Mecklenburg County Planning Commission P.O. Box 307 - Boydton, Virginia 23917 VIRENI AGENDA Thursday, March 27, 2025 7:00 PM A. CALL TO ORDER B. PLEDGE TO THE FLAG C. ADDITIONS AND/OR DELETION TO AGENDA D. PUBLIC HEARINGS 1. The Mecklenburg County Zoning Office has received an application request by Albert &Audrey Dudley for a special exception for a sorting recycle site. The project will be located on Mecklenburg County Tax Number 128000-A-081A, and Parcel Record Number 4166 is zoned Agricultural, located on the south side of Highway 58, and is (2)two miles west of its intersection with Route 693 (Rogers Road). This property is located in Election District 8, County of Mecklenburg. Reference Deed Book LR-24-490. 2. Proposed amendments to Article 20, Solar Facilities, of the Mecklenburg County Zoning Ordinance, to remove utility-scale solar facilities as a permitted use in any zoning district in the County, with or without a special exception permit, but which proposed amendments would provide that special exception permit applications for utility-scale solar facilities that have been submitted to the Mecklenburg County Zoning Office before March 10, 2025 would not be subject to the proposed amendments and would be allowed to move forward to conclusion under the current Mecklenburg County Zoning Ordinance provisions concerning utility-scale solar facilities. The proposed amendments have been initiated by a resolution adopted by the Mecklenburg County Board of Supervisors on March 10, 2025. If you wish to submit written comments in advance of the public hearings, please submit 3. The Mecklenburg County Zoning Office has received an application by Seven Bridges Solar for a special exemption permit to construct 435 acres out of 1,249 acres, for an 80 MW solar energy facility to be located on County Tax Number 01300-A-001 and Parcel Record Number 7779. This property is zoned as Agricultural, is located on the west side of Route 633(Scotts Crossroads), and at its intersection with Route 681 (Honey Tree Road), Election District 7, County of Mecklenburg. Reference Deed Book LR-24-4076 E. APPROVAL OF MINUTES 1 1. Minutes from the February 27, 2025 Planning Commission meeting. F. ADMINISTRATORS REPORTS 1. Monthly Reports for Zoning and Building Inspector's Office G. ADJOURNMENT 2 Mecklenburg County P.O. Box 307 - Boydton, Virginia 23917 VIRGINI & STAFF REPORT The Mecklenburg County Zoning Office has received an application request by Albert &Audrey Dudley for a special exception for a sorting recycle site. The project will be located on Mecklenburg County Tax Number 128000-A-081A, and Parcel Record Number 4166 is zoned Agricultural, located on the south side of Highway 58, and is (2)two miles west of its intersection with Route 693 (Rogers Road). This property is located in Election District 8, County of Mecklenburg. Reference Deed Book LR-24-490. For Planning Commission Meeting On: March 27, 2025 Prepared By: - Chariot Medlin Suggested Action: Approve, Deny, or Defer Attachments: Albert Dudley ad.pdf VDOT Report Albert Dudley.pdf Albert Dudley application.pdf Staff Report Albert Dudley.pdf Photos from Albert Dudley.pdf VDOT response letter.pdf Albert Dudley gsi.pdf 3 MECKLENBURG COUNTY PLANNING COMMISSION NOTICE OF PUBLIC HEARINGS NOTICE IS HEREBY GIVEN that the Mecklenburg County Planning Commission will conduct public hearings on Thursday, March 27, 2025, beginning at 7:00 p.m., in the Board of Supervisors' meeting room oft the Goode Bank Building, located at 350 Washington Street, Boydton, Virginia 23917. The following matters will be considered at the public hearings: 1. The Mecklenburg County Zoning Office has received an application request by Albert & Audrey Dudley for a special exception for a sorting recycle site. The project will be located on Mecklenburg County Tax Number 128000-A-081A, and Parcel Record Number 4166 is zoned Agricultural, located on the south side ofHighway 58, and is (2) two miles west of its intersection with Route 693 (Rogers Road). This property is located in Election District 8, County of Mecklenburg. Reference Deed Book LR-24-490. Ifyou wish to submit written comments in advance of the public hearings, please submit those written comments to the Mecklenburg County Zoning Administrator by delivery, or via email at roberhendrick@mecklenburpva.com, . Please include your full name, address, and telephone number with your submission. Interested parties will be afforded an opportunity to provide comments during the public hearings. Interested parties are invited to view the live-streamed meeting at 7:00 p.m. on March 27, 2025, by entering the following web address in an internet browser: wwmecateburpvacom: click on the YouTube link. Additional information may be reviewed at, or secured from, the office ofthe Mecklenburg County Zoning Administrator, 350 Washington Street, Boydton, Virginia 23917; telephone, 434- 738-6191, Ext. 4340. 4 COMMONWEALTE of VIRGINIA DEPARTMENT OF TRANSPORTATION 1013W. Arlantic Street Tommy Johnson POBox 249 Phone: (434) 774-2316 Residency Administrator Sourh Hill, Virginia 23970 Fax: (4 34)774-2336 February 24, 2025 Robert L. Hendrick Zoning Administrator Mecklenburg County P.O. Box 307 Boydton, VA 23917 (Sent Via E-mail) SUBJECT: Special Exception Application Albert A. Jr. & Audrey Dudley 14713 Highway Fifty-Eight Mecklenburg County, VA Application Response-Applitcation Date 2/18/25 Dear Mr. Hendrick: The Virginia Department of Transportation, Souther Region Land Development Office has reviewed the subject application received on February 18, 2025. Currently, we offer the below comments. The entrance to this site will be classified as a commercial entrance and subject to current Access Management Regulations due to direct access to Hwy 58. No access to the site will be allowed until a site plan is submitted, reviewed and found acceptable by VDOT and the county. Acquisition of a Land Use Permit is required before any work can be done in the VDOT right of way: Ifyou have any questions, please feel free to contact me at 434-774-2310 or by email, diasauimnase. Sincerely, Cage 208-4500 e. Sodd Cage Land Development Engineer Southern Region Land Development Richmond District CC: Paul Hinson, P.E., LEED AP, VDOT Souther Region Area Land Use Engineer John Legg, VDOT Southern Region PermitsSubdivision Specialist Sr. Tommy Johnson, VDOT South Hill Residency Administrator Kevin Smith, VDOT South Hill Assistant Residency Administrator Chariot Medlin, Mecklenburg County Planning/ Zoning Office VirginiaDOT.org WE KEEP VIRGINIA MOVING 5 Mecklenburg County Board of Supervisors Post Office Box 307 ZRGINA Boydton, Virginia 23917 Robert Hendrick Telephone: (434)738-6191 Zoning Administrator (434) 447-7636 Fax (434)738-6430 MECKLENBURG COUNTY 255 chwk SPECIAL EXCEPTION PERMIT APPLICATION à a 0-18-2095 FEE: $325.00 (MADE PAYABLE TO MECKLENBURG COUNTY) Mail to: Director of Planning and Zoning, P.O. Box 307, Boydton, Virginia 23917 1. APPLICANT: Ahert Audry u Audley 2. ADDRESS: 14713 Hu58 TELEPHONE: 434-342. $Yy0 Beyellor, UA A3912 14984 P 58 Beyk., JA 33917 3. PERMIT REQUESTED FOR: Sarkny Becek sihe County Code Section: 4. LOCATION: Road Number: Hwy 58 Side of Road: Soliside Hwy 55 Nearest Intersection: Dogers Aocd Distance and Direction from Site: .2 miles wskof lagues Boed 5. SIZE OF PARCEL: lledz 6. SIZE OF PROPOSED USE: Y2 O4, 7. PROPERTY OWNER: (if other than applicant) Some 8. DEED BOOK: A-M. 490 PAGE NUMBER: 9. WATER SUPPLY (type): NIB Sewage Disposal (type): AIA ** Note any additional detail, comments, or other information on a separate sheet. B-18 2035 N DATE SIGNATURE OF APPLICANT Matddag A-18 2035 . Rus / 00a14 - DATE SIGNATURE OF APPLICANT Upon the submittal of the application, a site plan pertaining to the project is required for review. Once the site plan and application have been reviewed a public hearing date will be scheduled for the Planning Commission and Board of Supervisors. TO THE BOARD OF SUPERVISORS, MECKLENBURG COUNTY, VIRGINIA The following is the recommendation of the Mecklenburg County Planning Commission on the special exception application at a public hearing held on: ACTION TAKEN BY THE BOARD OF SUPERVISORS Ap public hearing was held on the Board of Supervisors took the following action on the special exception petition: 7 2/18/25, 11:53AM Mecklenburg County, VA- Official Real Estate Data PROPERTY. Parcel Information Assessed Values Parcel Record Number (PRN) 4166 District BOYDTON Type Assessed Value DISTRICT Land $66,700 Account Name DUDLEY, ALBERT A. JR & AUDREY U CareOf Main Structures $182,800 Address1 14713 HIGHWAY FIFTY-EIGHI Other Structures $6,300 Address2 TOTALS $255,800 City, State Zip BOYDTON, VA 23917 Business Name Location Address(es) 14780 HIGHWAY FIFTY-EIGHT Map Number Map Number Sheet Insert DoubleCircle Block Lot SubLot 128000-A- 128 000 A 081 A -081A Total Acres 11.22 Deed LR-24-490 Will NONE Plat PL-04-2615 Route 58 Legal Desc 1 TR-HUTCHESON Legal Desc 2 Zoning AG State Class SINGLE FAMILY RESIDENCE (SUBURBAN) Topology ROLLING Utilities ELECTRICITY, SEPTIC SYSTEM, WELL Sales History Grantor Sale Price Instrument I Number of Tracts Sale Date KEENE, SHIRLEY $215,000 DEED-24-490 1 02/09/2024 WOODS-RINER, CHRISTINA $0 DEED-23-4308 1 12/01/2023 ARTHUR, PHILLIP $0 DEED-23-2075 1 06/16/2023 KEENE, SHIRLEY $210,000 DEED-23-1955 1 06/09/2023 8 htpeslmedilenburgcamasomcisaysemscemaomPepanPageaspa7d-4166adiedt-l 1/3 Staff! Report Special Exception Application Planning and Zoning Report = Planning Commission Public Hearing March 27, 2025 Prepared by the Zoning Administrator's Office = Robert L. Hendrick, Chariot Medlin Report Date: February 18, 2025 I. Application Summary Project: Sorting Recycle Site Location: 14713 Highway 58 Boydton, Virginia 23917 Tax Map number: Mecklenburg County Tax Number 128000-A081A and Parcel Record Number 4166 Owner: Albert & Audrey Dudley 14713 Hwy 58 Boydton, Virginia 23917 Applicant: Albert & Audrey Dudley 14713 Hwy 58 Boydton, Virginia 23917 Proposal: Sorting Recycle Site Application Material: Special exception application II. Application History A. Special Exception Application = The Applicant submitted its special exception permit application on February 18, 2025. III. Proposed DevelopmentApplcaton Summary The Applicant proposes to use an % acre to sort and recycle material. A Construction - The Applicant will not be constructing any structures at this time. B. Setbacks, Buffers, and Landscape Plan Applicant will follow the guidelines set forth within the. Agricultural Zoning District. IV. Existing Conditions and Zoning The property is currently zoned Agricultural and has one single-family residence on the property. 9 V. Adjacent and Surrounding Uses/Area The area is zoned Agricultural with single-family homes. VI. Staff's S Summary Staff notes the following points for the Planning Commission's consideration: 1. The area is mostly rural with single-family homes. 2. There are no anticipated negative impacts on the health, safety, and welfare oft the citizens of Mecklenburg County. 3. The sorting site is not able to be viewed by the public from Highway 58. 4. Sorting the materials prevents recycling material out of the local landfill. 5. The sorting site is not open to the public. 6. Material that is not recyclable the owner transports to the local landfill. 7. The recycled material is sorted by hand. 8. The recycling site will not handle hazardous material. VII. Recommendation of Approval 1. It will not be detrimental to the public welfare. 2. It will not affect adversely the health or safety of persons or the neighborhood oft the purposed use. 3. By sorting and recycling the material it will save spaçe within the local landfill. 4. There is no other sorting recycling site ofthis type within the county. 5. The owner will ensure the entrance from the site onto Highway 58 eastbound will remain clean of mud or other debris at all times. 6. The applicant will meet VDOT requirements for a Commercial entrance ifhe expands his operation 7. The owner will be required to obtain all necessary permits with DEQ. VIII. Recommendation of Denial 1. The site is within 141 feet of a part of Butchers Creek which is used for recreational use. IV. Recommendation to Defer 1. To allow the planning commission more time to visit the area of the proposed site. 2. To provide the planning commission with time to consider comments made by the public and incorporate such comments into conditions that may be applied to the proposed use ofthe site. 10 Neiwork: Feb 18 2025 at 9:52:28AM EST LocalFeb 18, 2025at 9:52:28 AM EST 12 Vémork:Feb: 18 2025-19:50:59 AM EST ocal:Fab at 9:50:59 AM EST 13 Nélwork Feb 18, 2025 at 9:52:28 AM EST Local Feb 18, 2025 at 9:52:28 AM EST 14 A a - - a a a - NatworkFabt 18 2025 at9:53:24 AM ESI Lodalfeb 18, 2025 at 9:53:24 AM EST 16 MAAARESRRDRSAL 9:53:50 AM EST Lofep.20Sat 9:53:50 AM EST - a F 4 NabworkFeb 18, 3025a 95418AM-EST Local:Feb 18 20254195418 AMEST J E la Network:Feb 18, 2025 at 9:55:08 AM EST Local:Feb 18, 2025 at 9:55:08 AM EST 5 19 Network:Feb 18, 2025 at 9:56:58 AM EST Local:Feb 18, 2025 at 9:56:58 AM EST HEHE 20 Chariot Medlin From: Cage, Todd (VDOT) <Todd.Cage@yDOTVirginiagov) Sent: Tuesday, February 25, 2025 3:10 PM To: Robert Hendrick Cc: Legg, John (VDOT); Hinson, Paul (VDOT); Smith, Kevin D. (VDOT); Johnson, Tommy (VDOT); Chariot Medlin; adudleys41@gmail.com Subject: RE: Dudley SE Application Response Robert, Mr. Dudley called me, and we spoke about the location of the entrance and which one he is actually using. reviewed the entrance he is going to use, and it is paved and acceptable for a Low Volume Commercial Entrance at this time. This entrance will be classified as a Low Volume Commercial entrance due to it having less than 50 vehicular trips per day. If it goes over that in the future as his business grows the entrance will need to be upgraded to at full Commercial Entrance per VDOT standards and regulations. Please make this email a revision to my previous letter concerning this SE application. He does need to put down some stone on his side of the asphalt entrance to keep the tracking of mud out of Hwy 58. DEFINITION: Low Volume Commercial Entrance: Any entrance, other than a private entrance, serving five or fewer individual residences or lots for individual residences on a privately owned and maintained road or land uses that generate 50 or fewer vehicular trips per day using the methodology in the Institute of Transportation Engineers Trip Generation. If there are any questions, please feel free to contact me. Sincerely, C. Todd Cage Land Development Engineer South Hill & Petersburg Residencies Virginia Department of Transportation WDOT Cell 434-774-9053 South Hill Res. Office 434-774-2310 todd.cage@VDOT. Virginia.gov From: Cage, Todd (VDOT) Sent: Monday, February 24, 2025 2:35 PM To: Robert Hendrick rober.hendrick@mecklenburgya.com) robert.hendnck@mec.enburgya.com, Cc: Legg, John (VDOT) sieevcoTwpnasn, Hinson, Paul (VDOT) <Paul.Hinson@vdotwvirginiagov; Smith, Kevin D. (VDOT) demsmmaePoOrwpe, Johnson, Tommy (VDOT) <fredenckohnsoneypor.yirgnagoo, Chariot Medlin chanotmedlin@meckenburgva.com) charotmedlinemeckienburgya.com> Subject: Dudley SE Application Response Robert, Attached are my comments for the subject SE application. 1 21 Sincerely, C. Todd Cage Land Development Engineer South Hill & Petersburg Residencies Virginia Department of Transportation WDOT Cell 434-774-9053 South Hill Res. Office 434-774-2310 todd.cage@VDOT. Virginia. gov 2 22 Albert & Audrey Dudley GIS J3U0T 39086 37155 FIFTVEIGHT - 58 HIGHWAY a 4168 HIGHWAY FFTVEIGHT 58 HIGHWAY FIFTVEIGHT - 58 FFTVEIGHT FFTVEGHT 58 HIGHWAY - 58 HIGHWAY FFIVEIGHT - & 58 HIGHWAY 36054 3859 3623 - & 4166 8 35172 3661 36793 32316 37813 2/18/2025, 2:58:25 PM 0.03 1:4,514 0.06 0.12mi 911 Address Point US Highway Crossover Tax Parcels o 0.05 0.1 0.2k km Roads Secondary Road US Highway 23 MECKLENBURG COUNTY PLANNING COMMISSION NOTICE OF PUBLIC HEARINGS NOTICE IS HEREBY GIVEN that the Mecklenburg County Planning Commission will conduct public hearings on Thursday, March 27, 2025, beginning at 7:00 p.m., in the Board of Supervisors' meeting room of the Goode Bank Building, located at 350 Washington Street, Boydton, Virginia 23917. The following matters will be considered at the public hearings: 1. Proposed amendments to Article 20, Solar Facilities, ofthe Mecklenburg County Zoning Ordinance, to remove utility-scale solar facilities as a permitted use in any zoning district in the County, with or without a special exception permit, but which proposed amendments would provide that special exception permit applications for utility-scale solar facilities that have been submitted to the Mecklenburg County Zoning Office before March 10, 2025 would not be subject to the proposed amendments and would be allowed to move forward to conclusion under the current Mecklenburg County Zoning Ordinance provisions concerning utility-scale solar facilities. The proposed amendments have been initiated by a resolution adopted by the Mecklenburg County Board of Supervisors on March 10, 2025. Ifyou wish to submit written comments in advance oft the public hearings, please submit those written comments to the Mecklenburg County Zoning Administrator by delivery or via email at rober.hendrick@mecklenburva.com by 3:00 p.m. by March 26, 2025. Please include your full name, address, and telephone number with your submission. Copies of all application materials, and copies ofthe proposed amendments to Article 20 ofthe Mecklenburg County Zoning Ordinance, may be reviewed in the office ofthe Mecklenburg County Zoning Administrator, 350 Washington Street, Boydton, Virginia 23917, between the hours of9:00 a.m. to 4:30 p.m., Monday through Friday (holidays excluded). Interested parties who attend in person will be afforded an opportunity to provide comments during the public hearings. Interested parties are invited to view the live-streamed meeting at 7:00 p.m. on March 27, 2025, by entering the following web address in an internet browser: ww.mecAtenburyacom: click on the YouTube link. Additional information may be reviewed at, or secured from, the office ofthe Mecklenburg County Zoning Administrator, 350 Washington Street, Boydton, Virginia 23917; telephone, 434- 738-6191, Ext. 4340. 33 Mecklenburg County P.O. Box 307 - Boydton, Virginia 23917 VIRGINIE STAFF REPORT Proposed amendments to Article 20, Solar Facilities, of the Mecklenburg County Zoning Ordinance, to remove utility-scale solar facilities as a permitted use in any zoning district in the County, with or without a special exception permit, but which proposed amendments would provide that special exception permit applications for utility-scale solar facilities that have been submitted to the Mecklenburg County Zoning Office before March 10, 2025 would not be subject to the proposed amendments and would be allowed to move forward to conclusion under the current Mecklenburg County Zoning Ordinance provisions concerning utility-scale solar facilities. The proposed amendments have been initiated by a resolution adopted by the Mecklenburg County Board of Supervisors on March 10, 2025. If you wish to submit written comments in advance of the public hearings, please submit For Planning Commission Meeting On: March 27, 2025 Prepared By: - Chariot Medlin Suggested Action: Approve or Deny Attachments: Artide.20_Soar_System: Draft 1_.pdf Ad for Article 20 amendments .pdf 24 ARTICLE 20 Adopted 11-06-2017 Amended April 11, 2022 Amended July 10, 2023 SOLAR FACILITIES 20.1 PURPOSE The purpose of this section is to establish requirements for construction and operation of solar facilities and to provide standards for the placement, design, construction, monitoring, modification, and removal of solar facilities; address public safety, minimize impacts on scenic, natural, and historic resources; and provide adequate financial assurance for decommissioning, 20.2 APPLICABILITY Applicability. This article shall apply to all solar facilities constructed after the effective date of this article, including any physical modifications to any existing solar facilities that materially alter the type, configuration, or size of such facilities or other equipment; provided however, that any Utility-scale Solar Facility that was the subject of a Special Exception Permit application filed with the Mecklenburg County Zoning Administrator prior to March 10, 2025 shall be permitted in the Agricultural, Low Density Agricultural, Business (B-1), and Industrial (M-1) zoning districts with the approval of a Special Exception Permit and compliance with the requirements of Article 20 as adopted 11-06-2017, and amended April 11, 2022 and July 10, 2023. 20.3 DEFINITIONS a. Applicant - the person or entity who submits an application to the locality for a permit to install a solar facility under this ordinance. b. Disturbance zone - the area within the site directly impacted by construction and operation of the solar facility. C. Community Scale-Solar Facility - A solar photovoltaic (PV) project with multiple subscribers that receive credit on their utility bill portion of the energy produced by the community solar facility. d. Integrated PV - photovoltaics incorporated into building materials, such as shingles. e. Operator - the person responsible for the overall operation and management of a solar facility. f. Owner - the person who owns all or a portion of a solar facility. g. Photovoltaic or "PV" - materials and devices that absorb sunlight and convert it directly into electricity. h. Rated capacity - the maximum capacity of a solar facility based on the sum total of each photovoltaic system's nameplate capacity. i. Site - the entire area containing a solar facility. 1 j. Solar facility, small-scale - a facility that either: (a) generates less than 15 kilowatts (kW) electricity from sunlight, consisting of one or more Photovoltaic systems and other appurtenant structures and facilities within the boundaries P the site; or (b) utilizes sunlight as an energy source to heat or cool buildings, heat or cool water, or produce electrical or mechanical power by means of any combination of collecting, transferring, or converting solar-generated energy; and (c) meets at least one of the following criteria: has a disturbance zone equal to or less than an acre; is mounted on or over a building, parking lot, or other previously disturbed area; or utilizes integrated PV only. k. Solar facility, medium-scale - a facility that generates electricity from sunlight primarily to reduce onsite consumption of utility power for commercial and industrial applications. Sites are between one to three acres with a maximum capacity of 999 kW. 20.4 ZONING DISTRICTS (a) Solar facilities shall be permitted in zoning districts as follows: Low Density Solar Facility Agricultural Residential Business B-1 Industrial M-1 Agricultural Small-scale By-right By-right By-right By-right By-right Medium-scale SEP SEP SEP SEP By-right (b) Small-scale solar Facilities may be installed in the Agricultural, Residential, Business, and Industrial Districts, to provide electricity to individual structures; provided a site plan has been submitted to the Zoning Administrator for review and approval; all Federal, State and Local regulations have been followed; and the system is located upon the property or structure being served. (c) Medium-scale solar facilities may be installed in the Industrial M-1 District to provide electricity for use on-site for commercial and industrial applications; provided a site plan and landscaping plan have been submitted to the Zoning Administrator for review and approval; all Federal, State and Local regulations have been followed; and the system is located upon the property or structure being served. 20.5 MINIMUM DEVELOPMENT STANDARDS (a) All ground mounted small-scale, and medium-scale solar facility will be classified as accessory structures. (b) Any ground mounted small-scale or medium-scale solar facility shall be significantly screened from the ground-level view of adjacent properties and if located within twenty (20) feet or closer to the public right of way or an adjacent or adjoining property, the Applicant shall submit a andscaping/bufering plan and landscaping buffering maintenance plan to the Zoning Administrator for approval prior to construction. 2 (c) Setbacks for any ground mounted small-scale and medium-scale solar facility must comply with the setback requirements established for accessory structures in the zoning district in which the solar facility is located. (d) No ground mounted small-scale or medium-scale solar system shall be constructed within an area that has been designated as wetlands nor within a flood plain. (e) All existing mature vegetation shall remain on site unless the removal of a portion of such vegetation is required to enable access to the site for construction activities. (f) Any solar system constructed in a non-residential zoning district shall have a site entrance which complies with the requirements of the Construction Entrance of the Zoning Ordinance, as amended. (g) An Applicant for a solar facility being developed in a non-residential zoning district must submit a Construction Traffic Management Plan, and that plan must be approved prior to issuance of permits or commencement of construction. (h) If the land disturbance for a small-scale or medium-scale solar facility exceeds the requirements of applicable law, the Applicant shall submit an Erosion and Sediment Control Plan, a Stormwater Plan, and a County Land Disturbance Permit to the Zoning Administrator for approval prior to the commencement of construction. (i) Before any permits are issued, or construction begun, an application for a solar facility to be installed on a roof top must submit a site plan and engineering study to the Zoning Administrator, and the plan and study sO submitted must be approved by the Zoning Administrator. 20.6 DECOMMISSIONING The following requirements shall be met for small-scale and medium-scale solar facilities: (a) Solar facilities which have reached the end of their useful life or have not been in active and continuous service for a period of one (1) year shall be removed at the owner's or operator's expense, except if the facility is being repowered or a force majeure event has or is occurring requiring longer repairs; however, the County may require evidentiary support that a longer repair periodis necessary. (b) The owner or operator shall notify the Zoning Administrator by certified mail of the proposed date of discontinued operations and plans for removal. (c) Decommissioning shall include removal of all solar electric systems, buildings, cabling, electrical components, security barriers, roads, foundations, pilings, and any other associated facilities, sO that any agricultural ground upon which the facility and/or system was located is again tillable and suitable for agricultural uses. The site shall be graded and re-seeded to restore it to as natural a condition as possible, unless the land owner requests in writing that the access roads or other land surface areas not be restored, and this request is approved by the Board of Supervisors (other conditions might be more beneficial or desirable at that time). (d) The site shall be re-graded and re-seeded to as natural condition as possible within six (6) months after the operation of the solar facility has ceased. 3 (e) Decommissioning shall be performed in compliance with the approved decommissioning plan. The Board of Supervisors may approve any appropriate amendments to or modifications of the decommissioning plan. (f) Hazardous material from the property shall be disposed of in accordance with federal and state law and in a certified, licensed landfill whose permit allows acceptance ofthe decommissioned materials. (g)The estimated cost of decommissioning shall be determined by the Applicant and approved as part of the Special Exception Permit. The estimated cost of decommissioning shall be guaranteed by the deposit of funds in an amount equal to the estimated cost in an escrow account at a federally insured financial institution approved by the County, and comply with the following: i. The applicant shall deposit the required amount into the approved escrow account before any building permit is issued to allow construction of the solar facility. ii. The escrow account agreement shall prohibit the release of the escrow funds without the written consent of the County. The County shall consent to the release of the escrow funds upon on the owner's or occupant's compliance with the approved decommissioning plan. The County may approve the partial release of escrow funds as portions of the approved decommissioning plan are performed. iil. The amount required to be deposited in the escrow account shall equal the amount of the estimated cost of decommissioning approved by the Board of Supervisors. Such amount shall not be reduced to reflect the value of salvage. iv. An engineer, or other qualified individual, on behalf of the owner or operator shall recalculate the estimated cost of decommissioning every five (5) years. If the recalculated estimate exceeds the prior estimated ten (10) percent or more, then the owner or operator shall deposit additional funds sO that the escrow amount equals the new estimated cost of decommissioning. If the recalculated estimated cost of decommissioning is less than ninety (90) percent of the current estimated cost of decommissioning, the County may (but shall not have the duty to) approve reducing the amount of the escrow account to the recalculated estimated cost of decommissioning. V. The County may approve alternative methods to secure the availability of funds to pay for the decommissioning of a solar facility, such as a performance bond, letter of credit, or other security approved by the County. (h) If the owner or operator of the solar facility fails to remove the installation in accordance with the requirements of this permit or within the proposed date of decommissioning, the County may use escrow funds, or collect the surety and the County or hired third party may enter the property to physically remove the installation. 4 20.7 COORDINATION OF LOCAL EMERGENCY SERVICES Applicants for new solar facilities shall coordinate with the County's emergency services staff to provide materials, education and/or training to the departments serving the property with emergency services in how to safely respond to on-site emergencies. 20.8 CONDITIONS (a) The Board of Supervisors may consider conditions addressing a proposed solar facility, including, but not limited to, the following: (1) A solar facility shall be constructed, maintained, and operated in substantial compliance with: i. The development standards under this article. i. The approved concept plan. ii. Any other conditions imposed pursuant to a Special Exception Permit. (2) To require the Applicant to submit an erosion and sediment control plan for review by the County or by a qualified third party, the cost of which third party shall be borne by the Applicant. The Applicant shall construct, maintain, and operate the solar facility in compliance with the approved plan. (3) To require the Applicant to submit stormwater management plan for approval by the County, which shall have the right to retain a qualified third party to evaluate the plan, the cost of which evaluation shall be borne by the Applicant. The Applicant and owner or operator shall construct, maintain, and operate the solar facility in compliance with the approved plan. (4) If the solar facility is declared to be unsafe by the Zoning Administrator or building official, the solar facility must be brought into compliance with Federal, State and local laws and ordinances, and conditions imposed under the Special Exception Permit, by the earliest possible date, and failure to attain such compliance by such date will authorize the Board of Supervisors to revoke the Special Exception Permit. (5) The owner and operator shall give the County written notice of any change in ownership or any change in the operator. 20.9 Small-Scale Solar Facility 1. A small-scale solar facility will not be located within one (1) mile of any town boundary. 2. The area, within which all construction, material storage, grading and related activities for the small-scale solar facility occurs, will be no more than a total of fifty (50) acres. 3. A small-scale solar facility will not be located within two (2) miles of another approved or constructed Utility-Scale, Small-Scale, or Community-Scale solar facility to mitigate the impacts to the scale of the use. 5 4. No solar facility will be located within one (1) miles of FAA (Federal Aviation Administration) regulated airport unless the applicant submits as part of its application written certification from the FAA that the location of the facility poses no hazard and will not interfere with, airport operations. 20.10 Community-Scale Solar Facility 1. A community-scale solar facility will not be located within one (1) miles of any town boundary. 2. The area, within which all construction, material storage, grading and related activities for the community-scale solar occurs, will be no more than a total of fifty (50) acres. 3. A community-scale solar facility will not be located within two (2) miles of another approved or constructed Utility-Scale, Small-Scale, or Community-Scale solar facility to mitigate the impacts to the scale of the use. 4. No solar project will be located within one (1) mile of FAA (Federal Aviation Administration) regulated airport unless the applicant submits as part of its application written certification from the FAA that the location of the facility poses no hazard and will not interfere with airport operations. 20.11 Maximum Acreage for Solar Facilities No more than 2,325 acres within Mecklenburg County shall be approved for use as the fenced-in acreage of a Community-Scale Solar Facility, Utility-Scale Solar Facility, Medium-Scale Solar Facility, and Small-Scale Solar Facility. The "fenced-in" acreage will be identified by the applicant on the concept plan and will include all solar generating equipment, substations, related infrastructure, detention ponds, and other areas of the projects that are physically inside the required security fencing. 6 Mecklenburg County P.O. Box 307 - Boydton, Virginia 23917 VIRGINE a STAFF REPORT The Mecklenburg County Zoning Office has received an application by Seven Bridges Solar for a special exemption permit to construct 435 acres out of 1,249 acres, for an 80 MW solar energy facility to be located on County Tax Number 01300-A-001 and Parcel Record Number 7779. This property is zoned as Agricultural, is located on the west side of Route 633(Scotts Crossroads), and at its intersection with Route 681 (Honey Tree Road), Election District 7, County of Mecklenburg. Reference Deed Book LR-24-4076 For Planning Commission Meeting On: March 27, 2025 Prepared By: - Chariot Medlin Suggested Action: Approve, Deny, or Defer Attachments: Seven Bridges Ad.pdf Seven Bridges Staff Report.pdf Additional information Seven Bridges.pdf Seven Bridges Solar special exception application 2025.pdf Seven Bridges VDOT report.pdf Seven Bridges GIS pdf 34 MECKLENBURG COUNTY PLANNING COMMISSION NOTICE OF PUBLIC HEARINGS NOTICE IS HEREBY GIVEN that the Mecklenburg County Planning Commission will conduct public hearings on Thursday, March 27, 2025, beginning at 7:00 p.m., in the Board of Supervisors' meeting room of the Goode Bank Building, located at 350 Washington Street, Boydton, Virginia 23917. The following matters will be considered at the public hearings: 1. The Mecklenburg County Zoning Office has received an application request by Seven Bridges Solar for a special exception for a proposed 435 acres out of1,249 acres for an 80 (MW) Solar Facility. The project will be located on Parcel Record Number 7779, Mecklenburg County Tax Number 01300-A-001 this property is located on the west side of Route 633 (Scotts Crossroads), at its intersection with Route 681 (Honey Tree Road). This property is located in election District 7, County of Mecklenburg. Reference Deed Book LR-24-4076. Ifyou wish to submit written comments in advance of the public hearings, please submit those written comments to the Mecklenburg County Zoning Administrator by delivery, or via email at athsaasmadlshmwe by 3:00 p.m. by March 17, 2025. Please include your full name, address, and telephone number with your submission. Interested parties will be afforded an opportunity to provide comments during the public hearings. Interested parties are invited to view the live-streamed meeting at 7:00 p.m. on March 27, 2025, by entering the following web address in an internet browser: wwwmeclemburpvacom: click on the YouTube link. Additional information may be reviewed at, or secured from, the office ofthe Mecklenburg County Zoning Administrator, 350 Washington Street, Boydton, Virginia 23917; telephone, 434- 738-6191, Ext. 4340. 35 Mecklenburg County Staff Report Special Exception Review Seven Bridges Solar Planning and Zoning Report - Planning Commission Public Hearing Prepared by the Zoning Administrator's Office = Robert L. Hendrick, Chariot Medlin Report Date: September 10, 2024 I. Application Summary Project: Seven Bridges Solar 80 (MW) Solar Facility Applicant : Seven Bridges Solar, LLC Contact Person : Charles Spiliotis 125 High Street 17th Floor High Street Tower, Suite 1705 Boston, MA 02110 Owners: Mullin Family Holdings, LLC 700 Ridgeway Farm Lane Brookneal, VA 24528 Location: PRN 7779 is located on the west side ofHWY 633 (Scotts Crossroads) at its intersection with HWY 681 (Honey Tree Road). Tax map Numbers: Mecklenburg County Parcel Record Numbers- 7779 and Tax Map Number 01300-A-001. Proposal: Special Exception for an 80 (MW) Solar Facility. Application Material: Special Exception Site Plan Support information Photographs ofthe area - II. Application History Company information is included with the Applicant information. A Special Exception Application- The Applicant submitted its Special Exception Application on September 10, 2024, for the, planning commission meeting. III. Proposed DevelopmentApplicant Summary The Applicant proposes to construct a 435-acre solar facility within a fenced-in area, The fenced- in area will contain PV panels, roads, a laydown area, and a substation. The entire project is composed of a total of 1,249 acres for a MW Solar facility. The facility will produce green energy on the grid. 36 A. Construction - The applicant plans to begin construction after the approval of the Special Exception permits with conditions, and all necessary permits are obtained from the federal and state agencies. B. Setbacks, Buffers, and Landscaping Plan = The Applicant will follow the guidelines set forth in Article 20, Solar Facilities, and any guidelines determined by the Mecklenburg County Planning Commission or the Mecklenburg County Board of Supervisors, within the submitted site plan. IV. Existing Conditions and Zoning The properties are currently Zoned Agriculture which contains open land, mixed timber, and residential living. The facility will use approximately 435 acres of the 1, 249 acres to develop the solar facility. V. Adjacent and Surrounding Uses/Area The area is mostly Agriculture with mixed timber and residential homes. VI. Staff Summary Staff notes the following points for the planning commission" 's consideration: 1. The county doesn't have other solar facilities proposed of this size. 2. The Seven Bridges Solar project will consist of 1,249 acres of property. 3. The proposed facility will be located on 435 acres out of the proposed 1,249 acres. 4. The facility will be located within the proximately to the Horsepen Creek and Meherrin River. 5. The proposed site will leave 814 acres undisturbed out of the 1,249 acres. 6. Ofthe 1,249 acres of land proposed for the site includes wetlands that cannot be disturbed. 7. The Future Land Use Plan ofthe Mecklenburg County Comprehensive Plan (Mecklenburg 2044) denotes most oft the area in which the property subject to this application is located as "rural conservation." 8. The Board of Supervisors did not accept the first siting agreement. 9. The applicant submitted a revised siting agreement to the Board of Supervisors for review. This review will occur after the Planning Commission's decision on this application. Adoption ofthe siting agreement will deem the project to be in substantial accordance with the Mecklenburg County Comprehensive Plan, notwithstanding the standards contained in said plan. 10. The developer is proposing a new commercial construction entrance off] Highway 49. 11. Scotts X-road will be utilized for construction workers and may be utilized by unloaded commercial vehicles. 12. The developer is proposing greater setbacks from adjoining property lines and the Meherrin River. 13. The developer has proposed to put 254 acres into a Planned Conservation area, which would prohibit future development. This aligns with a recommendation from the Virginia Department of Conservation and Recreation' S Meherrin Scenic River Report. 14. The Seven Bridges 2232 Comprehensive Review was approved by the Board of Supervisors on July 11, 2022. VII. Recommendation to Defer 1. To allow the planning commission more time to review the application due to the size 37 ofthe facility. 2. To allow the planning commission more time to visit the area of the proposed site. 3. To provide the planning commission with time to consider to comments made by the public and incorporate such comments into conditions that may be applied to the proposed use of the site. VIII. Recommendation to Deny 1. The site will be utilizing 1,249 acres of prime farmland of statewide importance to develop a 435-acre solar facility. 2. A small portion of the land scores Class III or Class IV on the Virginia Conservation Vision Agricultural Model. 3. The property has "moderate," "high", G699 very high", and "outstanding" forest conservation values on the Virginia Conservation Vision Forest Conservation Values Model. A: number of proposed panels on the submitted concept plan are situated in areas designated as "very high" or "outstanding" 99 4. The property registers as having "high" ecological cores on the Virginia Natural Landscape Assessment. 5. Portions of the property are on the Virginia Natural Land Network. 6. The applicant provided a construction route that all loaded commercial vehicles would use Highway 49 construction entrance and other construction traffic would use Highway 633 Scotts Xroads to include unloaded commercial vehicles. However, the applicant has not provided a total vehicle count that would be utilizing the construction routes. 7. The project is being developed within the proximity of the South Meherrin River, which flows into the Meherrin River. These waterways could be affected if any contamination were to leave the site. 8. Additionally, the Meherrin River has been designated by the Virginia General Assembly as a State Scenic River (Section 10.1 - 418.3 of the Code ofVirginia). As the Virginia Department of Conservation and Natural Resources noted, "A good portion of this land is timberland and has ample forested buffers, which provide a sense ofisolation and remoteness" and "the Meherrin River corridor contains few signs ofh housing or industrial development. Several houses and cabins may be seen along the route, but they are few and far between and are often veiled by foliage. The siting of these structures, well away from flood zones, high on banks, and behind vegetative buffers does not significantly compromise the sense of isolation on the water or the aesthetic quality oft the corridor." An industrial development would be contrary to these statements. IV. Recommendation to Approve 1. The site will produce additional energy, which is needed to offset additional sources of energy consumption, including industrial uses located in Mecklenburg County. 2. Approximately $2.5 million will be provided to the County in one-time capital payments to support County projects. An additional $500,000 will be provided to the Town of Chase City. 3. The site will produce enhanced County tax revenue compared to existing uses, with an estimated $7.6 million over the lifespan of the project. This includes real estate (-$15,000 annually) and revenue share (in lieu of machinery and tools taxes) payments (beginning at $123,200 annually). 4. The submitted economic impact report indicates that the facility would provide 29 full-time equivalent construction worker employment opportunities during the year of construction with $1.5 million in wages and benefits and $17.5 million in output. 38 These jobs are modeled to support 94 additional jobs with $3.75 million in wages and benefits and $14.87 million in indirect and induced economic activity during the period of construction. 5. The applicant plans to adhere to the proposed Construction Traffic Management Plan standards to reduce impacts to the County's secondary road network. 6. A number of conditions, listed below, have been offered by the developer to provide protections for the public and to the land in the development of the energy facility and its eventual removal. A recommendation to approve would impose these conditions on the development. V. Proffered Conditions SECTION 1. GENERAL PROVISIONS 1) The site shall be developed, constructed, operated, and decommissioned in substantial compliance with all oft the following: a) All applicable federal, state, and local laws, statutes, ordinances, and regulations b) The Final Site Plan (as defined in Section I, Condition 3). c) The Decommissioning Plan approved by Meckienburg County (as referenced in Section V, Condition 1). d) The Emergency Response Plan approved by Mecklenburg County (as defined in Section I, Condition 4). e) The Construction Traffic Management and Mitigation Plan approved by Mecklenburg County (as defined in Section III, Condition 4). f) The Erosion and Sediment Control Plan (required by state law) is acceptable to the Zoning Administrator. g) The Stormwater Management Plan (required by state law) acceptable to the Zoning Administrator and DEQ h) The Screening Plan (as defined in Section II, Condition I.b) i) A Vegetation Management Plan acceptable to the Zoning Administrator that is included as part ofthe Final Site Plan j) The SEP application (as may be modified by the final Conditions and any of the approved plans referenced above). 2) The SEP shall be issued to Applicant and shall run with the land unless and until it is revoked, expires, or is voided. 39 3) An approved site plan (the "Final Site Plan") shall be required for the permitted use. Land disturbing shall be permitted following the issuance ofthe VAI Department ofEnvironmental Quality Permit By Rule ("PBR") approval, except that preliminary land disturbing activities (i.e., grading, internal road construction, and installation ofsilt fences, basins, and perimeter fences) shall be permitted prior to PBR approval as allowed by law. 4) Applicant shall submit an Emergency Response Plan (the "ER Plan") with the submission of the Final Site Plan. The ER Plan shall include fire suppression methods that can be immediately deployed where applicable during both the construction and operation of the project. The ER Plan shall also include a program ofe education and training to be provided for County emergency response staff covering onsite emergency response. 5) Upon approval of the SEP, the County must be granted an easement which provides the right of entry onto the Property for SO long as the project is in operation, and for sO long after operation ceases as is needed to ensure decommissioning in compliance with terms and conditions ofthe SEP. The right of entry must be afforded by the record owner(s) ofthe Property, at the time the easement is granted. The easement shall contain details on access procedures and will be conveyed to the County by recordable deed(s). The deed(s) will provide that the right of entry runs with title to the Property as to subsequent owners. After decommissioning has been completed in compliance with terms and conditions of the SEP, upon request by the record owner(s) of the Property at the time the decommissioning is completed, the County will deliver to that owner(s) a deed(s) by which the easement rights are conveyed to the current owner(s) or otherwise extinguished. 6) The Applicant will reimburse the County any reasonable expense incurred by local fire and rescue personnel related to a response by such personnel to a fire, rescue call or similar event that occurs at the Project and is caused by the Project or to secure training for EMS to respond under such circumstances. SECTION 11. BUFFERS, HEIGHTS, AND SETBACKS I) Reference is made to that plan prepared by Stantec entitled Preliminary Site Plan Evaluation Map" dated July 26, 2024, as amended (the "Concept Plan"). The Concept Plan dentifies an exterior project setback from all property lines to the nearest structure that is at minimum one hundred fifty (150) feet in width, except that along the South Meherrin River and Scotts Crossroads, the setback shall be a minimum of four hundred (400) feet (the "Required Setbacks"). The SEP Application also requires a minimum one hundred (100) foot vegetative screen (the "Required Screening") within the Required Setback from the property line. Along the South Meherrin River, the Required Screening shall be three hundred (300 feet in width. The Required Setbacks and Required Screening shall be established and maintained pursuant to the following conditions: a) No solar panels, equipment, and other improvements (including fencing) related to the Project shall encroach into the Required Setbacks. Nothing in this condition shall prohibit the installation of access roads and public utilities required for the Project generally perpendicular to the Required Setbacks as approved in the Final Site Plan. 40 b) The Applicant shall include in its site plan submission a plan for establishment of the Required Screening consistent with the terms of this Condition (the "Screening Plan"). c) No timber shall be harvested from the Required Screening area on and after the date that the SEP is approved. d) The Screening Plan shall show the Required Screening areas on the Property and shall show the areas oft timber that are outside of the Required Screening areas but still within the Required Setbacks where timber can be removed (as defined in Section 7 of the SEP Application Forestry Management Plan). The Screening Plan also shall include details and plans for additional plantings as required to be installed to meet the screening requirements of Section 20.7(e) of the Zoning Ordinance. Upon approval ofthe Final Site Plan, the timber identified in the Screening Plan that is within the Required Setback but outside of the Required Screening area may be removed from the Property. Outside of the Required Setbacks and the infrastructure and buffers as identified on the Final Site Plan, timber may be harvested, thinned, or otherwise disturbed for SO long as the SEP remains in effect. Notwithstanding the forgoing, any diseased or dying timber or other plantings located within the Required Screening areas may be removed as necessary to protect the remaining timber and other plantings from damage or disease, or to protect persons or property. e) Required Screening areas approved as part of the Final Site Plan shall be managed and maintained to ensure health and preservation of the screened areas for SO long as the SEP is in effect. 2) At the time of Final Site Plan approval, the approximately 254 acres identified on the Concept Plan as "Planned Conservation Area" shall be placed under a perpetual conservation easement, on terms acceptable to the County Attorney, to prohibit the future development oft the Property. SECTION 111. CONSTRUCTION, TRAFFIC, and ROAD REPAIRS 1) The County Administrator, building official, Zoning Administrator, or environmental codes and compliance officer, or any party or parties designated by any one or more of those county officials, including other federal, state, or local government officials, shall be allowed to enter the Property, including the Project site at any time after giving at least twenty-four hours prior notice in non-emergency situations SO that Applicant can provide such access as necessary given reasonable safety protocols for the Site at the time of such entry. When feasible, reasonable notice will be afforded ofthe time of the proposed entry onto the Property, including the Project site for emergency situations, but the providing of such reasonable notice shall not be a condition precedent to right of access to the Property, including the Project site by any of the designated individuals in an emergency situation. 41 2) Site access and construction entrances shall be located on Scotts Crossroads and on Route 49 as identified on the Concept Plan, subject to Final Site Plan approval. 3) Except as otherwise provided herein, construction activity may be conducted Monday through Saturday, from 7:00 a.m. to 7:00 p.m. Construction activities will not be performed during any other hours unless Applicant has secured written authorization from the Zoning Administrator for such additional activities. Construction activities shall not be performed / on Sundays. Notwithstanding the foregoing, Applicant shall be permitted to conduct any construction-related activities as required to comply with applicable, federal, state, and local laws, statutes, requirements, and/or permits, limited to construction-related activities required to maintain erosion and sediment controls and other, related facilities. 4) As part of the Final Site Plan review, the Applicant shall be required to submit a Construction Management and Mitigation Plan fore each applicable site plan, to be reviewed and approved by the Zoning Administrator. At a minimum, this plan shall address and/or include: a) Traffic control methods for all public roads to be used for ingress/egress (in coordination with the VDOT prior to initiation of construction) shall include, at a minimum, plans, and procedures for lane closures, signage, and flagging. b) Coordination with VDOT prior to initiation of construction on the appropriateness of the speed limit on any public access road and support a speed limit reduction, if necessary. c) Site access planning, including procedures for directing and coordinating employee and delivery traffic. d) Site security, including security fencing and locked gates enclosing the solar array shall comply with National Electric Code standards. Site fencing may either be chain link or woven-wire, agricultural-style fencing. e) During construction of the Project, any temporary construction lighting shall be positioned downward, inward, and shielded to eliminate glare from all adjacent properties. Emergency and/or safety lighting shall be exempt from this construction lighting condition. f) Mitigation of dust. g) Mitigation of burning operations. : h) Plans for staging and storage of materials and parking. During construction, the setback may be used for staging of materials and parking. i) Procedure for receiving and responding directly to issues raised by adjacent and nearby landowners or the County regarding matters covered by the plan. 5) The. Applicant shall be responsible for repairing any damage to roadways occurring during developmemtconstuction or following commissioning of the project, or any portion thereof. Prior to the commencement of evelopmen/construction activities, the County 42 and the Applicant shall agree to the existing state of applicable roadways, to be documented by video furnished by the Applicant in coordination with the County, or by the County with costs assumed by the Applicant. During developmenlconsiruction. the roadways shall be monitored for damage, and the Applicant, once notified by the County of damages caused by construction traffic, shall make repairs at the direction of the County Administrator. After construction activities are completed, the roadways will be evaluated for damage attributed to the construction of the Project as measured against the condition prior to construction activity; the Applicant will be required to restore such roadways to equivalent condition as existed prior to commencement of construction activity. However, Applicant shall have the right to prove that the damage was not caused by activities of it or its contractors. 6) The Project shall be enclosed within security fencing not less than seven (7) feet in height. 7) Permanent lighting on the Site shall be limited to the minimum amount necessary for security purposes and all lighting shall be shielded and directed to prevent light trespass on surrounding properties. 8) A building permit application for the Project must be submitted within three (3) years of SEP approval or within two (2) years of execution ofan interconnection service agreement with the regional transmission organization, whichever occurs later. The Zoning Administrator may approve an extension of up to two (2) years thereafter upon Applicant's written request detailing the need for an extension. 9) Solar panels must be constructed, maintained, and operated in accordance with national industry standards and regulations including the National Electrical Code, International Fire Code of the International Code Council, and the National Fire Protection Association Fire Code, as provided in Va. Code 515.2-2286. In the event of a conflict between the national industry standards and these Conditions, the Virginia Uniform Statewide Building Code shall control. Notwithstanding any of the foregoing, the use of any of the following materials is expressly prohibited: GEN X, field-applied Teflon coating, or any other materials prohibited by federal or state agencies or laws. Solar panel make and model will have been tested using the USEPA Method 1311 Toxicity Characteristic Leaching Procedure (TCLP) for waste characterization and demonstrate results below the hazardous - waste threshold in Table 1 of 40 CFR 261.24. In accordance with the Federal U.S. waste characterization test (TCLP), solar panels will be of a make and model characterized as a federal non-hazardous waste. 10) No deliveries by heavy trucks will be made to the Site between the hours of 6:00 a.m. and 8:00 a.m., nor between the hours of 2:30 p.m. and 5:00 p.m., Monday through Friday during the time period beginning on the first day that students report to school and ending on the last day for students to report to school, as such dates are shown and identified in the calendar published by Mecklenburg County Public Schools for each academic year. The restriction on delivery hours in the immediately preceding sentence shall not apply during the time period in the summer after the last day that students report to school to school at the end ofthe second semester of one academic calendar year and the first day of school for the next academic calendar year. 43 11) No solar panel(s) (including but not limited to panels that are used, broken, defective, etc.) shall be placed, located, deposited or disposed ofin i) the Butchers Creek Landfill or other disposal site within Mecklenburg County (the "Landfill"), ii) any waste stream that is delivered to the Landfill for disposal, in) or any convenience center associated with the Landfill. The Applicant shall follow and comply with decommissioning requirements to ensure all discarded panels are transported outside of Mecklenburg County to a recycling location or another disposal location that operates pursuant to industry standards and applicable state regulations. SECTION IV. ENVIRONMENTAL 1) Applicant shall submit a Stormwater Management Plan and an Erosion and Sediment Control Plan as part of Final Site Plan review. Applicant shall reimburse the County for all costs related to retaining such third-party inspectors, plan reviewers, and advisors as deemed necessary by the County for project review and inspections. All such payments shall be remitted to the County within thirty (30) days ofinvoicing. The County shall retain the right to inspect the Site to verify the findings of the third-party inspectors. Any phasing of land disturbance shall be detailed in the Erosion and Sediment Control plan and accompanying project narrative. 2) Applicant agrees to maintain the Site at all times in compliance with DEQ standards, rules, requirements, and regulations. Applicant shall notify the County within twenty-four (24) hours of receiving any DEQ notice of violation and shall, within forty-eight (48) hours of receipt, provide the County with a copy ofthe notice. Thereafter, Applicant shall provide to the County within forty-eight (48) hours of transmission or receipt copies of all correspondence with DEQ regarding the violation until such time as the matter is fully resolved to the satisfaction of DEQ. 3) Before conducting any onsite burning of debris, Applicant must provide written notice of all relevant information to the Zoning Administrator. That notice must be afforded at least three business days prior to the proposed burning event. Burning must be conducted in a manner calculated to minimize risk of adverse effects from the burning operation, must be conducted in compliance with state and federal laws and regulations, and must be conducted in a manner which maximizes safety of the burning operation. Burning may occur at any time provided Applicant has trained personnel onsite to monitor and manage the burning operation. County shall have the right to require Applicant to cease a burning operation at any time. In the event County determines that a burning operation should cease, the Zoning Administrator will afford written notice of County's decision to the Applicant contact designated herein, via email. Contact information for the Zoning Administrator and for Applicant is as follows: a) Robert L. Hendrick Mecklenburg County Zoning Administrator rber.hendrick@mecklenburgva.com (email) 434-738-6191, Ext.4340 (telephone) 44 b) 7 Bridges Solar, LLC ATTN: General Counsel clo Longroad Energy Holdings, LLC 125 High Street 17th Floor High Street Tower, Suite 1705 Boston, MA 02110 contracts@longroadenergycom_(email) (617) 377-4301 (telephone) 4) Applicant will obtain an Erosion and Sediment Control Bond to ensure I) implementation and/or completion of the Erosion and Sediment Control plan and operations, measures, and actions outlined therein for the construction portion of the Project; and 2) implementation and/or completion of the Grading Plan and operations, measures, and actions outlined therein. Applicant will obtain from the County a Land Permit for Erosion and Sediment Control. The permit will remain in effect until a maintenance agreement is recorded in Mecklenburg County Circuit Court Clerk's Office. SECTION V. DECOMMISSIONING 1) Decommissioning shall be conducted as set forth in the Decommissioning Plan approved by Mecklenburg County. * 45 7Bridges Solar, LLC 125 High Street 7 Bridges Solar, LLC High Suite Street 1705 Tower Boston, MA02110 March 5, 2025 Project/File: 7 Bridges Solar Project Mecklenburg County Planning Commission 350 Washington Street Boydton, VA 23917 Reference: 71 Bridges Solar Project Speclal Exception Permit Application Staff Report Dear Members of the Planning Commission, 71 Bridges Solar, LLC (7 Bridges" or the Applicant") respectfully submits this letter in response to comments in the Staff Report on the 7 Bridges Solar Project. While 7 Bridges appreciates Staff's time and effort in reviewing this project, 7 Bridges believes that, as written, some of the comments warrant clarification and/or correction. We appreciate the opportunity to address these issues as set forth below: A. Property Acreage and Use The Staff Report states that the' project will consist of 1,249 acres of property". While thet tax parcel contains 1,249 acres, the 71 Bridges Solar project will be restricted to approximately 435 acres. Of ) the 435 acres, thet fenced area is expected to be 390 acres and the area actually under panels should be 5 around 297 acres. Only approximately 45 acres outside of the fence will be disturbed for access roads and stormwater management facilities. This leaves the remaining 814 acres of the property (approximately 65% of the entire Property) as being undisturbed. In addition, 254 acres of this amount will be placed into a permanent conservation easement to prohibit future development. The comment that the County does "not have other solar facilities proposed of this size" is true. In fact, the County has existing and proposed projects that are larger than the 7 Bridges project and two solar projects that are smaller than 7 Bridges. 1 Thus, approval of this project would be consistent with the acreage of other projects approved in the County. It would be substantially smaller than the Grasshopper Solar project. B. Comprehensive Plan and Siting Agreement Review On July 11, 2022, the Applicant received 2232 Review approval from the Board of Supervisors. This approval determined that thel Project is "substantially in accord" with the Comprehensive Plan in effect at the time. That determination is "grandfathered" (aka vested) under state law and not subject to change. The project is not subject to the guidelines set forth in the' Future Land Use Plan of the Mecklenburg County Comprehensive Plan (Mecklenburg 2044)" which was adopted over two years after the 71 Bridges Project was found to be in compliance with the Comprehensive Plan. No additional Comprehensive Plan review is necessary or required. 5 9. 1 Bluestone Solar = 329.4 acres, Grasshopper Solar = 790.2 acres, Olter Creek Solar = 327 acres, Finneywood Solar : 493. Acres : 46 March 5, 2025 Meckenburg County! Planning Commission Page20l6 : Reference: 7Bridges Solar Staff Report Response While the Board of Supervisors did not approve the Applicant's initial siting agreement, the Applicant has submitted a revised siting agreement to the Board of Supervisors which increased setbacks and financial contributions. The Board will consider the revised siting agreement at the same time it hears this SEP case and therefore the denial of the original siting agreement is moot. * C. Additional construction entrance off Highway 49, As staff has noted, Scotts Crossroad will be utilized for construction workers and may be utilized by unloaded commercial vehicles. The applicant provided a construction route that all loaded commercial vehicles would use Highway 49 construction entrance and other construction traffic would use Highway 633 Scotts Crossroads to include unloaded commercial vehicles. It is estimated that the site will generate a total of approximately 3,800 heavy truck trips over the construction period, broken out as follows: 12 trucks per day during site preparation 15 trucks per day during panel and electrical installation, and 8t trucks per day during site clean-up and commissioning : Multiple construction activities will likely occur on the same day. When this occurs, it can be expected that no more than 35 heavy trucks per day will enter the site. D. Avoidance of Prime Farmlands This site will not be utilizing 1,249 acres of prime farmland of statewide importance to develop a 435-acre solar facility. As set forth above, only 435 acres of the entire 1,249 acres will be disturbed and used for the Project. The remaining 814 acres of the site will not be developed. These soils will not be developed, impacted or disturbed. E. Virginia Conservation Vision Agricultural Model The Virginia Agricultural Model was developed by the Virginia Department of Conservation and Recreation ("DCR") to quantify the relative suitability of lands for agricultural activity across the state. Agricultural value is assessed primarily based on inherent soil suitability but also accounts for current land cover as well as travel time between agricultural producers and consumers. The model establishes five (5) classes of agricultural suitability (Class I= Low Suitability, increasing to Class V = High Suitability. Ofthe 1,249 acres only 5.5 acres of land is identified as Class III (mid-level suitability). Only 5.3 acres is identified as Class IV. These areas are identified below and are located along the existing transmission corridor. No development is planned for the land scoring Class Il or Class IV on the Virginia Conservation Vision Agricultural Model. The following table and graphic denote the acreage scored by Model Class within the Project limits and a percentage of the total project acreage. i 47 March 5, 2025 Mecklenburg County Planning Commission Page 3of6 Reference: 7Bridges Solar Staff Report Response Table 1. Agricultural Model Within Project Limits Model Class Acres Percent of Total Acreage Class I 0.7 0.06% Class III 5.5 0.44% Class IV 5.3 0.42% Coites F. Virginia Conservation Vision Forest Conservation Values Model The Forest Conservation Value model is a tool designed by the Virginia Department of Forestry (VDOF) to strategically identify the highest priority forestland for conservation in Virginia. The intent is to maximize the efficiency of limited resources by focusing conservation efforts on the highest quality, most productive, and most vulnerable forestland statewide. The model classifies forestlands as Average, Moderate, High, Very High and Outstanding. The Applicant is not proposing any panels on any forested areas rated "outstanding. 164.7 acres of land having a "High" rating (which is the mid-range rating used by the model) will be under panels, as well as 106 acres with a Very High rating While these areas will be developed, the Applicant will plaçe 254 acres in a conservation easement and will not develop an additional 560 acres. Thus, 65% of the site will remain undeveloped for the life of the Project and 254 acres in perpetuity. The following table and graphic denote the acreages of Forest Conservation areas by rating within proposed panel areas. 48 March 5, 2025 Mecklenburg County Planning Commission Page4of6 Reference: 7Bridges Solar Staff Report Response Table 2. Forest Conservation Areas by Rating within Proposed Panel Areas Model Rating Acreage Percent of Total Panel Acreage Average 2.1 0.48% Moderate 0.2 0.05% High 164.7 37.86% Very High 106.0 24.37% Outstanding 0 0.0% E Bhpe leuady a ta D à la e - G. Virginia Natural Landscape Assessment DCR's Virginia Natural Landscape Assessment mapped and studied ecological cores in the state. This assessment is also known as the Natural Land Network. The resulting scores were classified into five IF categories of ecological integrity: C1 Outstanding: C2 Very High; C3 High; C4 - Moderate; and C5 - General. The panel areas intersect with Natural Land Network areas mapped as "High" only. The "High" classification is the middle category on the assessment tool. The Applicant is not proposing any panels on areas mapped as "Very High" or "Outstanding". The following table and graphic denote the acreages of Natural Land Network areas by rating within proposed panel areas. 49 March 5, 2025 Mecklenburg County Planning Commission Page 50f6 Reference: 7Bridges Solar Staff Report Response Table 3. Virginia Natural Land Network Areas by Rating within Proposed Panel Areas Ecological Integrity Rating Acreage Percent of Total Panel Acreage General - C5 0 0 Moderate - C4 0 0 High - C3 294.6 acres 67.72% Very High - C2 0 U Outstanding - C1 0 0 - H. Protection of Horsepen Creek and Meherrin and South Meherrin Rivers Drainage from the Project site does not flow into Horsepen Creek. (See attached exhibit showing drainage flow based on site conditions and topographic survey.) Onsite drainage areas are all unnamed tributaries that drain directly to the South Meherrin River. All drainage on the site will be strictly regulated byi the Virginia Erosion and Sediment Control Law and the Virginia Stormwater Management Law and Regulations. The Project is sited adjacent to the South Meherrin River at a location approximately 10.2 river miles upstream from the confluence with the Meherrin River. (See attached exhibit showing the distance of the Project from the Meherrin River). The South Meherrin River is not a designated State Scenic River by DCR. The average distance from the South Meherrin River to the project fence line is projected to be more than 950 feet. Within the 400' river setback, the Applicant shall ensure a minimum 300-foot vegetative screen from the property line. The project will not be visible from the South Meherrin River due to the vegetative screen, the distance to the project and the high banks along the South Meherrin River. (See attached photo taken from the bank of the South Meherrin facing the proposed project area). Thus, the Project will not impact the scenic viewsheds of the Meherrin River or the South Meherrin River. 50 March 5, 2025 Mecklenburg County Planning Commission Page 6of6 Reference: 7Bridges Solar Staff Report Response Thank you for taking the time to consider these points. I appreciate the commission's efforts in making informed decisions that shape the future of the Mecklenburg County community. Please feel free to contact me if you have additional questions or would like information or clarification. Sincerely, CH Scker Cliff Scher Director, Development Longroad Energy (804) 573-9165 CHSBwvyosrwy/sm 51 APPENDIX A: SPECIAL EXCEPTION PERMIT APPLICATION FORM 52 September 20,2024 SPECIAL EXCEPTION PERMIT APPLICATION MECKLENBURG COUNTY, VA FEE: $325.00 (MADE PAYABLE TO MECKLENBURG COUNTY) Mail to: Director ofPlanning and Zoning, P O Box 307, Boydton, VA 23917 1. APPLICANT: 7 Bridges Solar, LLC 2. ADDRESS & TELEPHONE: 125 High Street, 17th Floor High Street Tower, Suite 1705, Boston, MA 02110 Phone: 303-681-5350 3. PERMIT REQUESTED FOR: Construction of a solar energy facility in an Agricultural (Ag) district County Code Section: Mecklenburg County Zoning Ordinance Article 20, Section 3 4. LOCATION: Road Number: Route 633 Side of Road: West of Rt. 633 Nearest Intersection: Route 633(Scotts Crossroads) and Route 681 (Honey Tree Road) Distance and Direction from Site: Adjacent to east of Project 5. SIZE OF PARCEL: 1 parcel - approximately 1,249 acres 6. SIZE OF PROPOSED USE: Approximately 435 acres 7. PROPERTY OWNER: (if other than applicant) Mullin Family Partnership, LLLP 8. DEED BOOK: DEED-12-4056 PAGE NUMBER; 432-453 (over) 53 9. WATER SUPPLY (type): N/A 10: SEWAGE DISPOSAL (type): NIA **Note any additional details, comments or other information on a separate sheet. 9/20/2024 (larlus Splidtis DATE SIGNATURE OF APPLICANT Charles Spiliotis, Chief Investment Officer DATE SIGNATURE OF APPLICANT TO: THE BOARD OF SUPERVISORS, MECKLENBURG COUNTY, VA The following is the recommendation of the Mecklenburg County Planning Commission on the special exception application at a public hearing held on: ACTION: TAKEN BY: THE BOARD OF SUPERVISORS A public hearing was held on : the Board of Supervisors took the following action on the special exception petition: 54 November 25, 2024 - Page 1 of 1 - Ann Neil Cosby, Esq. ANCosby@GreeneHurlocker.com Direct Dial: 804.672.4546 November 25, 2024 Via Hand Delivery Robert L. Hendrick, Zoning Administrator 350 Washington Street Boydton, VA 23917 RE: 7 Bridges Solar Special Exception Permit Application (Supplement) Dear Robert: On behalf of 7 Bridges Solar, LLC ("7 Bridges"), please find enclosed supplemental information related to 7 Bridges' Special Exception Permit Application which was filed on September 25, 2024 (the "Application"). The supplemental information includes 1.) a revised Concept Plan which identifies an additional access road on Route 49 to mitigate construction traffic, and 2.) revised Conditions which include the following changes: Section I.2 has been modified to read as follows: At the time of Final Site Plan approval, the approximately 250 acres identified on the Concept Plan as "Planned Conservation Area" shall be placed under a perpetual conservation easement, on terms acceptable to the County. Attorney, to prohibit the future development of the Property. Section I1L.2 and the revised Preliminary Site Plan attached as Exhibit A have been revised to show the additional access road on Route 49. A revised Narrative has also been provided which makes reference to the new access road, the conservation easement and clarifies other potential impacts of the Project, followed by a redlined version of the narrative to show the revisions. We look forward to bringing the SEP application forward for public hearings before the Planning Commission and the Board of Supervisors. We apologize for the additional review caused by this information, but we believe the modified design and concessions result in an even more beneficial project for the County. Should you need any additional information or have any questions, please do not hesitate in contacting me. Sincerely, / 1 - - C M. Ann Neil Cosby 55 Stantec 7 Bridges Solar Project, Mecklenburg County, VA Special Exception Permit Application November 25, 2024 Prepared for: County of Mecklenburg, Virginia 350 Washington Street P.O. Box 307 Boydton, VA: 23917 Prepared by: Stantec Consulting Services Inc. 5209 Center Street Williamsburg, VA 23188 On behalf of: 7 Bridges Solar, LLC 56 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA Table of Contents 1.0 SPECIAL EXCEPTION PERMIT APPLICATION. 2.0 PROJECT DESCRIPTION 3.0 CONCEPT PLAN 6 4.0 COMPREHENSIVE PLAN REVIEW 6 5.0 PROPOSED CONDITIONS. 6.0 DECOMMISSIONING PLAN. a 6.1 COSTS.. 7 7.0 FORESTRY MANAGEMENT PLAN 7 7.1 PROJECT SCREENING 7.2 FOREST MANAGEMENT 8 7.3 SCREEN MONITORING 9 7.4 PANEL AREA STABILIZATION AND MAINTENANCE 9 8.0 STORMWATER MANAGEMENT AND EROSION AND SEDIMENT CONTROL PLAN 11 8.1 INTEGRATED ENVIRONMENTAL SITE DESIGN (ESD) / STORMWATER MANAGEMENT (SWM) DEVELOPMENT APPROACH 11 8.2 INCORPORATION OF EROSION AND SEDIMENT CONTROL (ESC) PLANNING AND DESIGN INTO THE ESD APPROACH 12 9.0 TRAFFIC STUDY. 13 10.0 ESTIMATED CONSTRUCTION SCHEDULE. 13 11.0 ENVIRONMENTAL INVENTORY AND IMPACT STATEMENT. 14 12.0 VISUAL IMPACT ANALYSIS 16 13.0 SUBJECT PARCEL AND ADJACENT PROPERTY OWNER INFORMATION 16 14.0 LAND USE AGREEMENTS. 16 Stantec 2 57 71 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA LIST OF APPENDICES Appendix A: Special Exception Permit Application Form Appendix B: Concept Plan Appendix B.1: Revised Concept Plan (dated November 22, 2024) Appendix C: Comprehensive Plan Review Appendix D: Decommissioning Plan Appendix D.1: Revised Decommissioning Plan Appendix E: Traffic Study Appendix E.1: Revised Traffic Study Appendix F: Environmental Inventory Appendix G: Visual Impact Analysis Appendix H: Subject Property and Adjacent Property Owners Appendix H.1: Revised Subject and Adjacent Property Owners Appendix : Proposed Conditions Appendix 1.1: Revised Conditions Appendix JI Drainage Map LIST OF TABLES Table 13-1: Subject Property and Adjacent Property Owners and Addresses - Appendix H LIST OF FIGURES Figure 3-1: Concept Plan- Appendix B.1 Figure 11-1: Environmental Inventory Map - Appendix F Figure 13-1: Subject Property and Adjacent Property Parcel Limits - Appendix H : : Stantec 3 - 58 78 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA 1.0 SPECIAL EXCEPTION PERMIT APPLICATION Pursuant to Article 20, Section 20.5 of the Mecklenburg County Zoning Ordinance (adopted November 6, 2017, and amended April 11, 2022), utility-scale solar facilities are permitted by Special Exception Permit (SEP) in agricultural zoning districts. A SEP application form has been completed for the 7 Bridges Solar Project and is included in Appendix A. 2.0 PROJECT DESCRIPTION The 7 Bridges Solar Project (Project) is a proposed 80-megawatt alternating current (MWac) photovoltaic solar facility located in northwestern Mecklenburg County, Virginia. It is being developed by 7 Bridges Solar, LLC (Applicant), a wholly owned subsidiary of Longroad Development Company, LLC. The Project is located west of Scotts Crossroads (Route 633), east of Courthouse Road (Highway 49), and northeast of Chase City. The Project will be located on a single parcel of land (Property)zoned Agricultural. The Property contains approximately 1,249 acres of forested lands which are currently being managed for timber production. The developed area of the Project site will be located on approximately 435 acres of the Property. Areas outside of the limit of disturbance (LOD), setbacks, and buffers will remain available for by right use. The Project site will be accessed via two entrances.. The primary access point for larger, heavier vehicles making material deliveries will be located along Route 49. The secondary access point will be located off Scotts Crossroads (Route 633). A concept plan showing the overall location and components of the Project is included in Appendix B.1. The Project will employ single axis tracking technology, meaning it will use solar panels mounted on a rotating bar that tracks the movement of the sun during the day. This technology has a simple modular design that is repeated often. The Project will be comprised of rows of solar panels mounted on vertical posts and horizontal support taxes. It will consist of panels, inverters (necessary to convert DC to AC power), and a system of 34.5kV collection circuits that connect the arrays to the Project substation. The Project substation will connect to the transmission network at an off-site interconnection point located approximately 2.4 miles west of the Project site. A generation tie line, which will span six parcels, will connect the Project substation to a switchyard located at the point of interconnection (POI) with the Briery Clover 230kV transmission line (see Appendix B.1). The POI switchyard will be owned and operated by Dominion Energy. The switchyard will remain in operation following decommissioning of the remainder of the Project. The switchyard will interconnect with The Applicant has acquired or will acquire an easement in order to construct an electrical transmission line of 230 kilovolts (the "Generation Tie" or "Gen-Tie Line")on property located in the County identified as PRN 37480, 35328, 7211, 35051, 39342, and 7886. Prior to construction of the Gen-Tie Line, the Applicant will be required to obtain approval from the Virginia State Corporation Commission pursuant to Code of Virginia 5 56-1, et seq. Pursuant to Section 56-46. 1(F), approval of the Generation Tie Lineb by the Commission is "deemed to satisfy the requirements of 5 15.2-2232 and local zoning ordinances with respect to such transmission line". Thus, the Gen- Tie Line is not included in the SEP application. 4 Stantec 59 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA existing transmission lines and serve as the connection point between the Project and Dominion's power grid. The Applicant has a final signed Interconnection Agreement with PJM. The Project site was specifically selected for its landscape position. The Project is not located along any national scenic byways, national wild and scenic rivers, or designated state scenic rivers. There are no state or national Parks located near the Project site. The vast majority of the property is well away from highways, and there are currently very few homes with views of the property boundary. All sensitive receptors, such as churches or schools, are more than one mile away from the Project site. These considerations, coupled with the setbacks, will assure that the Project site is not visually impactful to the community. The Project will have little impact on the surrounding area. It will be protective of natural resources and retain over 1,200 acres, some of which will remain in the current silvicultural use during the life of the project and all of which can be returned to silvicultural or agricultural use at the end of the Project's useful life. Appropriate soil remediation practices during and after construction, such as preserving topsoil, installing perennial herbaceous groundcover, and livestock grazing, can increase the potential for success in pos-decommissioning agricultural land use or a return to silviculture. The Project will be constructed on existing timberland that has generally flat to rolling topography?. All panels have been located outside of any wetland areas and a groundcover consisting of native, herbaçeous vegetation including pollinator friendly species will be established beneath the panel arrays and in disturbed areas in a manner that will not interfere with Project operation. The groundcover seed mixture wil consist of a combination of native and turf grasses designed to achieve soil stabilization as well as provide benefits to wildlife and soils beneath the panel arrays. This cover, in combination with erosion and sediment control measures implemented during and post-construction, will prevent runoff and provide additional protection to wetland and stream resources. The panel arrays will be less than twelve feet in height and will have no emissions of any kind or any noticeable noise audible from adjacent properties. The Project will have a 150-foot minimum setback from all property lines. Along the South Meherrin River and Scotts Crossroads, the Applicant will provide a 400-foot minimum setback. The average distance from the South Meherrin River to the project fence line is projected to be more than 950 feet. Within the setbacks, the Applicant shall ensure a minimum 100-foot vegetative screen from the property line, except along the South Meherrin River where the Applicant will ensure a 300-foot vegetative screen. For the majority of the Project, the existing vegetation shall serve as screening, but where a vegetative screen does not exist, the Appliçant 2Current management of the property has been aimed at a sustained yield of forest products which involves harvesting portions of the mature timber on the property each year. This means, that at any given time, there are areas which are being harvested or recently have been harvested. However, there are also areas being prepared for planting or recently planted, and there are areas ofi immature growth, areas in need of thinning, as well as other mature areas which will be scheduled for harvesting soon. Since pine is the target product, the stumps left from previous harvest do not need to be removed in order to plant the next rotation. However, land preparation includes chemical spraying to eliminate competing species prior to planting pine trees in a recently harvested area. The result tof this management regime is that portions of the site may be in many different stages of tree height ranging from recently logged unplanted areas to young trees recently planted to 30-year-oid pines that are likely to be harvested soon. 5 Stantec 60 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA will create a screen as detailed in section 7.0 Project Screening and Vegetation Plan. In the event existing vegetation or landforms which provide screening are disturbed, new plantings will be provided. Stantec Consulting Services, Inc (Stantec), an independent environmental consulting firm, has performed studies of the land with respect to historical and cultural resources, wildlife and endangered species, topography, wetlands, and soils. These studies will be used to guide site development plans and construction to avoid or minimize impacts to the existing site resources. 3.0 CONCEPT PLAN Pursuant to the Solar Ordinance, a concept plan meeting the requirements of Section 20.5 (7) has been developed for the Project and has been included in Appendix B.1. 4.0 COMPREHENSIVE PLAN REVIEW Code of Virginia $ 15.2-2232 requires that before a "public utility facility" (whether publicly or privately owned), including solar facilities, may be constructed, established or authorized, "the general location or approximate location, character, and extent thereof" must be submitted to and approved by the local planning commission as being' "substantially in accord with the adopted comprehensive plan or part thereof" ("2232 Review"). The Mecklenburg County Planning Commission reviewed the Project's 2232 Review application on June 30th, 2022, and found it to be' "substantially in accord" with the County's Comprehensive Plan. On July 11, 2022, the Board of Supervisors voted to confirm the Planning Commission's 2232 Review determination. The approval letter, dated July 13th, 2022, is included in Appendix C. 5.0 PROPOSED CONDITIONS Proposed conditions have been provided by the Applicant for consideration by the Mecklenburg County Board of Supervisors as part of the SEP review process. A copy of the proposed conditions is attached as Appendix 1.1. 6.0 DECOMMISSIONING PLAN Pursuant to Section 20.5 of the Solar Ordinance, a Decommissioning Plan was developed for the Project. This Decommissioning Plan provides a description of the decommissioning and restoration phase of the Project. This Decommissioning Plan is for permitting purposes only and is based on the Concept Plan submitted as part of the Project's Special Exception Permit (SEP) application. This Decommissioning Plan is subject to change as Final Site Plans are developed. Start-of-construction is planned for late 2026, with an anticipated Commercial Operation Date in 2027. The decommissioning phase is assumed to include the removal of Project facilities as listed in Section 1.1 and shown in Figure 1 of the Decommissioning Plan. Stantec 6 61 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA This Plan includes an overview of the primary decommissioning Project activities, including the dismantling and removal of facilities, and subsequent restoration of land. A summary of estimated costs and revenues associated with decommissioning the Project is included in Section 4.0 of the Decommissioning Plan. No potential estimated salvage values are considered in the decommissioning calculations. A summary of potential revenue to be realized from resale or salvage of the facilities is included in this report for refence only. The summary statistics and estimates provided are based on an 80-MWAC) Project array design. The Decommissioning Plan is included in Appendix D.1. 6.1 COSTS Costs are estimated in the Decommissioning Plan included in Appendix D.1. If granted this Special Exception Permit, the Applicant will, prior to construction, obtain an updated third- party estimation of decommissioning costs. Also prior to construction and if required, the Applicant shall post or arrange for the posting of security funds in a manner and amount sufficient to ensure decommissioning of the Project and removal of the equipment from the Project site consistent with standard industry practices. 1. Owner / operator may utilize credit guarantees based on Moody's or Standard and Poor's Senior Unsecured Rating or equivalent (e.g., A- / BBB+ or better $10 million). Credit guarantees not to exceed 10% the entity's tangible net worth. 2. Owner I operator shall provide a minimum credit guarantee of the greater of i) Net Decommissioning Costs (Gross Decommissioning Costs Less Salvage), or ii) 10 % Gross Decommissioning Costs (excludes salvage value). 3. Decommissioning costs estimate and salvage value updated every five years for the life of the Project. 7.0 FORESTRY MANAGEMENT PLAN 7.1 PROJECT SCREENING 7 Bridges Solar is dedicated to preserving the rural character of Mecklenburg County by providing visual screening from Scott's Crossroads and neighboring residential properties. The majority of the Project area is currently managed pine forestland, which is in various phases of rotational harvest. To help with visual screening, the Project has agreed to provide a 400' setback from Scott's Crossroads and the Meherrin River, as well as a 150' setback on all other Project boundaries. The vegetative cover within these setbacks will be selectively managed to ensure that they consist of uneven aged sections to maintain screening at various heights. 7 Stantec 62 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA In addition, the Applicant has also proactively coordinated with the Virginia Departments of Environmental Quality and Wildlife Resources to add wider buffers to the aquatic resources within the project area. A minimum 50' buffer will be utilized on stream channels with ephemeral flow. A minimum 100' buffer will be utilized on intermittent streams. The buffers will be extended to 200' for all perennial streams and to 400' on the Meherrin River. These buffer areas will be preserved in their current state as much as possible, with some clearing necessary for the proper siting of stormwater facilities to prevent shading within the panel areas. The effective siting, design, and construction of the stormwater basins will provide for peak flow shaving that will further contribute to the health of downstream habitats and jurisdictional resources. The benefits of stable, non-erosive discharge through a range of design flow events in many cases far outweighs the limited and/or targeted clearing for construction of these facilities. The buffers will also serve to provide ap physical buffer and visual screen between the individual panel areas within the solar facility. Collectively, the forested areas within the property setbacks and the preserved stream buffers will not only provide visual screening but will also maintain valuable wildlife habitat, cover, and travel corridors to allow animals to safely move through the project area. 7.2 FOREST MANAGEMENT The existing forest within the property setbacks will be left undisturbed to the greatest extent practicable. However, due to the growth pattern of Southern Pine species (particularly Loblolly Pine), 7 Bridges Solar is concerned that self-pruning of lower limbs will begin to allow filtered views of the solar equipment as the trees mature. Therefore, after consultation with a professional forester, it was decided that clearing the interior one hundred (100') feet of the 400' setback associated with Scotts Crossroads as well as the interior fifty (50') feet of areas with a 150' setback and incorporating natural regeneration in these areas would provide more eye-level vegetation to help ensure a long-term visual screen for the project as well as help to eliminate shading concerns for the project. The rest of the natural areas will be left intact with the exception of the possible removal of any dead, dying, or diseased specimens that are deemed to pose a hazard to people or property or as required for effective stormwater management. The Applicant also reserves the right to selectively remove any trees that are determined to be negatively affecting the production of the facility based upon shading but is committed to maintaining an effective visual screen for the Project. Individual trees removed for these reasons will be left on-site to minimize soil disturbance and provide coarse, woody debris. The fallen plant material will provide a source of shelter for small mammals while simultaneously returning nutrients to the soil. Standing dead trees, that do not present a threat, will be left in place to provide roosting opportunities for avian species. Should, at any point during the life of the Project gaps develop in the vegetative screens that negatively affect the views from adjacent residential properties, waterways, or roadways, 7 Bridges Solar will act to Stantec 8 63 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA correct the situation as soon as possible. This may include debris clean-up and natural regeneration, or in cases of particularly sensitive views, the installation of a new planted screen will be undertaken. In these cases, a mixture of evergreen and deciduous plant material will be utilized, as called for in Article 20 of the Mecklenburg County Zoning Ordinance. A planting plan would be developed as needed based upon the site conditions at the time and will be shared with the Mecklenburg County Zoning Administrator for comments and approval. In general, a double row of trees will be installed to screen the Project in areas where no vegetation exists. The planted material would be installed along the Project's security fence in a variable width wooded buffer based on needs. Other areas, outside of the planted screen, will be allowed to naturally regenerate and add to the initial planted screen. The final layout and installed sizes will be determined by the predicted growth rates and mature sizes of the selected plants. These planted buffers will be encouraged to naturalize, sO minimal maintenance is anticipated to be needed. The following list contains some potential choices for creating the desired screen should it become necessary. These species are native to Mecklenburg County: Wax Myrtle (Morella cerifera), Sweet Bay Magnolia (Magnolia virginiana), Red Maple (Acer rubrum), Virginia Pine (Pinus virginiana), Loblolly Pine (Pinus taeda) American Holly (llex opaca), Eastern Red Cedar (Juniperus virginiana), and Dogwood (Cornus florida). 7.3 SCREEN MONITORING The initial screening plan, described above, will be implemented during construction of the project. 7 Bridges Solar will facilitate a yearly review of the overall forest health and the condition of the planned areas of regeneration within the setbacks and screens by a professional forester. The yearly reports will be used to inform future maintenance of these areas. The overall screening plan will be updated every five years with refined goals and action plans. 7.4 PANEL AREA STABILIZATION AND MAINTENANCE All cleared areas on the interior of the Project will be seeded with a native and turf grass mix with wildflowers and other widlife/pollinator species mixed in as appropriate to prevent conflict with the proper operation of the solar panels. The use of this native plant and non-invasive turf grass material will stabilize the site and prevent erosion and sediment transport as well as create habitat for small mammals and ground nesting Stantec 64 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA birds. The inclusion of wildflowers, where appropriate, will also establish pollinator habitat which has been determined to be rapidly disappearing. Once established, the use of native plant material will reduce the watering and fertilizer requirements because the plants are well adapted to the environment where they will be grown. Repairs to the solar arrays may dictate the mowing of isolated portions of the facilities. The overall intention, however, is to mow the site no more than two times a year. To the extent possible, mowing will take place in early March (if required) and late September. This will not interfere with the flowering cycle of the pollinator species or the nesting season for ground nesting birds such as quail. It should also be sufficient to maintain the grasses and discourage woody species from growing too close to the solar arrays. 7 Bridges Solar is investigating the use of livestock grazing to maintaln the herbaceous plant material within the panel areas, which will reduce the need for equipment use onsite. If equipment is needed, weather forecast will be consulted in advance of the activity and on-site inspections will be conducted to ensure the site is able to withstand the activity. Again, site plans have not been developed to the point where a final seed mix has been determined but the list below contains some possible species native to Mecklenburg County: common yarrow (Achillea millefolium), autumn bentgrass (Agrostis perennans), butterfly milkweed (Asclepias tuberosa), partridge pea (Chamaecrista fasciculate), Virginia wild rye (Elymus virginicus), smooth panic grass (Panicum dichotomiflorum), blackeyed Susan (Rudbeckia hirta), little bluestem (Schizachyrium scoparium), wild senna (Senna hebecarpa), and early goldenrod (Solidagojuncea). As a part of overal! site management, an Integrated Pest Management program will be put in place immediately following construction, As a part of this program, a trained ecologistbotanist who is familiar with the Virginia Department of Conservation and Recreation's list of Invasive Plant Species will conduct an annual walkover of the Praject during peak growing season, During this investigation, the presence of observed invasive species along with an estimated percent cover will be noted and the extents of any colonies field mapped. This data will be used to determine if there are any invasive species present in amounts outside of a tolerable threshold. If control is required, the Project team will determine whether mechanical or chemical control is the best option to curtail its presence on the site. Should chemical contral be needed, approval of the County Administrator will be requested, If approved, the applications will be made by a Virginia Certified Pesticide Applicator or Registered Technician trained in the proper use of herbicides. The specific chemicals used will be selected based upon the target species and site conditions. Stantec 10 65 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA Weather conditions will be evaluated prior to applying any chemicals to minimize the risk of wind drift or runoff due to precipitation. Broadcast applications will be avoided to the greatest extent practicable. In most cases, direct applications will be made to the target species only. 8.0 STORMWATER MANAGEMENT AND EROSION AND SEDIMENT CONTROL PLAN 8.1 INTEGRATED ENVIRONMENTAL SITE DESIGN (ESD)/ STORMWATER MANAGEMENT (SWM) DEVELOPMENT APPROACH The overall Project approach is being developed with a focus on early identification and avoidance of key environmental features, which should lead to a more streamlined design development process and benefit local water quality, while reducing the upfront impact of the development. This approach will remain adaptive throughout the process sO that new information may be incorporated swiftly to address new area sensitivity identified onsite or relevant citizen concerns when and if they arise during the Project approvals phase. The ESD site planning approach is core to the integrated stormwater strategy, which includes the following key components: 1. Maintaining forested wetland/stream buffers to the greatest extent practicable. 2. Limiting the disturbance footprint where at all practicable. Disturbance shall be limited where practicable to maintenance access paths and solar array foundation footprints, as well as temporary and permanent stormwater management conveyances intended to protect downstream resources. 3. Use of turfgrasses incorporated with native grasses and wildflowers, as applicable for limited maintenance and the overall improvement of site hydrology to the extent practicable. A comprehensive stormwater management plan, with detailed routings and calculations demonstrating consistency with the Virginia Erosion and Stormwater Management Program (VESMP) Regulations and associated requirements for water quality and water quantity. To date, a preliminary SWM concept assessment of the proposed solar parcels, which includes cursory location and foot-printing of likely dry detention basins to address VESMP water quantity control requirements has been performed. Where typical developments might have a relatively large disturbance footprint and land use change, the proposed development is not envisioned in this manner. It is understood that land cover changes to impervious surface will be isolated to gravel access paths of limited area, array foundations, and to some degree panels. The proposed dry detention basins will serve areas naturally draining to these locations; where possible. Additional redirection of flow will be accomplished primarily via open channel ditches, which are also intended to elongate the flow paths to the basins. Drainage areas to any individual dry detention Stantec 11 66 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA basins are intended to be limited to 25 acres or less, where practicable, to limit risk of hydraulically overloading any given facility. Relatively low stormwater quality compliance reduction requirements are anticipated given ESD and limited disturbance approach noted above. Water quality compliance is envisioned to be accomplished via site conservation methods and use of offsite compliance options, if necessary. Currently, no local Total Maximum Daily Loads (TMDLS) or downstream impairments have been noted; however, this will be addressed in more detail as conceptual site planning and design commences. 8.2 INCORPORATION OF EROSION AND SEDIMENT CONTROL (ESC) PLANNING AND DESIGN INTO THE ESD APPROACH The ESC strategy for the Project site will be integrated into the general ESD and SWM approach. Principally, this will focus on the following: 1. The initial identification of key resources (wetlands/waters, soils, slopes, etc) that may be vulnerable, and that may require additional protection / management strategies, during construction. This strategy includes the buffering of certain key resources during and post- construction. 2. The paramount phasing of the initial installation of and conversion of temporary sediment basins to dry detention basin structures to be utilized as permanent stormwater features during post- construction. This phasing includes ensuring that the basins themselves and the conveyances to these basins are constructed as a first step in land-disturbing activity and are made functional prior to upslope land disturbance. 3. Phasing of the installation of key perimeter controls prior to upslope land disturbance. 4. Early site stabilization measures, particularly on downstream grading / slopes. Establishing stabilization on earthen structures such as dams, dikes, and diversions immediately after installation. 5. Utilizing clean water diversions, where feasible, to limit construction site "run on" from offsite areas, seeking to discharge these clean water diversions as sheet flow, as applicable. 6. Providing micro phasing (facility level) steps for these temporary ESC measures, as needed, for successful transition to permanent controls post-construction, limiting contamination and erosionlsedimentation risk with suçcessive reworking/ regarding of features. Where applicable this phasing of permanent features will be tied to the postconstruction stormwater management record drawings to provide additional field contractor / quality control. 7. Daily management techniques to ensure continued functionality of ESC measures. As part of the management approach, specific maintenance of individual ESC components will be required. This strategy includes the documentation and completion of corrective actions. Stantec 12 67 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA 8. Optimizing soil balance on site by minimizing and targeting site grading. 9. Utilizing construction techniques and practices that avoid compaction of soils except as required to meet engineering specifications (i.e., berms and sub-compaction of fill material). 9.0 TRAFFIC STUDY Pursuant to the Solar Ordinance, a traffic study was completed for the proposed Project and the full study is included in Appendix E. With the addition of the western access on Route 49, a revised Traffic Study has been completed for the Project and is included in Appendix E.1. Based on the existing roadway conditions, the location for the proposed access points, and the available average daily traffic volumes for the transport roads, the anticipated construction traffic volumes will not exceed available roadway capacities; therefore, the roadways should not be significantly impacted by standard construction traffic. During operation and maintenance (post-construction), the facility will not generate a significant volume of traffic with the anticipation of only a few pickup trucks and other maintenance vehicles each week. Per the proposed Conditions, the Applicant will be responsible for repairing any damage to roadways occurring during devecpmenvconsirvcion or following commissioning of the project, or any portion thereof. Prior to the commencement of devebopmen/consirucion activities, the Applicant will work with the County to agree on the existing state of applicable roadways. During evecpmenuconsrncion the roadways will be monitored for damage, and the Applicant, once notified by the County of damages, shall make repairs caused by construction traffic at the direction of the County Administrator. After construction activities are completed, the roadways will be evaluated for damage attributed to the construction of the Project as measured against the condition prior to construction activity; the Applicant will be required to restore such roadways to equivalent condition as existed prior to commencement of construction activity. 10.0 ESTIMATED CONSTRUCTION SCHEDULE Start of construction for the Project is estimated to begin in 2026, with an anticipated Commercial Operation Date in 2027. Stantec 13 68 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA 11.0 ENVIRONMENTAL INVENTORY AND IMPACT STATEMENT Pursuant to the Solar Ordinance, an environmental inventory was completed for the Project, based on the County requirement to analyze any potential site and viewshed impacts, including direct and indirect impacts to national and state forests, national or state parks, wildlife management areas, conservation easement, or any known historic or cultural resources within three (3) miles of the proposed Project. A desktop database review was conducted to determine if any national or state forests, national or state parks, wildlife management areas or conservation easements were identified within three (3) miles of the proposed Project. Searches of the Virginia Department of Conservation and Recreation (DCR) inventory of managed conservation lands (Federal Wildlife Management Areas, Reservoirs, State Parks, and Conservation Easements) and county boundaries, National Park Service inventory of National Parks, County tourism resources from Mecklenburg County (digitized by Stantec, 2019), Virginia Geographic Information Network (VGIN) inventory of Virginia Town/City Limits, Chase City Comprehensive Plan approximate growth boundary (digitized by Stantec, 2019), infrastructure data provided by PennWell (2018), Virginia Cultural Resources Information System (VCRIS) historic resources, National Hydrologic Dataset and National Wetlands Inventory of wetlands and waterways were conducted. The location and identification of the resources in the vicinity of the proposed Project are shown on the Environmental Inventory Map included in Appendix F. From October 13 to 21, 2022, Stantec conducted a Phase IA cultural resources assessment to identify all previously recorded cultural resources located within a 1-mile radius of the study area. In addition, this effort created a predictive model that identifies areas of enhanced or low potential for cultural resources within the study area. The model serves as a planning tool for further studies and project development. During this assessment, five previously identified archaeological sites were found within the study area. No previously identified architectural resources are located within the study area. One newly observed cultural resource was identified within the study area during the walkover assessment. This resource was a possible nineteenth through twentieth century single dwelling with an associated cemetery. The Phase 1A cultural resources assessment is included in Appendix F. From November 27 to December 22, 2023, and February 12 to 16, 2024, Stantec conducted a Phase II archaeological evaluation and cemetery delineation of the newly observed cultural resource identified in the Phase IA cultural resources assessment (Site 44MC0981). Based on this evaluation, Stantec recommended site 44MC0981 as not eligible. While the cemetery itself was not individually eligible, Stantec recommended the resource should be avoided with a 25-foot buffer. It was further recommended that this buffer be marked Stantec 14 69 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA with temporary high-visibility construction fencing during all Project-related construction activities to ensure avoidance of the cemetery. DHR concurred with Stantec's recommendations: in a letter dated April 29, 2024. The Phase II evaluation and concurrence letter are included in Appendix F. Stantec conducted a delineation of wetlands and other Waters of the United States (WOUS) in accordance with the methods outlined in the 1987 Corps of Engineers Wetland Delineation Manual, and the 2012 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Eastern Mountains and Piedmont Region (version 2.0) in June 2023 to determine the presence and extent of jurisdictional WOUS. The WOUS boundaries are shown and described in the wetland delineation report included in Appendix F. Jurisdictional features identified by Stantec within the Project limits may be classified as palustrine forested, scrub-shrub, and emergent wetlands, as well as upper perennial, intermittent, and ephemeral stream channels. Wetland vegetation is typified by Sweetgum (Liquidambar styraciflua), Loblolly pine (Pinus taeda), Red maple (Acer rubrum), American sycamore (Platanus occidentalis), American hornbeam (Carpinus caroliniana), soft rush (Juncus effusus), woolgrass (Scirpus cyperinus), deertongue (Dichanthelum clandestinum), smallspike faise nettle (Boehmeria cylindrica), and sensitive fern (Onoclea sensibilis). The transition from wetland to upland is generally identified by a shift from hydric to non-hydric soils and a shift in the vegetative community. The Applicant intends to avoid impacts to jurisdictional WOUS to the maximum extent practicable during the design and construction of the Project. Any potential impacts to WOUS that cannot be avoided will be permitted through the appropriate regulatory agencies: U.S. Army Corps of Engineers, DEQ Virginia Water Protection (VWP) Program, and Virginia Marine Resources Commission (VMRC). Onsite drainage areas are all unnamed tributaries that drain directly to the South Meherrin River. Drainage from the Project site does not flow into Horsepen Creek. The Applicant will implement enhanced buffers around the aquatic resources within the project area. A minimum 100' buffer will be utilized on intermittent streams. The buffers will be extended to 200' for all perennial streams and to 400' on the South Meherrin River. A map depicting the onsite drainage areas is included as Appendix J. In addition to the 400' setback on the South Meherrin River, the Applicant will place a minimum of 250 acres of land, located between the panel area and the South Meherrin River, into a conservation easement. This area is identified as the "Planned Conservation Area" on the Concept Plan. See Appendix B.1. The Applicant is committed to implementing best management practices to prevent impacts on waters on and offsite. There is one existing solar facility within four miles of the Project. The solar facility, Grasshopper Solar, is located at least two miles from thel Project. The Applicant reduced the size of the Project to ensure a minimum distance of two miles was maintained between the two solar facilities. Stantec 15 70 71 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA The Applicant does not anticipate any potential site and viewshed impacts, including direct and indirect impacts to national and state forests, national or state parks, wildlife management areas, conservation easement, or any known historic or cultural resources within three (3) miles of the proposed Project. 12.0 VISUAL IMPACT ANALYSIS Pursuant to the Solar Ordinance, a visual impact analysis was completed for the proposed Project with photo renderings for three (3) locations, as approved by Mecklenburg County's Zoning Administrator. The visual impact analysis is included in Appendix G. 13.0 SUBJECT PARCEL AND ADJACENT PROPERTY OWNER INFORMATION Subject parcel and adjacent property owner parcel information, including parcel identification numbers, and owner names and addresses are provided in Appendix H. A map showing the location and identification of the parcels is also included in Appendix H. 14.0 LAND USE AGREEMENTS The Applicant has obtained a Real Property Option Agreement for the Property. This option can be found in Appendix A. Notice of this Project was given to the Virginia Department of Environmental Quality (DEQ) by the Applicant on June 14, 2017 (see Appendix A) stating that the Applicant intends to submit the necessary documentation for a Permit by Rule for a small renewable energy Project. Stantec 16 71 Stantec 7 Bridges Solar Project, Mecklenburg County, VA Special Exception Permit Application September 23. 2024 Prepared for County of Meckienburg. Virginia 350 Washington Street P.O. Box 307 Boydton, VA 23917 Prepared by: Stantec Consulting Services inc. 5209 Center Street Williamsburg. VA 23188 Ont behalf of 7 Bridges Solar, LLC 72 7E BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA Table of Contents 1.0 SPECIAL EXCEPTION PERMIT APPLICATION. 2.0 PROJECT DESCRIPTION. 3.0 CONCEPT PLAN. 4.0 COMPREHENSIVE PLAN REVIEW 5.0 PROPOSED CONDITIONS. 6.0 DECOMMISSIONING PLAN. 6.1 COSTS. 7 7.0 FORESTRY MANAGEMENT PLAN 7.1 PROJECT SCREENING, 7.2 FOREST MANAGEMENT 7.3 SCREEN MONITORING. 7.4 PANEL AREA STABILIZATION ANDI MAINTENANCE 9 8.0 STORMWATER MANAGEMENT AND EROSION AND SEDIMENT CONTROL PLAN 11 8.1 NTEGRATED ENVIRONMENTAL SITE DESIGN (ESD) STORMWATER MANAGEMENT (SWM) DEVELOPMENT APPROACH. 11 8.2 INCORPORATION OF EROSION AND SEDIMENT CONTROL (ESC) PLANNING AND DESIGN INTO THE ESD APPROACH 12 9.0 TRAFFIC STUDY. 13 10.0 ESTIMATED CONSTRUCTION SCHEDULE. 13 11.0 ENVIRONMENTAL INVENTORY AND IMPACT STATEMENT. 14 12.0 VISUAL IMPACT ANALYSIS 1615 13.0 SUBJECT PARCEL AND ADJACENT PROPERTY OWNER INFORMATION. 16 14.0 LAND USE AGREEMENTS. 16 Stantec 2 73 7BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA LIST OF APPENDICES Appendix A: Special Exception Permit Application Form Appendix B: Concept Plan Appendix B-RevisedConcert Plan (dated November 22. 2024) Appendix C: Comprehensive Plan Review Appendix D: Decommissioningl Plan Appendix D1:R Revised DesommisoningPen Appendix E: Traffic Study Appendix E.1: RevisedTraffic! Study Appendix F: Environmental Inventory Appendix G: Visual Impact Analysis Appendix H: Subject Property and Adjacent Property Owners Appendix H.1: Reviseds Subject and Adjacent Property Owners Appendix Proposed Conditions Appeindix :Revised Conditions Appendix. JSupplementall Information: Concept Plan Decommissioning! Plan and Traffic Study Drainage Map LIST OF TABLES Table 13-1: Subject Property and Adjacent Property Owners and Addresses Appendix H LIST OF FIGURES Figure 3-1: Concept Plan- Appendix B.1 Figure 11-1: Environmental Inventory Map Appendix F Figure 13-1: Subject Property and Adjacent Property Parcel Limits Appendix H Stantec 3 74 7BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA 1.0 SPECIAL EXCEPTION PERMIT APPLICATION Pursuant to Articie 20, Section 20.5 of the Mecklenburg County Zoning Ordinance (adopted November 6, 2017, and amended April 11, 2022), utility-scale solar facilities are permitted by Special Exception Permit (SEP) in agricultural zoning districts. A SEP application form has been completed for the 7 Bridges Solar Project and is includedi in Appendix A. 2.0 PROJECT DESCRIPTION The 7 Bridges Solar Project (Project) is a proposed 80-megawatt alternating current (MWac) photovoltaic solar facility! located in northwestern Mecklenburg County. Virginia. Itis being developed by 7 Bridges Solar, LLC (Applicant). a wholly owned subsidiary of Longroad Development Company. LLC. The Project is located west of Scotts Crossroads (Route 633). east of Courthouse Road (Highway 49). and northeast of Chase City. The Project will be located on a single parcel ofi land (Property)zoned Agricultural. The Property contains approximately 1,249 acres of forested lands which are currently being managed for timber production. The developed area of the Project site will be located on approximately 435 acres of the Property. Areas outside of the limit of disturbance (LOD). setbacks, and buffers willr remain available for by right use. The Project site will be açcessed viaj twos entrances. ones entrance localed aleng! Scolis Grossroads Formatted: Not Highlight (Route 633). The primary access point for larger. heavier vehicles making material deliveries willl be located along Route 49. The secondary access pointy will bel located oftScotts Crossroads (Route 633ALAconcept Formatted: Not Highlight plan showing the overall location and components of the Project is included in Appendix B. 1 Formatted: Not Highlight The Project will employ single axis tracking technology, meaning it will use solar panels mounted on a rotating bar that tracks the movement of the sun during the day. This technology has a simple modular design that is repeated often. The Project will be comprised of rows of solar panels mounted on vertical posts and horizontal support axes. Itwill consist ofp paneis, inverters (necessary to convert DC to AC, power). and a system of 34.5KV collection circuits that connect the arrays to the Project substation. The Project substation will connect to the transmission network at an off-site interconnection point located approximately 2.4 miles west of the Project site. A generation tie line, which will span six parcels, will connect the Project substation to a switchyard located at the point of interconnection (POI) with the Briery Clover 230kV transmission! line (see Appendix B.1). The POI switchyard will be owned and operated by Dominion Energy. The switchyard will remain in operation following decommissioning. of the remainder of the Project. The switchyard will interconnect with The Applicant has acquired or wil acquire an easement in order to construct an electrical transmission line of: 230 kiiovoits (the "Generationl Tie' or" Gen-Tel Line locatedir in the County identified as PRN3 37480, 35328. 7211, 35051, 39342. and7 7886. Prior to construction of the Gen- Line. the Applicant wi be required to obtain approval from the Virginia State Corporation Commission pursuant to Code ofv Vrginias 9 56-1, erseg. Pursuants to Section 56-46. 1(F), approvalc of the Generation Tiel Lineby the Commission is deemedi to satisly the requirements of 5 15:2-2232 and local zoning ordinances with respect to such transmission line". Thus, the Gen-T Tie Line is noti includedi in the SEP application. Stantec 75 71 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA existing transmission lines and serve as the çonnection point between the Project and DomInion's power grid. The Applicant has at final signed Interconnection, Agreement with PJM. The Project site was specifically selected for its landscape position. The Projec! is not located along any national scenic byways, national wild and scanic rivers, or designated state scenic rivers. There are no state or national Parks localed near the Praject site. Tho vast majorlty of the property Is well away from highways, and there are currently very few homes with views of the property boundary. All sensitive receptors, such as churches or schools, are more than one mile away from the Project site. These considerations, coupled with the setbacks, will assure thal the Project site is not visually impactful lo the community, The Project will have litte impact on the surraunding area. I wil be pratective of natural resources and retain over 1,200 acres, some of which will remalni in the curront silvicultural use during the (fe of the project and all lafwhich can be returned to silvicultural or agricultural use all the end ofthe Project's useful life. Appropriate soil remedlation practices during and after construction, such as preserving topsoil, installing porennial herbaceous groundcover, and livestock grazing, cani increase the potential for success inp pos-decommssicning agricultural land use ora a retur to silviculture. The Prajecl will be constructed on existing timberland that has generally flat to rolling topography?. All panels havel been localed outside ofa anywetland. areas and: lag groundcover consistingofnallve, herbaceous vegetation - including pollinator friendly species will be established beneath the panel arrays and in disturbed areas ina a manner thaty willr not! Interfere with Project operation. The groundcover: seed mixtures will consist of a combination of native and turf grasses designed to achleve soil stabllization as well as provide benefits lo wildlife and sails beneatht the panel arrays. This cover, inc combinationwih erosion ands sediment control measures implemented during and posl-construction, will prevent runoff and provide additional protection lov wetland: and stream resources. The panel arrays willl bel less than twelve feeti in heighta andwill have no emissions of any kind or any noticeable noise audible from adjacent properties. The Project will have a 150-foot minimum selback from all property lines. Along the South Meherin River and Scotts Crossroads, the Applicant will provide a 400-foot minimum setback. The average distance from the South Meherrin River to the praject fence line is projecled to be more than 950 feat. Within the setbaçks, the Applicant: shall ensure a minimum 100-foot vegetative screent framt the, propertyline, excep! along the South Meherrin Riverv where the Applicant wille ensure a: 300-footy vegetative screen. Forthe majorityo oft the Projecl, the existing vegetation shalls serve as: screening, butwhere a vegelative screen does note exist, the Applicant 2Current maragumaridHopigey hasb baen aimed: alasustainedy yieldofforest products which involves harvesting portions ofthe mature timber ontheg property each year. Thisr means, thatala anys givent Gme, there gre areasy which ara beingh harvested or recantly haveb beenhavested. However,t there area aisoareast beingp preparedfor plantingorn recently planted, andu beros are: areaso ofimmaturo growth, areas hnr need of thinning, as wel as cther mature areasv which will be: scheduledf for harvestings soon. Since pine! Ist the target product, tha stumpsh lett framprevious! harvest don notneedlob ban removed in order top plantthen nextrctation. However,land; preparaticn Indludes chemicals sprayingt tos sfiminatocompeting! species priort top plantingp pino trees Inarecentyh harvesteda area. Then result ofthis managemenir regimeist that partions ofthos sitemay! boinmany differents oft treeh height- ranging from recentlyl loggedt unplanled areas to young! trees recenty planted to 30-year-oldp pines thala arel likely! VE to harvested: soon. Stantec 5 76 78 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA will create a screen as detailed in section 7.0 Project Screening and Vegetation Plan. In the event existing vegetation or landforms which provide screening are disturbed, new plantings will be provided. Stantec Consulting Services, Inc (Stantec). an independent environmental consulting firm, has performed studies of the land with respect to historiçal and cultural resources, wildlife and endangered species, topography, wetlands, and soils. These studies will be used to guide site development plans and construction to avoid or minimize impacts to the existing site resources. 3.0 CONCEPT PLAN Pursuant to the Solar Ordinance, a concept plan meeting the requirements of Section 20.5 (7) has been developed for the Project and has been included in Appendix B.1. 4.0 COMPREHENSIVE PLAN REVIEW Code of Virginia S 15.2-2232 requires that before a "public utility facility (whether publiciy or privately owned), including solar facilities, may be constructed. established or authorized, "the general location or approximate location, character, and extent thereof must be submitted to and approved by the local planninge commission as being" "substantially ina accord with the adopled comprehensive plan or part thereof (2232 Review"). The Meckienburg County Planning Commission reviewed the Project's 2232 Review application on June 30. 2022, and foundi itto be' "substantially in accord" with the County's Comprehensive Plan. On. July 11, 2022, the Board of Supervisors voted to confirm the Planning Commission's 2232 Review determination. The approval letter, dated July 13". 2022, is included in Appendix C. 5.0 PROPOSED CONDITIONS Proposed conditions have been provided by the Applicant for consideration by the Mecklenburg County Board of Supervisors as part of the SEP review process. A copy of the proposed conditions is attached as Appendix 11. 6.0 DECOMMISSIONING PLAN Pursuant to Section 20.5 of the Solar Ordinance, a Decommissioning Plan was developed for the Project. This Decommissioning Plan provides a description of the decommissioning and restoration phase of the Project. This Decommissioning. Plan is for permitting purposes only and is based on the Concept Plan submitted as part of the Project's Special Exception Permit (SEP) application. This Decommissioning Pian iss subject to change as Final Site Plans are developed. Slantolconstruction is planned for late 2026, with an anticipated Commercial Operation Date in 2027. The decommissioning phase is assumed to include the removal of Project facilities as listed in Section 1.1 and shown in Figure 1 of the Decommissioning. Plan. 6 Stantec 77 78 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA This Plani includes an overview of the primary decommissioning Project activities. including the dismantling and removal of facilities, and subsequent restoration of land. A summary of estimated costs and revenues associated with decommissioning the Project is included in Section 4.0 of the Decommissioning Plan. No potential estimated salvage values are considered in the decommissioning caiculations. A summary of potential revenue to be realized from resale or salvage of the facilities is included in this report for refence only. The summary statistics and estimates provided are based on an 80-MWIACI Project array design. The Decommissioning Plan is included in Appendix D.1. 6.1 COSTS Costs are estimated in the Decommissioning Plan included in Appendix D.1. lfg granted this Special Exception Permit, the Applicant will, prior to construction, obtain an updated third- party estimation of decommissioning costs. Also prior to construction and if required, the Applicant shall post or arrange for the posting of security funds in a manner and amount sufficient to ensure decommissioningi of the Project and removal oft the equipment from the Project site consistent with standard industry practices. 1. Owner / operator may utilize credit guarantees based on Moody's or Standard and Poor's Senior Unsecured Rating or equivalent (e. g.. A- BBB+ or better $10 million). Credit guarantees not to exceed 10% the entity's tangible net worth. 2. Owner / operator shall provide a minimum credit guarantee of the greater of i) Net Decommissioning Costs (Gross Decommissioning Costs Less Salvage). or ") 10 % Gross Decommissioning Costs (excludes salvage value). 3. Decommissioning costs estimate and salvage value updated every five years for the life of the Project. 7.0 FORESTRY MANAGEMENT PLAN 7.1 PROJECT SCREENING 7 Bridges Solar is dedicated to preserving the rural character of Mecklenburg County by providing visual screening from Scott's Crossroads and neighboring residential properties. The majority of the Project area is currently managed pine forestland. which is in various phases of rotational harvest. To help with visual screening. the Project has agreed to provide a 400 setback from Scott's Crossroads and the Meherrin River, as well as a 150 setback on all other Project boundaries. The vegetative cover within these setbacks will be selectively managed to ensure that they consist of uneven aged sections to maintain screening at various heights. Stantec 7 78 75 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA Ina addition, the Appliçant has also proactively coordinated with the Virginia Departments of Environmental Quality and Wildlife Resources to add wider buffers to the aqualic resources within the projecl area. A minimum 50' bufferwill be utilized on stream channels with ephemeral flow. Ar minimum 100 buffer will be utilized on intermittent: streams. The buffers will be extended to 200' for all perennial streams and to 400' on the Meherrin River. These buffer areas' will be preserved in their current state 8s much asj possible, with some clearing necessary for the proper siting of stormwater facilities to prevent shading within the panel areas. The effective siling, design, and construction of the stormwater basins will provide for peak flow shaving that will further contribute to the heallh of downsiream habitals and jurisdictional resources. The benefits ofs stable, non-erosive discharge throughar range ofo designf flow eventsi in: manycases far outweighs the limited and/or targeted clearing for construction of these facilities. The buffers willa also serve to provide ap physical buffer: and visual screen between the individual panet areas wilhin the solarfacllty. Collectively, thet forested areas' within the property setbacks and the preserved stream buffers will nat only provide visual screening but will also maintain valuable wildlife habilat, cover, and travel corridors to allow animals tos safely move through the project area. 7.2 FOREST MANAGEMENT The existing forest within the property setbacks will be lefl undisturbed to the greatest extent practicable. However, due lot the growth patiem of Southem Pine specles particulanyLobialy Pine), 7 Bridges Solari is concerned that self-pruning of lower limbs will begin to allow fillered views of the solar equipment as the trees mature. Therefore, after consultation with a professional forester, il was decided that clearing the interior onel hundred (100')feet oft the 400' setback assoçiated with Scotts Crossroads as well as the interior ffty (50) feet of areas with a 150' setback and incorporating natural regeneration In these areas would provide more eye-level vegetation to help ensure al long-lerm visual screen for the project as well as help to eliminate shading conçems for the project. The rest of the natural areas wili be left intact with the exception of the possible removal of any dead, dying, or diseased specimens tha! are deemed to pose a hazard to people ar property or as required for effective slormwater management The Applicant also reserves the right to selectively remove any trees thal are determined to be negatively affecting the production of the facility based upon shading but is committed to maintaining an effective visual screen for the Project. Individual trees removed for these reasons will be left on-site to minimize soil disturbance and provide coarse, woody debris. The fallen plant malerial will provide a source of shelter for small, mammals while simullaneously relurning nutrients to the soil. Standing dead trees, thal do nol present a threal, will be left in place to provide roosting opportunities for avian species. Should, at any polnt during lhe life of the Project gaps develop in the vegetative screens that nagatively affect the vlews from adjacen! residentlal properties, waterways, or roadways, 7 Bridges Solar wil act lo 8 Stantec 79 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA correctt the situation as soon as possible. This mayi include debris clean-up and natural rageneration, orin ca ases of particularly sensitive views, the installation of a new planted screen will be underlaken. In these cases, a mixture of evergreen and deciduous plant material will be ullized, as called forin Arlicle 20 of the Mecklenburg County Zoning Ordinanca. A planting plan would be developed as needed based upon the site conditions at the time and will be shared with the Mecklenburg County Zoning Administrator for comments and approval. In general, a double row of trees will be Installed to screen the Project In areas where no vegetation exists. The planted material would be installed along the Project's security fence in a variabla width wooded buffer based on needs. Other areas, outside of the planted screen, will be allowed tor naturally regenerate and add to the initial planted screen. The final layout and installed sizes will be delermined by the predicled growth rates and mature sizes of the selected plants. These planted buffers will be encouraged to naturalize, so minimal malntenance is anticipated tol be needed. The following list contains some potential choices for crealing the desired screen shouldi itl become necessary. These species are native to Mecklenburg County: Wax Myrte (Morelfa cerifera), Sweet Bay Magnolla (Magnolia virginlana), Red Maple (Acerrubrum). Virginia Pine (Pinus virginiana), Loblally Pine (Pinus laeda) American Holly (llex opaca), Eastern Red Cedar (Juniperus virginiana), and Dogwood (Comus forida). 7.3 SCREEN MONITORING Tho initlal screening plan, described above, will be implemented during construction of the projecl. 7 Bridges Solarwinl facilitate ay yearlyrevlew: ofthe overall foresthealth and the condition of the planned areas ofr regeneration within the setbacks and screens by a professional forester. The yearly reports will be used toi inform luture maintenance of these areas. The overall screening plan will be updated every five years with refined goals and action plans. 7.4 PANEL AREA STABILIZATION AND MAINTENANCE Allcleared areas on thei interior ofthe Project willl be seeded with a native and turf grass mix with wildflowers and atherwilalifepolinalor: species mixed In as appropriate to preven! conflict with the proper operation of the solar panels. The use of this native plan! and non-invasive turf grass material will: stabllize the site and preven! erosion and sediment transport as well as create habitat for smali mammals and ground nesting Stantec 9 80 7 BRIDGES SOLARI PROJECT, MECKLENBURG COUNTY, VA birds. Thei inclusion of wildflowers, where appropriate, will also establlsh pallinator habitat which has been determined to be rapidly disappearing. Once established, the use of native plant material will reduce the watering and fertilizerr requirements becauset the plants ares well adapted lo the environmenty where theywill be grown. Repairs tol the solar arrays may dictate the mowing ofisolatedp portlons of the facilities. The overall intention, however, is to mow the sile no more than two times a year. To the extent possible, mowing will take place in early March (if required) and late September. This wil not Interfere with the lowering cycle of the pollinator specles or the nesting season for ground nesting birds such as quail. It: should also be sufficient ton maintain the grasses and discourage woody species from growingt too close tot the: solare arrays, 78 Bridges Solari isi investigating the use ofl livestock grazing to maintain thel herbaçeous plant material within the panel areas, whlch will reduce the needt for equipment use onsile. Ife equipmenl is needed, weather forecast will be consulled in advance ofl Ihe activity and on-site Inspections will be conducted to ensure the site is able tov withstand the activity. Again, site plans have not been developed to the pointy where af final seed mix has been determined but the lis! below contains some, passible specles native to Mecklenburg County; common yarrow (Achillea millefollum), autumn bentgrass (Agroslis perennans), butterfly milkweed (Ascleplas tuberosa), partridge pea (Chameecriste fasciculate), Virginia wild rye (Elymus virginicus), smooth panic grass (Panicum dichotomifforum), blackeyed Susan (Rudbeckia hirta), little bluestem (Schizachyrium scoparlum), wild: senna (Senna hebecarpa), and earlyg goldenrad (Solidagojuncea). As a part of ovarall site management, an Integrated Pest Management program will be put in place immediately following construction. As a part of this program, a trained ecologist/botanist who is familiar with the Virginia Department of Conservation and Recreation's list of Invasive Plant Species will conduct an annual walkover of the Project during peak growing season. During this investigalion, the presance of observed invasive species along with an estimated percent cover will be noted and the extents of any colonies field mapped. This data will be used to determine if there are any invasive species presen! in amounts outside of a tolerable threshold. I contral is required, the Project team will determine whether mechanical or chemical controli is thel best option too curtail its presence on the site. Should chemical contral be needed, approval of the County Administrator will be requested. I approved, the applications will be made by a Virginia Certified Pesticide Applicator or Registered Techniclan trained in the proper use of herblcides. The specific chemicals usedy will be selected based upon the target spacles and sile conditlons. Stantec 10 81 7BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA Weather conditions will be evaluated prior to applying any chemicals to minimize the risk of wind drift or runoff due to precipitation. Broadcast applications will be avoided to the greatest extent practicable. Inr most cases, direct applications will be made to the target species only. 8.0 STORMWATER MANAGEMENT AND EROSION AND SEDIMENT CONTROL PLAN 8.1 INTEGRATED ENVIRONMENTAL SITE DESIGN (ESD)/ STORMWATER MANAGEMENT (SWM) DEVELOPMENT APPROACH The overall Project approach is being developed with a focus on early identification and avoidance of key environmental features, which should lead to a more streamlined design development process and benefit local water quality. while reducing the upfront impact of the development. This approach will remain adaptive throughout the process so that new information may be incorporated swiftly to address new area sensitivity identified onsite or relevant citizen concerns when and if they arise during the Project approvals phase. The ESD site planning approach is core to the integrated stormwater strategy, which includes the following key components: 1. Maintaining forested wetland/stream buffers to the greatest extent practicable. 2. Limiting the disturbance footprint where at all practicable. Disturbance shall be limited where practicable to maintenance access paths and solar array foundation footprints. as well as temporary and permanent stormwater management conveyances intended to protect downstream resources. 3. Use of turfgrasses incorporated with native grasses and wildfiowers, as applicable for limited maintenance and the overall improvement of site hydrology to the extent practicable. A comprehensive stormwater management plan, with detailed routings and calculations demonstrating consistency with the Virginia Erosion and Stormwater Management Program (VESMP) Regulations and associated requirements for water quality and water quantity. To date, a preliminary SWM concept assessment of the proposed solar parcels, which includes cursory location and foot-printing of likely dry detention basins to address VESMP water quantity control requirements has been performed. Where typical developments might have a relatively large disturbance footprint and land use change. the proposed development is not envisioned in this manner. It is understood that land cover changes to impervious surface will be isolated to gravel access paths of limited area, array foundations, and to some degree paneis. The proposed dry detention basins will serve areas naturally draining to these locations, where possible. Additional redirection off fiow willl be accomplished primarily via open channel ditches, which are also intended to elongate the fiow paths to the basins. Drainage areas to any individual dry detention Stantec 11 82 7 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA basins are intended to bs Iimited to 25 acres or less, where practicable, lo timit risk of hydraulically overioading any given facility. Relatively low stormwater quality compliance reduction requirements are anticipated given ESD and limited disturbance approach noted above, Water quality compliance is envisioned to be accomplished va site conservation methods and use of offsite compliance options, if necessary. Currently, no local Total Maximum Daily Loads (TMDLS) or downstream impalrments have been noted; however, this will be addressed in more detail as conceptual site planning and design commences. 8.2 INCORPORATION OF EROSION AND SEDIMENT CONTROL (ESC) PLANNING AND DESIGN INTO THE ESD APPROACH The ESC stralegy for the Project slte will be Integrated into the general ESD and SWM approach. Principally, this will focus on the following: 1. The initial Identification of key resources (wetlands/waters, solls, slopes, etc) that may be vulnerable, and that may require additional protection I management strategies, during construction. This strategy includes the buffering of cerlain key resources during and post- : construction. 2. The paramount phasing of the initiali installation of and canversion of temporary sediment basins to dry detention basin structures to be utitized as permanent stommwaler features during posl- construction. This phasing includes ensuring thal the basins themselves and the conveyances to these basins are constructed as a first stepl In land-disturbing activity and are made funclional prior to upslope land disturbance. 3, Phasing oft the installation of key perimeter controls prior to upslope land disturbance. 4. Early site stabilizalion measures, particularly on downstream grading 1 slopes. Establishing stabilization on earthen structures such as dams, dikes, and diversions immediately after installation. 5. Ullzing clean watero diverslons, where feasible, tol limit construction site "run on" from offsite areas, sesking to discharge these clean waler diversions as sheet flow, as applicable. 6. Providing micro phasing (facllity level) steps for these temporary ESC measures, as needed, for successful transition to permanent controls post-consiruction, limiting contamination and erosionlsedimentaton. risk with successive reworking/regarding: offeatures, Where applicable this phasing of permanent features willl be tled to the postconstruction stormwater management record drawings to provide additional field contractor I quality control. 7. Daily management lechniques to ensure continuedunetionally of ESC measures. As part of the management approach, specific maintenance of individual ESC components willl be required. Thls strategy Includes the documentation and completion of corrective actions. Stantec 12 83 78 BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA 8. Optimizing soil balance on site by minimizing and targeting site grading. 9. Utilizing construction techniques and practices that avoid compaction of soils except as required to meet engineering specifications (ie., berms and sub-compaction of fill material). 9.0 TRAFFIC STUDY Pursuant to the Solar Ordinance, a traffic study was completed for the proposed Project and the full study is included in Appendix E. With the addition of thes western access on Route 49. arevised Traffic Study has been completed for the Proiecta and is included in Appendix E1. Based on the existing roadway conditions, the location for the proposed access points. and the available average daily traffic volumes for the transport roads, the anticipated construction traffic volumes will not exceed available roadway capacities: therefore, the roadways should not be significantly impacted by standard construction traffic. During operation and maintenance post-construction). the facility will not generate a significant volume of traffic with the anticipation of only a few piçkup trucks and other maintenance vehicles each week. Per the proposed Conditions, the Applicant will be responsible for repairing any damage to roadways occurring during deveicpmenlconsinuction or following commissioning of the project, or any portion thereof. Prior to the commencement of deveicpmantconsncion activities, the Applicant will work with the County to agree on the existing state of applicable roadways. During devecpmentconsinucion, the roadways will be monitored for damage, and the Applicant, once notified by the County of damages, shall make repairs caused by construction traffic at the direction of the County Administrator. After construction activities are completed, the roadways will be evaluated for damage attributed to the construction of the Project as measured against the condition prior to construction activity; the Applicant will be required to restore such roadways to equivalent condition as existed prior to commencement of construction activity. 10.0 ESTIMATED CONSTRUCTION SCHEDULE Start of construction for the Projecti is estimated to begin in 2026, with an anticipated Commercial Operation Date in 2027. Stantec 13 84 7BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA 11.0 ENVIRONMENTAL INVENTORY AND IMPACT STATEMENT Pursuant to the Solar Ordinance, an environmental inventory was completed for the Project. based on the County requirement to analyze any potential site and viewshed impacts, including direct andi indirect impacts tor national and state forests, national or state parks, wildlife management areas, conservation easement, or any known historic or cultural resources within three (3) miles of the proposed Project. A desktop database review was conducted to determine if any national or state forests, national or state parks, wildlife management areas or conservation easements were identified within three (3) miles of the proposed Project. Searches of the Virginia Department of Conservation and Recreation (DCR) inventory of managed conservation lands (Federal Wildlife Management Areas, Reservoirs. State Parks, and Conservation Easements): and county boundaries, National Park Service inventory ofl National Parks, County tourism resources from Mecklenburg County (digitized by Stantec, 2019). Virginia Geographic Information Network (VGIN) inventory of Virginia Town/City Limits, Chase City Comprehensive Plan approximate growth boundary (digitized by Stantec. 2019). infrastructure data provided by PennWell (2018). Virginia Cultural Resources Information System (VCRIS) historic resources. National Hydrologic Dataset and National Wetlands Inventory of wetlands and waterways were conducted. The location and identification of the resources in the vicinity of the proposed Project are shown on the Environmental Inventory Mapi included in Appendix F. From October 13 to 21, 2022, Stantec conducted a Phase IA cultural resources assessment to identify all previously recorded cultural resources located within a 1-mile radius of the study area. In addition, this effort created a predictive model that identifies areas of enhanced or low potential for cultural resources within the study area. The model serves as a planning tool for further studies and project development. During this assessment, five previously identified archaeological sites were found within the study area. No previously identified architectural resources are located within the study area. One newly observed cultural resource wasi identified within the study area during the walkover assessment. This resource was a possible nineteenth through twentieth century single dwelling with an associated cemetery. The Phase 1A cultural resources assessment is included in Appendix F. From November 27 to December 22, 2023, and February 12 to 16, 2024, Stantec conducted a Phase II archaeological evaluation and cemetery delineation of the newly observed cultural resource identified in the Phase IA cultural resources assessment (Site 44MC0981). Based ont this evaluation, Stantec recommended site 44MC0981 as not eligible. While the cemetery itself was noti individually eligible. Stantec recommended the resource should be avoided with a 25-foot buffer. It was further recommended that this buffer be marked Stantec 14 85 7BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA with temporary high-visibility construction fencing during all Project-related construction activities to ensure avoidance of the cemetery. DHR concurred with Stantec's recommendations in a letter dated April 29, 2024. The Phase II evaluation and concurrence letter are included in Appendix F. Stantec conducted a delineation of wetlands and other Waters of the United States (WOUS) in accordance with the methods outlined in the 1987 Corps of Engineers Wetland Delineation Manual, and the 2012 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Eastern Mountains and Piedmont Region (version 2.0) in June 2023 to determine the presence and extent of jurisdictional WOUS. The WOUS boundaries are shown and described in the wetiand delineation report included in Appendix F. Jurisdictional features identified by Stantec within the Project limits may be classified as palustrine forested, scrub-shrub, and emergent wetlands, as well as upper perennial, intermittent, and ephemeral stream channels. Wetland vegetation is typified by Sweetgum (Liquidambar slyraciflua), Lobiolly pine (Pinus taeda). Red maple (Acer rubrum), American sycamore (Platanus occidentalis). American hombeam (Carpinus caroliniana), soft rush (Juncus effusus), woolgrass (Scirpus cyperinus), deertongue (Dichanthelium clandestinum). smalispike false nettle (Boehmeria cylindrica). and sensitive fern (Onociea sensibilis). The transition from wetland tou upland is generally identified by a shift from hydrict to non-hydric soils and a shift in the vegetative community. The Applicant intends to avoid impacts to jurisdictional WOUS lo the maximum extent practicable during the design and construction of the Project. Any potential impacts to WOUS that cannot be avoided will be permitted through the appropriate regulatory agencies: US. Army Corps of Engineers. DEQ Virginia Water Protection (VWP) Program, and Virginia Marine Resources Commission (VMRC). Onsite drainage areas are ally unnamed tributaries thatd drains directly 1o1 the South Meherrin River. Drainage from the Project site does not flow into Horsepen Creek. The Appliçant wil implement enhanced buffers around the aquatic resources within the proiect area. A minimum 100 buffer will be utilized on intermittent streams. The buffers will be extended 1o 200 for all perennial streams and to 400 on the South Meherrin River Amapd depicting the onsite drainage areasi isi included as Appendix, Jin the Supplemental! Information. Ina addition to the 400 setback ont the South Meherrin River, the Applicant will place a minimum ot 250 acres iscemmitledplanaing: o slasingeapprosimaieky; 2540acres of land. located between the panel area and the South Meherin River. into a conservation easement This area isi identified as the Planned Conservation Area on the Concept Plan. See Appendix B.1. The Appliçant is committed to implementing bes! management practices to prevent impacts ons watersona and offsite. Stantec 15 86 7BRIDGES SOLAR PROJECT, MECKLENBURG COUNTY, VA There is one existing solar facility within four miles of the Project. The solar facility, Grasshopper Solar, is located at least two miles from the Project. The Applicant reduced the size of the Project to ensure a minimum distance of two miles was maintained between the two solar façilities. The Applicant does not anticipate any potential site and viewshed impacts, including direct and indirect impacts to national and state forests, national or state parks, wildlife management areas, conservation easement, or any known historic or cultural resources within three (3) miles of the proposed Project. 12.0 VISUAL IMPACT ANALYSIS Pursuant to the Solar Ordinance, a visual impact analysis was completed for the proposed Project with photo renderings for three (3) locations, as approved by Meckienburg County's Zoning Administrator. The visual impact analysis is included in Appendix G. 13.0 SUBJECT PARCEL AND ADJACENT PROPERTY OWNER INFORMATION Subject parcel and adjacent property owner parcel information, including parcel identification numbers, and owner names and addresses are provided in Appendix H. A map showing the location and identification of the parcels is also included in Appendix H. 14.0 LAND USE AGREEMENTS The Applicant has obtained a Real Property Option Agreement for the Property. This option can be found in Appendix A. Notice of this Project was given to the Virginia Department of Environmental Quality (DEQ) by the Applicant on, June 14, 2017 (see Appendix A) stating that the Applicant intends to submit the necessary documentation for a Permit by Rule for a small renewable energy Project. Stantec 16 87 COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 1013W. Arlanric Street Tommy Tohnson POBox 249 Phoner (434) 7742316 Residency Administrator South Hill. Virginia 23970 Faxi (434) 774-2336 January 8, 2024 Robert L. Hendrick Zoning Administrator Mecklenburg County P.O. Box 307 Boydton, VA 23917 (Sent Via E-mail) SUBJECT: 7 Bridges Solar Traffic Statement (Revised) Hwy 49, Highway Forty-Nine & Rte. 633, Scotts Crossroads Mecklenburg County, VA VDOT Comments, Revised Traffic Study Date 11/8/24 Dear Mr. Hendrick: The Virginia Department of Transportation, South Hill Residency Southern Region Land Development Office has reviewed the subject submission received by email on December 20, 2024. Our comments below address each section ofthe study we have comments on. Proposed Construction Traffic Routes, Page 2 All loaded and empty vehicles having 3 or more axles shall use the entrance on Hwy. 49 as the only point of access to the project. No matter their points of origin all vehicles having 3 or more axles shall use the entrance on Hwy. 49 as the only point of access to the project. No vehicles having 3 or more axles shall use Rte. 633, Scotts Crossroads for access to the project. Project Intersections, Page 5 o Any vegetation trimming/removal on the right ofway will require approval and a VDOT Land Use Permit. VirginiaDOT.org WE KEEP VIRGINIA MOVING 88 Construction Traffic Control, Page 5 o Any traffic control signage installed will need to be approved by VDOT. It shall be shown in the CTMP (Construction Traffic Management Plan) plan sheets. Construction Traffic Estimates, Page 5 & 6 The commercial entrance on Hwy 49 shall be designed to accommodate the overweight, over width, over wide and super loads to be delivered to the project. With estimated peak of 400 workers and 15 trucks per day plus deliveries a warrant analysis for turn lane and tapers in both directions is requested. Traffic Mitigation, Page 6 & 7 All proposed changes to traffic patterns and/or signage will need to be approved by VDOT and included in the CTMP, The CTMP should be included in the site plan also. Conclusions, Page 7 & 8 o A copy oft the video of pavement conditions on the roads prior to the project starting needs to submitted to the county and VDOT. General Comments The revised CTMP needs to address all VDOT and County comments along with a plan sheet showing entrance locations and revised traffic routes. Reason for only allowing vehicle traffic with less than 3 axles on Rte. 633 is due to safety and the road condition. Rte. 633 is a narrow secondary with no lines. The road itself cannot handle continuous daily truck traffic that would be generated by this project. We do not want to put no more additional road maintenance expense burden on the local VDOT Area Headquarters than is needed if possible. Pages 3 & 4 appear to be missing from the study, or it was a typographical mistake. We are requesting the county to make our comments below as conditions of permits issued by the county for this project. Ifthere are any questions concerning this request feel free to contact me. All loaded and empty vehicles having 3 or more axles shall use the entrance on Hwy. 49 as the only point of access to the project. No matter their points of origin all vehicles having 3 or more axles shall use the entrance on Hwy. 49 as the only point of access to the project. No vehicles having 3 or more axles shall use Rte. 633, Scotts Crossroads for access to the project. Ifyou have any questions, please feel free to contact me at 434-774-2310 or by email, nlsic2ndstainihiazer. 89 Sincerely, Christopher Digtalys signed bo59545 by Cage DN:C CNCagec Chistopher Cage Chvistophert 6050545 OU-E bos nd -Users. OU-VDOT. DCev U cOV-Users. DC-gov DOcoN. 0500 01.08 e. Sodd Cage Land Development Engineer Southern Region Land Development Richmond District/South Hill & Petersburg Residencies CC: Paul Hinson, P.E., LEED AP, VDOT Southern Region Area Land Use Engineer John Legg, VDOT Southern Region Permits/Subdivision Specialist Sr. Tommy Johnson, VDOT South Hill Residency Administrator Kevin Smith, VDOT South Hill Assistant Residency Administrator John Griles, VDOT Chase City Area Headquarters 90 Seven Bridges Solar GIS y R 8o / & e WAX > I L & € 1/9/2025, 10:42:38AM 1:36,112 0.25 05 Roads Secondary Road Tax Parcels 0.38 0.75 1.5 km Primary Highway Private Drive 91 Mecklenburg County P.O. Box 307 - Boydton, Virginia 23917 VIREIRL STAFF REPORT Minutes from the February 27, 2025 Planning Commission meeting. For Planning Commission Meeting On: March 27, 2025 Prepared By: - Chariot Medlin Suggested Action: Approve or Deny Attachments: 2025-02 pcmn.pdf 92 Planning Commission, February 27, 2025 A meeting of the Planning Commission was held in and for the County of Mecklenburg on February 27, 2025, at 7:00 p.m. in the Board of Supervisors meeting room of the Goode Bank Building. A) CALL' TO ORDER MEMBERS PRESENT: David Brankley, Jerome Watson, Charles P Reamy, Landon Hayes Jr., Randy Crocker, Mark Warren, Debra Crowder, Kyle Crump, Derperdine Webster, Deloris Simmons, and Reginald Arrington MEMBERS ABSENT: Jarrious Lassiter Chairman Crump called the meeting to order. B) PLEDGE TO THE FLAG C) ADDITIONS AND/OR DELETION TO AGENDA D) PUBLIC HEARINGS D.1) The Mecklenburg County Zoning Office has received an application request by Michael Overbey for a Special Exception for a second home on the property This property identified as Parcel Record Number 9072 and County Tax Number 143000-A-013 is zoned as agricultural. is located on the east side of Duke Drive. and is approximately 632 feet south of its intersection with Route 601 ( Love Town Toad). Election District 9, County of Mecklenburg. Reference Deed Book LR-5-1960. Michael Overbey Ad.pdf / Staff Report for Michael Overbey.pdf / Michael Overbey application.pdf / VDOT report on Michael Overbey.pdf Michael Overbey GSLpdf / The public hearing was open. There were no public comments. Mr. Hendrick advised the Commission that he had not received any letters, phone calls, or emails on this application. The public hearing was closed. 93 Upon a motion by Mr. Arrington and seconded by Mrs. Webster, the Commission unanimously recommended to approve the application by Michael Overby for a special exception for a second home with the following conditions/recommendations: 1. The county has approved these types of applications requesting a second home on the same track of land in the past. 2. Ity will not be detrimental to the public welfare. 3. Ity will not adversely affect the health or safety of persons or the neighborhood of the proposed use. 4. The site is in compliance with the Mecklenburg County Zoning Ordinance, which requires two acres or more for a second home. D.2) The Mecklenburg County Zoning Office has received an application request by Woody Carter Moore for a Special Exception for a second home on the property This property, identified as Parcel Record Number 7704 and County Tax Number 053000-A-007. is zoned as agricultural. and is located on the east side of Route 671 (Country Club Drive), approximately 1 % mile south east of its intersection with Route 6600 Old Cox Road). Election District 7. County ofMecklenburg. Reference Deed Book LR-24-5014 and Will Book WF 22-571. Woody Carter Moore AD.pdf / Staff Report for Woody Carter Moore.pdf / Woody Carter Moore application.pdf / Wood Carter Moore VDOT report.pdf Woody Carter Moore GSL.pdf The public hearing was open. Mr. Woody Moore, the property owner, was present to speak on this application. Mr. Moore advised the commission that the second residence was for his son, who had recently moved back home. The public hearing was closed. Mr. Hendrick advised the Commission that he had not received any letters, phone calls, or emails on this application. Upon a motion by Mr. Reamy and seconded by Mrs. Crowder, the Commission unanimously recommended to approve the application by Woody Moore for a special exception for a second home on the property with the following conditions/recommendations: 1. The county has approved these types of applications requesting a second home on the 94 same track of land in the past. 2. It will not be detrimental to the public welfare. 3. It will not adversely affect the health or safety of persons or the neighborhood of the proposed use. 4. The site is in compliance with the Mecklenburg County Zoning Ordinance, which requires two acres or more for a second home. D.3) The Mecklenburg County Planning Commission has received an application by Bryan Upton for a special exemption permit to construct two (2) recreational vehicle sites. This property is identified as County Tax Number 136000-A-059. Parcel Record Number 19422. which is zoned as Agricultural and is located on the west side of Highway One.at its intersection with Davis and Jones Place. Election District 1. County of Mecklenburg. Reference Deed Book B & P-594-514. Bryan Upton AD.pdf / 2025- staff report- Bryan Upton 2 RV sites.pdf Bryan Upton application.pdf Bryan Upton VDOT report.pdf / Bryan Upton GSI.pdf / The public hearing was open. Mr. Brian Upton, the property owner, was present to answer questions. Mr. Upton advised the Commission that he has 55 acres for the 2 RV sites that he is requesting, and the RV sites would be 150 feet off the road. The public hearing was closed. Mr. Hendrick advised the commission that he had not received any emails, letters, or phones calls on this application. Upon a motion by Mr. Brankley and seconded by Mr. Arrington, the Commission unanimously recommended to approve the application by Bryan Upton for a special exception to construct 2 recreational vehicle sites with the following conditions/recommendations: 1. The county has approved these types of applications in the past. 2. It will not be detrimental to the public welfare. 3. It will not adversely affect the health or safety of a person or the neighborhood of the proposed use. 4. The owner will allow only 2 RV hook-ups. 5. The RV site will not be used as a permanent residence. 6. The site will have electrical, water, and sewer hookups. 7. All campfires shall be confined within a fire ring and always supervised. The burning of 95 other products such as trash, plastic products, or household items are prohibited. 8. If the county is under a burn ban, no open fire will be allowed. 9. Failure of the owner to fully conform to all terms and conditions of this permit shall result in revocation of the Special Exception Permit. 10. No space will be allowed to obtain their own address or mailbox. 11. The owner shall enforce quiet hours from 10:00 P.M. to 7:00 A.M. to ensure excessive noise, amplified music, or other disturbances cannot be heard outside the perimeter of the user's campsite. 12. The owner shall screen the site from public view if the site is visible to the public from the roadway or adjoining property at a distance of less than 100 feet. D.4) The Mecklenburg County Zoning Office has received an application from Matthew & Raven Chumney to rezone from Agricultural to Residential (R1-A). This property is identified as County Tax Number 13000-01-001 Parcel Record Number 36568. is zoned as Agricultural, andj is located on the east side of] Route 634 (Traffic Road), approximately % mile north of its intersection with Route 745(Twin Peaks Road). Election District 7. County of Mecklenburg. Reference Deed Book LR-24-559 and Willl Book WF-20-59. Matthew Chumney ad.pdf / Staff Report Matthew Chumney.pdf & Matthew Chumney application.pdf / Matthew Chumney VDOT report.pdf / Mathhew Chumney GSIpdf / The public hearing was open. Mr. Matthew Chumney, the property owner, was present to answer questions. Mr. Chumney advised the Commission that the property is zoned as agricultural and has 1 residence on the property, but he wanted to build a second residence. Mr. Chumney advised the Commission that the property would have to be rezoned to allow for duplexes. Mr. Chumney advised the Commission that the tract of land contains 77 acres. The public hearing was closed. Mr. Hendrick advised the commission that he had not received any phone calls, emails, or letters on this application. Upon a motion by Mrs. Crowder and seconded by Mr. Watson, the Commission unanimously recommended to approve the application by Matthew and Raven Chumney to rezone from Agricultural to Residential (R1-A) with the following conditions/ recommendations: 96 1. The rezoning would allow the property to be developed under the Residential (R1-A) ordinance. 2. It will not be detrimental to the public welfare. 3. It will not adversely affect the health or safety of persons or the neighborhood for the proposed use. D.5) The Mecklenburg County Planning Commission will hold a public hearing to repeal the Article 20 Solar Ordinance dated November 6. 2017. amended on July 10, 2023. and to adopt the new Article 20 Solar Ordinance. A copy oft the Solar Ordinance may be reviewed in the Zoning Director's Office. 350 Washington Street, Boydton. Virginia 23917. between the hours of 9:00 A.M. to 4:30 P.M.. Monday -Friday except Holidays and weekends. Article 20 Solar Ordinance draft pdf / letter on Article 20 Solar.pdf / Mr. Hendrick advised the Commission of a statement regarding the Planning Commission meeting for application Article 20. Mr. Hendrick advised the Commission the purpose ofthe public hearing scheduled for this evening is to receive public comment related to the proposed zoning ordinance amendments to Article 20, Solar Facilities, by which utility-scale solar would no longer be a permitted use in any zoning district of the County, whether with or without a Special Exception Permit. This public hearing was scheduled pursuant to an initiating resolution adopted by the Board ofSupervisors on September 09, 2024, the staffhas begun a review of solar actions and documents over the last six months. That review has not been completed, and a determination of whether additional action is needed by the Planning Commission or Board has not yet been made. Therefore, while it is appropriate for the Planning Commission to conduct its public hearing this evening as scheduled, staff recommends that after the public hearing is concluded, the Planning Commission defer any recommendations on the proposed zoning ordinance amendments. By deferring actions this evening, the Planning Commission will have time to consider and reflect on comments made by citizens at the public hearing, and after considering those comments and information provided to it by staff, the Planning Commission will be in a better position to make its recommendation to the Board. The public hearing was open. Mr. Chad Thompson, a consultant with Long Road Energy and Seven Bridges, advised the Commission that if the amendments to the Article 20 were approved, the Seven Bridges special exception application would be grandfathered in under the existing Article 20 Solar ordinance. Mr. Thompson advised the Commission that the Seven Bridges 2232 Comprehensive Plan Review had been approved by the Planning Commission and Board ofSupervisors. Mr. Thompson advised the Commission that the solar application should be approved on a case-by-case bases. Mr. Thompson advised the Commission that the amendments to the Article 20 should not apply to Seven Bridges. Ms. Natalie Gerber, lead developer with RWE Antler Solar, advised the Commission that RWE had submitted a 2232 Comprehensive Plan Review that was denied by the Planning Commission on December 1, 2022. The RWE Antler Solar appealed the denial to the Board of Supervisors on January 9, 2023, but it was denied by the Board of Supervisors. Ms. Gerber advised the Commission that RWE had submitted a 2232 Comprehensive Plan Review on December 6, 2024, and would like for the original request to be grandfathered in under the existing Article 20 Solar 97 ordinance. Ms. Gerber advised the Commission that RWE held a community meeting on February 26, 2025, and had about 20 attendees who were in support of solar. The public hearing was closed. Mr. Hendrick advised the Planning Commission on a Resolution to defer the proposed Zoning Ordinance Amendments to Article 20, Solar Facilities. Mr. Hendrick advised the Commission that after conducting a public hearing, which was duly advertised by notices which were published on February 12, and February 19, 2025, it is hereby Resolved by the Mecklenburg County Planning Commission that at this meeting it will not make a recommendation to the Board of Supervisor on the proposed zoning ordinance amendments to Article 20, Solar Facilities, but instead it will defer making its recommendation on those proposed amendments until the Planning Commission's meeting on March 27, 2025. The deferral will afford the Planning Commission an opportunity to consider and reflect on comments made at the public hearing on February 27, 2025, to consider all other relevant information, and to ensure that all required procedural steps have been taken. The resolution to defer was adopted on February 27, 2025. The Commission voted unanimously to adopt a Resolution to defer Action on proposed Zoning Ordinance Amendments to Article 20, Solar Facilities. David Brankley, Jerome Watson, Charles P Reamy, Landon Hayes Jr., Randy Crocker, Mark Warren, Debra Crowder, Kyle Crump, Derperdine Webster, Deloris Simmons, and Reginald Arrington voted 'aye. E) APPROVAL OF MINUTES E.1) Minutes from the January 30, 2025. Planning Commission meeting January 30, 2025. planning minutes.pdf / Upon motion of Randy Crocker and seconded by Charles P Reamy, the Commission voted unanimously to approve the minutes from the January 20, 2025, Planning Commission meeting. F) ADMINISTRATOR'S REPORTS F.1) Dollar General Sign application for approval Cover Page & Dollar General Sign application.pdf Mr. Hendrick advised the Commission he had received a sign application for Dollar General, and due to the size of the sign, he was not able to approve the application. Mr. Hendrick advised the Commission that the Dollar General sign size was 6 feet by 12 feet and would need the approval of the Planning Commission. Upon a motion by Mr. Warren and seconded by Mr. Crocker, the Commission unanimously recommended to approve the sign application for Dollar General. F.2) Monthly report for January 2025 for Planning and Building. 98 January 2025 Zoning monthly report.pdf / January 2025 Building Inspector' s report.pdf / Mr. Hendrick presented the Commission with the Zoning and Building Inspector's monthly reports. G) ADJOURNMENT The Planning Commission was adjourned. Secretary 99 Mecklenburg County P.O. Box 307 - Boydton, Virginia 23917 VIRGIRIE STAFF REPORT Monthly Reports for Zoning and Building Inspector's Office For Planning Commission Meeting On: March 27, 2025 Prepared By: - Chariot Medlin Suggested Action: Information Attachments: February Zoning monthly report.pdf February Building Inspectors monthly report.pdf 100 ZONING ADMINISTRATORS REPORT Month / Year Month/ Year February 2024 February 2025 ZONING PERMITS 60 44 SPECIAL EXCEPTIONS PERMIT 1 1 REZONING APPLICATINS 3 1 EROSION AND SEDIMENT CONTROL PLANS 25 20 PLAT APPROVALS 1 2 OTHER PLAT APPROVALS 18 8 APPLICATION TO AMEND ZONING VARIANCE APPLICATION 1 1 APPEALS CELL TOWERS 1 2232 REVIEW TOTAL 109 78 FEES COLLECTED $7,010.00 $15,065.00 101 Building Permit Report February 2025 February 2024 Permit Type # ofPermits Construction Costs # of Permits Gonstruction Costs Resldential Manufactured Homes 4 $486,000 1 $50,000 Additions and Alterations 51 $1,225,272 43 $1,510,001 New Houses 11 $3,226,000 11 $5,908,093 Other Structures (Garages, carports, eta) 8 $637,504 12 $355,900 N Swimming Pool 2 $220,000 2 $120,000 Camper and Travel Trailers 1 $7,000 2 $4,000 Boathouses and Piers 2 $174,000 3 $271,025 Commerical Commercial Elec $0 1 $1,000 Commercial Alt/Reno 7 $446,993 $196,550 Commercial Building 1 $135,000,000 1 $300,000 Commercial Plumbing 1 $12,000 1 $40,000 Commercial Fire Sprinkler 2 $181,362 3 $2,710,264 Commerical Fire Alarm 1 $3,958,616 - $0 Solar 0 $0 2 $48,650 Tower 1 $170,400 $0 Demolitions 1 $2,500 2 $31,800 Sign 1 $7,000.00 2 $17,541.00 MonthiyTotals 90 $145,754,647 92 $11,564,824 Permit Fees Collected $65,583.16 $141,962.80 July 2024- 2025 YTD July 2023 - 2024 YTD Estimated Construction Costs Year to Date $5,647,869,647 $979,446,699 Estimated Fees Collected Yeart to Date $1,945,179.15. $1,933,330.16 Number of Permits Issued : Yearto Date 764 750 Code Enforcement Department: Monthly Report Page 1 102 a