPA), and the Archaeological Resources Protection Act(ARPA) and Code of Virginia §2.2-3705.7 (10). Release of precise locations may threaten archaeological sites and historic resources. 24

Confidential Wednesday, September 2, 2015

HOLLYFIELD 1 SOLAR PROJECT

TRANSPORTATION STATEMENT

Hollyfield 1 Solar / 17MWAC / King William County, VA / Projected Q4 2016 COD

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1. PurposeThis is a summary of transportation information for construction materials, equipment, and photovoltaic components to assist in the coordination and planning for the Hollyfield 1 Solar Energy Project construction and O&M period.

2. BackgroundThe Hollyfield 1 Solar Project is in King William County, Virginia. The site is located at the end of North Carolina Rd., in the unincorporated area of King William County. The site is approximately 210 acres comprised of several contiguous parcels (tax ID 33-17, 34-9) of undeveloped land, which is used for farming. There is one proposed access points. All deliveries would occur along the road which starts as the intersection of North Carolina Rd. and Old Newcastle Rd and runs south into the site. General construction traffic would access the site from 360 and would utilize existing public roads. The proposed development consists of the installation of a 17MW photovoltaic solar energy facility.

Construction activity is comprised of temporary disturbance for construction of access roads, laydown/staging areas, overhead and underground electrical feeder collection systems, a meteorological station, installation of solar panels, and water tanks.

3. Project ScheduleConstruction start date is tentatively scheduled for May 2016. Expected hours of performing work will be between 7:00 AM and 7:00 PM, Monday through Saturday. As weather conditions may impact the productivity of the work, extended hours may occur as needed. Additional hours may be necessary to make up schedule deficiencies or to complete critical construction activities. Some activities may continue 24 hours per day, seven days per week. These activities include, but are not limited to, refueling equipment, staging material for the following day’s construction activities, quality assurance/control, and commissioning. The project is expected to take 4-8 months to build. The high degree of variability in timing is due to weather and the availability of the solar components.

4. Construction Traffic RoutesGeneral construction traffic will access the site from all directions along 360 and will utilize existing public roads. General construction traffic consists of personal vehicles (e.g, pickup trucks) carrying passengers, tools, and minor equipment to and around the construction site. Due to the remote location of the project, there will be little impact to current public traffic.

Component deliveries (e.g., solar panels, inverters, concrete trucks, construction equipment, etc.) will vary depending on suppliers and subcontractors. Access to the site will be through use of route 360.

5. Construction Traffica. Types of VehiclesDuring construction, there will be a variety of vehicle types on the Project site, ranging from pickup trucks to oversized semitrailer trucks. Types of vehicles include the following:

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Construction equipment, including bulldozers, graders, forklifts, trailers, plows, trenchers, etc. Delivery of ready-mixed concrete with traditional ready-mix truck deliveries, if needed. Delivery of electrical conductor and fiber optic spools on flatbed semitrailer trucks.

Delivery of major components on flatbed semitrailer trucks. Delivery of miscellaneous materials via enclosed semitrailer trucks. Pickup trucks for construction workers.

b. Vehicle LoadsAll vehicle loads for the project will be supported by appropriate quantity of wheels and axles in compliance with Virginia rules and regulations.

c. Traffic Frequency and VolumeAll construction material and equipment will be delivered by truck. Vehicles delivering components, and materials, collector system materials, etc., will be delivered to the site. The estimated total number of vehicle deliveries for the project is summarized below:

DELIVERIES VEHICLE

TYPE TOTAL FOR

PROJECT

Delivery of ready-mixed concrete with traditional ready mix truck deliveries Concrete 0-10

Delivery of electrical conductor and fiber optic spools on flat bed semis Semi 100

Delivery of major components on flatbed semitrailer trucks Semi 100 Delivery of miscellaneous materials via enclosed semis Semi 100

Total 300-310

During the construction phase of the project will require an average of 85-100 construction workers, and at peak period of construction, the construction work force will range between 120-150 workers. The peak construction period typically occurs for roughly one month roughly ¾ of the way through the project construction period when the solar panels are being set.

Construction Duration, Overall (months) 4 to 8 Total Work Days 88 to 175

Workdays per week 5 Hours per day 8 Traffic Trips per Work Day* 100 Total Trips During Construction (Entire Duration)** 17500 *Based on driving to site and away from site with no leaving for lunch.Further based on carpooling of 3 individuals per car. **Based on the maximum number of work days:175 work days x 100 trips per work day = 17,500

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6. Changes in Types and Frequency of Traffic Due to Plant OperationOperations and maintenance (O&M) for the Hollyfield 1 Solar Energy Project will not measurably increase vehicular traffic. There are not expected to be any permanent employees stationed at the site. O&M personnel will typically use pick-up trucks, primarily during day light hours. Access to the site will be made daily via the local/county roads and the access roads built as part of initial construction. During the operations phase, access to the site will occur at least twice a month.

7. ConclusionBased on the current regulations (24VAC30-155-40), a traffic study is required for rezonings or other administrative land use actions that will “substantially affect” a state-controlled highway. “Substantial affect” is defined within the code as a “proposal that generates more than 5,000 vehicle trips per day at the site’s connection to a state-controlled facility”. Since this project results in less than 5,000 vehicle trips per day, a traffic study should not be required.

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Appendix D – Decommissioning Plan

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HOLLYFIELD 1 SOLAR PROJECT


Decommissioning Plan

for the

Hollyfield 1 Solar Project

521 Hollyfield Ln. Manquin, VA 23106

Conditional Use Permit

Prepared for:

King William County

Project Proponent:

Virginia Solar LLC

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Table of Contents

1. Introduction ............................................................................................................................. 3

2. Project Background ................................................................................................................. 3

3. Decommissioning Requirements ............................................................................................. 3

4. Existing Site Conditions .......................................................................................................... 3

5. Description of Work to Install Solar farm ............................................................................... 3

5.1. Major Activities ................................................................................................................... 3

5.2. System Overview and Components ..................................................................................... 5

5.2.1. Combiner Boxes: ............................................................................................................. 5

5.2.2. Inverters: .......................................................................................................................... 5

5.2.3. Transformers, Recloser, Disconnect Switch: .................................................................. 5

5.2.4. Underground Cables and Conduits: ................................................................................. 5

5.2.5. Access and Internal Roads: ............................................................................................. 6

5.2.6. Buildings and Enclosures: ............................................................................................... 6

5.2.7. Security Fencing: ............................................................................................................. 6

5.2.8. Project Life ...................................................................................................................... 6

5.2.9. SCADA and Communications Equipment Enclosure: .................................................... 6

6. Decommissioning Process ....................................................................................................... 7

7. Decommissioning, Closure and Restoration Financials .......................................................... 9

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1. Introduction

Virginia Solar LLC is proposing to construct, own and operate an approximately 20

megawatt (MW) capacity photovoltaic (“PV”) Hollyfield 1 solar project (“Project”). The

Project will be on tax parcels 33-17, 34-9 consisting of approximately 1146 acres in King

William County, VA. The Project provides this Decommissioning Plan to comply with

Conditional Use Permit Application XXXXX.

2. Project Background

The Project is located at a physical address of 521 Hollyfield Ln. Manquin, VA 23106.

The solar farm will consist of 76898 solar modules, associated solar module racking system

and foundations, 9 solar inverters, 9 medium voltage step-up transformers, and associated

electrical equipment and materials necessary to connect to the Virginia Electric and Power

Company (“Dominion”) distribution system. Based on the general construction details

presented for the tracker system, the tracker foundation, the main electrical components

such as inverters, switchgear, transformers, and cables, it is estimated that approximately

95% of these listed components contain steel, copper and aluminum that can be recycled

at existing recycling and salvage centers.

3. Decommissioning Requirements

The Project must ensure the decommissioning of the solar farm and provide a bond, cash,

certified check, or irrevocable letter of credit in favor of King William County.

4. Existing Site Conditions

The solar farm will span tax parcels 33-17, 34-9, approximately 1146 acres. The parcels

are currently used for farming. The solar farm will only disturb approximately 143 acres.

The overall topography is generally rolling hills to flat.

5. Description of Work to Install Solar farm

5.1. Major Activities

Cable Trenching: Trenching requirements for the electrical cables and

telecommunication lines would consist of a trench up to approximately three feet deep

and one to four feet wide. The trenches would be filled with base material above and

below the conductors and communications lines to ensure adequate thermal

conductivity and electrical insulating characteristics. The topsoil from trench

excavation would be set aside before the trench is backfilled and would ultimately

comprise the uppermost layer of the trench. Excessive material from the foundation

and trench excavations would be used for site leveling.

Foundations: The solar modules will be installed on steel racking structures. The posts

for the racking structures will be driven approximately 5-6 feet into the ground using a

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post-driving machine. The solar inverters and medium voltage step-up transformers

will be set on concrete pads approximately 12-18 inches deep.

Solar Post for the Racking System

Modules Racking System: Galvanized beams and other structural members will be

bolted to the foundation posts of the racking system. The solar modules are then

mounted on these structural members using different pieces of hardware.

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Solar Inverters and Medium Voltage Step-Up Transformers: The solar inverters

and medium voltage step-up transformers will be offloaded from delivery trucks and

placed on concrete foundations. These pieces of equipment will be bolted to the

concrete foundations. The underground electrical and communication cables will be

routed and connected to these pieces of equipment.

5.2. System Overview and Components

Photovoltaic (PV) is a solar energy technology. Solar energy technology refers to the

generation of electrical current from sun light. PV solar modules absorb sunlight and

use silicone cells to generate electrical current. The PV Modules are mounted on a

single axis tracking racking system.

5.2.1. Combiner Boxes: Combiner boxes allow for the paralleling of multiple

conductors/feeder inputs and allow for fewer outputs.

5.2.2. Inverters: Inverters are high speed switching and power conversion

devices which transform direct current (DC) to alternating current (AC). In

the case of the Project, there are 9 solar inverters.

5.2.3. Transformers, Recloser, Disconnect Switch: Transformers are an

apparatus for reducing or increasing the voltage of an alternating current.

There are 9 medium voltage step-up transformers on this project for

distribution to the Dominion distribution system. The Recloser and

Disconnect Switch are protection devices that allow the Project or Dominion

to isolate the solar farm from the Dominion distribution system.

5.2.4. Underground Cables and Conduits: Underground power (AC and DC)

cables, communication and grounding cables on the Project will be either

direct burial or placed in conduit. The cables will be rated for whichever

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application is chosen. The cables will be located in a conduit as per code when

transitioning from below grade to above grade.

5.2.5. Access and Internal Roads: The project will have internal roads to

provide access to project equipment. Internal access roads to project

equipment will have an aggregate base over compacted native soils.

5.2.6. Buildings and Enclosures: The Project will not contain any permanent

occupied building structures after construction is complete and the plant is

operating. The site will have an approximately 40’ long by 8’ high and 8’

wide storage container used for storing spare parts and materials. The site will

be unmanned.

5.2.7. Security Fencing: To ensure security of the facility, the property will be

fenced with seven foot high chain link fencing topped by one foot of three

strands of barbed wire. Access to the site will be controlled via locked access

gates.

5.2.8. Project Life: The facility has an estimated useful life of at least 35 years

with an opportunity for extension depending on equipment replacements or

refurbishments.

5.2.9. SCADA and Communications Equipment Enclosure: Supervisory

Control and Data Acquisition (SCADA) refers to the entire communication

and control components. The SCADA equipment for the solar farm will be

mounted in a floor mounted enclosure. The SCADA system includes an

internet router, server(s), a firewall, battery backup, and other hardware to

monitor the solar farm.

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6. Decommissioning Process

Decommissioning consists of the removal of above- and below-ground facility

components, management of excess wastes and materials, and the restoration of native

habitat. The exact procedures for decommissioning will depend upon the future use of the

project location (e.g., decommissioning for open space habitat will involve returning the

land to natural conditions). Decommissioning activities are expected to take between 6 -

8 months. All removal of equipment will be done in accordance with applicable

regulations.

6.1. Site Preparation Prior to the removal of equipment and restoration, the Site will be prepared before remitted

to a contractor for decommissioning and salvage. These preparatory measures will include

electrical inspections as well as inspections of water tanks, access routes, drainage

crossings, security fences, and gates to ensure all such components are safe and functional.

Following these inspections, preparatory measures may be required including, but not

limited to, electrical improvements, road improvements, as-needed vegetation clearing,

fencing and gate repair, and removal and disposal of materials generated from the above-

listed activities. Costs associated with these preparatory tasks are discussed in the next

section.

6.2. Equipment Removal

After the facility has been disconnected from the utility power grid and all electrical

components have been disconnected within the facility, equipment will be dismantled and

removed. Decommissioning will be undertaken by licensed subcontractors using similar

techniques and equipment to those used in the construction of the Project. The following

describes the methods for dismantling and removal of various Project Components:

PV arrays and associated equipment

Disconnect all wiring, cables and electrical interconnections.

Remove PV arrays from racks.

Dismantle and remove all racks and extract all pile-drive support structures

(see Equipment foundations).

Inverter units

Remove inverter units from bases.

If concrete foundations have been used for inverter units or the substation they

will be removed (see Equipment foundation).

Generation Tie-Line cables

All above ground cables will be removed and transported off-site to an

approved recycling facility or landfill. Underground cable runs will be cut off

and will either remain in place, or be removed and recycled or taken to a landfill.

All underground cable left in place will be cut off at a minimum depth of three

feet below the ground surface.

Equipment foundations

The inverter units and pile-drive support structures for the solar arrays will have

foundations that require removal. Other underground infrastructure requiring

removal may include concrete protective electrical structures. All foundation

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structures and belowground concrete will be fully removed from the ground and

that the affected area will be backfilled as necessary with native soil.

Should a structure break during excavation, any portion below 3 feet in depth

will remain in place with the exception of concrete foundations for inverter

units, which will be entirely removed.

Access roads

Landowners shall be consulted to determine if any access roads are desired to

remain in place for future use.

Should roads be removed, all aggregate and other underlying materials will be

excavated.

As necessary, all compacted areas will be disced or tilled to restore soil densities

consistent with the surrounding area.

Other components

Fences and gates, including all desert tortoise fencing materials, gates, and

guards, will be removed.6.3. Site Restoration

The current Project location is primarily used for grazing. The project location will be

restored to a state similar to its former condition or to a condition required for the future

intended land use, should another use be determined.

6.4. Managing Excess Materials and Waste A variety of excess materials and wastes will be generated during decommissioning. Most

of the materials are reusable or recyclable and some equipment has manufacturer take-back

and/or recycling requirements. All materials will be removed and disposed of off-site at

appropriate facility(ies). The Project will coordinate with manufacturers, contractors, waste

firms, and other entities to maximize the reuse or recycling of materials and will segregate

materials to be recycled, reused and/or disposed of. Recyclable materials will be

transported offsite managed at approved facilities following federal, state, and county

waste management regulations. All residual waste will be removed by a licensed contractor

and transported to an approved landfill. No waste materials will remain on the Project site.

6.4.1. PV PANELS

The Project will coordinate the collection and recycling of the PV modules and for

minimizing the potential for modules to be discarded. If there is no possibility for reuse,

PV panels will either be returned to the manufacturer for appropriate recycling/disposal or

will be transported to a recycling facility where the glass, metal and semiconductor will be

recycled. Best management practices at the time of decommissioning shall be utilized.

6.4.2. RACKS AND SUPPORTS

All steel racks and pile-driven supports will be transported offsite and recycled at an

approved recycling facility.

6.4.3. INVERTER UNITS

All metal components of the inverters, including any fans and other fixtures, if used, will

be recycled at an approved recycling facility. Transformers will be transported off-site for

reuse. If no reuse option is available, transformers will be recycled or disposed at an

approved facility.

6.4.4. GRAVEL AND AGGREGATES

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Should access roads be removed any used gravel or aggregates will be tested for

contamination prior to removal if required. All uncontaminated materials will be

transported offsite for salvage processing and then reused for construction fill. In the

unlikely event that the used gravel or aggregates are found to be contaminated and no

construction site which accepts contaminated fill can be found, all will be disposed at an

approved facility.

6.4.5. CONCRETE

All concrete, including all foundations, will be broken down and transported to an approved

landfill or recycling facility.

6.4.6. CABLES AND WIRING

All copper and/or aluminum wiring will be reused whenever possible. If reuse is not

feasible, all materials will be recycled at market value. Associated electronic equipment

(e.g., isolation switches, fuses, metering) will also be removed and sent to either an

approved recycling or disposal facility.

6.4.7. FENCING

All functional (i.e., those segments not requiring additional repair) chain-link will be

removed and stored for reuse on other construction sites. Should reuse not be feasible, all

fencing materials will be recycled at a metal recycling facility.

6.4.8. DEBRIS AND RESIDUAL WASTE

Any remaining debris or residual waste will be collected and all recyclable materials will

be sorted. All sorted materials will be removed and sent to either an approved recycling or

disposal facility.

7. Decommissioning, Closure and Restoration Financials

The Project is currently seeking a building permit for the installation of the solar farm. The

total decommissioning estimate for including labor, materials, and equipment and disposal

costs is $1,341,368. Upon decommissioning, many of the materials and components of the

solar farm may be able to be sold for salvage/reuse. The total salvage value is estimated

to be $1,691,818. As a result, the final security amount is $0. A detailed calculation of the

final security amount is shown in Exhibit A.

The Project proposes to fund the final security amount through the use of a bond, letter of

credit, cash or certified check. The value of the security shall be based on the estimated

cost of executing the decommissioning of the solar farm less the salvage value of the solar

farm equipment and materials. The security shall remain in full force and effect until any

necessary site restoration is completed to restore the site to a condition comparable to that

which existed prior to the issuance of the Conditional Use Permit.

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EXHIBIT A

Cost Estimate

ITEM UNITS UNIT Rate QNTY EXT COST

Concrete Demo $79,400

Equipment In/Out EA 1,500$ 8 $12,273

Operator HR 82$ 177 $14,552

Laborer HR 59$ 131 $7,708

Excavator HR 151$ 46 $6,913

Breaker HR 148$ 46 $6,787

Forklift HR 23$ 46 $1,054

Water Truck HR 113$ 65 $7,407

Loader HR 75$ 65 $4,923

Pickup HR 17$ 65 $1,114

Hauling/Disposal Fee LOAD 815$ 20 $16,670

Site Restoration $25,173


Operator HR 82$ 36 $2,936

Grader HR 255$ 36 $9,103

Water Truck HR 113$ 71 $8,070

Pickup HR 17$ 36 $607

Fence Removal $90,452


Operator HR 82$ 80 $6,587

Laborer HR 59$ 720 $42,394

Loader HR 75$ 120 $9,025

Pickup HR 17$ 320 $5,446

Hauling/Disposal Fee LOAD 1,500$ 16 $24,000

Module Removal Removal $239,267


Operator HR 82$ 225 $18,514

Laborer HR 59$ 1312 $77,228

Forklift HR 23$ 225 $5,172

Pickup HR 17$ 337 $5,740


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ITEM UNITS UNIT Rate QNTY EXT COST

Pile & Tracker Removal $325,624


Operator HR 82$ 633 $52,139

Laborer HR 59$ 1,266 $74,568

Pile Driver HR 276$ 380 $104,861

Forklift HR 23$ 253 $5,826

Pickup HR 17$ 507 $8,622


UG/OH Cable & Conduit Removal $581,452


Electrician HR 75$ 2,611 $194,570

Operator HR 82$ 1,631 $134,284

Crane HR 78$ 24 $1,885

Excavator HR 151$ 803 $121,213

Forklift HR 23$ 803 $18,478

Water Truck HR 113$ 201 $22,727

Pickup HR 17$ 1,205 $20,510

Hauling/Disposal Fee LOAD 1,500$ 25 $37,658

$1,341,368Estimated Decommissioning Total

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Unit Quantity Description Salvage Value US$ Salvage Rate % Unit Total Comments

1,509 Estimated Steel Salvage $216.00 75% Ton $244,515 Global Scrap Register Pricing East coast 9-1-15

1 Transformers, Switchgear, Inverters $15,545.45 100% Lot $15,545

1 Equipment and Office Container $2,000.00 100% Unit $2,000

76,898 Panel Repurpose or Recovery $20.00 30% Each $461,388

696,122 Estimated Copper Salvage $1.92 75% Lb. $1,001,371 Global Scrap Register Pricing East coast 9-1-15

134,887 Estimated Aluminum Salvage $0.14 75% Lb. $14,264 Global Scrap Register Pricing East coast 9-1-15

0 Fence and fence posts $0.00 75% Ton $0

Total Salvage Value $1,739,085

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Appendix E – Visual Analysis

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HOLLYFIELD1SOLARPROJECT


Photo Simulations for the

Hollyfield 1 Solar Project

289 Hollyfield Ln. Manquin, VA 23106 Conditional Use Permit

Prepared for: King William County

Project Proponent: Virginia Solar LLC

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Confidential Tuesday, September 29, 2015 Page 2 of 7SOLAR

Map of Site showing photo locations:

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Photo Simulations: Photo 1

This is the high ground area along the main access road. The project will likely be viewable from here.

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Photo point 2

This is from the edge of the public road Old New Castle Road. The posts used are just barely visible over the soybeans. It required binoculars to locate them.

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Photo Point 3

This was taken from the street immediately in front of the house on Old New Castle Road. The project will likely be viewable from this area when crops are not being grown.

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Photo 4.

This was taken from in front of another house on Old New Castle Road. One of the posts could be made out once where to look was determined with binoculars.

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Photo 5

This photo was taken from road leading to the back of the old plantation house. The poles could be viewed from this point. The fence and grain silos blocked the view from beyond this point.

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BREISSINGER

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LegendProject Limits - 193.0 Acres

Area Visible from Project Area1 OF 1

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ORDINANCE #15-09R

An Ordinance to Amend Chapter 86 – Zoning of the King William County Code

to Address Solar Power Station Infrastructure

WHEREAS, King William County is permitted to regulate power generating infrastructure through its zoning ordinance by the authority granted in the State Code of Virginia Sections § 15.2-2280 and § 15.2-2286; and WHEREAS, the King William County Planning Commission after study and review conducted a public hearing on September 1, 2015 on the zoning text amendment, to regulate solar power stations and voted 5 - 1 to recommend the Board of Supervisors amend the Zoning Ordinance to regulate solar power stations; and WHEREAS, after a duly advertised and held public hearing on September 28, 2015, the Board believes it appropriate to amend the King William County Code Chapter 86 to permit the location of solar power stations; NOW, THEREFORE, BE IT ORDAINED AND ENACTED, that the Board of Supervisors of King William County, Virginia, does this 28th day of September 2015, amend the following sections of Chapter 86, of the King William County Code to as follows:

ARTICLE I. IN GENERAL Sec. 86-5. Definitions is amended to add the following definition. Solar power station means a system consisting of solar panels, modules, accessory structures and related equipment (e.g., heat exchanger, pipes, inverter, wiring, storage) that collects solar energy and converts it into heat and/or electricity. It is designed to provide service at the utility-scale. This definition is not intended to regulate solar structures on individual residential or business properties primarily serving the energy needs for the subject property, so long as such structures meet applicable requirements of local, state and federal regulation.

ARTICLE V. PERMITTED USES IN PRINCIPAL ZONING DISTRICTS

Sec. 86-171. Permitted use table established is amended to add the following use.

TABLE OF PERMITTED USES IN ZONING DISTRICTS

Description of Uses A-C R-R R-1 B-1 B-2 M R-C

COMMERCIAL, BUSINESS AND SERVICE

Solar power station C C C C

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Article X. CONDITIONAL USES Sec. 86-456. Specific guides and standards is amended to add the following supplemental development standards. (g) Solar power stations.

(1) Application requirements. Each applicant requesting a conditional use permit under this supplementary regulation shall submit the following:

a) A complete Conditional Use Permit application form. b) Twelve sets (11"× 17" or larger), one reduced copy (8½"× 11") and one electronic

copy of site plans, including elevations and landscape plans if required. Site plans shall meet the requirements of Sec. 86-494 “Requirements; content and form.”

c) An identification card for the subject property from the office of the Commissioner of the Revenue for the County, tax bill or title showing the ownership of the subject parcel.

d) Proof that the applicant has authorization to act upon the owner's behalf. e) Identification of the intended utility company who will interconnect to the facility. f) An estimated construction schedule. g) List of all adjacent property owners, their tax map numbers and addresses. h) Aerial imagery which shows the proposed location of the power station, fenced

area and driveways with the closest distance to all adjacent property lines and dwellings.

i) Estimates for the cost of decommissioning and scrap value of the facility. j) The county may require other information deemed necessary to assess compliance

with this section.

2. Public Notice. a) Community meeting: A community meeting shall be held by the applicant prior

to the public hearing with the Planning Commission. i. The applicant shall inform the Community Development Department and

adjacent property owners in writing of the date, time and location of the meeting, at least seven but no more than 14 days, in advance of the meeting date.

ii. The date, time and location of the meeting shall be advertised in the County’s newspaper of record by the applicant, at least seven but no more than 14 days, in advance of the meeting date.

iii. The meeting shall be held within the County, at a location open to the general public with adequate parking and seating facilities which may accommodate persons with disabilities.

iv. The meeting shall give members of the public the opportunity to review application materials, ask questions of the applicant and provide feedback.

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v. The applicant shall provide to the Community Development Department a summary of any input received from members of the public at the meeting.

3. Development Standards.

a) The minimum lot size is forty (40) contiguous acres. b) The design of support buildings and related structures shall, to the extent possible,

use materials, colors, textures, screening and landscaping that will blend the facilities to the natural setting and surrounding structures.

c) No signage of any type may be placed on the facility other than notices, warnings, and identification information required by law.

d) Maximum height of primary structures and accessory buildings shall generally be fifteen feet as measured from the finished grade at the base of the structure to its highest point, including appurtenances. The Board of Supervisors may approve a greater height based upon a demonstration of a significant need where the impacts of increased height are mitigated.

e) All facilities must meet or exceed the standards and regulations of the Federal Aviation Administration (“FAA”), State Corporation Commission (“SCC”) or equivalent, and any other agency of the local, state or federal government with the authority to regulate such infrastructure that are in force at the time of the application or which applies retroactively.

f) To ensure the structural integrity of the infrastructure, the owner shall ensure that it is designed and maintained in compliance with standards contained in applicable local, state and federal building codes and regulations that were in force at the time of the permit approval.

g) All newly installed utilities including but not limited to, electric, fiber, CATV and telephone serving the site which are visible from the ground-level view of adjacent properties zoned residential, agricultural, PUD Planned Unit Development, R-C Rural Conservation, dwellings not owned by the owner of the subject property and public rights-of-ways, shall be screened from view or placed underground, unless prohibited by the state or federal agency regulating such utilities. Screening requirements may be reduced if agreed to in writing by the adjacent property owner who the screening would serve.

h) The facilities shall be enclosed by security fencing not less than six feet in height. i) The facilities, including fencing, shall be significantly screened from the ground-

level view of adjacent properties zoned residential, agricultural, PUD Planned Unit Development, R-C Rural Conservation, dwellings not owned by the owner of the subject property and public rights-of-way by a buffer zone at least four feet wide that shall be landscaped with plant materials, except to the extent that existing vegetation or natural land forms on the site provide such screening. In the event existing vegetation or land forms providing the screening are disturbed, new plantings shall be provided which accomplish the same. Fencing may be used to supplement other screening methods, but shall not be the primary method.

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Screening requirements may be reduced if agreed to in writing by the adjacent property owner who the screening would serve.

j) Lighting shall be the minimum necessary for safety and/or security purposes and shall use shielded fixtures to minimize off-site glare.

k) No facility shall produce glare that would constitute a nuisance to the public. l) The minimum setback to property lines of properties zoned residential,

agricultural, PUD Planned Unit Development, R-C Rural shall generally be one-hundred feet. Facilities may be located closer to such property lines based on mitigating their impacts by a reduced height, alternative designs, camouflaging or screening, however a power station may not be in any case located closer than twenty-five feet to such properties. The minimum setback to the property lines of properties zoned industrial, commercial or to any other property owned by the same owner as the subject property shall be that required by the zoning ordinance for other primary structures in that zoning district. Setback requirements may be reduced if agreed to in writing by the adjacent property owner but shall not be reduced below the minimum required by the zoning ordinance for other primary structures in that zoning district.

m) Any other condition added by the Board of Supervisors as part of a conditional use permit approval.

5. Coordination of local emergency services. Applicants for new solar power stations shall coordinate with the County’s emergency services staff to provide materials, education and/or training to the departments serving the property with emergency services in how to safely respond to on-site emergencies.

6. Decommissioning. Any solar power station that is not in active use for a continuous period of 24 months shall be considered abandoned, and the owner of any such facility, the land owner of the property on which a station is located upon or their successors or assigns shall remove the facilities within six months of receipt of notice from the county. Decommissioning includes the removal of the solar systems, buildings, cabling, electrical components, roads, foundations, pilings, and fencing to a depth of 36 inches. Any agricultural land upon which the facility was located shall be restored to tillable soil suitable for agricultural use, forestry, ponds and/or wetlands. The Zoning Administrator may permit the fence, underground cables, roads and support buildings to remain with the property owner's approval so long as they continue to be screened as required. When a facility is deemed to be abandoned, an owner wishing to extend the time for removal shall submit an application stating the reason for such extension. The Zoning Administrator may extend the time for removal or reactivation up to an additional six months upon a showing of good cause. If the facility is not removed within the specified time, the County may contract for removal. Thereafter, the County may cause removal of the facility with costs being borne by the owner of the facilities and/or the land owner.

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All costs there of shall be charged to the landowner and become a lien on the property on which the facility was located. The owner of the facility shall secure the costs of decommissioning by providing and keeping in force a decommissioning agreement and financial surety in a form agreed to by the County Attorney. The owner of the facilities shall every five years submit updated cost estimates for decommissioning the facilities and scrap value, adjusted for changes in inflation, scrap value and other factors. At its option, the County may require the surety amount be increased based on the net cost of decommissioning.

Adopted this 28th day of September, 2015 Those members voting:

C. T. Redd III T. J. Moskalski Aye S. K. Greenwood Aye O. O. Williams Aye T. S. Stone Aye

COPY TESTE:

Bobbi Langston Deputy Clerk to the Board

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Board of Supervisors Bret Schardein, CZA C. Thomas Redd III, First District Director of Community Development Travis J. Moskalski, Second District Stephen K. Greenwood, Third District Terry S. Stone, Fourth District Otto O. Williams, Fifth District

King William County Est. 1702

November 10th, 2015 Regular Meeting

TO: Planning Commission FROM: Bret Schardein, Director of Community Development SUBJECT: Proposed Proffer Amendment – Z-03-06 West Liberty Farms subdivision The owner of the proposed West Liberty Farms subdivision has submitted a request to amend the proffers originally accepted with the original rezoning. The property is comprised of Tax Map Parcels 28-22H and 28-22J contains approximately 24.25 acres. The property was rezoned from A-C Agricultural Conservation to R-1 Suburban Residential in 2006 by Rezoning case Z-03-06. At that time, the owner/developer was completing Marle Hill Sec. IV and the proposed Liberty Hill subdivision across Manfield Road from this property. Thereafter the property was foreclosed on by the current owner, Union Bank. The owner is currently finalizing improvements to Marle Hill Sec. IV and home construction is underway. The owner downzoned the Liberty Hill project back to its original agricultural zoning and was sold back to its original owner. The owner is now finalizing subdivision construction plans to complete the West Liberty Farms subdivision and believes the changing conditions since 2006 require the proffers to be amended. In summary, the amendments as proposed would have the following changes on each original condition.

1. Cash proffer – the current amount is not proposed to change. 2. Lot yield – the total number of lots would be reduced by 1, from 30 to 29. 3. House size – the minimum 2-story house size would be reduced from 2,200 sq ft to 1,800 sq ft and 1-

story from 1,700 to 1,200. 4. Construction materials – the current requirement would require a full brick foundation. The proposal

would only require brick where visible from the public road. 5. No change 6. No change 7. No change 8. No change 9. Road standards - Changed to reflect changes to State Code §15.2-2260.A. 10. No change 11. No change

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12. Tree preservation – added requirement for individual lot landscaping. Attachments: Z-03-06 Proffer amendment application Z-03-06 Original proffers Maps of property

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Amended Proffered Conditions

Submitted with Rezoning Case #Z-03-06 Date: October 26, 2015

Owner of Record: Manquin Properties, LLC

The following are amended proffered conditions submitted by the applicant pursuant to Article XVII of the King William County Zoning Ordinance. The undersigned, Manquin Properties, LLC, owner of tax parcel designated Parcel 28·22 (part), and as more definitively shown on the plat submitted with thill request ("the Property"), voluntarily agrees for itself, its agents, personal representatives, successors and assigns (collectively "the Property Owner") that, as (a) the Property has been re-zoned from A-C (Agricultural-Conservation) to R· l (Suburban Residential) and (b) the development and market conditions have substantially changed since May 22, 2006, the date of the approval of the original Proffered Conditions, the development and use of the Property shall be subject to the following conditions:

l. Cash Proffer. For each residential dwelling unit constructed on the Property,a specific amount shall be paid to the County of King William prior to the issuance of a building permit. The cash proffer amount shall be in accord with the following chart, which reflects a 2% initial adjustment:

Any remaining building permits requested after 2020 shall pay a cash proffer in an amount equal to the posted cash prnffer in effect for the County of King Willimn at Lhe time of submission of the bllilding permit request.

2. Lot Yield. There shall be no more than 29 homes constructed on the Property.

3. House 5;ize. Lots subdivided from the Property shall be improved with homeshaving minimum finisred floor area of 1800 square feet for two (2) story house and 1200 square feet for a ranch style house; provided, however, a two story house may have a minimum finished floor area of 1700 square feet so long as the house has an attached garnge containing not less thun 400 square feet and a ranch style house may have a minimum finished floor area of 1100 squiue feet as Jong as the house has an attached garage containing not less than 400 square feet. Minimum finished floor area shall be measured along the exterior walls of the structure and shall not include breezeways, garages, porches and open decks.

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Year Amount2015 $8,402 2016-2020 $8,574

4. Construction Materials. Only the following materials shall be allowed as exteriorconstruction materials for all houses and outbuildings: brick, stone, synthetic stucco, premium vinyl siding and concrete based clapboard siding. No exposed cinder block, cement block, solite block or shingle siding shall be permitted for the finished exterior of any structure. The exterior foundation of houses on the side(s) facing or readily visible from the public street shall be of brick or stone (veneer) construction unless the house is constructed of synthetic stucco, in which case the foundation may be of like material. There shall be no cantilevered chimneys; all chimneys/flues shall have base foundations.

5. Architecture. Homes constructed on the Property shall be in substantial conformancewith the architectural elevations attached hereto labeled as "Exhibit A".

6. Driveways. All driveways for homes shall be constructed of either asphalt orconcrete.

7. Restrictive Covenants. Prior to or concurrent with the recordation of a subdivisionplat approved by the County and before the conveyance of any portion of the Property covered by said subdivision plat (other than for the dedication of easements, roads or utilities) a document shall be recorded in the Clerk's Office of the Circuit Court of King William County, Virginia, setting forth reasonable controls on development and maintenance of the Property including mailbox design, fences, inoperable motor vehicles, truck parking, open burning and pet controls.

8. Establishment of Homeowner's Association. Concurrent with the recordation of asubdivision plat for the development, a homeowner's association shall be established, to consist of the present and future owners of the dwelling lots on the Property. The homeowner's association shall have responsibilities for monitoring and enforcing compliance with the covenants and restrictions on the use of individual dwelling lots.

9. Roads Standards and Ri!lht-of-Wav Dedication. The roads in the subdivision shall beconstructed to the state secondary road standards and dedicated to the Commonwealth of Virginia for maintenance.

10. Transportation. Property Owner shall, prior to the issuance of the first (1st) residential building permit for the Property, contribute Twenty-Five Thousand Dollars ($25,000.00) into a transportation fund, to be managed by King William County, designated for the purpose of funding traffic and transportation improvement projects needed to serve the Property.

11. Entrances. The entrance to the Property from Manfield Road shall be a boulevard- type entrance.

12. Tree Preservation. There shall be no removal of trees having a five-inch (5") or largercaliper (measured at four ( 4) feet from the ground) in the rear side yard area of each building lot, with exception of dead or diseased trees. This, however, shall not prevent the removal of trees necessary for

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OCTOBER 2015 BUILDING REPORT

Betty Brooks, GIS Tech.11/3/2015

PERMIT TYPE NUMBER OF PERMITS VALUE FEE STATE

LEVYPLAN REVIEW

FEE TOTAL FEES

Building Commercial 1 50,000.00 270.00 5.40 0.00 275.40Building Residential 13 840,775.00 4,035.00 80.70 1,850.00 5,965.70Electrical Commercial 0 0.00 0.00 0.00 0.00 0.00Electrical Residential 16 49,205.00 1,608.00 32.16 0.00 1,640.16Gas Commercial 0 0.00 0.00 0.00 0.00 0.00Gas Residential 24 14,217.00 2,400.00 48.00 0.00 2,448.00Mechanical Commercial 2 10,090.00 419.45 8.39 200.00 627.84Mechanical Residential 14 79,999.00 1,472.00 29.44 0.00 1,501.44Plumbing Commercial 1 2,860.00 75.00 1.50 100.00 176.50Plumbing Residential 14 59,900.00 1,402.00 28.04 102.00 1,532.04Sign 0 0.00 0.00 0.00 0.00 0.00Demolition 1 200.00 100.00 2.00 0.00 102.00Zoning Upfit Permit 0 0.00 0.00 0.00 0.00 0.00TOTALS 86 1,107,246.00 11,781.45 230.23 2,252.00 14,269.08

MISC. INFORMATION

Certificate Of Occupancy 5 616,764.00

Building Inspections 279 Reinspection FeesZoning Final Inspections 1Total Inspections 280

Stick Built Home 6 678,500.00 Waived FeesManufactured Housing 0Total New Dwellings 6 678,500.00

Average Size New Dwelling 1300

king william county planning commissionnov 10, 2015 · properties are all zoned either...

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