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HomeMy WebLinkAbout079-21 (CUPHollowRoadSolar)Action: ORDINANCE PLANNING COMMISSION: February 17, 2021 Recommended Approval BOARD OF SUPERVISORS: March 10, 2021 DENIED ORDINANCE CONDITIONAL USE PERMIT #01-21 HOLLOW ROAD SOLAR TO CONSTRUCT A UTILITY -SCALE SOLAR POWER GENERATING FACILITY WHEREAS, Conditional Use Permit #01-21 for Hollow Road Solar, LLC., was submitted to construct a 20 -megawatt utility -scale solar facility on three properties totaling approximately 326 -acres f/-. The subject properties are located generally southeast of Parishville Road (Route 610) and Anchorage Lane (Route 1416) in Gore and are identified with Property Identification Numbers (PIN) 27-A-8, 27-A-11, and 27-A-12 in the Gainesboro Magisterial District. WHEREAS, the Frederick County Planning Commission held a public hearing on this Conditional Use Permit on February 17, 2021 and recommended approval with conditions; and, WHEREAS, the Frederick County Board of Supervisors held a public hearing on this Conditional Use Permit during their regular meeting on March 10, 2021; and, WHEREAS, the Frederick County Board of Supervisors finds the approval of this Conditional Use Permit to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Plan; and NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the zoning map to reflect that Conditional Use Permit Application 901-21 for the Hollow Road Solar, LLC utility - scale solar power generating facility is permitted on the parcels identified by Property Identification Numbers 27-A-8, 27-A-11 and 27-A-122 (PIN 27-A-8 will only be used for a subsurface interconnection easement and ingress/egress; no solar arrays (panels) or supporting equipment will be sited on PIN 27-A-8.) with the following conditions: 1. All review agency comments provided during the review of this application shall be complied with at all times. Res # 079-21 2. An engineered site plan, in accordance with the requirements of Article VIII of the Fredrick County Zoning Ordinance, shall be submitted to and subject to approval by Frederick County prior to the establishment of the use. The site plan shall address additional regulations for specific uses outlined in §165-204.26 of the Frederick County Zoning Ordinance and be in general conformance with the Concept Plan, included with the CUP application, prepared by Timmons Group, dated February 24, 2021, 3. Buffers and screening shall be provided around the perimeter of the project in general conformance with quantity of the proposed plantings depicted on Sheet 4 of the Concept Plan, "Landscaping/Vegetative Screening Details ", included with the CUP application, prepared by Timmons Group, dated February 24, 2021. The landscape buffer plantings shall be maintained in good health for the life of the project. 4. Prior to site plan approval, the owner shall enter into a written agreement with Frederick County to decommission solar energy equipment, facilities, or devices pursuant to the terms and conditions of § 15.2-2241.2(B) of the Code of Virginia. The written agreement shall be updated every five (5) years and be in general conformance with the Decommissioning Plan, included with the CUP application, prepared by Blue Ridge Energy Holdings and dated January 21, 2021 and revised February 24, 2021. 5. Batteries, for the purposes of mass storage of electricity that will eventually be transferred to the grid, shall not be used on the properties subject to this CUP. 6. Access to the site shall be Iimited to two (2) entrances, one entrance from ParishviIle Road (Route 610) and one entrance from Anchorage Lane (Route 1416) in conformance with the Concept Plan, included with the CUP application, prepared by Timmons Group, dated February 24, 2021. Delivery of solar array panel construction materials and equipment shall occur only at the site access entrance off Parishville Road (Route 610) identified as "Primacy Access Road" on Sheet 3 the Concept Plan. The entrance on Parishville Road shall only be utilized with a VDOT approved traffic flagging plan. Use of the "50' R/W Ingress & Egress" from Anchorage Lane shall only be used for passenger vehicle access during construction and post -construction maintenance. 7. Pile -driving of poles for solar arrays shall be limited to 7:00 a.m. to 5:00 p.m. Monday through Friday. All other construction activities are permitted 7:00 a.m, to 7:00 pan.. Monday through Friday and 7:00 a.m. to 5:00 p.m. on Saturday. No construction activities are per nutted on Sundays. 8. A Phase 1 Archaeological and Architectural Survey will be completed as part of the permitting of this project and completed prior to site plan approval. This survey shall document the historic dwelling, barn and areas surrounding the farm complex barn (located on PIPJ # 27 -A -I I). This survey shall be submitted to the Frederick County Department of Planning and Development and the Department of Historic Resources (DHR). Phase II surveys shall be conducted if DHR determines the areas and resources under consideration are potentially significant. In the event the above resources are eligible for inclusion on the NRHP as a result of the Phase iI study the Res # 079-21 structures and resources on the site shall be retained, stabilized and preserved and no disturbance shall occur within 100 -feet (FT). 9. Any expansion or modification of this land use will require the approval of a new CUP. Motion for DENIAL Passed this 10 day of March 2021 by the following recorded vote: Charles S. DeHaven, Jr., Chairman No J. Douglas McCarthy Aye David D. Stegmaier Aye Blaine P. Dunn Aye Shawn L. Graber Aye Robert W. Wells Aye Judith McCann -Slaughter Aye A COPY AT Kris'C. Ti gyre Frederick County Adminis •ator Res # 079-21 3 4�G CpG CONDITIONAL USE PERMIT #01-21 Hollow Road Solar, LLC aStaff Report for the Board of Supervisors Prepared: February 24, 2021 w Staff Contact: M. Tyler Klein, AICP, Senior Planner n� This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request It may also be useful to others interested in this zoning mattes: Reviewed Action Planning Commission: 02/17/21 Recommended Approval Board of Supervisors: 03/10/21 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) to enable construction of an approximately 83 - acre +/- (disturbed area) and up to 20 -megawatt (MW) utility -scale solar power generating facility located on three (3) properties totaling approximately 326 -acres +/-. The properties that comprise this application are generally located south of Parishville Road (Route 610) and generally south of the terminus (cul -du -sac) of Anchorage Lane (Route 1416) in Gore. The Planning Commission held a public hearing for this application at their meeting on February 17, 2021. The Commission recommended approval of the DEOPosed CUP for a utility -scale solar power generating facility with a request to increase the project setback to 100 -FT from residential lots along Anchorage Lane; this increase is de icted in the Concept .flan and stated in Note # 2 on Sheet 3 revised February 24, 2021, referenced in condition #2 below. Should the Board of Supervisors find this use for a utility -scale solar power generating facility to be appropriate, the Planning Commission recommended the following Conditions of Approval: 1. All review agency comments provided during the review of this application shall be complied with at all times. 2. An engineered site plan, in accordance with the requirements of Article VIII of the Fredrick County Zoning Ordinance, shall be submitted to and subject to approval by Frederick County prior to the establishment of the use. The site plan shall address additional regulations for specific uses outlined in §165-204.26 of the Frederick County Zoning Ordinance and be in general conformance with the Concept Plan, included with the CUP application, prepared by Timmons Group, dated February 24, 2021. Buffers and screening shall be provided around the perimeter of the project in general conformance with quantity of the proposed plantings depicted on Sheet 4 of the Concept Plan, "Landscaping/Vegetative Screening Details " included with the CUP application, prepared by Timmons Group, dated February 24, 2021. The landscape buffer plantings shall be maintained in good health for the life of the project. 4. Prior to site plan approval, the owner shall enter into a written agreement with Frederick Page 2 CUP #01-21— Hollow Road Solar, LLC February 24, 2021 County to decommission solar energy equipment, facilities, or devices pursuant to the terms and conditions of §15.2-2241.2(B) of the Code of Virginia. The written agreement shall be updated every five (5) years and be in general conformance with the Decommissioning Plan, included with the CUP application, prepared by Blue Ridge Energy Holdings, and dated January 21, 2021 and revised February 24, 2021. 5. Batteries, for the purposes of mass storage of electricity that will eventually be transferred to the grid, shall not be used on the properties subject to this CLIP. Access to the site shall be limited to two (2) entrances, one entrance from Parishville Road (Route 610) and one entrance from Anchorage Lane (Route 1416) in conformance with the Concept Plan, included with the CUP application, prepared by Timmons Group, dated February 24, 2021. Delivery of solar array panel construction materials and equipment shall occur only at the site access entrance off Parishville Road (Route 610) identified as "Primary Access Road" on Sheet 3 the Concept Plan. The entrance on Parishville Road shall only be utilized with a VDOT approved traffic flagging plan. Use of the "50' R/W Ingress & Egress" from Anchorage Lane shall only be used for passenger vehicle access during construction and post -construction maintenance. 7. Pile -driving of poles for solar arrays shall be limited to 7:00 a.m. to 5:00 p.m. Monday through Friday. All other construction activities are permitted 7:00 a.m. to 7:00 p.m. Monday through Friday and 7:00 a.m. to 5:00 p.m. on Saturday. No construction activities are permitted on Sundays,. A Phase 1 Archaeological and Architectural Survey will be completed as part of the permitting of this project and completed prior to site plan approval. This survey shall document the historic dwelling, barn and areas surrounding the farm complex barn (located on PIN # 27-A-11). This survey shall be submitted to the Frederick County Department of Planning and Development and the Department of Historic Resources (DHR). Phase II surveys shall be conducted if DIM determines the areas and resources under consideration are potentially significant. In the event the above resources are eligible for inclusion on the NRNP as a result of the Phase 11 study the structures and resources on the site shall be retained, stabilized and preserved and no disturbance shall occur within 100 -feet (FT). 9. Any expansion or modification of this land use will require the approval of a new CLIP. Following this public hearing, a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of.'S'upervisors. Anrecommendation or approval should also include a statement a trmin that the ro osed solar facik is in substantial accord with the Comprehensive Plan. Page 3 CUP #01-21— Hollow Road Solar, LLC February 24, 2021 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/17/21 Recommended Approval Board of Supervisors: 03/10/21 Pending PROPOSAL: This is a request for a Conditional Use Permit (CUP) to enable construction of an 83 - acre +/- (disturbed area) 20 -megawatt (MW) utility -scale solar power generating facility located on three (3) properties totaling approximately 326 -acres +/-. LOCATION: The properties are generally located south of ParishvilIe Road (Route 610) and generally south of the terminus (cul -du -sac) of Anchorage Lane (Route 1416) in Gore. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBERS: 27 -A -8,27-A-1 1 and 27-A-12 Note: The property identified with PIN 27-A-8 will only be used for a subsurface interconnection easement and ingress/egress; no solar arrays (panels) or supporting equipment will be sited on PIN 27-A-8. PROPERTY ZONING: RA (Rural Areas) Distict PRESENT USE: Agricultural (Orchards), Forestal, and Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) South: RA (Rural Areas) East: RA (Rural Areas) Use: Agricultural/Forestal/Residential Use: Agricultural/Forestal Use: Agricultural/Forestal/ Residential West: RA (Rural Areas) Use: Agricultural/Forestal/ Residential Page 4 CUP #01-21— Hollow Road Solar, LLC February 24, 2021 REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 610, Parishville Road, the VDOT facility providing access to the property. The proposed primary entrance lacks the proper amount of required sight distance for a "Low Volume" Commercial Entrance. This entrance could be used during construction, provided a VDOT approved "Traffic Flagging" scenario, as described in the "Work Zone Safety Manual" was approved. The proposed secondary access point, of Anchorage Court, could be utilized as a "Low Volume" Commercial Entrance for maintenance and non-commercial traffic after the "Solar Project" construction was completed. An approved VDOT Land Use Permit would be required for work at both locations. VDOT would support the Solar Project if the entrance situations were resolved. Should the use expand in the future, the entrance will need to be reviewed, to determine if additional improvements may be required. See comment letter dated January 22, 2021. Frederick County Fire Marshal: Plans approved by Fire Marshal, Frederick County. See comment letter dated December 15, 2020. Frederick County Inspections: Conditional Use Permit for installation of solar arrays shall be designed per the 2015 Virginia Building Code, U -Utility Use Group. Solar panel installation not associated with publicly regulated utilities require permits. Plans submitted for permits may require the design to be sealed by a Registered Design Professional licensed in the State of Virginia. Arrays shall be designed for the applicable loads as required in Chapter 16 VBC. Please note the requirements in Chapter 17 of VBC for special inspection requirements on the type of structure (soil, concrete etc.). See comment letter dated December 14, 2020, Frederick County Public Works: A detailed site plan including erosion and sediment plans and stormwater plans will need to be submitted prior to construction. The plans shall comply with Chapter 143 of Frederick County Code. See comment letter dated December 21, 2020. Page 5 CUP #01-21— Hollow Road Solar, LLC February 24, 2021 Winchester -Frederick County Health Department: The proposed project will not require an approved water supply or sewage disposal. See comment letter dated December 18, 2020, Historic Resources Advisory Board (HRAB): The Frederick County Historic Resources Advisory Board (HRAB) considered this Conditional Use Permit application during their meeting on October 20, 2020. The project is adjacent to Sunrise (DHR #034-0486) which is listed on both the State and National Register of Historic Places. The site also has extensive frontage on Hollow Road which is listed as eligible for the State and Natural Register. The HRAB noted that there is a historic farm complex located on the site that had not been identified by the applicant; the site consists of a vacant dwelling and barn which were pictured in the Environmental Report. The HRAB stated that most likely this is a significant historic structure given the location and photographs included in the Environmental Report, and this structure has much architectural integrity (pattern of the house, central chimney, collection of structures, 18`x` century house) and most likely important to the early history of this area. The HRAB noted that this structure needs to be surveyed and preserved, and, not demolished as proposed. The HRAB recommended the following conditions: A Phase II Survey needs to be conducted for the house/barn and surrounding site area. The survey needs to document the collection of historic structures on and around this development. • All proposed disturbance areas need to be moved away from the house and barn. a The structures on the site need to be retained, stabilized and preserved (mothballed). See comment letter dated November 19, 2020. Planning and Zonine: Background Utility -scale solar power generating facilities are a permitted use in the RA (Rural Areas) Zoning District with an approved Conditional Use Permit (CUP). The Board of Supervisors added "utility - scale solar power generating facilities" as a conditional use to the Zoning Ordinance on January 8, 2020, including supplementary use regulations for utility -scale solar power generating facilities (§ 165-204.26, Additional Regulations for Specific Uses). These additional regulations further specify for utility -scale solar power generating facilities to prepare an engineered site plan and enter into a written agreement with Frederick County for facility decommissioning. Proposal This Conditional Use Permit (CUP) application seeks to enable the construction of a utility -scale solar power generating facility located on three (3) properties totaling approximately 326 -acres +/-. The properties are zoned RA (Rural Areas) District and are currently utilized for agricultural purposes. The application proposes to utilize these three (3) properties to generate up to 20 megawatts (MW) or photovoltaic (solar) electricity. Approximately 83 -acres +/- of the subject parcels will be utilized (disturbed) for the installation of rows of ground -mounted photovoltaic Page 6 CUP #01-21— Hollow Road Solar, LLC February 24, 2021 modules, commonly known as solar panels, other necessary equipment for facility operations, a transmission substation, access paths, fencing and landscaping. The property identified with PIN 27- A-8 will only be utilized for a subsurface interconnection easement and ingress/egress; no solar arrays (panels) or supporting equipment will be sited on PIN 27-A-8. The solar panels will be interconnected, and the power generated by each solar panel will be combined, converted, and the voltage increased to allow delivery of the power to the adjacent Gore substation and overhead First Energy transmission lines. The proximity of the project to the Gore substation and existing transmission line was a significant factor in the selection of these properties for the development of the facility. Utility -scale solar power generating facilities may have minimal impact on surrounding properties as they do not generate noise, odors, glare or heat. These facilities also generate minimal amounts of traffic and do not have an impact on water quality/supply. The Hollow Road Solar project as proposed does not include any batteries for the purposes of mass storage of electricity that will eventually be transferred into the grid. Small batteries will be utilized as backup for solar tracker motors, substation, and associated equipment, In addition to requirements contained in the Zoning Ordinance (below), the Applicant will also pursue a "Permit -by -Rule" (PBR) application through the Virginia Department of Environmental Quality (DEQ). The PBR is a state -level administrative review and approval process for the siting of solar energy facilities in the Commonwealth, including environmental and cultural review and study. One component of the state required PBR review is local jurisdiction "approval" of solar project siting; this CUP application, if approved by the Frederick County Board of Supervisors, would satisfy that requirement enabling completion of a PBR process for this project. Comprehensive Plan Conformance The 2035 Comprehensive Plan envisions this area of the County to remain primarily rural in nature and for agricultural land to be preserved for future generations. The project is generally compatible with the Comprehensive Plan, with the rural character of the area, and with the adjoining agricultural and residential uses. The preservation of the underlying land maintains the ability for agricultural uses to resume operation in the future. The proposed use is highly passive with limited noise, odor, glare, lighting, and traffic during operations. Zoning Ordinance Requirements The Zoning Ordinance requirements for "Public Utilities" including "utility -scale solar power generating facilities" (§165-204.26) specifies the Zoning Administrator has the authority to determine appropriate setbacks for lots. Setbacks for the solar arrays (panels) will conform to the setback requirements contained in the Zoning Ordinance for principle uses in the RA (Rural Areas) Zoning District (§165-401.07): 60 -feet (FT) front setbacks from right-of-way streets and roads, and side/rear setbacks of 50 -FT from adjoining parcels 6 -acres or less, 100 -FT from adjoining parcels of more than 6 -acres, and 200 -FT from Agricultural and Forestal Districts (more than 6 -acres) and orchards (regardless of size). Following the Planning Commission's meeting on February 17, 2021, the Applicant agreed to setbacks for the solar arrays (panels) for this project of a minimum of 100 -FT from residential lots along Anchorage Lane (Route 1416, Whitman Orchards subdivision), as Page 7 CUP #01-21 — Hollow Road Solar, LLC February 24, 2021 recommended by the Planning Commission. These increased setbacks are depicted (and stated in Note # 2) on Sheet 3 of the Concept Plan (revised February 24, 2021). A site plan in conformance with the Concept Plan is part of the Conditions of Approval (0). A Decommissioning Plan included with the application materials (revised February 24, 2021), satisfies the requirements contained in §165-204.26 of the Zoning Ordinance, ensuring that in the event the facility is no longer in operation, the land will be returned to the pre -development condition with all solar infrastructure and related facilities removed, ensuring future viability of the land to resume agricultural operations. Further, the written agreement for the decommissioning plan, as proposed in the Conditions of Approval (#4), would be updated every five (5) years, and include a monetary guarantee/bond to ensure the removal and proper disposal of all solar equipment. Viewshed Analysis, Buffering & Screening In an effort to protect the viewshed and mitigate the visual impact on neighboring properties, the Applicant has provided a 100 -FT setback from residential lots along Anchorage Lane (as recommended by the Planning Commission), landscape buffers and screening around the perimeter of the property and will be maintaining existing mature woodlands on-site to help shield the view of the facility from adjacent roadways, residences, and other agriculture uses. The solar panels are approximately 4 -FT tall when completely horizontal/tracking and up to approximately 6.5 -FT tall at their maximum height. The proposed landscape buffer would include a mix of 4 -foot (FT) tall evergreen trees, 1.25 -inch caliper deciduous trees, and 1$ -inch -tall shrubs that will be planted along the perimeter of the project compound. At maturity, these trees would be approximately 10 -12 -FT in height creating an effective screen. In addition to the proposed landscaping outlined above, the topography of the site slopes significantly from the high point of the lot (.near the property boundary with Whitman Orchards subdivision/Anchorage Lane) and slopes away from existing residences towards Hollow Road. The topography of the site and orientation of the panels, in addition to the natural mature vegetation and proposed landscape buffer and screen, will help reduce the visual impacts from the proposed solar arrays and reduce glare on adjoining residences. It should be noted that as designed, solar panels capture sunlight and not to omit glare. Site Access & Transportation Access to the site shall be limited to two (2) entrances as shown on Sheet 3 of the Concept Plan. One (1) entrance from Parishville Road (Route 610) and one (1) entrance from Anchorage Lane. The Applicant has agreed to further limit delivery of solar array panel construction materials and equipment to enter/depart the property only from Parishville Road (Route 61) (identified as "Primary Access Road" on Sheet 3 the Concept Plan). Per the VDOT comments on this application (attached), the entrance onto Parishville Road shall only be utilized with a VDOT approved traffic flagging plan. Use of the "50' R/W Ingress & Egress" from Anchorage Lane (as noted on Sheet 3, Concept Plan) will be used only for passenger vehicle access and post -construction maintenance to mitigate impact to residential properties sharing Anchorage Lane. ,Staff notes, the "50 RIMY Ingress/Egress" easement (0.3460 -acres +/-), was made part of PIN #27-A-11 through a boundary line adjustment recorded in 2004 (Instrument # 040006636 attached to staff report), providing the owner of said PIN direct access to Anchorage Lane from the subject property. Page 8 CUP #01-21 — Hollow Road Solar, LLC February 24, 2021 PLANNING COMMISSION SUMMARY AND ACTION FROM THE 02/17/21 MEETING: The Planning Commission held a public hearing on this proposed Conditional Use Permit (CLIP) on February 17, 2021. Staff provided an overview of the project and proposed conditions. The Applicant, Patrick Groomes (Blue Ridge Energy Holdings (BREH)) provided a brief overview of the company and the demand for such a project. The Planning Commission discussion focused primarily on setbacks/buffering from adjoining residences on Anchorage Lane (Whitman Orchards subdivision), access to the property during and after construction, visibility and height of the solar arrays (panels), and information on the company seeking the CUP application (BREH), including other projects undertaken by the company and ownership of this proposed facility/parcels. Staff clarified that the prescribed setbacks, as allowed by the Zoning Ordinance, are determined by the Zoning Administrator, and what is depicted in the application currently conforms with the setback for "primary structures" in the RA (Rural Areas) Zoning District. Staff farther noted that the Planning Commission could specify a greater setback if so desired; the Planning Commission stated that a 100 -FT setback from residential lots on Anchorage Lane would be more appropriate than a 50 - FT setback. Regarding the buffers/screening, Staff noted that the project would include a landscape screen with a mix of 4 -FT tall evergreen trees, 1.25 -inch caliper deciduous trees, and 18 -inch -tall shrubs planted along the perimeter of the project compound and at maturity these trees may be 10- 12 -FT in height. Other areas of the site would be screened by the existing mature woodlands on-site. For the height of the panels, staff noted that the panels when at their maximum height while tracking would be less than seven (7) feet in height and four (4) feet tall when not tracking. Regarding site access, Staff stated that two (2) entrances are proposed: one (1) from Parishville Road and one directly to Anchorage Lane from PIN #27-A-11 which is a pipestem lot. Condition of Approval #6 restricts delivery of solar array panel construction materials and equipment to only the entrance from Parishville Road (Route 610) and that use of the driveway from Anchorage Lane shall only be used for passenger vehicle access during construction and post -construction maintenance. However, the Applicant would still have the ability to use the access easement to Parishville Road during facility operations, but only for the purposes outlined in Condition #6. The Applicant, Mr. Groomes, stated that BREH currently has under development two (2) other projects in Virginia and two (2) projects in West Virginia but does not have any projects currently in operation. As part of this project (Hollow Road Solar, LLC), the Applicant would purchase (and own) the property, noting that the life of the project is at least 30-40 years. Regarding project financing, the Applicant stated that they would not initiate construction until all financing is secured, ensuring that the project would not be partially built-out/incomplete. The Applicant also stated that unlike the other solar projects Frederick County has approved, this project will generate less than 20 MW of solar energy and pursuant to federal law Old Dominion Electric Cooperative (ODEC) is obligated to purchase the energy and capacity from the facility. The Applicant also agreed to increase the setback from residential lots on Anchorage Lane from 50 -FT to a minimum of 100 -FT. During the public hearing, one (1) member of the public spoke in opposition to the proposed CUP, raising concern about glare from the panels and impact of the proposed facility would have on his Page 9 CUP #01-21 — Hollow Road Solar, LLC February 24, 2021 view. Following the public hearing and further discussion from the Planning Commission, Commissioner Oates noted that the topography of the site and orientation of the panels would ensure the project would have very little impact on the residences along Parishville Road. Ultimately, Planning Commission. voted 8-3-2 (Commissioners Cline, Jewel & Marston — No; Commissioners Dawson & Molden — Absent) to recommend approval of the proposed CUP for a utility -scale solar power generating facility with a request to increase the project setback to 100 -FT from residential lots along Anchorage Lane. Following this public hearing a decision regarding this Conditional Use Permit application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Any_ recommendation for approval should also include a statement affirming that the proposed solar facility is in substantial accord with the Comprehensive Plan. 84711=.•-�1.•'.:.; rLLE R73 ORAGE LN 157 ,4flCHORAG E LN 1VCHORAGE IM ■ - RAGE,LN LN � HOLLOWRID 322 PUGH LN .163 HOLLOW RD, HOLLOW RD r %NORTHWESTERN PIKEy�^, 84$, �iNORTHWi PIKi 8471 -NORTHWESTERN - PIKE 1 NORTHWESTERN PIKF . > + NORTHWESTERN 27A8 PIKE PIK 480 ; .. PARISHVILLE RD` NORTHW 570 v PARfSNVILLF'RD ANCHORAGE LN X536 7\ PARfSHVlLL�F RD ANCHORAG E,LN 684.` i20 NOLLE RD - ANCHORAGE LN - 578 505 PARfSHVlLLf RD 155 `+'-• •PARNHVILLE RB' , = . SH ZLLE Ii� VJEtBAzRNF� RNEHORAGELM .,:. ret - HOLLOW -RD Y57irwrHOLLD� 322Pl1GH LN 753 -,y HOLLOW. 'HOLI.OWRD m Submittal Deadline P/C Meeting - rv- BOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA I . Applicant (check one): Property Owner Other NAME: Hollow Road Solar, LLC ADDRESS: 112 South Street SE, Suite A, Leesburg, VA 20175 TELEPHONE: (703) 268-2562 2. Please list all owners, occupants, or parties in interest of the property: National Fruit Orchards inc- 3. The property is located at: (please give exact directions and include the route number of your road or street) 806 Hollow Road, Gore, Virginia 22637 Access either through ercd of Anchorage Lane over right-of-way to property or via gravel road over parcel located at 339 Parishvitle Road (27-A-8) 4. The property has a road frontage of feet and a depth of feet and consists of 326 acres. (Please be exact) 5. The property is owned by National Fruit Orchards Inc, as evidenced by deed from (previous owner) recorded in deed book no, on page , as recorded in the records of the Clerk of the Circuit Court, County of Frederick - 6. Property Identification Number (P -1,N.) 27 -A -8,27-A-11 & 27-A-12 Magisterial District Gainesboro Current Zoning RA 5 T Adjoining Property: North East South West See Exhibit A USE ZONING S. The type of use proposed is (consult with the Planning Dept. before completing): Utility -scale solar facility pursuant to Sec. 165-401.3CC 9. It is proposed that the following buildings will be constructed - 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this anDlication: Name and Property Identification Number Address Name Gary Herbert+PWeissrrtar1 and Susan Mary Lamont Weissman 1626 Union Church Rd. McLean, VA, 22102-1117 Property # 27-A- 10 NameJohn H. and Kayla M. Evans 156 Anchorage Lane Gore, VA 22637-2256 Property#26-7-4-27 NameChad D. Lemons 157 Anchorage Lane Gore, VA 22637-2256 Property # 26-7-4-28 Name Erin Lee D€ haven 3220 Siler Rd. Winchester, VA 22663-2019 Property # 27 -A -53C Name Carolyn L. and Erin L. Pugh 634 Whitacre Rd. Gore, VA 22637-2152 Property # 27 -A -53D Name Donald Q. and Geraldine L_ Wilkins 301 W Cedarmeade Ave. Winchester, VA 22601-3447 Property # 27-A-50 Name Margaret Chapin 1034 Meadowbrook Ave. Los Angeles,CA 90019-6709 Property #27-A-14 Name and Property Identification Number Address Name Jennifer Pugh -Carter 181 Pugh Lane Gore, VA 22637 Property # 27-A-53]3 Name Ronald Ray Carter 3813 Timber Ridge Road Property # 27-A-5 Capon Bridge, WV 26711 Name William H. Warner 188 Parrishville Road Gore, VA 22637 Property # 27-A-6 Name Tammy L. Jennings Trustee 889 Mountain View School Road High view, WV 26808 Property # 27 -A -8B Name Ronald W. Tuttle 930 Armistead Street Winchester, VA 22601 Property # 27-7-4-29 Name Ernest A. Kline 440 Parrishville Road Gore, VA 22637 Property # 27-A-9 Name Joseph Henry & Robin Gattshall 119 Anchorage Lane Property # 26-74-30 Gore, VA 22637 Name SVEC Property # 27 -A -8A Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # P.O. Box 236 Mt. Crawford, VA 22841 Name and Property Identification Number Address Name Brooks A. Levering 26-7-1-3, 26-7-1-2, 26.7-1-1 IEP,:o:perty�#26-7�-1-4,26-7-1-6, 26-7-1-7, Little Silver, NJ 07739 pNwaineWeissman Gary & Mary (Trustee) 902.5 Union Church Rd ty#26-7-2-8 McLean, VA 22102 Name Robinson, Terry & Hallowell Joseph 1151 Hollow Rd property #26-7-2-9 Gore, VA 22637 NameSampias, Joseph R. 26-7-3-20 P.Q. Box 207 Property 426-7-2-10, 26-7-2-13,26-7-3-19 Gore, VA 22637 NameHickman, Keith & Teresa 745 Parishville Rd Property #26-7-2-11 G IIA Name Barber, Wayne & Jane 98 N. Longview Rd Property #26-7-2-15 Capon Bridge, WV 26711 NarneAlter, David & Cheryl P.O. Box 3465 Property #26-7-2-16 Winchester, VA 22604 NameO'Brien, Michael & Barbara 585 Parishville Rd Property #26-7-2-17 Gore, VA 22637 Name Mitchler, Edward & Patricia A W1 22637 Name Dorman Daniel & Tanya 721 Parishville Road Property #26-7-2-12 Gore, VA 22637 Name Vance Robert & Karen 669 Parishville Rd Property #26-7-2-14 Gore, VA 22637 Name Barber, Wayne & Jane 98 N. Longview Rd Property #26-7-2-15 Capon Bridge, WV 26711 NarneAlter, David & Cheryl P.O. Box 3465 Property #26-7-2-16 Winchester, VA 22604 NameO'Brien, Michael & Barbara 585 Parishville Rd Property #26-7-2-17 Gore, VA 22637 Name Mitchler, Edward & Patricia 110 Welbourne Lane Property # 26-7-3-18 Gore, VA 22637 Name Kite, Corey & Sarah 173 Wellbourne Lane Property #26-7-2-21 Gore, VA 22637 NameRannells, Gary & Ellen 151 Welbourne Lane Property #26-7-3-22 Gore, VA 22637 Name Hand, Robert 125 Welbourne lane Property #26-7-3-23 Gore, VA 22637 49 Salem Ln Name and Property Identification Number Address Name Rogers, Andrew & Janet 505 Parishviile Road .Property # 26-7-3-24 Gore, VA 22637 NameElffs, William & Donna 120 Anchorage !ane Property #26-7-4-25 Gore, VA 22637 Name Leatherman, Rodney & Ruth 150 Anchorage Lane Property #26-7-4-26 Gore, VA 22637 Name Evans, John & Kyla 156 Anchorage Lane Property #26-7-4-27 Gore, VA 22637 Name Mills, Kenyette & Alan 157 Anchorage Lane Property # 26-7-4-28 Gore, VA 22637 Name Tuttle, Ronald & Sarah 930 Armistead St. Property # 26-7-4-29 Winchester, VA 22601 Namel-lenry, Joseph & Gattshall, Robin 119 Anchorage Lane Property #26-7-4-30 Gore, VA 22637 Name Property # LENarone Name Property # Name Property # Name Property # Name Property # Name Property # 12. Additional comments, if any: I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven. (7) days prior to the first public bearing and maintained so as to be visible until after the Board of Supervisors' pubtic hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and development Department to inspect your property where the proposed use will be conducted. Signature of Applicant Signature of Owner Owners' Mailing Addre; Owners' Telephone No, TO BE COMPLETED BY THE ZONING ADMINISTRATOR; USE CODE: RENEWAL DATE: M 12. Additional comments, if any. I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant I Signature of Owners' Mailing Address Owners' Telephone No. 5 � - W70 TO BE COMPLETED BY THE ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: 9 VA 22655-2335 REQUEST FOR CONL1MONAL USL lel-RN-f ����TTS Virginia Depar nt of Transportation Mau to: Virginia Department of Transportation Aft: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 BAnd deUver to: Virginia Department of Tratasportation Attn: Resident Engineer 2275 Northwestern like Winchester, Virginia 22633 The local office of the Transportation Department is located at 2275 Northwestern pike in Winchester if you prefer to hand deliver this form. Applicant: It is your responsibility to complete this farm as accurately as possible in order to assist the � agency with their review. Also, please attach two (2) copies of your apptication form, location map and ail other pe ent information. 3 Applicants Name: Holbw aced sour, LLC Telephone: (703) ss$ -2%2 Mailing Address: Go Blue RWge Energy a lmlasuWure Haldtargs LLC 112 South Street 5E, suite A Leesburg. VA 20175 SFA Aa44CeSQbreh.00aa. Name of development and/or description of the request: Rsqued tar oorWitimal use pem* for ftp cf&mb m ra. COnshwfim and apera6os of a ud5ty-scale solar fiwft pursuant to Sec. 15.5-401.03CC Location of Property; sos H d;ow Road Gone, VA 22637 Virghtiapwr maent of Tt aansprtation Commenu.- See attached email from Lloyd Ingram, VDOT to Blue Ridge Energy dated January 22, 20201 Vl}T Signature&Date �� �mx Transportation Engineer „,..�,.. 01.22.2021 Notice to VITT - Please Ret ria ]Form to ApplIcant 10 From: Rhonda FUnthouser To: Wimftreh.com; bbanzi(ftreh.com Cc: bradley.rigglemantaladot.viruinia.aov: Lloyd raoram: Tyler Klein Subject: "[External)"Hollow Road Solar, €1C - VDOT Comments to CUP Date: Friday, January 22, 20218:04:16 AM &ttachrnents: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 610, Parishvi Ile Road, the VDOT facility providing access to the property. The proposed primary entrance lacks the proper amount of required sight distance for a "Low Volume' Commercial Entrance. This entrance could be used during construction, provided a VDOT approved "traffic flagging" scenario, as described in the "Work Zone Safety Manual" was approved. The proposed secondary access point, off Anchorage Court, could be utilized as a "Low Volume" Commercial Entrance for maintenance and non-commercial traffic after the "Solar Project" construction was completed. An approved VDOT Land Use Permit would be required for work at both locations. VDOT would support the Solar Project if the entrance situations were resolved. Should the use expand in the future, the entrance will need to be reviewed, to determine if additional improvements may be required. Lloyd A. Ingram I Land Development Engineer Virginia Department of Transportation 14031 Old Valley Pike Ed4iburg, VA 22824 voice: 5441/534-3214 fax: 540/984-5607 e-mail: L1QA,Ingram0vdot.virginia.gov REQUEST FAIR CON.DDMON ASL USE PEfOT CQMAMNTS Frederick County Fire Marshal Mail to: Frederick County Fire Marshal 1800 Coverstone Drive [Winchester, Virginia 22602 (540) 665-6350 Hand deliver to: Frederick County Fire & Rescue Dept Atkin: Fire Marshal Public Safety Building 1800 Coverstone Drive Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and A ather pertinent information. Applicant's Name: Hollow Road solar, LLC Telephone: (703) 268-2562 Mailing Address: do slue Rtdge Energy & tnfrastructure Holdings LLC 112 South Street SE, Suite A Leesbmg,VA 20175 _ — _-- F Mw,I ond0 e. --S Z iare-JA. GO V-A Name of development and/or description of the request: Request for conditional use pem'atfor the development, constuction and operation of a unity -scale solar fatuity Pursuant to Sec. 165-401.03cC Location of Property: 806 Hollow Road Gore, VA 22637 - - - - Fire Marshal's Comments: Fire Marshal's Signature & Date: Z —/S-- 2c z a Notice to FTre INUrshal - Please Return This Form to the Applicant Frederick County Fire and Rescue Department t Office of the Fire Marshal 1080 Coverstone Drive Winchester, VA 22602 Phone: 540.865.6350 Fax 540678-4739 fmo(rova.us Plan Rev few Conditional Use business Kam Hollow Load Solar, LLC 806 Hollow Rd Gore, Virginia 22637 Phone: 703-268-2562 Main Contact: Blue Ridge Energy 6 Infrastructure Received Date: 12111/2020 Review Begin Date: 12/15/2020 Review End Date: 1211512020 Hours: 1.4000 Status: Approved LLC Printed DaW. 12f15/2020 Occupancy Type: Property Use: Activity Number. 112BJ020 Review Cause: New Construction Activity Details Project Name Solar Facility Adam Hounshell Lleutenant/Assistant Fine Marshal Page 1 of 1 REQUEST FOR CONDMONAL USE PERMT CONWMS Frederick COUnty —yuspections Department Mail to: Frederick County Inspections Department 107 North Kent Street, 2"d Floor Winchester, Virginia 22501 (540) 665-5650 Hand deliver to Frederick County Inspections Department Atlas. Building Official 147 North Dent Street, 2 d Floor Winchester, Virginia A.ppli ant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent in%rmation. Applicant's Name. Hollow Road Solar, LLC Telephone: (703) 268.2562 Mailing Address: c/o Blue Ridge Energy & infrastruafure Holdings LLC 112 South Street SE, Suite A Leesburg, VA20175— £�'"""t Yla{•iFrederick r�4A�rc4.• Cow► — _ — n Public Works Ins tpe tions Name of development and/or description of the request: Request for conditional use pelma for the development, conshucffon and operation of a u0bi-scale solar laplity pursuar►t to Location. ofProperty: 866 Hollow Road r�ore. vw 22s37 Building Qffew's Comments: Building Official's Sigr Notice to Inspections Department - Please Retum This Form to the Appliemt 12 Conditional Use Permit for installation of solar arrays shall be designed per the 2015 Virginia Building Code, U -Utility Use Group. Solar panel installation not associated with publicly regulated utilities require permits. Plans submitted for permits may require the design to be sealed by a Registered Design Professional licensed in the State of Virginia. Arrays shall be designed for the applicable loads as required in Chap 16 VBC. Please now the requirements in Chapter 17 of VBC for special inspection requirements on the type of structure. (Soils, concrete etc..). SASite Plan comments120151CUP Solar Armys.doc REQUEST FOR CONDITIONAL USE PERMIT CO1 NZNT'TS Frederick County Public Works Comment Mail to: Band deliver to: Frederick County Public Works Department Public Works Department r ED Attn: County Engineer 107 North Kent Street, 2rd Floor DE C 107 North Kent Street Winchester, Virginia 22601 Winchester, Virginia 22601 Phone: (540) 665-5643 F-rt:denoc Cutirrty PUbfic Works & lnsl�ertfon�s Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please, attach ane i 1 co ids of the Site i'1an with.t 's sheet, Applicant's Name: Hollow Road Solar, LLC Telephone: (7U3) 268-2M Snail ,Address: notices@breh.com Mailing Address: cdo slue Ridge fnergy & Infaetructwa Holdings LLC 112 South $treat SE. Suite A Leesburg, VA20175 Name of development and description of the request: Request for conditional use permit for the devefopment, construction end operation of a utllfty-scala solar %clilty pursuant io Sec. 16r () .03CC Location of Property: 808 Hollow Road Gore, VA 22637 -FREDERICK COUNTY PUBLIC WORKS DEPARTMENT USE ONLY 19 G r- 7 -WO- 0 Y -So J,0 REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Winchester -Frederick County Health Department Mail to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 (540) 722-3480 Hand 1farly— pftv Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street, Suite 201 Winchester, Virginia Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies Of your application form, location map and all other pertinent information. Applicant's Name: Hollow ROW Solar, LLC Telephone: (703) 268-2562 Mailing Address: coo Blue Ridge Energy & Infrastructure HcWdings LLC 112 South Street SE, Suite A Leesburg, VA 20175 F- W k":. I r)0+4C.*-S7) 10VdA,.r-*" Name of development and/or description of the request: Request for conditional use permit for the development, construction and operation of a utility -scale solar fWAty pursuant to Sec. 1654431.03CC Location of Property: 806 Hallow Road Gore, VA 22637 Frederick -Winchester Health Department's Comments.. q vg, -5,FvJA&x-: J— Health Dept. Signature & Date: Notice to Health Department - Please Return This Form to the Applicant 13 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 Fax: 540/ 665-6395 November 19, 2020 Hallow Road Solar, LLC Blue Ridge Energy & Infrastructure Holdings LLC 112 South Street SE, Suite 2A Leesburg, Virginia 20175 RE: Request for Historic Resources Advisory Board (HRAB) Comments Conditional Use Permit — Hollow Road Solar — Utility Scale Solar Project Zoning: RA (Rural Areas) District Magisterial District: Gainesboro Dear Applicant: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced Conditional Use Permit application during their meeting on October 20, 2020. The HRAB reviewed information from the Virginia Department of Historic Resources (VDHR) and information provided by the Applicant. This application seeks to construct a utility scale solar project located on two parcels of land that total 236 acres. The project will consist of rows of ground -mounted photovoltaic modules, commonly known as solar panels. The site is located at 806 Hollow Road in. Gore, in the Gainesboro Magisterial District and identified by Property Identification Numbers (PINs): 27-A-11 and 27-A-12. Historic Resources Advisory Board Comments.• The HRAB discussed the site and the potential visual impact the project would have on surrounding historic resources. The project is adjacent to Sunrise (DHR #034-0486) which is listed on both the State and National Register of Historic Places. The site also has extensive frontage on Hollow Road which is listed as eligible for the historic register. There are also a number of identified historic sites within the vicinity which have not been evaluated and therefore their historic significance is unknown. The HRAB noted that there is a historic farm complex located on the site that had not been identified by the applicant; the site consists of a vacant dwelling and barn which were pictured in the Environmental Report. The HRAB stated that most likely this is a significant historic structure given the location and photographs included in the Environmental Report. It was noted by the Board that this structure has much architectural integrity (pattern of the house, central chimney, collection of structures, 18th century house) and most likely important to the early history of this area. The HRAB noted that this structure needs to be surveyed and preserved (mothballed), not demolished as proposed. The historical significance of Hollow Road which is eligible for the State and Natural Register (also included in a book by Willa Cather) was also discussed. The HRAB expressed concern that a viewshed analysis had not been completed, and therefore the visual impact is unknown. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Historic Resources Advisory Board CUP Comments — Hollow Road Solar November 19, 2020 Page 2 After reviewing the information provided, the Historic Resources Advisory Board (HRAB) recommended approval of the CUP with the following conditions: • While a Phase 1 Archeological Survey will be completed as part of the permitting of this project, the investigation into the structures on the subject property need to go further. The survey needs to document the collection of historic structures on and around this development. + A Phase II Survey needs to be conducted for the house/barn and surrounding site area. • All proposed disturbance areas need to be moved away from the house and barn. • The structures on the site need to be retained, stabilized and preserved (mothballed). Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Candice E. Perkins, AICP, CZA, Assistant Director CEP/pd cc: Chris Uldman, HRAB Chairman Tyler Klein Brenda Hanzl bhanzl&breh.com 4�x , Cod Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wwwAva.us ms Department of Planning &]Development, County of Frederick, Virginia 1.07 forth Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-5395 Know All Men. By These Presents That: National Fruit Orchards Inc. ]Name of Property fawner/Applicant Please note: If the property owner/app[icant is an entity, the name of the entity should appear above. Ii multiple petsons own the property or are applicants, an exceuted power of attorney from each owner will be needed. 703 Fai ortt Avenue, Winchester, VA 22601 (640) 662-3840 Mailing Address of Property Owner/Applicant Telephone Number as owner of, or applicant with respect to, the tract(s) or parcels) of land its Frederick County, Virginia, identified by following property identification numbers: 27-A-13, 27-A-12 do hereby make, constitute, and appoint: Petrick E. Groomes Mame of Attorney -in -Fact 112 South Street S€, Suite A, Leesburg, VA 26176 (743)268-2562 Mailing Address of Attorney -In -Fact Telephone Number to act as my true and lawful attorney-in-fact for and in my name, place, and stead, with the same full power and authority I would have if acting personally, to file and act on my behalf with respect to app ii tion with Frederick County, Virginia for the following, for the above identified property: Rezoning F1 Subdivision Conditional Use PermitSite Plan Master Development Flan (prelim. or final) 0 Variance or Zoning Appeal and, further, my attorney4n-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: the Attorney -In Fact cannot bind the Property Owner to any abligaGons that apply if the sate of the land by Property Owner does not close This appoi at it is signed, or at such sooner time as i otherwise Signature Title (if s State ofae-,;cf,,r µ, County/City of % To wit: ✓ a Notary Public in and for the jurisdiction aforesaid, certify that the person who ned the foregoing instrument personally appeared before me and has acknowledged the d this / Jr., day of �} , 20 0 My Commission Expires: Registration Number: -,Wl —r ` cK cod Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www,fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22641 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents That: Diane M. Holmes, Trustee for Cheyenne Faith Fender Name of Property Owner/Applicant Please note: If the property oumcr/applicant is an entity, the name of the entity should appear above. If multiple persons oun the property or are applicants. an executed power of attomev from each o4aner wi I I be needed. 239 Lakeside Dr. Stephens City, VA 22655-2335 Mailing Address of Property Owner/Applicant Telephone Number as owner of, or applicant with respect to, the tract(s) or parcel(g) of land in Frederick County, Virginia, identified by following property identification numbers: 27-A-8 do hereby make, constitute, and appoint: Patrick E. Groomes Name of Attorney -In -Fact 112 South Street SE, Suite A, Leesburg, VA 20175 (703) 268-2562 Mailing Address of Attorney -in -Fact Telephone Number to act as my true and lawful attorney-in-fact for and in my name, place, and stead, with the same full power and authority I would have if acting personally, to file and act on my behalf with respect to app ' tion with Frederick County, Virginia for the following, for the above identified property: Rezoning E] Subdivision ✓ Conditional Use Permit ❑ Site Plan Master Development Plan (prelim. or final) [] Variance or Zoning Appeal and, further, my attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This appointment shall expire one year from the day that it is signed, or at such sooner time as I Title (if irat fh FtriaP-V- State of V 1 rad Lr A ou , Qmmtp/City of �) t y% c IV slu f , To wit: I, baw a Notary Public in and for the jurisdiction aforesaid, certify that the person who signed the foregoing instrument personally appeared before me and has acknowledged the fiction aforesaid this -Z g day of Jam, 202t, My Commission Expires: 77? 7zgl Notary Public DREW RATTAILS Registration Number; N)oV. 39 r anal NOTARY PUBLIC Commonwealth of Virginia Rea. # 7735797 2/2/2021 Untitled Page Frederick County Virginia OrF 47 rj4E Top Fay/Lookup Taxes Payment Home Personal Property heal Estate Dog Tags Pay Parking Violation ether Payments 5happingCart(0) Pin Options Change Email DeptlTicket# RE20201284660002 Name NATIONAL FRUIT ORCHARDS INC Name 2 Address 701 FAIRMONTAVE 1MNCHESTER VA Zip 22601 4987 Penalty Paid Original Bill $55.81 Real Estate Ticket Detail Previous 2020 REAL ESTATE Frequency 2 Map# 27 A 12 Bill Date 04/1 312 02 0 Due Date 1210712020 Desc 55.00 ACRES Supplement# 0 Account# 8004933 Acreage 55.000 Improvements $0,00 Land Value $165,000.00 Land Use $18,300.04 Minerals $0.1)0 $0.00 Interest Paid $0.00 Last Transaction Date 11/30/2020 Current Payment Status Payments Principal Balance Due Penalty Transaction History Date Type Transaction# 4/13/2020 Charge 0 11/30/2020 Principal Paid 35016 Interest Balance Due $0.00 $0.04 Amount Balance $55.81 $55.81 ($55.81) $0.00 https://fetaxes.Go.frederick.va.tis/Applications/TR_PayTaxes/REDetall.aspx 111 2/2/2021 Untitled Page Frederick County Virginia Pay/Lookup Taxes Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation Other Payments ShoppmgCart{o) Pin Options Change Ema4 Real Estate Ticket Detail Previous 2020 REAL ESTATE Dept/TickcO RE20201284650002 Frequency 2 Supplement# o Name NATIONAL FRUIT ORCHARDS INC Map4 27 A 11 Account# 8004932 Name 2 Bill Date 04/1312020 Acreage 181.590 Address 701 FAIRMONTAVE Due Date 1 210 7120 20 Improvements $400.00 Desc; 181.69 ACRES Land Value $454,200.00 WINCHESTER VA Land Use $77,300.00 Zip 22607 4987 Minerals $0.00 Penalty Paid $0.00 Interest Paid $0.00 Last Transaction Date 11130/2020 Current Payment Status Original Bill Payments Principal Balance Due Penalty Interest Balance Due $236.98 ($236.98) $0,00 M00 $0.00 $0.00 Transaction History Date Type TransactionN Amount Balance 4/13/2020 Charge 0 $236,98 $236,98 11/30/2020 Principal Paid 35016 ($236.98) WOO Fp—re--O---� https://fr-taxes.co.frederick.va.ustAppliGadonsITR—PayTaxes/REDetail.aspx 1ll 2/2/2021 Fr,denck I i0 arr L Frederick Page Frederick County Virginia W. A7 THE Top PaylLookup Taxes Payment Home Personal Property Real Estate Dog Tabs Pay Parking Violation Other Payments ShoppingCart(0) Pin Options Change Email Real Estate Ticket Detail Previous 2020 REAL ESTATE Dept/Ticket# RE202019100002 Frequency 2 Supplement# 0 Name HOLMES DIANE M TRUSTEE Map## 27 A 8 Account# 8004929 Name 2 FOR CHEYENNE FAITH FENDER Bill Date 04/13/2020 Acreage 120.470 Address 639 MOUNTAIN VIEW SCHOOL RD Due Date 12/0712020 Improvements $308,600.60 Desc 120.47 ACRES Land Value $445,600.00 HIGHVIEWWV Land Use $170,600.00 Zip 26808 9626 Minerals MOD Penalty Paid $0.00 Interest Paid $0.00 Last Transaction Date 0512912o2o Current Payment Status Original Sill Payments Principal Balance Due Penalty Interest Balance Due $1,461.56 ($1.46156) :!. $100 $0.00 $0.00 $0.00 Transaction History Date Type Transaction# Amount Balance 4/1 312 02 0 Charge 0 $1,461.56 $1,461.56 5/29/2020 Principal Paid 13267 Previous https://fctaxes.co.frederiGk.va. us/Application$ITR_PayTaxes/REDetaii.aspx 111 Conditional Use Permit Impact Analysis Statement Hollow Road Solar A. Suitability of the Site 1. General Overview Hollow Road Solar, LLC ("Hollow Road Solar") is a wholly owned, indirect subsidiary of Blue Ridge Energy Holdings LLC. Hollow Road Solar has the right to acquire approximately 236 acres (parcels 27-A-11 and 27-A-12) located at 806 Hallow Road in Gore (" Project Site"), The Project Site is just slightly over 1,000 feet from Shenandoah Valley Electric Cooperative's ("SVEC") Gore substation. The Project Site was previously operated as an apple orchard by National Fruit Orchards Inc. ("National Fruit"). National Fruit decided to discontinue operations at the Project Site and put the property up for sale. Recognizing the advantages of the proximity of the Project Site to the Gore substation and the benefits to the local community of being ableto repurpose the land in a productive mannerthat preserves the rural nature of this area of Frederick County without corresponding strains on local infrastructure and resources, Hollow Road Solar decided to pursue the development of an approximately 20 megawatt ("MW") photovoltaic solar generation facility at the Project Site ("Project"). The Project Site currently is zoned RA. Section 165-401 of the Frederick County Zoning Ordinance ("FCZO") permits a multitude of uses for land zoned RA, including single-family homes (one per every five acres); group homes; radio and television towers; oil and gas exploration; and public utilities, such as coal-orgas- fired generation facilities. However, pursuant to an amendment to § 165-401.02Q of the FCZO in January of 2020, utility -scale solar facilities were specifically excluded from the public utilities permitted use and, as such, a conditional use permit is required. Hollow Road Solar is submitting this Impact Analysis Statement in support of its application for a conditional use permit for the Project, as now required by § 165-401.03CC of the FCZO. 2. Site Composition and Pro'ect Layout The Project is graphically depicted on the Preliminary Site Plan prepared by The Timmons Group and attached hereto as Exhibit A. The solar panels will be on ground -mounted trackers that will be attached to metal racking, which, in turn, is attached to metal posts driven approximately six feet into the ground. The solar panels will stand approximately 7 feet above ground level when flat and up to a maximum of approximately 13 feet when tracking. After accounting for various characteristics inherent in photovoltaic solar generating facilities, the Project is expected to deliver approximately 18 MW of electric energy to the Gore substation via a tie line running approximately 1,000 feet from the Project Site to the Gore substation through a subsurface easement on parcel 27-A-8. The Project Site has two access points. The first is via a right-of-way over parcel 27-A-8 from Parishville Road to the Project Site. A right-of-way over this parcel was National Fruit's primary method of accessing the Project Site and will also be Hollow Road Solar's primary method of access. The second access point is over Anchorage Lane and then over a right-of-way extending from the end of Anchorage Lane to the Project Site. The rights-of-way for access and the easement to connect to SVEC's Gore substation are discussed in further detail below in Section D. 1 Currently, it is not expected that the Project will incorporate mass storage batteries, but Hollow Road Solar remains open to discussion about incorporating storage should potential offtakers demonstrate a need for storage. In the event an offtaker requests the incorporation of storage, Hollow Road Solar would summit an amended conditional use permit application incorporating such storage into the design of the Project. As can be seen in the Preliminary Site Plan, much of the border of the Project Site to the east, south and west contains woodlands, which provide a natural setback and buffer between the Project Site and the contiguous parcels. The proposed layout will leave much of those woodlands intact. Hollow Road Solar will retain existing apple trees to the north and northwest and/or place such other landscaping screens in such areas as is usual and customary for such projects. There is no 100 -year floodplain located within the Project Site. No known subsoil conditions have been identified that would make the installation of solar panels problematic. A full geotechnical study will be conducted prior to construction to identify any adverse subsurface conditions. The Project lies at approximately 1,164 feet above mean sea level (amsl) and the topography of the area of the property is hilly. Areas of high slope (>15%) which are not practical to grade for tracker installation will be avoided. The surface elevation varies from 903 to 1,170 feet amsl. Natural surface water drainage for the Project Site is generally south southeast. The Applicant conducted an archival database review and found no jurisdictional wetlands present on the property. The Applicant will conduct a wetland delineation study and obtain approval from the Army Corps of Engineers. This approval is required to obtain authorization for the project under the Virginia Department of Environmental Quality's Permit -by -Rule ("PBR") process. Also, as part of the PBR process a Threatened and Endangered Species evaluation will be conducted. Coordination with the Virginia Department of Wildlife Resources and Department of Conservation and Recreation will proceed to assess for the presence of threatened and endangered species on the project area and to determine appropriate mitigation, if required. Assuming timely completion of the interconnection process with PJM Interconnection, LLC ("PJM"), Hollow Road Solar expects to commence construction around December of 2021 and reach commercial operations by May of 2022. During the approximately four-month construction period, construction crews will be present and will be accessing the Project Site. Once completed, the Project will be monitored remotely, with a limited number of personnel accessing the Project Site while in operation to inspect, maintain and repair the site and Project equipment, as necessary. 3. Decommissioning As required by law, Hollow Road Solar will commit to a decommissioning plan for removal of the equipment both above and below ground and return of the land to substantially its original condition upon retirement of the Project. The decommissioning plan will provide for security that runs to the benefit of the County as required by state statute. B. Comprehensive Plan Conformity As set forth in the 2035 Comprehensive Plan, Frederick County, Virginia, adopted January 25, 2017 ("Comprehensive Plan"), the County is striving to maintain a balance between rural and urban areas. 2 "Preserving and protecting rural areas of Frederick County is important not only to ensure the economic viability of agricultural and forestall operations but to also guarantee that those lands are present for the use and enjoyment of future generations." As noted above, the Project Site is zoned RA. Utilizing the Project Site for solar generation is one of the lowest impact uses permitted under the FCZO. Compared to other potential uses, the Project will not include high-rise structures, such as radio or television towers or a gas-fired power plant; increased housing density, which would produce higher traffic volumes on Parishville Road and surrounding areas; the drilling of exploration wells that would be occur with natural gas development; or many of the other adverse impacts that come with utilization of the property for other permitted RA uses. Once constructed, the Project will be quiet, have a low visual impact compared to many other RA uses and will not produce a strain on local resources. Furthermore, the County and its residents will know that the land will not be placed in any such use for several decades. At the end of the Project's life, the plant and equipment can easily be removed with little impact on the land and return the land essentially to the condition it is in today. C. Agricultural and Forestal Considerations The site contains forested areas. However, no area is in a zoned forestal district. The Project is planned to be constructed on the land previously utilized as an orchard and any forested tree clearing will be minimized. D. Surrounding Properties As set forth in Sections 7 and 10 of the Application, the Project Site is bordered by eight properties. Of those eight properties, three will be directly impacted during the construction of the facility. The Project Site is benefitted by an existing right-of-way that extends from the end of Anchorage Lane along the borders of parcels 26-7-3-20 and 26-7-3-21 to parcel 27-A-11. The landowners of parcels 26-7-3-20 and 26- 7-3-21 have been made aware of, and not objected to, the use of the existing right-of-way for access to the Project Site for construction of the Project. Hollow Road Solar also has reached out to the remaining four landowners on Anchorage Lane, two who have responded and stated they have no objection to Anchorage Lane being used to access the Project Site during construction. We continue to follow up with the remaining two Anchorage Lane landowners. The other property that will be directly impacted during construction is parcel 27-A-8, which is referred to in various Project Documentation as the "Anderson Parcel". Historically, National Fruit Orchards Inc. accessed parcel 27-A-8 via a right-of-way extending from Parishville Road over the Anderson Parcel to the northern edge of parcel 27-A-8. Hollow Road Solar has secured rights-of-way and easements over the Anderson Parcel to provide for access to the Project Site during construction and operation, as well as interconnection access from parcel 27-A-8 under the Anderson Parcel to parcel 27 -A -8A, which is the Shenandoah Valley Electric Cooperative's Gore substation. The property identified with PIN 27-A-8 will only be used for a subsurface interconnection easement and ingress/egress; no solar arrays (panels) or supporting equipment will be sited on PIN 27-A-8. We have reached out to all of the remaining landowners identified in Section 10 of the Application. We have received favorable responses from the owners of parcels 27-A-50 and 27 -A -53C and 27-A-10. We have not heard back from the owner of parcel 27-A-14 and will continue to follow up with them. 3 E. Traffic Hollow Road Solar expects construction to be completed within four months. Once construction of the Project is completed, the impact of the Project on traffic essentially will be unnoticeable other than for limited periods of maintenance. Traffic management during construction will be addressed by the Project's construction plan, which will be developed in close coordination with the County. F. Sewage and Conveyance Treatment The Project will not produce any sewage. G. Water Supply The Project will not use water. H. Drainage An exhibit depicting the drainage flows is included with the Preliminary Site Plan. As part of the formal site plan review process, detailed preliminary erosion and sediment control and stormwater management plans will be prepared that identify best management practices required to minimize the discharge of sediment into surface water bodies and sensitive areas of the Project Site, meeting all required rules and regulations set forth by the Virginia Department of Environmental Quality. . Solid Waste Disposal Facilities There is virtually no solid waste produced from operation of a solar facility. Any waste generated during construction or decommissioning will be disposed of in accordance with federal and state law and Frederick County ordinances. During decommissioning (or arising from maintenance or replacement during the operational life of the Project), any materials that can be recycled in a commercially reasonable manner will be recycled rather than disposed of as solid waste. J. Historic Sites and Structures Hollow Road Solar commissioned a desktop review of the Department of Historic Resource's Virginia Cultural Resources information System to identify any previously recorded historic and cultural resources. No known cultural resources exist within the Project Site. Hollow Road Solar will pursue authorization for the project under the Department of Environmental Quality's PBR process. As required, an archaeological and architectural investigation will be conducted by a qualified historian, resulting in a Phase I Cultural Resources survey which will be submitted to the Department of Historic Resources for review. K. Impact on Community Facilities Education The Project will have no adverse impact on education. Police Protection This is typically required, if at all, during the construction phase. Fire and Rescue Protection 4 Any impact on fire and rescue protection should be minimal and predominantly during the construction phase, as with any other construction project. Solar facilities do not present an inherent risk of fire. Parks and Recreation The Project will have no impact on the County's park and recreational resources. Solid Waste Disposal See above. Other Government Activities The Project will not adversely impact any other government activities. Other Impacts Hollow Road Solar believes that repurposing the Project Site for solar generation has substantial long- term benefits forthe County and its residents. As noted above, utilizing the Project Site for solar precludes the site from being developed in a manner that while consistent with the FCZO, may present some tension with the objective of preserving the rural nature of this part of Frederick County. Additionally, as older power plants serving the region are retired, replacing that electric generating capacity with clean energy sources, such as solar, will contribute to cleaner air, soil and waterfor residents of Frederick County, thus furthering the County's objective of protecting the rural and agricultural nature of western Frederick County. DECOMMISSIONING PLAN (Frederick County) I. Introduction This plan for decommissioning (the "Plan") is provided on January 21, 2021 and revised February 24, 2021 in accordance with Va. Code Ann. § 15.2-2241.2 and is for the Hollow Road Solar Project (the "Project") located in Frederick, County, Virginia (the "County"), and shall be binding on the owner of the facility (the "Facility Owner") and each successor and assignee. The purpose of the Plan is to ensure the Project is properly removed at the end of the Project's useful life, or earlier if abandoned in whole or in part, and that the Project site is restored to pre-existing conditions. Pursuant to this Plan, a Decommissioning Cost Estimate will be provided for County review prior to the site plan approval and updated every five (5) years during the Project Life. II. Decommissioning The expected life of the Project is the period during which the facility can produce electrical energy generation (the "Project Life"). At the end of the Project Life, or earlier in the event of abandonment of all or a portion of the Project, the Facility Owner shall decommission the Project or a portion thereof, as set forth below. Decommissioning generally proceeds in reverse order of installation of the Project. The decommissioning process for the Project is generally expected to occur as follows ("Decommissioning"): i 1. The facility is disconnected from the utility power grid. 2. Solar arrays are disconnected, collected, and either shipped to another project, salvaged, or submitted to a collection and recycling program. 3. Electrical interconnection and distribution cables are removed and recycled off-site by an approved recycler. 4. Array support H -beams and racking are removed and recycled off-site by an approved metals recycler. 5. Electrical and electronic devices, including transformers and inverters are removed and recycled off-site by and approved recycler. 6. Concrete pads (if used for the inverter blocks) are removed and recycled off-site by a concrete recycler. 7. Fencing is removed and recycled off-site by an approved recycler. S. Any interior Project roads, typically constructed of 4" aggregate base, can either remain onsite should the landowner choose to retain them, or be removed and the gravel repurposed either on - or off-site. 9. Dispose of any components in a landfill that cannot be salvaged/recycled, re -sold or reused. 10. Stabilize any exposed soil where equipment was removed, consistent with County and other applicable erosion and sediment control standards. s Tt is expected, but not required, that most components of the Project will be salvageable, recyclable, re -usable or re -salable. 11. Maintain and replant turf -grass throughout the site, as necessary, unless required otherwise by the landowner. 12. The Project does not generate any hazardous materials. In the unlikely event, and to the extent that, any hazardous materials, as defined by federal, state and/or local laws, are present due to the Project, as part of Decommissioning the Facility Owner shall dispose of all such materials in accordance with applicable federal, state and local laws and regulations governing such materials and the disposal of the same. 13. Unless agreed otherwise by the landowner, the Project site is returned to its condition prior to installation of the Project, in accordance with applicable land use regulations in effect at the time of Decommissioning. III. Decommissioning Cast Estimate The Facility Owner shall provide an estimate of the cost to decommission the Project (the "Decommissioning Cost Estimate") prepared by a Virginia Licensed Engineer prior to site plan approval for installation of the Project, which shall include the following: (a) The gross estimated cost to perform Decommissioning as set forth in Section II above ("Gross Cost"); (b) An administrative and inflation factor of 10% of the Gross Cost (the "Admin Factor"); (c) The estimated resale and salvage values associated with the Project equipment ("Salvage Value"); and (d) A reduction in the Salvage Value by 10% such that only 90% of the Salvage Value can be used as a credit against the Gross Cost and Admin Factor. The Salvage Value multiplied by 90% is the "Salvage Credit." Thus, the Decommissioning Cost Estimate formula is: Gross Cost + Admin Factor — Salvage Credit = the Decommissioning Cost Estimate. The Facility Owner shall provide an updated Decommissioning Cost Estimate on every 5a` year anniversary of the date on which the Project is placed into full commercial operation (which for clarification shall not be prior to the date on which the Facility successfully completes testing) during the Project Life, which shall account for inflation, cost and value changes, and advances in decommissioning technologies and approaches. If the Project lies on property owned by more than one person, entity or group (multiple owners), the Decommissioning Cost Estimate shall include a table allocating the Decommissioning Cost Estimate across the Project site, based on the percentage of generating capacity in megawatts (MW) attributable to each separately owned part of the property (the "Cost Allocation"), 2 IV. 'Timing for Decommissioning Upon the earlier of. (i) Completion of the Project Life; or (ii) Abandonment of the Project or any portion thereof, the Facility Owner shall promptly arrange for and be responsible for the full Decommissioning of the Project. If the Project or any portion thereof has ceased operations and is not maintained for a continuous period of longer than one (1) year and decommissioning is required before the end of the Project Life, the County may provide written notice of suspected abandonment to the Facility Owner. Upon receipt, the Facility Owner shall have a sixty (60) day period in which to refute the claim, remedy any problem, commence Decommissioning, or show why more than sixty (60) days is reasonably necessary to remedy the problem. If at the end of the sixty (60) day period the parties are unable to resolve amicably any dispute arising out of or in connection with this Decommissioning Plan, then such dispute shall be resolved by an action filed in the Circuit Court of Frederick County, Virginia. V. Partial Decommissioning If Decommissioning is triggered for a portion, but not the entire Project, prior to the end of the Project Life, the Facility Owner shall commence and complete Decommissioning, in accordance with the Decommissioning Plan, for the applicable portion of the Project. If a portion of the Project is Decommissioned, the remaining portion of the Project would continue to be subject to this Decommissioning Plan. VI. Completion of Decommissioning Decommissioning will be complete when the County Construction Official or County Engineer, or another party appointed by the County, determines that Decommissioning has been completed in accordance with this Decommissioning Plan by issuance of a letter to the Facility Owner. VII. Default by the Facility Owner If the Facility Owner is in default of its obligation to commence or complete Decommissioning, and such default remains uncured for more than sixty (60) days (as explained in Section V above), each landowner shall have the right to commence Decommissioning activities within the area it owns. Nothing herein shall limit other rights or remedies that may be available to the County to enforce the obligations of the Facility Owner, including the County's zoning powers. VIII. Notice under this Decommissioning Plan Hollow Road Solar, LLC Department of Planning & Development 112 South Street SE, Suite A County of Frederick, Virginia Leesburg, VA 20175 107 North Kent Street Attn: Legal Department Winchester, Virginia 22601 Attn: Planning Director 3 IX. Financial ,Security Financial security shall be in an amount equal to the Decommissioning Cost Estimate (as determined by a Virginia licensed Engineer in Section Ill) (the "Decommissioning Security"). When the Decommissioning Cost Estimate is redone during the Project Life, the Facility Owner shall adjust the amount of the Decommissioning Security to match the updated Decommissioning Cost Estimate. If the Facility Owner is not a public utility company or an independent power producer with an investment grade credit rating with Moody's or Standard and Poor's (a "Qualified Company"), prior to commencement of commercial operations the Facility Owner shall provide financial security for the removal of the Facility. If the Facility is bought by an entity that is not a Qualified Company, that purchaser shall provide such financial security and the existing Facility Owner shall remain liable hereunder until such purchaser has complied in full with the financial security obligations set forth herein. If such financial security is required to run to the benefit of the County, such security shall also run to the benefit of the landowner. The Facility Owner will only be required to provide one instrument or obligation equal to the Decommissioning Security to satisfy its obligations to both the County and the landowner. The Decommissioning Security may be provided in one of the following forms: (i) a surety bond, (ii) a letter of credit from a financial institution, (iii) a parent guaranty, or (iv) such other financial instrument as is commonly used in business to secure monetary obligations, so long as such instrument is irrevocable unless replaced with cash or other form of security reasonably acceptable to the parties that benefit from such security. .19 Executed as of the date first written above: LLC Title: President Signature Page to Decommissioning Plan SOLAR FARM SOLAR ELECTRIC POWER GENERATION FACILITY APPROVED BY FREDERICK COUNTY ZONING ADMINISTRATOR ON 20 . SITE PLAN VALID FOR FIVE (5) YEARS FROM APPROVAL DATE. FREDERICK COUNTY ZONING ADMINISTRATOR FREDERICK COUNTY, VA -LI ARCA ALRLAGE; 236.69 ACRES LATITUDE: 39.160279 VICINITY MAP LONGITUDE: -76.215257 WATERSHED: CONOCOCHEAGUE-0PEQUON SCALE: 1" = 2,000' HYDROLOGIC UNIT CODET 02070004 - i TIMMONS GROUP YOUR NIHIaN ApiIEJE� l4{R0IleH auRS. DEVELOPER ENGINEER TBD TIMMONS GROUP 623 H ST NW, SECOND FLOOR WASHINGTON, DC 20001 PHONE; (202) 919-2246 Sheet 4lat Tedle nn41.0 an..ITp. SM1,:RT cz.o im NnoNAL�r Leer BLNJK G3.0 PAEUMINARv &i€PUN CIA PRELIMINARY SITE PLAN-Nrn'E96 GE,O PRIME PARMLPN°MAP WA 15 41 LL. D �Y17 505 0� S0W3FARM C2.0 - INTENTIONALLY LEFT BLANK A NOTES: pRU1SAPPfaOkIMA1E, ._. r, d LOEMMf WffEfi FAVMpnIp�rvT0. WAq, XENTPRppERNpwxEit6WJH - 84CRF6,i6➢fEETRgaMpWFCFMT uYNE�fc: WITH PAR[FIS GRFprFq IMpV 6 pLRE5, r MApIWENTAGNCVLaVgpL PNOFORESY � ¢aF4TEa SHIN 6 AREi IxG�lo FEFTALLARWN➢Fl.[iPR WHERE SOf➢fT , auxP IS EMISRING pxrRICf AH➢x6E.DgquH RpAtEL En GFA I6Rk ARrlttprFP INTHEwINEs6pgo MAG1ETFALY i 6. W[ruxos RF —1— — IN�ENrpRR. r, 3rRFAM6ARL5pVgeW FROMNAToxot xmRP4PMHY OASASET a a000 xAURo oArpsopgeeoERaM f6M.. 9WpppNNp6GEN[MrmgRPM NAmpNYLAxp(RrfR pprpsff,SxouFIAL IMA6FRrwcnrurlaR. 26-ERTA-"O6*Z VFrvFgpJFF-1-lx11w SJ. 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W[ruxos RF —1— — IN�ENrpRR. r, 3rRFAM6ARL5pVgeW FROMNAToxot xmRP4PMHY OASASET a a000 xAURo oArpsopgeeoERaM f6M.. 9WpppNNp6GEN[MrmgRPM NAmpNYLAxp(RrfR pprpsff,SxouFIAL IMA6FRrwcnrurlaR. 26-ERTA-"O6*Z VFrvFgpJFF-1-lx11w SJ. Tgfp[GN➢AREAtlf lRlEsu¢F[TFRpPERry IEE36.69 -RFS y3, TpTAL PRSPOf6puxp RREAM 6E llFXElogE9R BS,B9 pR S ApISR LLMli3LLKA1EO ENR1gELY W RTED—f REPAOfK F[AillREEARL VRCpTFpW TH. NApGI[�iM�pSTIN TX{ ���maam F71 � Ami ��cC"�' ®ii& IKO IImIFI, mim I ,.�. Mzmacaaku S1 I —__ a.�ammiaEmmow � �,� �mm m�©mmw ®gymEKE m .x1 �mIF� a��caElm ©moi dnacwm m mNEE C%3 i iH'' 11111 IIIA Illlllll1111; NOTES: pRU1SAPPfaOkIMA1E, ._. r, d LOEMMf WffEfi FAVMpnIp�rvT0. WAq, XENTPRppERNpwxEit6WJH - 84CRF6,i6➢fEETRgaMpWFCFMT uYNE�fc: WITH PAR[FIS GRFprFq IMpV 6 pLRE5, r MApIWENTAGNCVLaVgpL PNOFORESY � ¢aF4TEa SHIN 6 AREi IxG�lo FEFTALLARWN➢Fl.[iPR WHERE SOf➢fT , auxP IS EMISRING pxrRICf AH➢x6E.DgquH RpAtEL En GFA I6Rk ARrlttprFP INTHEwINEs6pgo MAG1ETFALY i 6. 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NApGI[�iM�pSTIN TX{ 0 le 50 00 0�g 2 R]1S4 eMd1 EGM14§ PRELIMINARY SITE PLAN R � I I iy � 1 OT d�r�t i 11111 IIIA `Ir `� 0 le 50 00 0�g 2 R]1S4 eMd1 EGM14§ PRELIMINARY SITE PLAN VICINITY MAP SCNE,"=$NP LANDSCAPINGNMETA7IVE SCREENING DETAIL: a x 3 PLANTS EVERY 10 DIEM FEET IM DECIDOOUS, 113 EVERGREEN, 113 SHRUBS AN ESTIMATED 5.7 ACRES, OR < 1%, OF THE SSSS ACRE PROPERTY WILL BE LANDSCAPED WITH SCREENING, FIXED TILT SIDE PROFILE PARCEL OWNERS PROPOSED UTILITY PROVIDER: SHENANDOAH VALLEY ELECTFUC 3463 VALLEY PIKE VWNCHESTER VA 22882 154 01 45 0-41 11 TRACKER SIDE PROFILE: WIDTH 4 =8-1D INCHES Li ILL Jos O� hl� �rseaom BOIAi FARM NOTES AND DETAILS le, I C4.0 ANCHORAGE LANE 50' Pdw OF MY w.. At axot4n6 lN 2510r AaASW 7(\ � 29 r -37,-T-77771 3.0,�,w .7 TM 26-7-4-27L� ADJUSTED LOT 27� 4.6428 ACRES a x01 A ME AOVP7Jtl111 aF- DOr-SWM AWA DItlMRTiESORlq K LOT 4.5 A ' Am& A%mGi Aw 27 MO EN Amt UnW FASEitW r1:`;'• ; = n AMM TO AND 1bPlw E$Mftwim TO i; :: ; .: , WE A 1°iW agVMr AWn 7Y 27-,A-1 If. �' . - OF AAil1 m 7n1 27-A- If. 1OF OF 71127- l lm - RAND 11W A PART OF AaASW 1OT 2 A(11[4M 7N 27-A-1 t AH1Jf01n44t18189 ACRE3f #sT Na AIM'R4 Use 02=1241oma Lz T3 FINAL PLAT FOR BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF NATIONAL FRUIT ORCHARDS, INC. LOTS 27 & 28 — WHITHAM ESTATES — SECTION 4 R4CX tau MAGISTER AL asrmcr,FIRWIMICK COUNTY. WRGINM sem: V 100• DAVE: MARM 22. 2W4 GREENWAY ENGINEERING ISI mmrane E�eers WrrrciicsAe�; 22602 �°!S TedeplrnnG (540) G62 -f185 VAX (540) W-9528 Fawied` inl9i7 x,wy�,,��� RICHARD A. EDEAS N0.00255a e.,, 3 ! 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LOTS 27 & 28 -- WHITHAM ESTATES - SECTION 4 G' RACK CREEX MWWM& DIVRM, FREDE CK COUNW. VIRGINIA {, RICt9i1I� A fi1E S SCS: 1' = too' DATE: MMCK 2004 No.002550 GREENWAY ENGINEERING t 322104, 151 VwdyRldl Law rr z or suR Tom: (sarf�z-�z FAX (W 722-9528 Fouud'eri in 1971 WW VCV "AErArC0M 2561C SSS' 4 OF 5