HomeMy WebLinkAbout02-22 Impact Analysis Statement
Frederick County
Impact Analysis Statement for
Conditional Use Permit Application
Redbud Run Solar LLC
106 Isabella St, Suite 400
Pittsburgh, PA 15212
2
Table of Contents
Project Narrative .........................................................................................................................................3
Description of the Owner ..............................................................................................................................3
Description of Property .................................................................................................................................3
Compliance with County Regulation .............................................................................................................5
Project Overview.........................................................................................................................................5
a.Facility Summary ..............................................................................................................................5
b.Construction Schedule ......................................................................................................................6
c.Operations and Maintenance Plan ...................................................................................................6
Impact Analysis ..........................................................................................................................................6
Ecological Resources ...................................................................................................................................7
a.Water Resources ..............................................................................................................................7
b.Protected Species .............................................................................................................................8
Cultural Resources .......................................................................................................................................8
Economics ....................................................................................................................................................9
Community Outreach ....................................................................................................................................9
Safety ..........................................................................................................................................................10
Traffic ..........................................................................................................................................................10
Prime Farmland ..........................................................................................................................................11
Visual ..........................................................................................................................................................11
Air & Noise ..................................................................................................................................................11
Consistency with Frederick County Comprehensive Plan ...................................................................12
Potential Route 37 East Bypass .................................................................................................................12
Decommissioning Plan ............................................................................................................................13
Project Contacts .......................................................................................................................................13
3
PROJECT NARRATIVE
This Impact Analysis Statement has been prepared in support of a Conditional Use Permit (“CUP”)
application submitted by Redbud Run Solar LLC (“Redbud Run Solar” or “Applicant”), a wholly owned
subsidiary of Oriden LLC (“Oriden”, “Facility Owner” and “Operator”). Oriden is the renewable energy
development arm and a group company of Mitsubishi Power Americas, Inc. (“MPA”).
Redbud Run Solar plans to construct a small utility-scale solar energy facility (“Facility”) in Frederick County,
Virginia. The proposed Redbud Run Solar project (“Project”) will have a project nameplate of up to 30 MWac
and will be located on a tract of land containing approximately 263 acres of pasture and timberland adjacent
to Woods Mill Road (VA Route 660), of which approximately 150 acres will be developed with solar panels
and related facilities enclosed by security fencing.
DESCRIPTION OF THE OWNER
Oriden is comprised of a team of experienced renewable project development professionals that have over
3 GW of development and 752 MW of operational asset experience.
Oriden is a full-service renewable energy developer from concept to operations, with capabilities spanning
across site selection, environmental and regulatory permitting, interconnection, power marketing, project
financing, EPC, and O&M.
As a wholly owned subsidiary of Mitsubishi Heavy Industries, Ltd (“MHI”) and MPA, Oriden has access to
a large balance sheet that is capable of supporting the Project’s financing requirements. Since its inception
in 2019, Oriden has developed a diverse portfolio of solar photovoltaic (“PV”) and energy storage system
(“ESS”) projects across the U.S. including a sizable near-term development pipeline with growth potential
backed up by long-term financial commitments.
Oriden’s first solar + energy storage project was constructed in late 2020 and currently has two other solar
projects currently under construction that are slated to come online in early 2022.
Together, the Oriden team members take pride in our 130 years of combined experience in the U.S.
renewable energy industry. The team has taken a leading role in taking over 3 GW of renewable energy
generation projects, as small as 1.5MW and as large as 370MW, from inception through development and
into construction. Having navigated through the challenges of both early and late-stage developments, the
team is well versed in the tasks required to overcome inevitable obstacles and advance projects into
operations.
DESCRIPTION OF PROPERTY
The Project is located approximately 2 miles east of Interstate 81, roughly 0.5-miles north of Berryville Pike
(VA Route 7) near the intersection of Woods Mill Road (VA Route 660) and Pine Road (VA Route 661) in
the Stonewall Magisterial District. The Project consists of a total of nine (9) parcels. Two of the parcels,
totaling approximately 263 acres, are under lease option for the solar Facility, and two are under lease
option for Facility access. The other five parcels are easement agreements for an underground, medium
4
voltage electric line connecting the solar Facility to the pole-mounted Point of Interconnection (“POI”)
located approximately 0.5-miles northwest of the site.
The parcels comprising the CUP application are as follows:
Project Parcels
Tax Map
Number Owner Acreage Zoning Project Component
55-A-136 JRW Properties &
Rentals Inc 128.99 RA Solar Arrays and Equipment
55-A-137 JRW Properties &
Rentals Inc 134.00 RA Solar Arrays and Equipment
55-A-1-19 JRW Properties &
Rentals Inc 0.94 RA Facility Access
(Entrance 3 - Alternative 2)
55-A-1-21 Robert L. Williams 2.57 RA
Facility Access
(Entrance 3 - Alternative 1) and
Underground Single-Phase Electrical
Service
55-A-135 Ronald A. & Mary C.
Lee 6.00 RA Underground Interconnection Line
55-A-134 Allen R. Conner 11.00 RA Underground Interconnection Line
44-A-297 Allen R. Conner 13.78 RA Underground Interconnection Line
44-A-295 William M. Rexrode 3.89 RA Underground Interconnection Line
44-A-294A Tonie Wallace 176.25 RA
Underground Interconnection Line /
Pole-mounted Point of
Interconnection
The four parcels proposed for development with solar PV arrays, related equipment, and Facility access
are zoned RA, Rural Areas District. The parcels proposed for solar PV arrays are currently in various forms
of agricultural use, including pasture, hayfield, and forestland. One parcel proposed for Facility access
(“Alternative 1”) includes an existing driveway, residence, and out-building. A second parcel proposed for
Facility access (“Alternative 2”) is vacant with mature woodlands. The five parcels proposed for locating the
underground interconnection line and pole-mounted POI are also zoned RA and currently contain
residential uses or are vacant.
5
COMPLIANCE WITH COUNTY REGULATION
In accordance with Section 165-401.03.CC. of the Frederick County Zoning Ordinance (“Zoning
Ordinance”), a utility-scale solar power generating facility is permitted in the RA District with approval of a
Conditional Use Permit (“CUP”). The Concept Plan submitted with the CUP application demonstrates
compliance with applicable requirements of the RA District as well as other relevant provisions of the Zoning
Ordinance, notably concerning protection of environmental features. Utility-scale solar power generating
facilities are further subject to the Additional Regulations for Specific Uses applicable to Public Utilities.
Specifically, Section 165-204.26.2. requires a facility developer to enter into a written decommissioning
agreement and obtain site plan approval prior to establishment of the use, both of which will be completed
for the Project. Moreover, the required site plan will address the technical design standards of relevant
review agencies internal and external to Frederick County, thereby ensuring compliance with applicable
County and state regulations.
PROJECT OVERVIEW
a.Facility Summary
The Facility will utilize mounted photovoltaic solar panels to convert sunlight into direct current (“DC”)
electricity, which will be converted to alternating current (“AC”) electricity via solar inverters. These solar
inverters will consist of skid-mounted inverters/transformers, and the total facility capacity will be up to
30,000,000 Watts (AC).
The Facility will consist of approximately 71,000 photovoltaic (“PV”) solar panels mounted on a solar racking
system. The Project is expected to use a fixed tilt racking system. Fixed tilt panels will be installed in east
to west rows, with the panels facing south. A preliminary site layout showing the approximate location and
spacing of solar panels is provided as Attachment 1. The site layout will continue to be refined through the
detailed engineering design phase.
The inverters will balance the module output in terms of voltage and current in DC power and then invert
the power into 630-volt AC power output. Each skid will hold inverters and one padmount transformer to
transform the voltage to 34.5 kV. The Project will include the following key components:
Rows of PV panels mounted on posts driven into the ground. Rows of panels are typically spaced
20-40 feet apart to minimize shading from each racking table. Each post is placed individually in
an effort to minimize the amount of on-site grading. Redbud Run Solar is planning to build solar
arrays on racks that would cover approximately 103.3 acres, or 39%, of the Facility area.
Electrical collection and communications lines are either mounted on the racking, buried in
conduits, or located on overhead utility poles.
Communication and facility control system and related equipment.
Unpaved on-site access roads 14-ft wide with sufficient turning radii, grassy and gravel driving
aisles, and three entrances from Woods Mill Road allowing a maintenance vehicle to drive around
the solar array.
Chain link security fencing located around the perimeter of the solar array areas spaced 15ft-25ft
from the racking tables.
6
Stormwater, erosion and sedimentation control features and basins are located in the solar array
areas based on preliminary civil engineering recommendations.
Temporary construction staging areas.
The Project will interconnect to the Redbud-Gaylord 34.5 kV Rappahannock Electric Cooperative
(”Rappahannock”) line located approximately 0.5-mile northwest of the site. Power will be delivered to the
POI via an underground medium voltage electric line within a 30-foot-wide easement. Interconnection
applications were submitted to PJM Interconnection (“PJM”) and Rappahannock in July 2020 and studies
are in progress. An Interconnection Agreement is expected to be executed for the Project in 2022.
b.Construction Schedule
Upon completion of all permitting requirements, construction of the Project is anticipated to take
approximately nine to twelve months, from issuance of notice to proceed, to achieve commercial operation.
Construction is anticipated to begin with civil site work in late 2022, with equipment installation to begin in
early 2023. The proposed commercial operation date is December 2023 with final site restoration activities
(e.g., site clean-up, finish grading, seeding, and mulching) to occur in early 2024.
c.Operations and Maintenance Plan
Redbud Run Solar is evaluating multiple Tier 1 O&M contractors for this Project. The contractor will have a
dedicated team of field service engineers and technicians who actively oversee the quality and performance
of the Project by using preventive, corrective, and predictive maintenance approaches. Each of these
methods employs some or all of a number of services to include, but not limited to, performance monitoring
and diagnostics, energy forecasting, warranty administration, and preventative maintenance, which could
include module cleaning, IV Curve analysis, thermographic & aerial imaging, vegetation control,
Supervisory Control and Data Acquisition (“SCADA”) systems, and parts replacement.
The scope of O&M would further include scheduled and unscheduled maintenance. The scheduled
maintenance is outlined by equipment manufacturer product manuals, and the unscheduled maintenance
would involve fixing problems once they occur. Given Oriden’s capability to leverage the in-house
knowledge of our team member’s past professional experience as both asset managers as well as
operators, combined with preferred O&M firm’s vast experience and knowledge of O&M services, we are
confident that the exacting specifications for facility performance will be met.
IMPACT ANALYSIS
In accordance with Section 165-103.02 of the Zoning Ordinance, the Board of Supervisors must consider
several standards when deciding whether to approve a CUP request. The intent of these inter-related
standards is to protect the health, safety, and welfare of County residents and ensure the proposed use will
not adversely impact the surrounding community. The Project satisfies the standards for approval as
follows:
The Project is a passive land use that will be integrated into the landscape in a manner that is
harmonious with the established rural character of the area. The Project will maintain the existing
size and configuration of the subject parcels and will generally follow existing topography. By
forestalling subdivision of the property, the Project will ensure that the established pattern of
7
development in this area is preserved. Additionally, the Project’s operation will not add traffic to
the rural road network, nor will noise, light, or vibrations be generated, which will avoid disturbance
to the existing rural character of the area.
The Project’s passive nature will further promote its harmonious co-existence with surrounding
properties. In addition to its lack of traffic-, noise-, light-, or vibration-related impacts, the Project’s
design will avoid and minimize adverse effects to the viewsheds enjoyed in the surrounding area.
Mature trees will be preserved along existing stream and drainage channels within the site as well
as along site boundaries. Where existing vegetation does not exist or is otherwise insufficient,
supplemental landscaping will be planted. The combination of tree preservation and new
landscape plantings will mitigate potential visual impacts to surrounding properties and protect
rural viewsheds.
The Project will advance the goals and policies of the Frederick County Comprehensive Plan by
establishing an interim use of agricultural land that will preempt residential subdivision and
generate revenue for both the owner and County for the duration of the Project lease. By
forestalling subdivision, the Project will preserve the subject acreage for future agriculture or other
rural use and promote the directing of new residential growth away from the rural areas to the
Urban Development Area (“UDA”).
The Project will preserve the natural character of the subject acreage and surrounding area
through site design that integrates and protects interconnected environmental resources, to
include streams, riparian buffers, steep slopes, and mature vegetation. Such onsite resource
protection supports the contiguity and cohesiveness of natural corridors that extend onto adjoining
properties, thereby promoting the vitality of wildlife habitats and other ecosystems in the
surrounding area and County overall.
The Project is a passive use that will neither require nor impact public services. Project operations
will not generate any daily vehicular traffic, as access will only be required for periodic maintenance
activities. Such access will be provided by three entrances on Woods Mill Road, the existing
condition of which is adequate to accommodate the Project’s limited vehicular trips. Installation of
the Project entrances will further occur in accordance with applicable VDOT design and permitting
requirements. The Project can be developed without impacting drainage conditions in the
surrounding area and will be designed to comply with current County and state stormwater
management requirements. The Project will therefore be adequately served by existing and
planned infrastructure.
The Project will conform to the applicable regulations of the RA, Rural Areas District. Notably, the
required setbacks of the district are used to establish the perimeter boundaries of the solar array
land bays, wherein all Project structures and equipment will be located. Moreover, setbacks have
been increased voluntarily to 100 feet where possible in response to community feedback.
A detailed analysis of Project impacts is provided in the following sections.
ECOLOGICAL RESOURCES
a.Water Resources
Field surveys conducted by Pennoni in November 2020 and September 2021 identified stream and wetland
resources within the Project area. The Project has been designed to avoid direct impacts to these sensitive
8
resources. Underground medium voltage electric lines will be installed below two perennial streams
(unnamed tributaries to Opequon Creek) and one wetland via conventional bore to avoid impacts.
A request for a Preliminary Jurisdictional Determination (“PJD”) was submitted to the U.S. Army Corps of
Engineers (“USACE”) in August 2021. A supplemental PJD request for additional properties studied this
Fall was submitted in October 2021. Whereas an applicant may pursue an Approved JD when the
jurisdiction of a particular resource is in question, a PJD is typically pursued in instances where the applicant
presumes all streams and wetlands delineated are under federal jurisdiction. USACE’s PJD is expected in
February 2022. A copy of the PJD will be forwarded upon receipt.
The streams identified within the Project area by Pennoni’s delineation differ from those depicted by County
GIS data in certain areas. Based on established practice, the County will accept the results of the
delineation as the basis for site design with submission of the PJD indicating concurrence of the U.S. Army
Corps of Engineers with Pennoni’s findings. The CUP Concept Plan depicts stream resources per
Pennoni’s delineation and applies required riparian buffers accordingly.
No Federal Emergency Management Agency (“FEMA”) floodplains are within the Project area.
Erosion and sediment control plans and stormwater management plans, designed in accordance with
Virginia Department of Environmental Quality Erosion and Sediment Control Regulations and Stormwater
Management Program Regulations, respectively, will be approved prior to any land-disturbing activity and
the Project’s Building Permit issuance.
No water supply or sewage facilities are needed for the Project. Routine maintenance, such as panel
cleaning, may require water to be trucked in periodically.
b.Protected Species
Redbud Run Solar submitted a Project Review request to the Virginia Department of Conservation and
Recreation (“DCR”) in September 2021. DCR’s response from October 2021 confirmed that no natural
heritage resources have been documented within the Project boundary. DCR noted that the Project is partly
within an area identified by the Virginia Natural Landscape Assessment as including interior forest habitat.
This area received the lowest rating, indicating that it is least ecologically relevant. As recommended by
DCR, Redbud Run Solar has designed the Project to minimize fragmentation by locating the facility primarily
around existing open fields to minimize forest clearing, and by avoiding disturbance in natural forested
riparian corridors throughout the site to provide connectivity for wildlife habitat.
Redbud Run Solar also completed a review of the information and data available through the Virginia
Department of Game and Inland Fisheries’ (“VDGIF”) Fish and Wildlife Information Service (“FWIS”) and
Wildlife Environmental Review Map Service (“WERMS”). No sensitive resources were identified within the
Project area.
A copy of the protected species search results and consultations is provided as Attachment 2.
CULTURAL RESOURCES
Cardno was commissioned to review the Virginia Department of Historic Resources (“DHR”) CRIS and
complete Cultural and Historic Resource fieldwork to allow the Project to meet the VA Department of
9
Environmental Quality (“DEQ”) Permit by Rule requirements. Cultural resource surveys were completed in
May and September 2021, and the results were submitted to the DHR in December 2021. A Phase I Cultural
Resource Identification Survey report (“Phase I Survey”) is provided as Attachment 3.
Cardno’s Phase I Survey concluded that the Project site will not affect protected archaeological resources
or sites that have historical, cultural, or sacred significance. The Phase I Survey further determined that the
Project will not impact protected historic properties in the Project vicinity due to the combination of existing
vegetation and topography. Virginia DEQ concurred with the survey methodology and findings in December
2021. A response from DHR is pending.
ECONOMICS
An analysis of the economic and fiscal impact was conducted by Mangum Economics, and the report is
provided as Attachment 4. The Project would provide an estimated one-time pulse of economic activity to
Frederick County during its construction phase supporting approximately 111 temporary construction jobs,
$6.4 million in associated labor income, and $17.2 million in associated economic output (e.g., spending
for food, lodging and other services). The estimated annual economic impact during operation of the Project
would support approximately 2 jobs, $89,800 in associated labor income, and $236,100 in associated
economic output. The Project will also make a significant fiscal contribution to Frederick County, through
an estimated $0.5 million in state and local tax revenue from a one-time pulse of economic activity during
Project construction. Over the anticipated 30-year operational life of the Facility, the Project is estimated to
generate approximately $2.2 million in cumulative county revenue via real estate and machine and tool
taxes, as compared to approximately $16,800 should the property remain in the current agricultural use.
An analysis of the property values for adjoining properties was conducted by Kirkland Appraisals, and the
report is provided as Attachment 5. The analysis concluded that the adjoining properties are well set back
from the proposed solar panels. Most of the site has good existing landscaping for screening, and additional
supplemental vegetation is proposed to supplement screening. The matched pair analysis shows no impact
on home values due to abutting or adjoining a solar farm, as well as no impact to abutting or adjacent
vacant residential or agricultural land where the solar farm is properly screened and buffered. The criteria
that typically correlates with downward adjustments on property values (e.g., noise, odor, traffic) indicate
that a solar farm is a compatible use for rural/residential transition areas and that it would function in a
harmonious manner with this area.
COMMUNITY OUTREACH
Redbud Run Solarhas taken a proactive approach to engaging the local community. Conceptual Project
design details have been shared with upwards of two dozen adjoining landowners, who have provided
valuable feedback. Such feedback has generally been positive, particularly regarding the Project’s planned
vegetative screening; avoidance of riparian corridors, streams, and wetlands; and minimal to no impact on
traffic, noise, and other disruptions when compared to a residential subdivision.
As a result of community feedback, Redbud Run Solar has voluntarily adopted a 100-foot side and rear
setback where possible, which in many areas exceeds the Frederick County minimum Ordinance
requirement of a 50-foot setback.
A community open house will be held at Historic Jordan Springs in February 2022.
10
SAFETY
As utility-scale solar developments are a relatively new type of development, it is common for communities
to have questions about potential health and safety impacts. Solar technology has been in use and studied
for decades, with wide scientific consensus that solar PV does not contribute to any significant health
dangers to the surrounding community.
Solar equipment and facilities are designed to strict electrical safety standards for safe operation. Product
safety standards, installation requirements, and building codes for solar facilities are addressed by the
National Fire Protection Agency’s National Electrical Code, the International Code Council’s International
Fire Code, the International Association of Firefighters, and several other safety and product standards
groups.
Redbud Run Solar will use Crystalline-Silicon PV panels. The structural component of these panels
primarily consists of glass, an aluminum frame, and common plastics, while the functioning component
(typically less than 5% of the panel weight) includes the silicon PV cells and electric leads and wires. While
the panels contain small amounts of lead in soldering, this soldering is sealed within the panel away from
moisture to avoid corrosion. A damaged panel results in significantly decreased power generation and is
promptly replaced. Furthermore, toxicity characteristic leaching procedure (“TCLP”) testing, which
evaluates if heavily damaged panels in would leach hazardous substances in a landfill setting, does not
indicate risks of leaching for Crystalline Silicon PV panels.
The Project will also use inverters to convert the DC electricity from the panels to AC electricity for delivery
to the power grid. This AC electricity produces electromagnetic fields at a very low frequency (i.e., low
energy), which has less energy than radio waves, and is equally as harmless as the EMF generated by
electricity and appliances within a home.
The Project was submitted to the Federal Aviation Administration (“FAA”) for an aeronautical study. The
FAA determinations received in February 2021 indicate the Project will not be a hazard to air navigation.
Redbud Run Solar, in collaboration with the O&M contractor, will be fully responsible for the security of the
facility, for maintaining consistent safety standards within the Project area, and for communicating with first
responders in the event of an emergency. Local first responders will be given training regarding safety and
system shutdown procedures. Security lighting may be used in select locations where needed, but overall,
the Project will not be lit.
TRAFFIC
Three permanent entrances are proposed on Woods Mill Road (VA Route 660) to provide vehicular access
to each of the Project’s solar array land bays. A temporary entrance is also proposed on Pine Road for use
during the Project’s construction phase. Traffic generation will be greatest during Project construction but
will drop precipitously once the Project is operational and will remain virtually non-existent thereafter. In
fact, the Project will not generate any daily traffic, as vehicular access will be limited to periodic site visits
by the O&M contractor. As such, the Project will have no discernable impact on Woods Mill Road or the
surrounding rural road network.
11
Two locations are under consideration for access to the northernmost land bay (Entrance 3 - Alternative 1
and Alternative 2). Alternative 1 would utilize an existing driveway. Alternative 2 would require construction
of a new entrance. Sight distance profiles indicate that sight distance requirements at Alternative 1 would
not be met due to topography and fencing on an adjacent property; however, Redbud Run Solar intends to
apply for an exemption from the sight distance requirements based on planned traffic safety measures and
the advantages of utilizing an existing entrance. Alternative 2 is included with the CUP application to enable
its use in the event VDOT does not approve the sight distance exemption for Alternative 1.
Sight distance requirements can be met as-is or with minimal site work at the other proposed permanent
entrances on Woods Mill Road. Supporting information is included with the Concept Plan.
PRIME FARMLAND
Approximately 50.2 acres (19%) of the Project area consist of soils classified as prime farmland, portions
of which will be used for solar arrays and related equipment. The interim nature of the Project will enable
these soils to be returned to active agriculture upon decommissioning, should the owner choose to do so.
VISUAL
Solar panels are designed to absorb as much light as possible; they are dark in color and are treated in
anti-reflective coating such that they only reflect approximately 2% of incoming light, less than soil or even
wood shingles. Solar panels have been approved by the Federal Aviation Administration for installation on
and around airports across the country because of their low reflectivity.
That said, the Project’s design includes measures to minimize impacts to viewsheds enjoyed in the
surrounding area. Mature trees and existing undergrowth will be preserved along existing stream and
drainage channels within the site as well as along site boundaries at minimum depths ranging from 50 feet
to 100 feet. Where existing vegetation does not exist or is otherwise insufficient, supplemental landscaping
will be planted, notably along the Project’s frontage on Woods Mill Road. Such landscaping will consist of
a double row of evergreen plantings six (6)-feet in height at time of installation, with the row closest to the
road interspersed with deciduous plantings to create a more natural and aesthetically appealing visual
screen. Coupled with the site’s favorable topography, the combination of tree preservation and new
landscape plantings will mitigate potential visual impacts to surrounding properties and protect rural
viewsheds. Visualizations of the Project from Woods Mill Road are provided in Attachment 6.
AIR & NOISE
As with any construction project using conventional equipment, limited emissions from the exhaust of
construction equipment will occur during the construction phase of the Project. The Erosion and Sediment
Control Plan will be adhered to, minimizing the potential for fugitive dust impacts during construction
activities. Once construction is complete, an operating solar farm is not a source of air emissions.
Temporary, elevated noise levels will occur during the construction phase of the Project, but once
construction is complete, an operating solar farm includes inverters and transformers which emit only
minimal noise during the day and are dormant at night. Inverters and transformers are located internally
within the facility, away from adjoining properties. In addition, Redbud Run Solar has proactively taken
steps to minimize and mitigate visual impacts of the Project through vegetative buffers and setbacks from
property lines, which enhance Facility safety and security considerations as well as provide additional sound
12
dampening benefits as well. Therefore, adjoining landowners will not experience noise impacts as a result
of facility operations.
CONSISTENCY WITH FREDERICK COUNTY COMPREHENSIVE PLAN
The Frederick County Comprehensive Plan (“Comprehensive Plan”) indicates that “utility-scale solar
facilities are typically passive uses with limited impacts to the environment and rural character” that can
“facilitate the preservation of agricultural and rural land for future use” and “provide opportunities for
landowners to recoup value from their property without subdividing” (Chapter IV, p. 35). As such, the
Comprehensive Plan is generally supportive of establishing this land use in appropriate areas, with the
CUP process identified as the mechanism for ensuring that surrounding properties are protected from
potential impacts.
The topography and configuration of the Project site enable the proposed utility-scale solar facility to be
established and operated without adverse impact to surrounding properties or the prevailing rural character
of the area. Specifically, the terrain is such that the solar arrays can be effectively screened from view from
Woods Mill Road and adjoining properties through a combination of existing mature vegetation and new
landscape plantings. Additionally, streams and riparian corridors within the site include substantial areas of
mature woodlands, the preservation of which will provide continuity to existing viewsheds after Project
development. These unique characteristics combine to make the subject property an appropriate location
for a utility-scale solar facility consistent with the Comprehensive Plan.
The Project also represents an alternative means of revenue generation for the property owner that does
not require residential subdivision, and further enables the owner to return the property to active agriculture
after the lease term ends and the facility is decommissioned. These outcomes promote the inter-related
goals and policies of the Comprehensive Plan concerning residential development and farmland
preservation. Specifically, by forestalling subdivision of the property, the Project eliminates the potential for
by-right residential development on 263 acres of rural land for the duration of the lease term (30 years). As
such, the Project will facilitate direction of residential growth away from the rural areas and toward the UDA,
where it is desired. Additionally, the required decommissioning process will enable the property to be
returned to active agriculture, effectively preserving valuable farmland for future use.
POTENTIAL ROUTE 37 EAST BYPASS
The Comprehensive Plan includes a potential expansion of the Route 37 East Bypass, a portion of which
crosses the proposed Project site. To the applicant’s knowledge, right-of-way has not been acquired and
VDOT funding has not been allocated for the bypass expansion; however, the Comprehensive Plan
indicates that it is a priority for the county’s long-term planning. Therefore, the facility design will
accommodate potential construction of the future Route 37 East Bypass during the facility’s life cycle. To
that end, the following design measures will be applied:
Solar PV panels proposed within the planned Route 37 East Bypass corridor will be placed
strategically to enable removal without compromising facility operation.
Permanent entrances to the facility will be located to the north and south of the planned Route 37
East Bypass corridor to avoid the need for relocation and/or redesign.
Inverter pads, underground collection lines, and related improvements will be placed to minimize
the need for relocation.
13
Underground collection lines crossing the planned Route 37 East Bypass corridor will be
appropriately encased during installation to support continuous and safe operation in the event of
road construction.
Redbud Run Solar will also commit to working with VDOT on ensuring the compatibility of the facility with
the potential bypass, should the road’s construction ultimately move forward.
DECOMMISSIONING PLAN
At the end of the project’s life, the Project infrastructure will be decommissioned and removed. As added
protection for Project landowners and the County, Redbud Run Solar will put financial security in place
within ninety (90) days of achieving commercial operation ensuring that neither the County nor the
landowners will bear responsibility for decommissioning or restoration. A decommissioning plan has been
prepared for the Project and is provided in Attachment 7. This plan will be refined to include cost estimates
prior to County review and approval of the Site Plan.
PROJECT CONTACTS
Gary Verkleeren
Director, Construction & Development
106 Isabella Street, Suite 400
Pittsburgh, PA 15212
P: (412) 915-9017
E: Gary.Verkleeren@OridenPower.com
Ali Trunzo
Manager, Development
106 Isabella Street, Suite 400
Pittsburgh, PA 15212
P: (412) 230-6684
E: Ali.Trunzo@OridenPower.com
Chris Mohn
Principal / Director of Planning
Greenway Engineering, Inc.
151 Windy Hill Lane
Winchester, VA 22602
P: (540) 662-4185
E: CMohn@GreenwayEng.com