RGINIF Charlotte County Planning Commission 250 LeGrande Avenue, Suite A Charlotte Court House, VA 23923 Thursday, June 26, 2025 7:00 PM Call to Order Invocation Consider Approval of Agenda Consider Approval of May Minutes Recess for Public Hearing = Conditional Use Permit - Telecommunication Tower (The Towers LLC on behalf of Verizon/Angela Weston = Barnesville Hwy., Red Oak) (Page 5) Call Public Hearing to Order Staff Report Applicant Comments Public Comments Commissioner Questions/Comments Adjourn Public Hearing & Reconvene Regular Meeting Consider 2232 for Weston Telecommunication Tower Application (Page 8) Consider Conditional Use Permit Application for Weston Tower (Page 9) Recess for Public Hearing - Zoning Ordinance Amendment = Battery Energy Storage (Page 43) O Call Public Hearing to Order Staff Report Public Comments Commissioner Questions/Comments Adjourn Public Hearing & Reconvene Regular Meeting Consider Zoning Amendment for Battery Energy Storage Systems General Public Comment Period 2232 Comprehensive Plan Compliance Review - Taro Solar (Page 56) Berkley Group Presentation Discussion and Consideration Staff Report (Page 98) Commissioners' Time Adjourn Charlotte County Planning Commission May 15, 2025 7:00 pm Charlotte County Administration Office Present: Absent: Miller Adams Mike Price Patrick Andrews Hazel Bowman Smith* James Benn Belinda Strom Andrew Carwile Richard Vaughan Kerwin Kunath David Watkins, Jr. Curtis Morton Eugene Wells *Board ofSupervisors Representative - Non-voting Staff in Attendance: Monica Elder, Assistant County Administrator Chairman Benn called the meeting to order at 7:00 pm and Eugene Wells gave the invocation. Chairman Benn stated that NOVI Energy requested their 2232 comprehensive plan compliance review be postponed until the June Planning Commission meeting to provide staff an opportunity to correct an error in their report and to allow NOVI the opportunity to submit additional information to address some of the concerns dentified. Therefore, Taro Solar has been removed from the agenda. Motion was made by Andrew Carwile to approve the agenda as amended. David Watkins seconded the motion, and the motion carried with all members present voting yes. Andrew Carwile made the motion to approve the April 17th meeting minutes as presented. Mike Price seconded the motion, and the motion carried with all members present voting yes. Public Hearing = Red Oak Excavating Conditional Use Permit for Material Storage Yard Chairman Benn recessed the meeting to hold a public hearing on Red Oak Excavating, Inc's conditional use permit application for a proposed material storage yard with parking to be located on property identified as portions of Tax Parcels 90-4-14C & 90-4-14, located at 5192 Barnesville Hwy, Red Oak. Staff provided a report, reviewing general project information, zoning requirements, criteria to be considered, recommended conditions, and options. Applicant Gene Hall, Vice-President of Red Oak Excavating, addressed the Commission, explaining that the proposed storage yard was designed to Dominion Energy's specifications for use during the Clover to Chase City transmission line project. He stated the location made it an ideal site. Mr. Hall also stated there were no plans to use the site to store solar equipment. Commissioner Strom inquired about the response if there was a hazardous waste issue. Staff explained that County staff would notify the Viginia Department of Environmental Quality (DEQ) if such an issue did occur and DEQ would determine and oversee the required response. Citizen Lane Gunn, Project Manager for Red Oak Excavating and a member of the South Central Virginia Business Alliance, explained that the site was an open field near the transmission line, SO was suited for this use. He noted that the project would help support local businesses. Citizen Cornell "Brick" Goldman from Cullen, addressed the Commission, encouraging them to support the project, stating it was good for business. Commissioner Miller Adams inquired ifthe site could be limited to storage for the transmission line project. After discussion on specifically excluding solar equipment storage, the applicant confirmed the exclusion was acceptable. There being no further public comments or discussion, the public hearing was then adjourned. Patrick Andrews made the motion to recommend approval of Red Oak Excavating's conditional use permit application with Conditions #1,2,5, and 6. Curtis Morton seconded the motion. Chairman Benn inquired why Conditions #3 and 4 were excluded. Staff's recommended Condition #4 stated that "No physically damaged solar panels or any portion or debris thereof shall be stored on site." Commissioner Andrews explained that since the site would be constructed to DEQ standards, would provide a place for trailers to unhook their loads, and would be a controlled location, it was a more suitable site for damaged panels. Staff noted that the plans for solar facilities typically provide for on-site laydown yards and requirements for handling damaged panels are incorporated into conditions for solar projects. After further discussion of solar project laydown yards and handling of broken solar panels, Chairman Benn inquired about the exclusion of Condition #3. Commissioner Andrews stated that Condition #3 was excluded because zoning and building permits are required for new construction, SO stating it was unnecessary. Staff noted that since the plan submitted by the applicant showed three building footprints, Condition #3 was recommended to clarify that structures were not being considered at this time and would require additional permitting. The motion carried with all members present voting yes. * *During Commissioner's Time at the end of the meeting, Commissioners Belinda Strom and David Watkins both noted they had anticipated a rollcall vote on this motion, SO were confused by the process when a standard voice vote was taken. Both stated that had a rollcall vote been performed they would have voted against this motion due to the exclusion of the condition related to solar panel storage. General Public Comment Period Citizen P.K. Pettus addressed the Commission, distributed pages from the 2023 Virginia Land Conservation Foundation that referenced the Charlotte State Forest. She also noted that the meeting included a panelist discussion regarding HB206, legislation which requires solar developers to mitigate project impacts on agricultural and forested lands. Citizen Cornell "Brick" Goldman from Cullen, addressed the Commission, stating there were some supporters for the Taro Solar project in attendance, but they would wait to provide comments at the June meeting since the 2232 review was postponed. 2 Battery Energy Storage. Systems Chairman Benn explained that the Commission would work through the remaining issues in the battery energy storage system (BESS) ordinance individually with staff's assistance and would need to hold a public hearing in June. Fire Risks Equipment Spacing Staff reported that the spacing language discussed at the last meeting had been incorporated into the ordinance under $10-24-7. Commissioners reviewed the language and agreed by consensus that it was acceptable. Safety Data Sheets - Staff explained that $10-24-15, Item #7 had been updated to clarify the safety data sheet requirement. After reviewing the revision, Commissioners requested staff revise the wording to ensure operators did not provide sheets for basic cleaning supplies and other items that were not of concern. Staff confirmed they would discuss the issue with the County's Public Safety Director and update the language before advertising the ordinance. Reimbursement of Costs to the County & Evacuees - Staff reported findings from conversations with Appomattox's Director of Community Development and Mecklenburg's zoning staff and Fire/EMS Training Coordinator regarding previous events that occurred in those communities that may have resulted in evacuations. Based on findings, staff advised against including generic regulations that may be ineffective and legally unenforceable, noting that responsibility for costs will largely depend upon who is legally responsible, which may be determined by the courts through a lengthy process. By consensus, the Commission accepted staff's recommendation to work with the county attorney on associated conditions for individual projects if deemed necessary. Tier Divisions Staff reported that they followed up with Fauquier County's planning staff and learned Fauquier recently adopted a two-tier classification system for BESS that aligns like the one proposed. Staff then reviewed specific challenges of dividing the lower tier (units 600 kWh or less) into separate residential and commercial classifications. Challenges noted included the need to identify an appropriate point of separation when home sizes, usage, and occupancy vary; changing needs in the future; and monitoring for compliance. After reviewing three options presented by staff, the Commission, by consensus, decided on the first option, which was to make no additional changes to the proposed tier classification system. Minimum Lot Size Staff reported they were only able to identify one local ordinance that contained a minimum lot size for BESS, and that was for Prince George County which has a 5-acre minimum. Commissioners reviewed draft language incorporating a 5-acre minimum which staff provided as $10-24-2, Item #1, and accepted it by consensus. Staff Report Referring to the staff report in the packet, staff provided updates on approved solar projects and solar applications. Staff reviewed upcoming public hearing dates and explained that they were still working with Twitty's Creek Solar to schedule the requested site visit. 3 Commissioner Strom inquired about the error in the staff report referenced by Chairman Benn at the beginning ofthe meeting. Staff explained that when making final report revisions recommended by County staff, the Berkley Group also revised their recommendation and staff had not noted or reviewed the change. The change indicated the project was noti in accord with the comprehensive plan "or any part thereof". However, several instances of comprehensive plan compliance were noted elsewhere in the report. Staff explained the applicant also requested a delay to prepare an amendment to address specific issues identified in the report. Commissioner's Time Belinda Strom and David Watkins both stated that had a rollcall vote been performed for the material storage yard application motion they would have voted against it due to the exclusion of the condition related to solar panel storage. Commissioners further discussed the storage of broken panels, conditions for the handling ofbroken panels on solar sites, changes in those conditions over time, the potential to designate specific sites that that are more visible for storage, and the logistics of disposing of broken panels. Adjourn David Watkins made the motion to adjourn. Miller Adams seconded the motion, and the motion carried. 44 Towers LLC/Verizon Wireless/Angela Weston Conditional Use Permit Application Review June 26, 2025 General Information Application Date: May 14, 2025 Owner: Angela T. Weston Tower Company: The Towers LLC (dba Vertical Bridge / Cellco Partnership dba Verizon Wireless) Tower Company Representative: Rui Da Silva, SUL of VA Inc. Tax Parcel: #98-A-56 Zoning District: General Agricultural Location/Address: Site is located on the east side of Barnesville Highway (Route 15), Red Oak, VA, approximately .4 miles north of the intersection of Laconia Road (Route 640) and Barnesville Highway. (Latitude & Longitude: 36.7418429, 78.6359832 / Near adjacent parcel 9361 Barnesville Highway.) Parcel Acreage: 52 Tower Lot Size: Leased area of approximately 10,000 square feet (100' X 100') Other Structures on the Parcel: None Current Use for Proposed Location: Farmland Future Land Use Map Designation: Continued agricultural, forestry, and rural use Proposed Use: 195' Monopole relecommunication Tower with 4' Lightning Rod Setbacks: Complies with 400' setback requirements. The proposed site is 400 feet from Barnesville Highway, over 1,700 feet from the property line to the southeast, 800 feet from the property line to the south, 480 feet from the northern property line and 665 feet from the closest off-site. Ingress/Egress: The Applicant will access the proposed telecommunications tower through an existing gravel entrance on Barnesville Highway and a new 12-foot gravel driveway within a non-exclusive 30-foot-wide access, fiber, and utility easement. Fencing: Complies with requirements. The applicant proposes a 6-foot-high chain link fence topped with three strands of barbed wire. (Minimum 8' total height) Screening: Complies with requirements. A vegetative buffer of Leyland Cypress trees is proposed. Nearby Tower Sites: As shown on the network map, there are six existing towers providing Verizon service within a 10-mile radius of the proposed location. There are no othèr towers or tall structures within a 5-mile radius on which Verizon Wireless could install its antennas. by Adjacent Parcels: Tax Map # Owner Name Acres Land Use 98-A-35C Wilson Scott C & Susan TI B Trustees 6 Timber land* 98-A-49 Weston Dennis Lee 38.7 Open land & Timber land 98-A-50 Weston Dennis Lee 1.66 Commercial Garage (Vacant) 98-A-51 Weston Dennis Lee 2.08 Single Family Dwelling 98-A-54 Rollins Edward D 1.83 Single Family Dwelling Single Family Dwelling & Open land 98-A-55 Suslick Randall H & Sandra C 156.43 & Timbered land* Weston Angela T (Project Open land with outbuildings & 98-A-56 Landowner) 51.67 Timbered land 98-A-58A Suslick Randall H & Sandra C 1.81 (Near Adjacent) Timber land* 98-A-58 Edmunds Wayne Little & Anita L 3.19 (Near Adjacent) Single Family Dwelling 98-A-48 Weston Dennis Lee 4.58 (Near Adjacent) Timber land 98-A-57 Jolin Daniel & Dawn Lynn 1.43 (Near Adjacent) Single Family Dwelling 98-1-1 Tohill Dallas O & Jane M (Life) 22 (Near Adjacent) Timber land* Single Family Dwelling & Open land 98-1-9 Briggs Andrew E & Diane G 25 (Near Adjacent) & Timber land 98-1-1B Tohill Dallas O & Jane M Life 21 (Near Adjacent) Timber Land 98-1-1A Soldivieri John M & Barbara Jo 12 (Near Adjacent) Single Family Dwelling & Open land Weston's Store & Single Family 98-A-52 Lakeside Leasing Agency Llc 6 (Near Adjacent) Dwelling 98-A-35D Suslick Randall H & Sandra C 11.62 (Near Adjacent) Timber land* 98-3-2 Weston Dennis Lee 8.33 (Near Adjacent) Open land with outbuildings 98-3-3 Weston Dennis Lee 3.4 (Near Adjacent) Open land * Conservation Easement 2232 Review Under Code of Virginia 515.2-2232, the Planning Commission is tasked with reviewing public utility projects to determine whether the general or approximate location, character and extent of the proposed project is substantially in accord with the locality's comprehensive plan or part thereof. In connection with any such determination, the Planning Commission may, and at the direction of the governing body shall, hold a public hearing, after notice as required. A locality may also allow for the review to be advertised and approved concurrently in a public hearing process with a rezoning, special exception, or other approval process. In accordance with state code requirements, the Planning Commission will communicate its findings to the governing body once the review is complete. The governing body may overrule the action of the Planning Commission by a vote of a majority of its membership. lo Charlotte County Comprehensive Plan Citations Section 6 of the Comprehensive Plan, Goals, Objectives, and Strategies includes the following that is relevant to cell towers: GOAL: To the extent possible, provide for adequate communications (cell phone, broadband, etc.) for local businesses and residents to help them meet the demands of the changing economy. Objective 2: Regulate & support the appropriate siting of cell towers & other telecommunications infrastructure to ensure the availability of adequate communications throughout the County. Strategy 1: Explore tax incentives for cell phone providers to install towers & other infrastructure to provide communications service to unserved or underserved areas of the County. Strategy 2: As the County reviews and/or amends its ordinances, stay abreast of changing service needs and changes to state and federal laws to ensure that any changes to the ordinances are in line with current trends in use as well as state and federal regulations. (Also referenced in Section 5, Special Policy Areas) Section 5, Special Policy Areas, also discusses cell phone towers impacts on rural scenery, recommending, "The Planning Commission should review and/or recommend changes to the County's ordinances to ensure the compatibility with the visual and environmental features of the County and Towns." CUP Application Consideration: Issues to be considered when reviewing a conditional use permit applications per Zoning Ordinance Section 2-8-7.6: a) Whether the proposed use is consistent with the comprehensive plan. b) Whether the impacts of the proposed use on surrounding properties and public facilities, services, and infrastructure will be adequately mitigated SO as to protect adjacent owners and the general public. c) The compatibility oft the proposed use with other existing, planned, or proposed uses in the neighborhood, and adjacent parcels. d) The timing and phasing of the proposed development and the duration of the proposed use. e) Whether the proposed use will result in the preservation or destruction, loss or damage of any significant topographic or physical, natural, scenic, agricultural, archaeological or historic features. f) Whether the proposed use at the specified location will contribute to or promote the welfare of the public. g) Whether the proposed use will provide desirable employment and enlarge the tax base by encouraging economic development activities consistent with the comprehensive plan. h) The effect of the proposed use in enhancing affordable shelter opportunities for residents of the County. 7 - Recommended Conditions 1. The tower owner shall adhere to all federal, state, and local laws, regulations, ordinances and permit requirements for the construction and operation of the proposed facility. 2. The facility shall be constructed and operated in substantial compliance with the application provided and the approved site plan. 3. The County Administrator, Building Official, Zoning Administrator, or any other parties designated by those County officials, shall be allowed to enter the property to check for compliance with the provisions of this permit, with reasonable advanced notice and subject to the security, health and safety standards and regulations that apply to the project site. 4. Construction of the approved project shall commence within two years of final approval of the conditional use permit and be diligently pursued to completion. Extensions may be granted upon written request by the tower owner to the zoning administrator, 45 days prior to lapse of approval. A six-month extension may be granted at the discretion of the zoning administrator. Further extensions may be authorized only by the Board of Supervisors' approval upon the applicant showing a good cause. 5. The tower owner will notify Charlotte County of any additional equipment placed on the tower after the tower is put into operation and will obtain a building permit from the County for the installation of said equipment. 6. Any infraction of the above-mentioned conditions may lead to a stop order and revocation ofthe Conditional Use Permit, if it be the wishes of the Charlotte County Board of Supervisors. 2232 Review Actions The Planning Commission has three options to consider. Please note the findings below are just potential findings and the Commission should incorporate any findings they deem appropriate. Option 1 - Find in Compliance I move that The Towers LLC's Conditional Use Permit for a telecommunications tower on Parcel 98-A- 56, is substantially in accord with the Charlotte County Comprehensive Plan or parts thereof for the following reasons: The project will enhance communication in the Red Oak community and along an important transportation corridor. The proposed use supports the goal of providing adequate communications in the County. The nature of the use does not negatively impact the rural character of the community. Option 2 - Denial of the Application I move that The Towers LLC's Conditional Use Permit for a telecommunications tower on Parcel 98-A- 56, is not substantially in accord with the Charlotte County Comprehensive Plan or parts thereof for the following reasons: 8 The proposed use is not compatible with the rural character of the community. The proposed use has negative impacts that cannot be mitigated. (Please specify) Defer Until Another Specified Meeting Date move that the Planning Commission defer a decision on this request until the public meeting of the Planning Commission scheduled for Conditional Use Permit Actions: The Planning Commission has three options to consider. Please note the findings below are just potential findings and the Commission should incorporate any findings they deem appropriate. Option 1 - Approval of the Application I move to recommend to the Board of Supervisor's that The Towers LLC's Conditional Use Permit for a telecommunications tower on Parcel 98-A-56, as presented, be approved with conditions, based on the following findings: The project will enhance communication in the Red Oak community and along an important transportation corridor. The use is compatible with adjacent uses and the proposed setbacks sufficiently mitigate any impacts to adjacent uses. The nature of the use does not negatively impact the rural character of the community. Option 2 - Denial of the Application I move to recommend to the Board of Supervisor's that The Towers LLC's Conditional Use Permit for a telecommunications tower on Parcel 98-A-56, as presented, be denied, based on the following findings: The proposed use is not compatible with the rural character ofthe community. The proposed use has negative impacts that cannot be mitigated. (Please specify) Defer Until Another Specified Meeting Date I move that the Planning Commission defer a decision on this request until the public meeting of the Planning Commission scheduled for Attachments: 1) Conditional Use Permit Application 2) Preliminary Site Plan 9 Vertical Bridge & Cellco Partnership (d/b/a Verizon Wireless) Conditional Use Permit Application Telecommunications Facility Barnesville Highway Red Oak, Virginia 23964 Parcel #98-A-56 ("Property") Angela T. Weston ("Owner") Project Narrative Cellco Partnership d/b/a Verizon Wireless ( "Verizon Wireless") and The Towers LLC (d/bla Vertical Bridge (collectively, "Applicant") seek a conditional use permit from the Charlotte County ("County") Board ofSupervisors pursuant to Article 10, Section 9 of the Charlotte County Zoning Ordinance ("ZO") for the purpose of constructing and operating a 195-foot self-support monopole telecommunications tower with a 4-foot lightning rod, together with related wireless antennas and equipment (collectively, Telecommunications Facility") on an approximately 10,000 square foot portion oft the referenced 52-acre parcel, which is zoned General Agricultural. In addition, as required by Article 10, Section 9-1.4 of the ZO, the Applicant is also seeking a determination from the Charlotte County Planning Commission that the general location, character and extent ofthe proposed Telecommunications Facility is in substantial accord with the County's Comprehensive Plan. A copy of the Applicant's completed Conditional Use Permit Application Form ("Application"): is included as ExhibitA. The proposed Telecommunications Facility is critical to Verizon Wireless' goal of providing state of the art capacity for its voice and data services in Charlotte County, including wireless broadband, along Barnesville Highway and to businesses and residents in the surrounding area. As indicated on the aerial network map included with this Project Narrative as Exhibit B ("Network Map"), antennas operating on the proposed telecommunications tower, which is depicted with a blue star and labeled "Barnesville Hwy - Proposed Tower Site", will connect with the following sites identified with yellow pins and a light blue star on the Network Map: (1) antennas on a telecommunications tower labeled "Red Oak - 250' CL" approximately 4 miles away to the northeast; (2) antennas which will be installed on a telecommunications tower labeled "Philbeck 192' CL" approximately 5.96 miles to the east; (3) antennas on a telecommunications tower labeled "Prestwood - 192' CL" approximately 7.14 miles to the southeast; (4) antennas on a elecommunications tower labeled "Buffalo Springs 221' CL" approximately 7.27 miles to the south; and (5) antennas on a telecommunications tower labeled "Clover - 153' CL"a approximately 7.64 miles to the northwest. Like the networks of other wireless carriers, Verizon Wireless' network of antenna sites is largely based on the use ofe existing towers and tall structures regardless ofownership. Before determining that a new telecommunications tower was necessary to satisfy its coverage objectives, the Applicant first searched the area around the blue star labeled, Barnesville Hwy - Proposed Tower Site" on the Network Map, for existing towers and/or tall structures on which it could co-locate its antennas. Verizon Wireless is already operating antennas on the closest telecommunications tower to the northeast, which is the only tower within 5-miles oft the proposed tower. There are: no other 1 I-2915035.1 ID towers or tall structures within a 5-mile radius on which Verizon Wireless could install its antennas. Because there are no other existing towers or tall structures in the search area on which Verizon Wireless could locate its antennas, Verizon Wireless is seeking this conditional use permit in order to construct and operate the Telecommunications Facility, consisting ofa galvanized steel self-support monopole tower with related antennas and equipment. Telecommunications Facility Description As depicted on the zoning drawings ("Zoning Drawings") included with this Project Narrative as Exhibit C, prepared by Hillary G. Siegall, P.E., Dewberry Engineers Inc. ("Dewberry"), and stamped on April 4, 2025, the Applicant proposes to construct and operate a 195-foot self-support monopole telecommunications tower with a 4-foot lightning rod for ai total structure height of 199- feet above ground level. The proposed telecommunications tower will be located within a 50-foot X 50-foot fenced compound within a 10,000 square foot lease area in the northern portion of the Property approximately 400 feet off] Barnesville Highway (US 15). The telecommunications tower will be accessed from Barnesville Highway (US 15) through a gravel access drive starting at an existing gravel entrance. The telecommunications tower will not be marked or lit. The Telecommunications Facility will operate continuously, twenty-four (24) hours a day, seven (7) days a week, but will be unmanned and will be visited infrequently by a technician for regular service or during service outages. Once construction is complete, the Telecommunications Facility will not generate any noise, vibrations, dust or fumes. Finally, no signage will be posted except as required by the County or the Federal Communications Commission ("FCC"). Compliance with the Charlotte County Zoning Ordinance Pursuant to the Article IX Use Matrix, telecommunications facilities are permitted in the General Agricultural District with a conditional use permit. Article X, Section 9-2 provides the application requirements and standards of review. Pursuant to Section 10-9-1.4 ofthe ZO, approval ofa telecommunications facility is also subject to a public facilities review (2232) by the Planning Commission under the provisions of Section 2-8-5. 10-9-2. General Requirements. (Amended May 8, 2023) 10-9-2.1. Principal or Accessory Use. For purposes of determining compliance with area requirements, antennas and towers may be considered either principal or accessory uses. An existing use or an existing structure on the same lot shall not preclude the installation of antennas or towers on such lot. For purposes of determining whether the installation of a tower or antenna complies with district regulations, the dimensions ofthe entire lot shall control, even though the antennas or towers may be located on leased area within such lots. Towers that are constructed, and antennas that are installed in accordance with the provisions of this ordinance shall not be deemed to constitute the expansion ofa nonconforming use or structure. Response. Acknowledged. 2 I-2915035.1 11 10-9-2.2. Design: Lighting. The requirements set forth in this section shall govern the location of all towers and the installation ofall antennas governed by this ordinance; provided, however, that the charlotte county board of supervisors may waive any oft these requirements ifit determines that the purposes ofi this zoning ordinance are better served hereby. a) Towers shall either maintain a galvanized steel finish or, subject to any applicable standards ofthe FAA, be painted a neutral color, SO as to reduce visual obtrusiveness. Dish antennas will be of a neutral, nonreflective color with no logos. Response. The proposed elecommunications tower will be a galvanized steel monopole, which will not be marked or lit. b) At a facility site, the design of the buildings and related structures shall, to the extent possible, use materials, colors, textures, screening, and landscaping that will blend the tower facilities to the natural setting and surrounding structures. Response. The proposed telecommunications tower will not be marked or lit and will be a galvanized steel self-support monopole. The Applicant will utilize neutral colored equipment cabinets and will require any co-locators operating on the tower to utilize materials, colors and textures that will blend with natural surroundings. c) Ifan antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment must be of neutral color that is identical to, or closely compatible with, the color of the supporting structure as to make the antenna and related equipment as visually unobtrusive as possible. Response. This provision is not applicable. d) Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. Iflighting is required, the charlotte county board of supervisors shall review the available lighting alternatives and approve the design that would cause the least disturbance to the surrounding views. Response. As indicated in the TOWAIR Determination, included as Exhibit D ("TOWAIR Determination"), the proposed telecommunications tower does not require notice to the FAA and is not required to be marked or lit. e) No advertising of any type may be placed on the tower or accompanying facility unless as part of retrofitting an existing sign structure. Response. There will be no signs installed on the telecommunications tower or accompanying facility other than the signage required by the FCC or the County. f) To permit co-location, the tower shall be designed and constructed to permit extensions to a maximum height of no greater than 200 feet. 3 I-2915035.1 12 Response. As depicted on Sheet Z-4 of the Zoning Drawings, the overall height of the tower will be 199 feet, and the tower will be built for Verizon Wireless and three (3) additional CO- locators. g) Towers shall be designed to collapse within the lease area in case of structural failure. Response. As indicated in the structural letter from Hillary Siegall, P.E., dated April 4, 2025 included with this Application as Exhibit E ("Structural Letter"), the telecommunications tower will be designed to collapse within a forty (40) foot radius at ground level, which is within the 100-foot x 100-foot lease area. 10-9-2.3. Height. No tower shall exceed 200 feet in height. Response. As depicted on Sheet Z-4 ofthe Zoning Drawings, the proposed telecommunications tower will be 195-feet tall with a 4-foot lightning rod for an overall height of199-feet and it will be designed to accommodate up to four (4) users, including Verizon Wireless. 10-9-3. Federal requirements. All towers must meet or exceed current standards and regulations oft the FAA, the Federal Communications Commission (FCC), and any other agency of the federal government with the authority to regulate towers and antennas. Response. The proposed telecommunications tower will meet or exceed current applicable minimum standards and regulations of the FAA, the FCC, and any other agency of the federal government with the authority and jurisdiction to regulate towers. 10-9-4. Building codes. To ensure the structural integrity oftowers, the owner of a tower shall ensure that it is constructed and maintained in compliance with standards contained in applicable federal, state and local building codes and regulations. Response. The proposed elecommunications tower will meet or exceed current minimum standards and regulations of all applicable federal, state, and local building codes and regulations. 10-9-5. Information required. Each applicant requesting a conditional use permit under this ordinance shall submit a scaled plan and a scaled elevation view and other supporting drawings, calculations, and other documentation, signed and sealed by appropriate licensed professionals, showing the location and dimensions of all improvements, including information concerning topography, tower height requirements, setbacks, drives, parking, fencing, landscaping and adjacent uses. The board of supervisors may require other information necessary to assess compliance with this ordinance. Additionally, applicant shall provide actual photographs of the site that include a simulated 4 I-2915035.1 13 photographic image ofthe proposed tower. The photograph with the simulated image shall include the foreground, the mid-ground, and the background ofthe site. The applicant shall provide copies of propagation maps demonstrating that antennas and sites for possible Co-locator antennas are no higher in elevation than necessary for the antenna to function as designed. Response. Included as Exhibit C are! Zoning Drawings meeting the requirements of this section. Also included as Exhibit F are the pictorial representations ("Balloon Test Photos and Photographic Simulations") of the "before and after" views of a balloon floated at the location and height of the proposed elecommunications tower taken from a variety of vantage points, together with a map of the locations at which all of the photographs were taken. As the Balloon Test Photos and Photographic Simulations indicate, the design of the elecommunications tower and its location on this large parcel mitigates the potential impact of the telecommunications tower in such a way as to cause the least adverse visual effect possible on the environment and its character, and on the properties in the area. In addition, Pursuant to Virginia Code $ 15.2-2316.4:2(A), a locality may not require an applicant to provide proprietary, confidential or other business information, including propagation maps, to justify the need for a new telecommunications tower; however, as indicated above and as depicted on the Network Map, there are no existing towers or structures within a 5-mile radius of the tower on which Verizon Wireless is not already CO- located. 10-9-6. Factors considered in granting special use permits for new towers. The applicant shall obtain a conditional use permit in accordance with Sec. 2-8-7 before erecting towers or antennas covered by this article. The zoning administrator shall consider the following factors in determining whether to issue a conditional use permit. 1. Height ofthe proposed tower; Response. The proposed elecommunications tower will consist of a 195-foot monopole with a 4-foot lightning rod. 2. Proximity oft the tower to residential structures and residential district boundaries; Response. As depicted on the Zoning Drawings, the proposed telecommunications tower will be 665 feet from the closest off-site residential structure. 3. Nature of the uses on adjacent and nearby properties; Response. The surrounding area consists primarily of agricultural/forested parcels some of which are improved with residences. 5 I-2915035.1 14 4. Surrounding topography; Response. The area surrounding the proposed elecommunications tower site is mostly flat. 5. Surrounding tree coverage and foliage; Response. The surrounding area consists of some mature trees and vegetation. 6. Design of the tower, with particular reference to design characteristics that have the effect ofreducing or eliminating visual obtrusiveness; Response. The proposed telecommunications tower is a self-support monopole that will have a galvanized steel finish, which will blend with the sky. Moreover, it will be setback 400 feet from Barnesville Highway, over 1,700 feet from the property line to the southeast, 800 feet from the property line to the south, 480 feet from the northern property line and 665 feet from the closest off-site residence. In addition, the tower compound will be surrounded by Leyland Cypress trees, which combined with other existing trees and vegetation will buffer the telecommumications tower from surrounding uses. 7. Proposed ingress and egress; Response. The Applicant will access the proposed telecommunications tower through an existing gravel entrance on Barnesville Highway and a new 12-foot gravel driveway within a non-exclusive 30-foot-wide access, fiber and utility easement. 8. Consistency with the comprehensive plan and the purposes to be served by zoning; Response. The Comprehensive Plan recognizes the importance of fiber optics and towers, both for phone coverage and wireless internet, and the important role both will play in the future growth and development of the County through business development and job training. In addition, the Comprehensive Plan places an emphasis on locating new towers where they are compatible with visual and environmental features. As indicated above, the proposed Telecommunications Facility will provide much needed wireless services and emergency communications for County residents in a manner that will have a minimal impact on surrounding uses. A strong wireless network promotes economic development and allows residents to work remotely and operate home businesses as well as take advantage of on-line educational and work from home resources, which help create a strong workforce. 9. Proximity to commercial or private airports. Response. As indicated on the TOWAIR Determination, there are no airports within five (5) miles of the proposed tower. 6 I-2915035.1 15 10-9-7. Setbacks. The following setback requirements shall apply to all towers and antennas for which a conditional use permit is required. 1. The tower must be set back from any off-site residential structure no less than 400 feet. 2. Towers, guys and accessory facilities must satisfy the minimum zoning district setback requirements for primary structures. 3. The tower must be set back from any primary road at least 400 feet. 4. The tower must be set back a minimum of 400 feet from any adjoining property owner. Response. As depicted on Sheet Z-1 of the Zoning Drawings, the proposed telecommunications tower is setback approximately 400 feet from Barnesville Highway, 480 feet from the closest property line, and 665 feet from the closest offsite residence. Please note, however, that Virginia Code $15.2-2316.4:2-A0) prevents localities from applying a greater setback to telecommunications towers than other types of utilities or towers. Section 10-9-1.2 of the ZO specifically excludes towers under 200 feet operated by federally licensed amateur radio station operators and receive-only antennas from the regulations that apply to other towers. As a result, no setbacks other than district setbacks are applied to those types of structures. Because Virginia Code $15.2-2316.4:2.A) prevents localities from applying a greater setback to telecommunication towers than other types of towers or utilities, the only setbacks that can be imposed on the proposed tower are the setbacks applicable to all buildings and structures in the General Agricultural District. 10-9-8. Security fencing. Towers shall be enclosed by security fencing not less than six (6) feet in height and shall also be equipped with an appropriate anti-climbing device. Response. As depicted on Sheet Z-4 of the Zoning Drawings, the tower compound will be enclosed with a 6-foot-high chain link fence topped with three strands of barbed wire. 10-9-9. Landscaping. The following requirements shall govern the landscaping surrounding towers for which a conditional use permit is required. 1. Tower facilities shall be landscaped with a buffer of plant materials that effectively screen the view of the support buildings from adjacent property. The standard buffer shall consist of a landscaped strip at least four (4) feet wide outside the perimeter of the facilities. Response. As depicted on Sheets Z-1, Z-2, Z-3 and Z-5, the Telecommunications Facility will be surrounded by a buffer of Leyland Cypress trees. 2. Existing mature tree growth and natural land forms on the site shall be preserved to 7 I-2915035.1 1G the maximum extent possible and may be used in whole or in part to provide the required screening. Response. Existing trees and vegetation will be preserved to the maximum extent possible. 3. Existing healthy trees within 200 feet ofthe tower shall not be removed except as may be authorized to permit construction ofthe tower and installation of access for vehicle utilities. Response. Acknowledged. 10-9-10. Local government access. Owners oftowers shall provide the county co-location opportunities as a community benefit to improve radio communication for county department and emergency services. Response. Virginia Code 15.2-1316.4:2.A08) prevents localities from conditioning or requiring the approval of an application for a telecommunications tower on the basis of the applicant's agreement to allow the localities' antennas or equipment on the tower. 10-9-11. Require yearly report. The owner of each such antenna or tower at its own cost shall submit a report to the zoning administrator upon the request oft the zoning administrator. The report shall state the current user status ofthe tower, and any other relevant information required by the zoning administrator to ensure that the provisions of this ordinance are being met. Response. Acknowledged. 10-9-12. Review fees. Any out-of-pocket costs incurred by the owner or applicant for review by a licensed engineer for providing any of the above required information shall be paid by the applicant. Response. Acknowledged. 8 I-2915035.1 EXHIBIT LIST EXHIBIT A Conditional Use Permit Application Form EXHIBIT B Network Map EXHIBIT C Zoning Drawings EXHIBIT D TOWAIR Determination EXHIBIT E Structural Letter EXHIBIT F Balloon Test Photos and Photographic Simulations 9 I-2915035.1 18 EXHIBIT A Conditional Use Permit Application Form 10 I-2915035.1 19 RGINI CONDITIONAL USE PERMIT APPLICATION Charlotte County, Virginia 250 LeGrande Avenue, Suite A, PO Box 608, Charlotte Court House, VA 23923 Phone: 434-542-5117 Fax: 434-542-5248 PROPERTY DESCRIPTION Tax Map Parcel Number(s): 98-A-56 Property Address (if an E-911 address has not been assigned, provide directions to site): No-E911- 250 Legrande Ave, Charlotte Court House, VA: 23923- Head northwest toward Legrande Ave 2951 ft, Tum right onto' VA-47 S/Legrande. Ave, Continue tot follow' VA-47 S 12.7 mi, Turn right onto US- 15 S/US-360 W-3.9r mi, Slighti left onto US-1 15 S-9.5r mi, Turn left- -0.2mi 36.7 7418429, 78.6 6359832 Current Zoning: General Agricultural Proposed Zoning: No change Current Use(s): Farm land Proposed Use: The Applicant intends to install and operate a telecommunications facility consisting of a 195' monopole telecommunications tower with a 4-foot lightning rod, together with antennas and equipment on a 10,000 square foot portion of the subject property. Total Lot Area (Acres): 52 acres Does proposed use include entire property?[ JYESNO Ifr no, how much will be used for proposed use? 100'x100' Lease Area (10,000 sq ft) APPLICANT Name: The Towers LLC DBA Vertical Bridge / Cellco Partnership DBA Verizon Wireless. Mailing Address: 750 Park Of Commerce Drive Suite 200, Boca Raton, FL 33487 Telephone Number(s): 804-931-0804 E-mail Address: rui@sulofva.com PROPERTY OWNER (If different from applicant) Name: Angela T. Weston Mailing Address: 611 Reuben Allen Rd., Roxboro, NC Telephone Number(s): 366-503-2977 E-mail Address: awesion8677@gmal.com 1 20 UTILITIES Water Supply: Public Water Private Well Is water supply! New orl Existing? Sewage Disposal: Public Sewer Private Septic Is sewage disposal system! New or Existing? APPLICANT SIGNATURES As the Applicant, I hereby certify that this application is complete and accurate to the best of my knowledge, and I freely consent to its filing. authorize Charlotte County officials and other authorized government agents on official business to enter the property as necessary to process this application. Signature: Rui Da Silva Digilally Date: 2025. signed 04. 281 by 10:49:51 Ruil Da Silva 04'00' Printed Name: Rui Da Silva Date: 4/28/2025 Signature: Printed Name: Date: OWNER SIGNATURES As the Owner x or Owner's Power of Attorney hereby certify that this application is complete and accurate to the best of my knowledge, and I freely consent to its filing. authorize Charlotte County officials and other authorized government agents on official business to enter the property as necessary to process this application. Augle 2. Wosl Signature: Printed Name: Angela T. Weston Date: 4/21/2024 Signature: Printed Name: Date: Signature: Printed Name: Date: *If there are more than three owners, please contact the County to request an additional signature page. All owners must sign the Conditional Use Permit application. In accordance with the Charlotte County Zoning Ordinance, additional documents may be required before this application is considered complete. County staff can assist you in determining specific requirements associated with your application. 2 al EXHIBIT B Network Map 11 I-2915035.1 22 - £ - - 0 6 U 6 3 0 a 1 3 EXHIBIT D TOWAIR Determination 13 I-2915035.1 a4t TOWAIR Determination Results *: ** NOTICE *: *: * TOWAIR's findings are not definitive or binding, and we cannot guarantee that the data in TOWAIR are fully current and accurate. In some instances, TOWAIR may yield results that differ from application of the criteria set out in 47 C.F.R. Section 17.7 and 14 C.F.R. Section 77.13. A positive finding by TOWAIR recommending notification should be given considerable weight. On the other hand, a finding by TOWAIR recommending either for or against notification is not conclusive. It is the responsibility of each ASR participant to exercise due diligence to determine if it must coordinate its structure with the FAA. TOWAIR is only one tool designed to assist ASR participants in exercising this due diligence, and further investigation may be necessary to determine if FAA coordination is appropriate. DETERMINATION Results Structure does not require registration. There are no airports within 8 kilometers (5 miles) of the coordinates you provided. Your Specifications NAD83 Coordinates Latitude 36-44-30.4 north Longitude 078-38-09.5 west Measurements (Meters) Overall Structure Height (AGL) 60.7 Support Structure Height (AGL) 59.4 Site Elevation (AMSL) 131.4 Structure Type MTOWER - Monopole Tower Construction Notifications Notify Tribes and Historic Preservation Officers of your plans to build a tower. CLOSE WINDOW 25 EXHIBIT: E Structural Letter 14 I-2915035.1 26 Dewberry Engineers Inc. 804.290.7957 4805 Lake Brook Drive, Suite 200 804:290.7928 fax Glen Allen,' VA: 23060-9278 www.dewbery.com Dewberry April 4, 2025 The Towers, LLC 750 Park of Commerce Drive Suite 200 Boca Raton, FL33487 Re: US-VA-5196 (Barnesville Hwy) Subject: Certification of Code Compliance for Proposed Telecom Tower Barnesville Hwy, Red Oak, VA 23964 To Whom It May Concern, Dewberry Engineers Inc. (Dewberry) is pleased to submit this certification letter outlining the approximate geometry and design parameters for a proposed elecommunications structure. Iti is our understanding that The Towers, LLCintends to build a new wireless telecommunications facility at the above-mentioned site to include a new: 195' monopole and fenced compound as defined in the latest drawings prepared by Dewberry. This letter certifies that the tower shall be designed and manufactured (by others) to meet all structural requirements and safety specifications outlined in the codes and standards listed below, as well as local code requirements. Please see below for a listing ofthe general tower site information, approximate geometry, design parameters, and design loading summary that are anticipated based on the latest drawings as referenced above. Furthermore, the proposed telecommunications facility shall be effectively grounded and bonded to protect persons and property.Appropriate surge protectors will be installed where needed. Approximatel Monopole Tower Geometry Tower Latitude, Longitude: 36.741778°, ? -78.635953° Tower Structure Height: 195 ft AGL Tower Fall Zone Radius: 40 ft Foundation Type: Drilled Shaft or Pier on Spread Footing, per Geotechnical Report Min. # of Design Carriers: 4 Tower Site Design Parameters Building Code: 2021 Virginia Construction Code (2021 IBC) TIA Code: TIA-222-H Risk Category: II Wind Speed: 111 mph Exposure Category: C Topographic Cat: 1 Ice Thickness: 1.50 inches Wind Speed w/ Ice: 30 mph Seismic Ss: 0.132 Seismic S1: 0.056 Service Wind Speed: 60 mph a7 Dewberry Engineers Inc, 804.290,7957 4805 Lake Brook Drive, Suite 200 804.290.7928 fax Glen Allen, VA: 23060-9278 www.dewberry.com Dewberry Tower) Design Loading Summary Centerline No Ice No Ice (AGL) Descriptions EPA Weight Coax Count (ft"2) (Ib) 192' 12.5 Co-Lo Platform w/HR 40.0 2250.0 (12)8't tall Antennas & (12) RRH 145.0 2250.0 (3)1-5/8" 180' 12.5' Co-Lo Platform w/HR 40.0 2250.0 (12) 8't tall Antennas & (12) RRH 145.0 2250.0 (3) 1-5/8" 168' 12.5 Co-Lo Platform w/HR 40.0 2250.0 (12) 8' tall Antennas & (12) RRH 145.0 2250.0 (3) 1-5/8" 156' 12.5' Co-Lo Platform w/HR 40.0 2250.0 (12) 8' tall Antennas & (12) RRH 145.0 2250.0 (3) 1-5/8" Ifyou have any questions, please do not hesitate to call me at 804-205-3348. Sincerely, Dewberry Engineers Inc. OF P Q 3 0 Sugall HILLARYG G. SIEGALL Lic No. 0402061023 IONA 04/04/2025 Hillary Siegall, P.E. Senior. Associate, Project Manager a8 EXHIBIT F Ballon Test Photographs & Photographic Simulations 15 I-2915035.1 29 Prepared for: Vertical Bridge Site Name: US-VA-5196 - Barnesville Hwy Barnesville Hwy Red Oak, Virginia 23964 BMeont faetintlent Grillesn End GhOEF Eia TMINA-IRACNL yoyun aidetR méesmeruys ROMERURIN Rovloathgs SAMEA lay RxCS dEO 09ask, EAroAGEG7 affs tauenwbcmirage Gaponans oar cosfinve soailenn, F AC cina Gctnaae EEEES OR RRICD WAtAIe EDeRE erstellnse o Gningaa Twar oeittont mapportaro US-VA-5196 - Barnesville Hwy verticalbridge Bamesville Hwy RedOak, VA 23964 Dewberry (Page 10113) 30 PHOTO7 PHOTO3 PHOTO2 PHOTO1 SITELOCATION M PHOTOB PHOTO4 PHOTOG PHOTOS US-VA-5196 - Barnesville Hwy verticalbridge Barnesville Hwy Red Oak, VA23964 Dewberry (Page 2of13) 31 Existing View US-VA-5196 - Barnesville Hwy verticalbridge View Facing Southeast From Barnesville Hwy PHOTO1A Dewberry' (Page3ot13) 32 Proposed View Proposed 195' Tall Monopole US-VA-5196 - Barnesville Hwy verticalbridge View Facing Southeast From Barnesville Hwy PHOTO1B Dewberry' (Page 4of13) 33 Existing View US-VA-5196 - Barnesville Hwy verticalbridge View FacingSouth From Barnesville Hwy PHOTO2A Dewberry" (Page 50f13) 34 Proposed View Proposed 195 Tall Monopole US-VA-5196 - Barnesville Hwy verticalbridge Viewi Facing South From Barnesville Hwy PHOTO 2B Dewberry (Page 60t13) 35 Existing View Proposed Tower Is Not Visible From This Location EUBANKS US-VA-5196 - Barnesville Hwy verticalbridge Viewi Facing Southwest From Eubanks Road PHOTO3 Dewberry (Page7ot13) 36 Existing View Proposed Tower Is Not Visible From This Location US-VA-5196 - Barnesville Hwy verticalbridge View Facngl North Fromi Barnesville Hwy PHOTO4 Dewberry (Page8ot13) 37 Existing View Proposed Tower Is Not Visible From This Location! US-VA-5196 - Barnesville Hwy verticalbridge Vlew Facing Northeast From Laconla Rd PHOTO5 Dewberry' (Page9of13) 38 Existing View S à Proposed Tower Is Not Visible From This Location US-VA-5196 - Barnesville Hwy verticalbridge View Facing Northiwest From Barnsvile hwy PHOTO6 Dewberry' (Page 100f13) 39 Existing View Proposed" Tower Is Not Visible From This Location a US-VA-5196 - Barnesville Hwy verticalbridge View Facing Southeast From Lockett Road PHOTO7 Dewberry' (Page 11 of13) 140 Existing View US-VA-5196 - Barnesville Hwy verticalbridge View Facing Northeast From Laconia Road PHOTOSA Dewberry (Page 12 of 13) A Proposed View Proposed 195' Tall Monopole US-VA-5196 - Barnesville Hwy verticalbridge View FacingNorheast From Laconia Road PHOTOBB Dewberry (Page 13of13) 42 2 EGINIF Charlotte County, Virginia Planning Commission Report Meeting Date: June 26, 2025 Subject Title: Public Hearing Battery Energy Storage Systems STAFF REPORT General Information and Status of Use: General: Battery Energy Storage Systems (BESS) collect energy from the power grid, renewable sources, or a power plant and then discharges that energy when needed to provide electricity or other grid services. BESS can be placed anywhere along the transmission line. The 20-megawatt Dry Bridge Battery Energy Storage facility the Commission visited included 109,000 batteries in 21 containers There are currently multiple applications in Virginia for BESS in the 50-t0-125-MW range. BESS projects occupy much less land than solar, with projects in the 50-to-100-MW range usually occupying between 5-10 acres of land, depending upon layout, setbacks, and buffer requirements. BESS technology is rapidly evolving. A variety of battery technologies are available, with lithium-ion batteries being the most common currently used. Legislative: The Virginia Clean Economy Act requires Dominion petition the SCC for approvals for 2,700 MW of energy storage & AEP petition for approvals for 400 MW by 2036. Earlier this year, the state's Commission on Electric Utility Regulation proposed a bill (HB2126) that, if adopted, would have required localities to adopt a battery energy storage ordinance that aligned with a yet to be drafted "model ordinance." While the bill failed, similar bills for battery energy storage and solar are expected in the future. BESS are currently not addressed in the Charlotte County Zoning Ordinance, and therefore, are not allowed. Applicable Comprehensive Plan References: Battery Energy Storage Systems (BESS) are addressed in Item E, Section 5 Special Policy Areas, of the Charlotte County Comprehensive Plan. The section provides information regarding the use and growth of BESS and includes the following: 43 Recommendation = The Planning Commission and Board of Supervisors should evaluate the potential benefits and impacts associated with battery storage and consider developing policies for battery energy storage facilities. Should the County choose to allow battery storage facilities, it should set clear guidelines for facility development, maintenance, and decommissioning. In addition, an associated policy should be incorporated into the County's comprehensive plan. Review Process: May 2024 - Initial Submission of zoning text amendment application by East Point Energy July 2024 - Revised zoning text amendment application submitted by East Point Energy September 2024 = Planning Commission public hearing on applicant's proposed regulations October 2024 = In response to concerns regarding the Planning Commission's timeline for developing regulations, the Board of Supervisors referred BESS to the Planning Commission. East Point Energy then withdrew their application, effectively stopping the associated 100-day review period that was about to expire. January 2025 - Planning Commission Public Hearing on new draft BESS ordinance January 2025 - Planning Commission recommended approval ofthe ordinance but also recommended further research on decommissioning, fire risks, and classification tiers February 2025 = Board referred BESS back to the Planning Commission for review of the noted items. The associated resolution was adopted in March. June 26, 2025 - Planning Commission public hearing on revised draft BESS ordinance Properties Impacted: Tier 1 BESS The draft ordinance defines Tier 1 BESS as those with an aggregate energy capacity of less than or equal to 600kWh and, if in a room or enclosed area, consisting of only a single energy storage system technology. Proposed language allows Tier 1 by-right in all zoning districts. To provide context, the average US home uses approximately 30 kWh of electricity per day while the average usage per home in Virginia is approximately 35 kWh per day. However, usage varies significantly depending on size and age of the home, occupancy, usage, and weather. Tier 2 BESS Tier 2 BESS are defined in the draft ordinance as those with an aggregate energy capacity greater than 600kWh or comprised of more than one storage battery technology in a room or enclosed area. These would require a conditional use permit in the General Agricultural, General Industrial, and Intensive Agricultural Districts, which make up approximately 96.2% of total county land area. Proximity to transmission lines is necessary for BESS which significantly reduces the land area suitable for BESS projects. Tier 2 BESS would not be allowed in the General Residential or Village Center Districts. Timeline: Deadline for Commission's Recommendation: June 28, 2025 4H Staff Analysis: A. Benefits and Challenges Staff recognize there are both benefits and challenges associated with BESS as a land use. Both must be considered by the Commission and the Board of Supervisors when evaluating this potential use. Decision makers must assume multiple applications for BESS will be received if the use is allowed, and project sizes, sites, technology, and design will differ substantially among projects. Additionally, it is expected that these projects will be located close to existing, proposed, and/or approved solar projects due to proximity to transmission lines. Noted Benefits: Economic benefits for project landowners Local revenue from siting agreements Cost savings for utility providers Improves resiliency of electrical grid Helps stabilize the grid during disruptions Supports state renewable energy goals Noted Challenges: Variation in Projects and Sites Variety of Technologies / Potential for New Technologies Limited Historical Data Available due to recent rapid industry growth Need for Experienced Developers, Installers, & Inspectors Associated Fire Risks Need for On-going Monitoring & Maintenance Community Impacts and Concerns Large Volume of Energy Related Projects Approved in Charlotte County B. Land Use Considerations: Key efforts to address BESS land use concerns and challenges in the draft ordinance are as follows: a. Siting Requirements Article IX - Use Matrix $10-24-1 - Principal or Accessory Use $10-24-2 - Site Design (Tier 2) $10-24-5 - Location - Town buffers (Tier 2) b. Setbacks - $10-24-6 C. Buffering and Screening $10-24-2 - Site Design (Tier 2) $10-24-12 - Screening (Tier 2) d. Fencing - $10-24-11 (Tier 2) 45 e. Noise - $10-24-13 f. Fire Risks $10-24-2 - Site Design (Tier 2) $10-243-Complance with Building Codes, Electrical Codes, & other Regulatory Requirements $10-24-4-1 Installation & Design (Tier 2) $10-24-7 - Spacing Requirements (Tier 2) $10-24-15. Fire Protection (Tier 2) g. Decommissioning - $10-24-16 (Tier 2) h. Installer Qualifications - $10-24-15. Fire Protection (Tier 2) i. Monitoring & Maintenance $10-24-3 - Compliance with Building Codes, Electrical Codes, & other Regulatory Requirements 10-24-4 - Installation & Design (Tier 2) 10-24-15. Fire Protection (Tier 2) Planning Commission Action: The Planning Commission must take one of the following actions after the public hearing: Recommend approval of the draft ordinance as presented. Recommend approval of the draft ordinance with minor changes. Recommend denial of the draft ordinance. Defer action to another specific public meeting, no later than June 28th, 2025.* *Failure to provide a recommendation by June 28th will be considered as a recommendation of approval of the draft ordinance per Zoning Ordinance $2-8-6.7. To better inform the Board of Supervisors of your position, the Planning Commission may wish to provide reasons for the recommendation provided. Such reasons may include some of the benefits or challenges listed in this report. Staff Review Record Exhibits: Draft Regulations 46 o Charlotte County, Virginia GINIE Battery Energy Storage Systems Draft Amendments to the Charlotte County Zoning Ordinance (Appendix A of the Charlotte County Code) Article IX. USE MATRIX B = By Right = Conditional Use Permit T= Temporary Use Permit Use Types Zoning Districts General Intensive General Village General Agricultural Agriculture Residential Center Industrial Battery Energy Storage Facilities B B B B B Tier 1 Battery Energy Storage Facilities C Tier 2 ARTICLE X. SUPPLEMENTARY REGULATIONS Sec. 10-24. Battery Energy Storage Facilities. 10-24-1. Principal or Accessory Use. Tier 1 Battery Energy Storage Facilities, as defined in this ordinance, shall be considered an accessory use. Tier 2 Battery Energy Storage Facilities, as defined in this ordinance, shall be considered as a principal use. However, an existing use or an existing structure on the same lot shall not preclude the installation of a Tier 2 Battery Energy Storage Facility on such lot. 10-24-2. Site Design. To minimize impacts to adjacent properties and maximize buffers, Tier 2 Battery Energy Storage Facilities shall: 1. Have a minimum lot size of five acres 2. Be sited toward the interior oft the lot to buffer the facility from the surrounding areas 3. Have a 20-foot minimum buffer within the fenced area of the facility, located between the system components and the fencing 4. Take advantage of existing topography, structures, and vegetation to provide extra screening 5. Be sited to avoid wetlands, floodplains, and any other environmental concerns. H7 10-24-3. Compliance with Building Codes, Electrical Codes, and Other Regulatory Requirements. Battery Energy Storage Facilities shall be constructed, maintained, and operated in accordance with all applicable local, state, and federal codes and standards, including but not limited to applicable fire, electrical, and building codes adopted by the County; National Fire Protection Association (NFPA) 855, Standard for the Installation of Stationary Energy Storage Systems; Underwriters Laboratories (UL) 9540A, Standard for Test Method for Evaluating Thermal Runway Fire Propagation in Battery Energy Storage Systems; and Virginia's stormwater management and erosion and sediment control requirements. Applicable requirements are those in effect at the time of construction and equipment installation. 10-24-4. Installation and Design. Battery cells in a Tier 2 Battery Energy Storage Facility shall be placed in a Battery Energy Storage System ("BESS") with a Battery Management System ("BMS"). The BESS shall provide a secondary layer of physical containment to the batteries and be equipped with cooling, ventilation, fire alarm, fire and heat monitoring, and fire suppression systems. 10-24-5. Location. Absent specific authorization by the Board of Supervisors as part of a Conditional Use Permit, no Tier 2 Battery Energy Storage Facility shall be located within one (1) mile of an existing town boundary. Under circumstances deemed appropriate by the Board of Supervisors, the Board may approve a Tier 2 Battery Energy Storage Facility location closer than (1) mile to an existing town boundary and establish the permitted distance from such system to an existing town boundary, provided that no project is approved closer than one (1) mile to the Town of Keysville, or closer than one-half (1/2) mile to the Towns of Phenix, Charlotte Court House, and Drakes Branch. 10-24-6. Setbacks. 1. Tier 1 Battery Energy Storage Facilities shall conform to all minimum building setback requirements for principal structures of the zoning district in which they are located, or fifty (50) feet, whichever is greater. 2. Unless otherwise prescribed by the Board of Supervisors as a condition of approval for a Conditional Use Permit, Tier 2 Battery Energy Storage Facilities shall conform to the following setbacks: a minimum setback of 150 feet from the center line of any state maintained road abutting the property; a minimum setback of 150 feet from all other property lines with the exception of those property lines that are inside the project's boundaries and which do not abut property located outside the project area; and a minimum of400 feet from all off-site residential structures and places of assembly as defined in this ordinance. 10-24-7. Spacing Requirements. Tier 2 Battery Energy Storage Facilities shall adhere to the following spacing requirements: 1. Containersyistructures or groups of containersystructures with 8 MWh or less ofbatteries shall have 25 feet spacing between other containers/structures or other groups of H8 containers'structures containing batteries. 25 feet of separation shall also be provided to other site buildings/structures or equipment. 2. Containersy'structures with greater than 8 MWh ofbatteries shall have 50-foot spacing between containers/structures or any other site buldingarcturerqupment and shall have individual rooms limited to 8 MWh or less ofbatteries with firewalls (4 hour rated masonry block) between all battery rooms. 50 feet of spacing shall also be provided to other site buildingsyequipment. 3. Firewalls adhering to all ofthe following standards may be used in lieu of the 25-foot separation for containers/structures or groups of containers/structures with 8 MWh or less ofbatteries: a. Firewalls shall extend vertically to a point at least 30 inches above the top surface ofthe roof of the system enclosure; b. Firewalls shall extend horizontally at least 30 inches beyond the ends ofthe system enclosure. C. Firewalls shall be rated for 4 hours per ASTM E119 testing or equivalent. d. Firewalls shall not be provided on the side ofthe enclosure that contains the equipment access doors. e. Clearances between the system enclosure and the firewall shall consider the following: i. Fire department access requirements (firefighting, access to sample ports, access to FDC, etc.) ii. HVAC and emergency ventilation requirements iii. Maintenance / inspection requirements iv. Exterior appliances on the system enclosure V. Conduit routing vi. Battery Installation vii. System replacement 10-24-8. Height. Battery Energy Storage Facilities shall comply with the building height limitations for principal structures of the underlying zoning district. 10-24-9. Lighting. Lighting of the battery energy storage systems shall be limited to that minimally required for safety and operational purposes and shall meet all requirements of this ordinance. 10-24-10. Utilities. All on-site utility lines shall be placed underground to the extent feasible and as permitted by the serving utility, with the exception of the main service connection at the utility company right-of-way and any new interconnection equipment, including without limitation any poles, with new easements and right-of-way. 10-24-11. Fencing for Tier 2 Battery Energy Storage Facilities. Tier 2 Battery Energy Storage Facilities shall be enclosed by security fencing. Fencing height shall comply with the Virginia Department of Wildlife Resources' most recent guidance at the time project construction begins. If the Department of Wildlife Resources has not established guidance, security fencing 49 shall be a minimum of seven feet in height and, in addition, shall have an anti-climbing device at least one foot in height. 10-24-12 Screening. for Tier 2 Battery Energy Storage Facilities. The entire Tier 2 Battery Energy Storage Facility, including fencing, shall be screened from ground-level view of adjacent properties by a landscaped buffer zone at least 25 feet wide consisting of an mix of native evergreen and deciduous species as approved by the Zoning Administrator; a planted berm; or a combination of the two methods, unless otherwise prescribed by the Board of Supervisors as a condition of approval for a Conditional Use Permit. Opaque fencing slats of an approved color may be required to enhance screening at the Zoning Administrator's discretion. Existing mature tree growth and natural landforms on the site shall be preserved to the maximum extent possible and may be used in whole or in part to provide the required screening if they provide adequate screening from public view as determined by the Zoning Administrator. In the event that existing vegetation or landforms providing screening are disturbed, new plantings shall be provided which accomplish the same. 10-24-13. Noise Limits for Battery Energy Storage Facilities. After completion of construction, noise levels measured at the property line during standard operations shall not exceed 60 dbA. Applicants shall submit equipment and component manufacturers' noise ratings to demonstrate compliance. The applicant shall be required to provide Operating Sound Pressure Level measurements from a reasonable number ofs sampled locations at the perimeter ofthe battery energy storage system to demonstrate compliance with this standard. 10-24-14. Removal of Damaged Components. Any damaged Battery Energy Storage Facility components or portions thereof shall be collected by the facility operator and removed from the site or stored on site in a location protected from weather and wildlife and from any contact with ground or water until removal from the site can be arranged; storage shall not exceed thirty (30) days. Ifnot returned to the manufacturer, damaged components shall be transferred directly to an approved recycling facility or disposal site in accordance with local, state, and federal laws. 10-24-15. Fire Protection for Tier 2 Battery Energy Storage Facilities. 1. Non-combustible " Buffer. A minimum 20-foot "non-combustible" gravel buffer shall be established around the perimeter ofTier 2 Battery Energy Storage facilities to help prevent the spread of fire and provide access for emergency vehicles if needed. The applicant shall maintain the buffer throughout the life of the facility to ensure it remains free of combustible materials and provides emergency vehicle access. 2. Emergency Access: Access to the property for emergency services shall be provided in a manner acceptable to the Charlotte County Zoning Administrator and the Charlotte County Director of Public Safety. 3. Safety Operation Standards. a. Each individual battery shall have 24/7 independently monitored automated fire detection and extinguishing technology built in. 50 b. The Battery Management System shall monitor individual battery module voltages and temperatures, container temperature and humidity, off-gassing of combustible gas, fire, ground fault and DC surge, and door access. C. The Battery Management System shall be capable of shutting down the system before thermal runaway takes place. 4. Emergency Plan. Applications for battery energy storage facilities shall include an Emergency Plan that, at minimum, contains the following: a. Procedures to be tollowed in response to notifications provided by the battery energy storage management system that could signify potentially dangerous conditions b. Emergency procedures to be followed in case of fire, explosion, release of liquids or vapors, damage to critical moving parts, or other potentially dangerous conditions, including shutting down equipment, de-energizing, or isolating equipment and systems to reduce the risk off fire, electric shock, release of hazardous materials, and personal injuries; summoning service and repair personnel; and providing agreed upon notification to fire department personnel for potentially hazardous conditions in the event of a system failure. C. Procedures and schedules for conducting drills of procedures a and b. d. Procedures for safe start-up following cessation of emergency conditions. e. Procedures for dealing with battery energy storage system components damaged in a fire or other emergency event. f. A water containment plan to address potentially contaminated water associated with a fire, explosion, or hazardous materials incident. g. Procedures for inspection and testing of associated alarms, interlocks, and controls. h. Procedures and schedule for training local first responders on the contents of the plan and appropriate response actions. 5. Warning Signage. A 911 address sign shall be posted in a clearly visible manner. NFPA 704 placards and appropriate warning signage that complies with NFPA 855 and identifies the owner and a 24-hour emergency contact phone number shall be placed on all entrances. 6. Experience and Expertise: Qualifications and experience of developers and selected integrators shall be provided, including disclosure of fires or other hazards at facilities. 7. Public Safety Information: The applicant shall provide safety data sheets that address response safety concerns and extinguishment to the Zoning Administrator and Director of Public Safety as part of their Site Plan review and shall provide updated data sheets as needed to ensure information on file with the County is current throughout the life ofthe project. 8. Emergency Response Training: The applicant shall coordinate with the Director of Public Safety to schedule and conduct training of emergency response personnel regarding system components, site design, potential hazards and risks, and system- specific emergency response plans. 51 10-24-16. Decommissioning ofTier 2 Battery Energy Storage Facilities. 1. Applications for Tier 2 Battery Energy Storage Facilities shall include a draft decommissioning plan detailing the anticipated life of the project, the estimated decommissioning cost in current dollars, an explanation of how the cost was determined, the method of ensuring funds will be available for decommissioning, a mechanism for calculating increased removal costs due to inflation, and an explanation ofthe decommissioning process. The decommissioning estimate shall be prepared and stamped by an independent third-party professional engineer who has expertise in Battery Energy Storage Facility construction and industrial site decommissioning . Salvage value shall not be considered when determining the estimated decommissioning cost. 2. The full estimated decommissioning cost shall be guaranteed by escrow at a federally insured financial institution, irrevocable letter of credit, or surety bond before a building permit is issued for the project. The decommissioning cost guarantee shall remain valid until the facility has been fully decommissioned. If the facility owner/operator fails to remove the installation in accordance with the requirements of this permit or within the proposed date of decommissioning, the County may collect the bond or other surety and the County or hired third party may enter the property to physically remove the installation. 3. The decommissioning cost estimate shall be recalculated every five (5) years at the facility owner's expense by an independent third-party professional engineer who has expertise in Battery Energy Storage Facility construction and industrial site decommissioning or by a third-party professional engineer approved by the County. Ifthe recalculated estimate exceeds the original estimated decommissioning cost by 10% or more, the facility owner/operator shall increase the guarantee to meet the new cost estimate. If the recalculated estimate is less than 90% of the original estimated cost of decommissioning, the County may approve reducing the guarantee. 4. Tier 2 Battery Energy Storage Facilities which have reached the end oftheir useful life or have not been in active service for a period of one (1) year shall be removed at the facility owner/operator's expense. This period may be extended by the Zoning Administrator: if evidence is provided that the delay is due to circumstances beyond the facility owner/operator's reasonable control. 5. The facility owner/operator shall notify the Zoning Administrator by certified mail of the proposed date of discontinued operations and plans for removal. 6. The facility owner/operator shall have twelve (12) months to complete the decommissioning ofthe facility. 7. Decommissioning shall be performed in compliance with the approved final decommissioning plan and shall include removal of all battery energy storage system components, structures, equipment, pads or foundations, cabling, roads, security barriers, transmission lines, and any other associated facilities from the site, SO that any agricultural ground upon which the facility and/or system was located is again tillable 52 and suitable for agricultural uses. All materials removed from the property, including hazardous materials, shall be disposed ofin accordance with local, state, and federal law. Any contaminated soil, as determined by independent testing, shall be removed and disposed ofin accordance with local, state, and federal law. Disturbed earth shall be graded and re-seeded. However, the landowner may request that access roads, stormwater management features, or other land surface areas not be: restored. Approval of such landowner requests shall be at the zoning administrator's discretion. 10-24-17. Application Requirements for Tier 2 Battery Energy Storage Facilities. Prior to submitting an application for a Tier 2 Battery Energy Storage Facility, applicants shall have a pre- application meeting with the Zoning Administrator or his/her designee to discuss the location, scale and nature oft the proposed project and the application review process. Applications for Tier 2 Battery Energy Storage Facilities shall include the following items: 1. A completed Charlotte County Conditional Use Permit Application 2. A detailed project description including an overview of the project location; approximate capacity; description of proposed equipment including the approximate number of batteries and containers, information on the technology being used, and equipment safety features; description of screening and fencing methods; expected footprint ofthe equipment to be installed, and buffering; and a breakdown oft the project land by type, with associated percentages (i.e., planted pines, forested, agricultural, pasture, etc.) 3. Aerial imagery showing the proposed location, fenced area and driveways with the closest distance to all adjacent property lines, dwellings, and places of assembly specified. 4. Fourteen hardcopies (11"X17" or larger) and one electronic copy of a preliminary plan prepared by a licensed professional engineer including the following: a) Parcel numbers for the proposed site and adjacent properties b) Property lines c) Existing roads d) Existing buildings and structures e) Proposed roads, buildings and structures including preliminary layout of the facility and related equipment, fencing, driveways, internal roads, structures and the location of points ofingresslegress. f) Distances from proposed battery energy storage systems to property lines g) The location of proposed buffers and screening elements h) Location of substation and means of connecting to the substation, ancillary equipment, buildings, and structures including those within any applicable setback. 5. A draft decommissioning plan as specified in Section 10-24-15; a final plan shall be provided as part ofthe site plan review process. 6. A draft emergency plan including the information specified in Section 10-24-14; a final plan shall be provided as part ofthe site plan review process. 53 7. A land management plan that includes a detailed description of plant selections for the landscaped buffer, maintenance ofthe non-combustible" buffer, weed control methods for the facility, and general site maintenance information. 8. Any additional items or information the County may require in order to assess compliance with this ordinance. 10-24-18. Community meeting. Within 30 days ofthe zoning administrator providing an applicant notice that their Tier 2 Battery Energy Storage Facility application is complete, a public meeting shall be held with the planning commission to give the community an opportunity to hear from the applicant and ask questions regarding the proposed facility. The meeting shall adhere to the following: 1. The applicant shall inform the zoning administrator and adjacent property owners in writing ofthe date, time and location ofthe meeting, at least seven but no more than 14 days, in advance of the meeting date; 2. The date, time and location of the meeting shall be advertised in a newspaper of record in the county by the applicant, at least seven but no more than 14 days, in advance of the meeting date; 3. The meeting shall be held within the county, at a location open to the general public with adequate parking and seating facilities that will accommodate persons with disabilities. Should a suitable location near the project site not be available, a location in a neighboring jurisdiction may be used as long as it is no greater than ten (10) miles from the project site. 4. The meeting shall give members ofthe public the opportunity to review application materials, ask questions oft the applicant and provide feedback; and 5. The applicant shall provide to the zoning administrator a summary of any input received from members of the public at the méeting. 10-24-19. 2232 Comprehensive Plan Review. A 2232 review by the County is required by the Code of Virginia ($15.2-2232) for Tier 2 Battery Energy Storage Facilities. This Code provision provides for ai review by the Planning Commission of public utility facility proposals to determine if their general or approximate location, character, and extent are substantially in accord with the Comprehensive Plan or part thereof. ARTICLE XII. DEFINITIONS Battery Energy Storage Facility. One or more battery cells for storing electrical energy, stored in a Battery Energy Storage System ("BESS") with a Battery Management System ("BMS"). Not to include a stand-alone 12-volt car battery or an electric motor vehicle or consumer products. Battery Energy Storage Facilities are classified as follows: 54 A. Tier 1 Battery Energy Storage Facilities have an aggregate energy capacity less than or equal to 600kWh and, if in a room or enclosed area, consist of only a single energy storage system technology. B. Tier 2 Battery Energy Storage Facilities have an aggregate energy capacity greater than 600kWh or are comprised of more than one storage battery technology in a room or enclosed area. Battery Energy Storage System. A physical container providing secondary containment to battery cells that is equipped with cooling, ventilation, fire suppression, and a Battery Management System. Battery Management System. An electronic system that protects energy storage systems from operating outside their safe operating parameters and disconnects electrical power to the battery energy storage system or places it in a safe condition if potentially hazardous temperatures or other conditions are detected. 55 Staff Report Taro Solar Project Public Facility Application Review Code ofVirginia S 15.2-2232 Charlotte County, Virginia Report Date: June 18, 2025 Planning Commission Meeting Date: June 26, 2025 APPLICATION SUMMARY Project: Taro Solar, LLC, 140MW Location: The Project is located in northern Chalotte County, adjacent to Thomas Jefferson Hwy (Route 47) and Taro Road (Route 660), extending south to Welsh Tract Road (Route 658), 1.8 miles south of the border of Charlotte County and Prince Edward County and 2.4 miles north of Charlotte Court House town limits. Parcel Record Numbers: 16-A-109-A, 16-A-109-D, 16-A-109-E, 27-A-1, 16-4-2, 16-A- 109, 16-A-57, 16-4-1, 16-A-73, 16-A-75, 16-A-78, 16-A-80, 16-A-85, 16-A-63, 16-A-55, 16-A-67, 16-A-70, 17-A-14-A, 16-A-74, 16-A-76, 16-A-57-A, 16-A-90, 16-A-93, 16-2-4, 16- A-49, 16-A-50, 16-A-52, 16-A-53, 16-A-79, 16-A-86, 16-A- 88, 16-A-89, 16-A-81, 16-A-82, 16-A-115 Proposal: Applicant's request for review of the Taro Project pursuant to Virginia Code Section 15.2-2232 Application Submitted: Initial Submission: October 16, 2024 Last Revision: May 23, 2025 Deemed complete on March 26, 2025 Applicant: Taro Solar, LLC 23955 Novi Road Novi, Michigan 48375 Representative: Anand Gangadharan NOVI Energy 248-735-6684 Owners: Lisa Adams; Blue Rock Resources LLC; James Alvin Carrington; Geraldine M. Darnell; Cheryl G. Gee, Troy A. Gee, or Tiffany A. Gee; Austin Goldman or Sandra Goldman; Cephas Goldman & Thurma M. Goldman; Cornell B. Goldman; Cornell B. Goldman & Brandon M. Pugh; Cornell B. Goldman or Melanie Goldman; Kenneth Goldman; Justin Layne; Mill Road Logging LLC; David L. Moore; David L. Moore & Janet Evans-Watkins 56 1 PLANNING COMMISSION ACTION The Applicant has requested that the Planning Commission review its proposed solar energy facility, as a "public utility facility" under Virginia Code Section 15.2-2232(A), to determine whether the general or approximate location, character, and extent ofthe proposed facility is substantiallyin accord with the County's Comprehensive Plan. Staff has recommended that the Planning Commission review the request for determination under Virginia Code Section 15.2-2232 prior to any review of a conditional use permit (CUP) application. Subject to the! Planning Commission's: 2232 decision, the Planning Commission will separately review and consider the merits of any associated CUP Application. The Planning Commission, with consultation from the Berkley Group, drafted a Utility-Scale Solar Comprehensive Plan Policy at meetings held on February 2, 2023, and February 28, 2023. The Berkley Group prepared revisions to drafts and recommendations based upon feedback from County staff and the Planning Commission; the final version of the draft policies was submitted to the County and Planning Commission on May 12, 2023. The County completed work with the Commonwealth Regional Council to incorporate developed policies within the then under-development Comprehensive Plan and has adopted the Comprehensive Plan inclusive ofthe amended policies for solar facilities; therefore, the now-adopted policy is applicable to the review of this Project. PURPOSE OF THE REVIEW UNDER VIRGINIA CODE SECTION 15.2-2232 Virginia Code Section 15.2-2232 requires that the Planning Commission review all proposed developments that include a "public utility facility" prior to the construction or authorization of such facility. The purpose of the Planning Commission's review is to determine whether the general or approximate location, character, and extent of the proposed public utility facility is substantially in accord with the Charlotte County Comprehensive Plan or part thereof. The Planning Commission has set aside time at its June 26, 2025, meeting to afford residents an opportunity to offer their comments to the Planning Commission. The Planning Commission must advise the Board ofSupervisors of its determination. If appealed by the Applicant, the Board of Supervisors may overrule the action ofthe Planning Commission. PROPOSED DEVELOPMENT The Applicant proposes to construct a 140 megawatt (alternating current) photovoltaic solar energy generation facility. The Project is located in northern Charlotte County, adjacent to Thomas Jefferson Hwy (Route 47) and Taro Road (Route 660), extending south to Welsh Tract Road (Route 658). The location is 1.8 miles south oft the border ofCharlotte County and Prince Edward County and 2.4 miles north of Charlotte Court House town limits. The Project is comprised of 36 parcels totaling approximately 2,117 acres, while the Applicant' s conceptual drawings show approximately 889 acres in the Project footprint to be within the fence-line. The developed area of the Project will span less than half (42%) of the entirety of the 36 parcels. Existing residential use within the Project area will remain on six acres. The Project infrastructure will consist primarily ofapproximately 304,850 solar modules, 36 inverters pads, and above ground utility poles. PJM has determined that Courthouse, Tall Pines, CPV County Line, and Quarter Horse may need to connect to a new 230 kV transmission line, which has not yet been designed or constructed. PJM will be reviewing their decision again in August based on changes in their project queue. If the 230 kV line is required, line construction is expected to begin in September 2025 and will take 42-48 months to complete. The substation will be approximately 250' 57 2 X 400' and will include electrical equipment such as medium voltage transformers, switchgear, and dead-end structures. Substation equipment will be mounted on concrete pads, foundations, and piles. The Applicant proposes a 75-foot side equipment setback to neighboring properties and a 125-foot front equipment setback. The Applicant proposes a 500' equipment setback from Taro Road. The proposed setback areas will include a 25-foot vegetative buffer (consisting of existing and future growth provided by the Applicant). The proposed buffer will consist of undisturbed existing forested areas, proposed evergreen trees, proposed native pollinator plants, and proposed shrubs with consultation with County staff and VA-DEQ. The vegetated buffer will be shifted at least 15' away from Taro Road and Welsh Tract Road to improve site entrance visibility. The Project will have five gated entrances to public roads, all on Taro Road. The southernmost entrance on Taro Road will only be used during operations and will not be used during construction ofthe Project. The Applicant will provide a 400' setback from any existing on-site and off-site residential structures and all Project fence lines would be a minimum of 75' from the property lines of parcels not in the Project. EXISTING CONDITIONS AND ZONING The Parcels within the Project area are currently zoned General Agricultural and are identified as Agricultural, Forestry, and Rural Areas on the Future Land Use Map. The Project area is made up of the following existing land uses: 69 acres of agricultural, 731 acres of recently timbered and cleared forest, 556 acres of natural forest, 550 acres of planted forest, 6 acres of residential, 59 acres of transmission corridor, and 146 acres of wetlands and waterbodies. The Project site contains areas ofsteep slopes, and the Applicant has indicated that the site may require grading the existing topography to accommodate anticipated and required stormwater management; additional information should be provided to identify the areas of steep slopes relative to the siting of infrastructure and necessary grading. The Applicant otherwise proposes to avoid grading steep slopes. Generally, through conditions, the County precludes development of slopes greater than 15%. The applicant indicates that 146 acres of wetlands, streams, and water bodies are located on the Project site; plans indicate that limits ofwork will be offset 100' from the limits oft the wetlands and streams. There are two dams located adjacent to the Project Site: Roanoke Creek Dams #6A and #31B. These dams are managed by Southside Soil and Water Conservation District (SWCD). The Project will setback two hundred feet (200') from the dam reservoir easement, as defined by the top-of-dam elevation. Taro will also avoid developing within the inundation zones downstream ofthese two dams. Furthermore, Taro will provide an access road to Dam 31B from Taro Road for dam monitoring and maintenance. A detailed map of the dam setbacks and boundaries is shown in drawing TS-SL-204. These boundaries have been approved by Southside SWCD. According to the Application and Department of Conservation and Recreation's (DCR) ConserveVirginia data, there are no known historic and scenic resources within the Project limits. Additionally, portions of the area are designated as having Very High and High Forest Conservation and Watershed Impact values ranking Highest to Medium impact by DCR. Regarding the value ofagricultural soils, the Applicant will avoid modifying grades where practicable, existing farm roads will be utilized, equipment to lessen compaction will be used, and topsoil will be preserved to replace after construction. Additionally, the Applicant proposes to commit a 402-acre block of land currently owned by Blue Rock Resources, LLC to a conserved open space and is considering other land uses for unused portions of project land including pollinator species planting 58 3 and the development of quail habitats through collaboration with the Quail Forever organization and the Virginia Department of Natural Resources. These efforts would help prevent future development on the conserved open space land, help to preserve the rural character oft the area and help restore the quail population in the County. Regarding interconnection impacts, recent changes in regional transmission planning have delayed several local solar projects. PJM has determined that Courthouse, Tall Pines, CPV County Line, and Quarter Horse must connect to a new 230 kV transmission line, which has not yet been designed or constructed. PJM will be reviewing their decision again in August based on changes in their project queue. Ifthe 230 kV line is required, line construction is expected to begin in September 2025 and will take 42-48 months to complete. Taro Solar is expected to face the same interconnection requirement as these Projects are all located in the same transmission corridor. The Project is located with the same 5-mile radius as the recently approved Tall Pines, County Line, Gibson, and Austin Goldman V solar projects, and therefore the total fenced acreage for utility-scale solar facility developments exceeds 3% ofthe land area within a 5-mile radius ofthe Project site. The proposed density of solar facilities totals 6.31% if the Project is approved. The Applicant requests a waiver for this metric. It should be noted that the Austin Goldman V Project Owner terminated the Conditional Use Permit, and the associated Project parcel has been acquired by the Taro Solar Project. ADJACENT AND SURROUNDING USES The areas surrounding the proposed Project area share the same land use and zoning characteristics rural, agricultural, forestry uses - as well as the same land use classifications. Saint Andrews Church and the local church cemetery are in the immediate vicinity ofthe Project. The setback distance from this church is four-hundred feet (400'), identical to that of all residential buildings located in and around the Site boundaries. The nearest equipment is located 951 feet from the church cemetery and the proposed laydown yard is located 535 feet away from the church cemetery. The proposed substation is setback 1,000 feet. Should the Project Conditional Use Permit be approved, the Applicant has indicated that they intend to conduct a cultural and historical resources assessment to identify any additional cemeteries or gravesites located on the Site. If any unknown cemetery or gravesite is discovered, Taro will provide a setback from the boundary as recommended and approved by the Virginia Department of Historic Resources. A gravesite has been identified at the northern end of the Project Site. The Applicant proposed a setback to avoid accidental disturbance ofthe gravesite and a plan for access that requires a signed waiver, logging, and supervision of gravesite visitors. The Plans include buffers and setbacks to mitigate any visual impact associated with the Project to the adjacent uses. COMPREHENSIVE PLAN CITATIONS The Comprehensive Plan (2024) was adopted in April 2024. The Plan explicitly addresses utility-scale solar facilities. The following policies and recommendations should be considered: The County will continue to allow small-scale solar facilities (15 kW or less) as by-right uses in all zoning districts, and large- and utility-scale solar facilities (999 kW or less and 1 MW or greater, respectively) as uses requiring a Conditional Use Permit in the General Agricultural, Intensive Agricultural, and General Industrial zoning districts. Additionally, the 59 4 County will support opportunities to encourage "community scale solar. facilities, projects less than 5 MW in capacity and with a project area no greater than 50 acres. Ideally these projects will result in the local use or distribution of renewably generated electricity, the reduction oflocal consumption ofutility transmitted electricity, and/or the reduction ofelectric utility rates for residents and businesses within the County. Finally, while zoning and development regulations and standards limit the total potential development area of utility- scale solar facilities in the County, utility-scale solar facility development in excess of4%0 of the County's total land area should be evaluated to determine whether individual projects are consistent with policy recommendations and criteria, do not limit opportunities. for growth and development or viability ofagricultural or forestry activities, do not negatively impact natural, cultural, or historical resources, and do not result in conflicts and incompatibility between land uses. In addition to the regulations and standards for large- and utility-scale solar facilities within the Zoning Ordinance, and requirements and standards applicable to the consideration ofall Conditional Use Permits andfor Public Facilities Review as outlined in Article 2 ofthe Zoning Ordinance, Conditional Use Permit applications for utility-scale solar facilities must be evaluated based upon the following criteria. Conditions may be imposed upon individual Conditional Use Permits to ensure consistency with these criteria and to ensure compliance with regulations and standards contained in the Zoning Ordinance. Conditions may also be imposed to mitigate potential or anticipated negative impacts associated with the design or location of a facility. Individual Conditional Use Permit applications may be denied where one or more of these criteria cannot possibility be met, outright or through the imposition of conditions. 1. Active components (i.e., solar panels, substations, inverters, and the like) or developed features (i.e., fences, gates, malintemaneloperations buildings, etc.) ofutility-scaled solar facilities shall not be located or designed to be in such proximity to residences or historic, cultural, recreational, and environmentally sensitive areas and resources to result in negative impacts to their use, value, or importance individually or to the County. Appropriate buffers and screening shall be incorporated to address project proximity to residences, historic and cultural resources. 2. Facilities, including. fencing and support equipment, should be significantly and sufficiently screened from the ground-level view of adjacent properties and rights-of way by a buffer zone that shall consist ofnatural vegetation and landforms andlor be landscaped with plant materials consisting ofan evergreen and deciduous mix. Landscaping materials should be native to the County and exclude the use ofinvasive species. Additional screening and/or setbacks shall be proposed or required to mitigate the potential impacts ofa project owing to the location or design. 3. The need for wildlife corridors will be evaluated in the design offacilities and the latest guidance ofs state environmental departments should be considered; for instance, the Virginia Department of Wildlife Resources has Solar Energy Facility Guidance which includes recommendations for wildlife passages and fencing. 4. The total fenced acreage. for utility-scale solar facility developments in the County would exceed 3% ofany 5-mile radius limit only when determined to be warranted based upon identified benefits to the County. 6O 5 5. Facilities should generally be located no closer than 1 mile from any town boundary, but, based upon appropriate siting and design, may be located as close as one-half(é) mile to the boundaries ofthe Towns of Phenix, Charlotte Court House, and Drakes Branch. 6. Facilities should generally be located in close proximity to transmission line corridors to reduce the need for. significant new infrastructure. However, community-scale projects, which rely on lower-voltage distribution lines, should not be similarly limited. Any generation lead lines (gen-tie) should be located underground or buffered to block visibility, from roadways. 7. Projects should incorporate setbacks consistent with the requirements ofthe Zoning Ordinance, but generally, setbacks should be sufficient to ensure that project components are sited an appropriate distance from property lines, roads, and residences. Discretion should be used in requiring greater setbacks based upon the location, scale, and design ofindividual projects, with specific consideration to greater setbacks from U.S. 360 and other major thoroughfares to accommodate highest and best use development potential ofproperlyfronting these roads. 8. Utility-scale solar projects should not be precluded from and are encouraged to allow for the continued residential, agricultural, or other use ofportions ofproject parcels, or the incorporation ofagricultural, commercial, industrial, or passive recreational uses within project sites. Additionally, project developers are encouraged to put undeveloped project land into a conservation easement to limit or restrict further development ofthe property. 9. Facilities should provide maximum economic benefits to the County as demonstrated by thorough economic analysis. STAFF ANALYSIS AND COMMENTS A. Applicant's Position In the signed application materials dated October 16, 2024, the Applicant provided the CUP application and signatures. A revised Project Application was submitted to the County on November 25, 2024, February 19, 2025, and determined to be complete on March 26, 2025 and revised May 23, 2025. The Applicant identifies the following items in support ofits Project: The Project was initiated by local landowners and offers economic benefits to community members through lease payments. The Project will result in 402 acres ofp permanently conserved open space. The Applicant also proposes to plant pollinator species and develop quail habitat on other unused lands ofthe project area. The Project Site is located approximately 2.4 miles north of the Charlotte Court House town limit. The Charlotte County Future Land Use Map designates the property for Agriculture, Forestry & Rural Uses. lol 6 The Project will generate substantial economic benefit to the County in the form of tax revenue payment annually. The community will benefit from the temporary influx oflocal service and retail demand from workers during project construction. The Project Site is located on the existing transmission line to enable the efficient and economic export of power while mitigating the need for long interconnection tie lines and ouildout of new electrical transmission infrastructure. B. Staff. Analysis Staff has analyzed the proposed Project, including revisions and additional information, and considered the above referenced recommendations and criteria from the County's Comprehensive Plan; Staff comments relative to these criteria are as follows: 1. Active components (i.e., solar panels, substations, inverters, and the like) or developed features (i.e., fences, gates, maintenanceloperations buildings, etc.) ofutility-scaled solar. facilities shall not be located or designed to be in such proximity to residences or historic, cultural, recreational, and environmentally sensitive areas and resources to result in negative impacts to their use, value, or importance individually or to the County. Appropriate buffers and screening shall be incorporated to address project proximity to residences, historic and cultural resources. Staff Comments: Consideration of this criteria is relevant to the Project's relationship to the St. Andrews cemetery, which is immediately adjacent to the Project, as well as the gravesite indicated at the northern end oft the Project Site, and potential for other historic and cultural resources to be within the Project site. Based upon the report and the proposed plan, Staffis generally ofthe opinion that the active components (i.e., solar panels, substations, inverters, and the like) or developed features (i.e., fences, gates, maintemanceloperations buildings, etc.) ofthe project may not be located or designed to bei in such proximity to either cemetery to result in negative impacts to its use, value, or importance individually or to the County. The St. Andrews Church cemetery will maintain direct access from a public road. However, during consideration oft the conditional use permit, further consideration should be given to conditions on protection and access to the gravesite identified and to gravesites yet unknown in the Project Site. The Applicant proposes to allow access to gravesites in pre-arranged and supervised visits. It is Staff S opinion that this mitigates the lack of access resulting from equipment and fencing, and that any further gravesites identified during the Applicant's cultural resources assessment may require revaluation of the access plan. Beyond consideration of project impacts to the cemetery and gravesite, overall land use impacts ofthe project need to be considered. While the Project site is generally surrounded by properties zoned and used for agricultural and forestry purposes, the scale and location ofthe proposed facility, when considered in combination with the adjacent Tall Pines project, introduce compatibility issues. The Taro Solar Project directly abuts the Tall Pines Project. Tall Pines is a sizeable facility whose fenced and buffered area spans approximately 1,430 acres (or 2.84% of the 5-mile radius). When considered in combination with the proposed Taro Project, 62 7 whose fenced and buffered area includes 938 acres (1.87% ofthe 5-mile radius), these two projects alone represent a cumulative 4.71% ofl land area in the 5-mile radius. This immediate adjacency and cumulative visual and environmental impact may not be consistent with the intent ofland use compatibility as expressed in the Comprehensive Plan. The footprint ofthis project joins the neighboring Tall Pines project to form a contiguous area ofi industrial-scale development in an otherwise rural and agricultural context. This pattern contradicts the County's planning goals of maintaining dispersed siting and preserving rural character. Additionally, such concentration may create an over-intensification of solar infrastructure in this immediate area ofthe County, presenting potential long-term land use conflicts, and preempting future opportunities for agricultural or forestal re-use. Staff recognizes the Project's preservation of 402 acres of permanently conserved open space and the Applicant' S effort to plant pollinator species and establish quail habitat on other unused land areas ofthe project partially mitigate the reduction in current and potential agricultural and forestal use ofthese lands. In comparison to the 889-acre fenced area ofthe project, the preserved land area is 402 acres, a substantial ratio the results in each acre of solar development being paired with nearly a half-acre of preserved open space. These proposals may mitigate the project's impact and better align the project with the objectives of the Comprehensive Plan. 2. Facilities, including. fencing and support equipment, should be significantly and sufficiently screened from the ground-level view of adjacent properties and rights-of way by a buffer zone that shall consist ofnatural vegetation and landforms and/or be landscaped with plant materials consisting ofan evergreen and deciduous mix. Landscaping materials should be native to the County and exclude the use ofinvasive species. Additional screening and/or setbacks shall be proposed or required to mitigate the potential impacts of a project owing to the location or design. Staff Comments: The Applicant proposes a 75-foot setback to neighboring properties and a 125-foot setback to the state road centerline. The Applicant proposes a 500-foot equipment setback from either side ofTaro Road. The proposed setback areas will include a 25-foot vegetative buffer (consisting of existing and future growth provided by the Applicant). The proposed buffer will consist of undisturbed existing forested areas, proposed native evergreen trees, proposed native pollinator plants, and proposed shrubs with consultation with County staff and VA-DEQ. Staffi is ofthe opinion that the facility is significantly and sufficiently screened from the ground-level view of adjacent properties and rights-of-way. Further consideration should be given to landscaping materials and additional screening during consideration of1 the conditional use permit. 3. The need for wildlife corridors will be evaluated in the design offacilities and the latest guidance ofstate environmental departments should be considered; for instance, the Virginia Department of Wildlife Resources has Solar Energy Facility Guidance which includes recommendations for wildlife passages and fencing. Staff Comments: The fenced area ofthe site at 889 acres warrants the inclusion of wildlife corridors through the site. The applicant proposes significant wildlife corridors and area management in consistency with the Virginia DW's Solar Facility Guidance. The proposed corridors can be found on drawing sheet TS-SL-203. 63 8 4. The total fenced acreage for utility-scale solar facility developments in the County would exceed 3% ofany 5-mile radius limit only when determined to be warranted based upon identified benefits to the County. Staff Comments: The Project is located within the same 5-mile radius as several previously approved utility-scale solar facilities, including Tall Pines, County Line, and Gibson. When evaluated under the Comprehensive Plan's density criterion, which only includes the fenced area, not the vegetated buffers, the Taro Project contributes to a significant exceedance oft this threshold. Specifically: The Taro Project alone proposes 889 fenced acres, representing 1.77% of the 5- mile area. Combined with Tall Pines, which includes 1,373 fenced acres (2.73%), the total density is 4.51% ofthe 5-mile radius, exceeding the limit without considering additional approved projects. The combined fenced acreage total ofall previously approved facilities (excluding the now-withdrawn Austin Goldman V project, land which has been absorbed into the Taro Project) already totals 2,146 acres, or 4.27%, surpassing the 3% density threshold before Taro is even added. (These totals include CPV County Line - 760 acres; Tall Pines - 1,373 acres; and Charlotte Solar 1 (Gibson) - 13 acres) Including the proposed Taro Project, the total fenced acreage for utility-scale solar in the 5-mile area is 3,035 acres (or 6.04%) Importantly, the immediate adjacency ofthe Taro and Tall Pines projects amplifies their combined impact. Portions oft the two projects directly abut one another, resulting in a contiguous area of solar development. This concentration of utility-scale infrastructure creates a mass ofindustrialized land use, which may reduce the rural character ofthe area and undermine the preservation and land use balance goals articulated in the Comprehensive Plan. The Applicant has requested a waiver from the 3% density threshold. The Applicant cites economic benefits for community residents as well as the County in the form oftax revenue. These benefits are significant, particularly with the addition ofthe conserved open space and associated program participation proposed by the Applicant. Ultimately, Staff concludes that exceedance of the density threshold is warranted based upon the identified benefits, especially the significant preservation ofland which serves to mitigate for the land use impact; however, the County is encouraged to consider if the proposed economic benefits, conservation area, and setbacks and buffers mitigate the scale and intensity ofthe project or provide compensatory value to the County warranting the density threshold to be exceeded. 5. Facilities should generally be located no closer than 1 mile from any town boundary, but, based upon appropriate siting and design, may be located as close as one-half ("a) mile to the boundaries ofthe Towns of Phenix, Charlotte Court House, and Drakes Branch. Staff Comments: The Project is not located closer than 1 mile to a town boundary. 64 6. Facilities should generally be located in close proximity to transmission line corridors to reduce the need for significant new infrastructure. However, community-scale projects, which rely on lower-voltage distribution lines, should not besimilarly limited. Any generation lead lines (gen-tie) should be located underground or buffered to block visibility. from roadways. Staff Comments: The Project is located directly on the transmission line corridor, however, as noted, the existing transmission line infrastructure is not sufficient for planned loads. 7. Projects should incorporate setbacks consistent with the requirements ofthe Zoning Ordinance, but generally, setbacks should be sufficient to ensure that project components ares sited an appropriate distance from property lines, roads, and residences. Discretion should be used in requiring greater setbacks based upon the location, scale, and design ofindividual projects, with specific consideration to greater setbacks from U.S. 360 and other major thoroughfares to accommodate highest and best use development potential ofproperty. fronting these roads. Staff Comments: Proposed setbacks have been previously noted. Staffis of the opinion that proposed setbacks are sufficient to ensure that project components are sited an appropriate distance from property lines, roads, and residences. 8. Utility-scale solar projects should not be precluded from and are encouraged to allow for the continued residential, agricultural, or other use ofportions ofproject parcels, or the incorporation ofagricultural, commerciat, industrial, or passive recreational uses within project sites. Additionally, project developers are encouraged to put undeveloped project land into a conservation easement to limit or restrict further development of the property. Staff Comments: The Project incorporates existing residential uses within the Project. The Applicant proposes undisturbed wildlife corridors and 402 acres of permanently conserved open space. It is Staff's opinion that the Applicant should be encouraged to place lands described as preserved open space under conservation easement to ensure the purported benefits of land conservation. 9. Facilities should provide maximum economic benefits to the County as demonstrated by thorough economic analysis. Staff Comments: The Applicant identifies economic benefits associated with the tax revenue generated by the project, as well as secondary benefits oft temporary increased local procurement of goods by workers present during project construction. Enclosure2 of the Application documents Taro's intent to negotiate a Siting Agreement with the County at the appropriate time in the CUP process, which will provide additional revenue. Staff is ofthe opinion that the facility will have positive short-term employment impacts through construction activities, while there will be minimal long-term employment impacts once in operation. The revenue estimated from a siting agreement by the Applicant represents less than one percent ofthe annual general fund estimated expenditures. It should be noted 17% of general funds in the County proposed FY26 65 10 budget are from Solar projects. STAFF RECOMMENDATION Staffh has evaluated the proposed Project in the context ofthe adopted 2024 Comprehensive Plan, including all relevant goals, policies, and evaluation criteria for utility-scale solar facilities. Based on this analysis, Staff is of the opinion that the following key reasons inform whether the Project is substantially in accord with the County's Comprehensive Plan: The Project would result in total fenced solar development within the 5-mile radius reaching 6.04%, more than double the Comprehensive Plan's 3% density threshold. The immediate adjacency of the Taro Project to the previously approved Tall Pines Project results in a contiguous solar development footprint of 2,262 acres (4.51%). The scale and proximity of these projects restrict future land use flexibility, compromise rural landscape continuity, and contradict the Comprehensive Plan's emphasis on dispersed siting and balanced land use. The Project was initiated by local landowners and offers economic benefits to community members through lease payments. The Project will provide tax revenue to the County. The Project will result in 402 acres of permanently conserved open space. The Applicant also proposes to plant pollinator species and develop quail habitat on other unused lands of the project area. Based upon this evaluation, Staff finds that the proposed facility is substantially in accord with the Charlotte County Comprehensive Plan, or parts thereof, subject to further consideration to impacts, and mitigation through conditions, throughout the Conditional Use Permit review process. As set forth by the Code of Virginia, the question before the Planning Commission with this 2232 application is: Whether the general location or approximate location, character, and extent of the proposed solar energy facility is substantially in accord with the Comprehensive Plan or part thereof. The Planning Commission should consider all relevant portions ofthe Comprehensive Plan in its analysis. & The Planning Commission should carefully and thoroughly document its reasons for whatever conclusion it reaches. > The Planning Commission has three options: a. Determine that the application is not substantially in accord with the Comprehensive Plan with written reasons for its decision. b. Determine that the application is substantially in accord with the Comprehensive Plan with written reasons for its decision. C. Defer making a decision on the comprehensive plan compliance review for further discussion and consideration (within the 60-day window). 6lo 11 Attachments: A - Project Application submitted October 16, 2024, November 25, 2024, February 19, 2025, May 23, 2025, and determined to be complete on March 26, 2025. DRAFT PLANNING COMMISSION ACTIONS Option 1 - Applicant's proposal is substantially in accord with the Comprehensive Plan I move that the Taro Solar, LLCS proposed 140-megawatt photovoltaic solar energy facility as described in the conditional use permit application, is substantially in accord with the Charlotte County Comprehensive Plan or parts thereof for the following reasons: 1. The Project parcels are zoned General Agricultural which permit the proposed use. 2. The location is more than 2 miles from the nearest town boundary. 3. The facility generates alternative, clean energy, temporarily providing a significant number of construction jobs and generating long-term revenue for the County. 4. The facility will require minimal county services to operate. 5. While the proposed Project exceeds the density limit, it involves a small part of the total agricultural and forestal land in the County and there are identifiable benefits to the County including significant acreage of conserved land and an emphasis on native plants and habitat on other unused project lands. The Secretary of the Planning Commission is directed to communicate the Planning Commission's findings to the Board of Supervisors. Option 2 = Applicant's proposal is not substantially in accord with the Comprehensive Plan I move that the Taro Solar, LLCS proposed 140-megawatt photovoltaic solar energy facility as described in the conditional use permit application, is not substantially in accord with the Charlotte County Comprehensive Plan for the following reasons: 1. The Project would result in total fenced solar development within the 5-mile radius reaching 6.04%, nearly double the Comprehensive Plan's 3% density threshold. 2. The immediate adjacency of the Taro Project to the previously approved Tall Pines Project results in a contiguous solar development footprint of 2,262 acres (4.51%), creating a disproportionate concentration ofindustrial-scale infrastructure that is incompatible with the County's and the immediate area's rural, agricultural character and land use planning objectives. 3. The cumulative scale and proximity of these projects compromise rural landscape continuity and contradict the Comprehensive Plan's S emphasis on dispersed siting and balanced land use. The Secretary of the Planning Commission is directed to communicate the Planning Commission's findings to the Board ofs Supervisors. Option 3 - Deferral of the application I move that the Planning Commission defer a decision on this request under Va. Code $ 15.2-2232 regarding the proposed solar energy facility as described in the conditional use permit application, until the Planning Commission meeting scheduled to begin at p.m. on in the Board of Supervisors meeting room. The Secretary of the Planning Commission is directed to communicate the Planning Commission's findings to the Board of Supervisors. 67 12 NOVI Clean Energy. ENERGY Sustainable Communities. Aditya Gangadharan Executive Manager May 23, 2025 Mr. Daniel Witt County Administrator, Charlotte County 250 LeGrande. Avenue, Suite A (P.O. Box 608) Charlotte Court House, VA 23923-0608 Subject: Addendum to Taro Solar Conditional Use Permit (CUP) Application Dear Mr. Witt, Taro Solar (Taro' or the 'Project') requested a postponement of the Planning Commission's consideration of the Project until the June meeting to make minor adjustments based on feedback from County staff and the County's third-party reviewer. To support that request, we present the following supplemental information and context regarding the Project, along with the updated application materials and documentation enclosed. Taro Solar is a community-focused project comprised of land provided by 20 landowners. In 2022, landowners in the Taro community approached NOVI about developing a solar project utilizing their land and were given the opportunity toj join thei Project once it moved forward. In contrast to typical utility-scale solar development projects which primarily focus on large, well-resourced landowners, most of the landowners' parcels in Taro Solar are relatively small. While the Project does include land from large landowners that are required to achieve the positive outcomes of a 140 MW project, approximately 58% of the 36 participating parcels are less than 20 acres in size and 78% are smaller than 50 acres. The Project presents an opportunity to uplift small landowners by providing substantial lease payments to those involved, generating significant economic benefits to the Taro community. Separately, Taro Solar is pleased to clarify its intention to commit a 402-acre block of land currently owned by Blue Rock Resources, LLC to a conserved open space and is considering other land uses for unused portions of project land ncluding pollinator species planning andi the development of quail habitats through collaboration with the Quail Forever organization and the Virginia Department of Natural Resources. These efforts would help prevent future development on the conserved open space land, help preserve the rural character of the area, and help restore the quail population in the County. Taro Solar is planning to interconnect to the: same 115 kV Pamplin Substation' to 'Chase City Substation' transmission line as Tall Pines, Courthouse Solar, and Quarter Horse Solar. The Project's proximity to Tall Pines Solar is because of this line's location and its common point of interconnection. This collaboration enables them to share an interconnection switchyard and substation facilities, thereby significantly reducing interconnection costs, mitigating construction impacts, and expediting construction timelines. Taro and Tall Pines interconnection applications are both in PJM's Transition Cycle 2 and are likely to benefit from the expected upgrades required by PJM from their review of Courthouse Solar and Quarter Horse Solar as part of Transition Cycle 1. The Phase 3 studyfort these Projects is targeted for August 31, 2025 and is expected to require an increase in the transmission line's voltage, thereby increasing its capacity. These upgrades will not delay Taro's implementation timeline, as the Project is already planning to complete construction in 2030. 68 Taro Solari is designed to preserve the rural character of the area by providing ample setbacks and buffers from public roads and adjoining landowners. The Project is proposed in a general agriculture district, about 2.4 miles away from the town limits of Charlotte Court House. The Project complies with or exceeds all setbacks outlined in Charlotte County's solar zoning ordinance and most of the Project's solar panels will be located well away from the public. A 25-foot-wide vegetated buffer will be added to provide ample visual screening around the perimeter of the Project. The Project will also set back 100 feet from jurisdictional wetlands, streams, waterbodies, and any resources discovered during the planned cultural, historical, and architectural surveys. Taro Solar will generate substantial short and long-term economic benefits for Charlotte County. Enclosure 2 documents Taro's intent to negotiate a Siting Agreement with the County at the appropriate time in the CUP process, which will provide tax revenue that can be invested into schools, hospitals, public services, and local infrastructure. Based on previously approved siting agreements for utility-scale: solar projects int the County, the Project will generate approximately $215,600 in revenue: share payments annually, commencing in 2030 and increasing by 10% in amount every 5 years thereafter. Over the Project's lifespan, the County will collect approximately $10 million from revenue share payments alone. Additional payments will be made to the County in accordance with the terms of the negotiated siting agreement. Furthermore, local businesses and workers will directly benefit from the procurement of goods and services needed to construct and operate the Project. As with our other development initiatives, we remain steadfast in our commitment to collaborative engagement with the community to address any potential concerns associated with the Project. We have already sought counsel from Southside Soil and Water District and VDOT, leveraging their expertise to enhance the Project. Following the local permitting process, Taro will collaborate closely with local, state, and federal regulatory authorities to fully permit and optimize the design. We firmly believe that this Project aligns with the County's objectives and will not only benefit the Taro community, but also the citizens of Charlotte County. We also believe the Project is substantially in accord with all but one of the policies established for utility-scale solar facilities in the Charlotte County Comprehensive Plan. While we acknowledge the Project exceeds the density policy restriction, we feel the prospective benefits to the County are worthy of consideration by the Board of Supervisors. Thank you for your consideration of this updated application. The Taro Solar team is excited about the opportunity to work with Charlotte County as we continue to optimize and permit this project. Please feel free to reach out to me at (248) 735-6684 ext. 127 ify you have any questions on the contents of this report. Sincerely, Ghny-y Aditya Gangadharan Executive Manager CC: Ms. Monica Elder Charlotte County Planning Commission Berkley Group Encl 1: Taro Solar CUP Application Addendum Encl 2: Taro Solar Siting Agreement Letter of Intent 69 Taro Solar Land Management Plan May 23, 2025 Accessto. Cemeteries. and. Gravesites Taro identified a small family gravesite off Taro Road. Taro will conduct a cultural and historical resources assessment in coordination with the Virginia Department of Historic Resources ('DHR') to identify any unknown and unrecorded cemeteries and gravesites. Taro will provide a setback from the boundary as recommended and approved by the Virginia DHR to avoid accidental disturbance during construction and will meet all VA Code $57-27.1 access requirements for access to cemeteries and gravesites located on private property. Taro will allow monitored access to cemeteries to (i) family members or descendants of deceased persons buried there, (ii) any cemetery plot owner, and (ii) any person engaging in genealogy research, who has given reasonable notice to the owner of record, Taro, or both. Cemeteries which are located within the fence line of the Taro Project will have gated access. Taro personnel will escort visitors to the relevant cemetery and will keep a log of all visitations. Visitations will need to be scheduled with Taro and Taro reserves the right to designate the frequency, hours, and duration of the access. Taro and the landowner(s), in the absence of gross negligence or willful misconduct, shall be immune from liability in any civil suit claim, action or cause of action arising out of the access granted for the purposes of cemetery or grave visitation. Visitors will not be allowed to operate motor vehicles on the property. Any person entering onto the project site to access a gravesite or cemetery shall be responsible for conducting themself in a manner that does not damage the private lands, cemeteries or gravesites, or equipment and does not put themselves at risk of harm. Visitors will need to sign a waiver indicating such and will be provided personal protective equipment by Taro staff. Any person denied reasonable access may bring an action in the Charlotte County circuit court to enjoin the owner of the property and/or Taro from denying the person reasonable ingress and egress to the cemetery or gravesite. In granting such a relief, the court may (i) set the frequency of access, hours and duration of the access, and (ii) award reasonable attorney fees and costs to the person denied such access. NOVI Clean Energy. 4 ENERGY Sustainable Communities. 70 Taro Solar Project Description May 23, 2025 PROJECT DESCRIPTION Taro Solar LLC (Taro' or the 'Project') intends to install a 140-megawatt AC ('MWAC') solar photovoltaic ('solar PV') facility in Charlotte County, Virginia. The Project is located along Taro Road, Thomas Jefferson Highway, and Welsh Tract Road. The Project is comprised of 36 contiguous parcels of land, totaling approximately2 2,117 acres ("Site').Thel Project willi interconnect to the existing 115 kV Pamplin Substation' to 'Chase City Substation' transmission line that traverses the Site. Site. Description The Site consists of the following properties: Table 1: Taro Parcels Parcel Acreage Owner 16-A-109-A 1 16-A-109-B 39 ADAMS LISA R 16-A-109-D 10 16-A-109-E 4 27-A-1 1,043 BLUE ROCK RESOURCES LLC 16-4-2 9 CARRINGTON JAMES ALVIN 16-A-109 10 DARNELL GERALDINE M 16-A-57 4 GEE CHERYL G OR TROY A OR TIFFANY A 16-A-73 16 16-A-75 61 16-A-78 35 GOLDMAN AUSTIN D OR SANDRA P 16-A-80 62 16-A-85 72 GOLDMAN AUSTIN D OR SANDRA P OR BRITTNI OR 16-4-1 10 JASMINE R 16-A-63 17 GOLDMAN CEPHAS L & THURMA M 16-A-55 44 16-A-67 16 GOLDMAN CORNELL B 16-A-70 14 17-A-14-A 93 GOLDMAN CORNELL B & PUGH BRANDON M 16-A-74 19 GOLDMAN CORNELL B OR MELANIE 16-A-76 42 16-A-57-A 4 GOLDMAN KENNETH A 16-A-90 8 LAYNE JUSTIN 16-A-93 31 16-2-4 46 16-A-49 17 16-A-50 7 16-A-52 175 MILL ROAD LOGGING LLC 16-A-53 4 16-A-79 28 16-A-86 4 NOVI Clean Energy. 1 ENERGY SustainableCommunaies Taro Solar - Project Description May 23, 2025 16-A-88 12 MILL ROAD LOGGING LLC 16-A-89 51 16-A-81 5 MOORE DAVID L 16-A-82 20 16-A-115 84 MOORE DAVID L & JANET EVANS-WATKINS The total property is approximately 2,117 acres in size. The Site is currently zoned as General Agricultural and is primarily used for timber and small-scale agriculture. According to the Article 9 Use Matrix of the Charlotte County Zoning Ordinance, a Conditional Use Permit ('CUP') is required for utility-scale solar energy systems in a General Agricultural zoning district. Minimum setback distances are provided in Table 2 below. Vegetated buffers are located within front and side setbacks and are also provided in Table 2. Setbacks are shown in the Site layout drawing TS-SL- 202 and a cross-sectional view of typical setbacks and buffer distance is included as drawing TS-SL-400. Table 2: Setback and Buffer Distance Setback or Buffer Feet Vegetated Buffer 25' (Minimum) Side Equipment Setback 75' Front Equipment Setback 125' Wetlands Setback 100' Transmission Setback - from Center 75' Residential and House of Worship 400' Setback - from Building Perimeter The Current land usage at the Site is summarized in Table 3 below. Table. 3: Land Use Acreages Land Use Acreage Agricultural 69 Cleared Area (Recently Timbered) 731 Natural Forest 556 Planted Forest 550 Residential 6 Transmission Corridor 59 Wetlands & Waterbodies 146 TOTAL 2,117 Taro identified approximately 146 acres of wetlands, water bodies, and streams. To limit wetland disturbance, the Project will use existing roads and culverts to cross streams and wetlands. The project will only need to install one new: stream crossing. The project will coordinate with the Virginia Department of Environmental Quality ('DEQ') to request a Virginia Water Protection ('VWP') permit to install a new culvert in that location. A detailed wetlands map is shown in drawing TS-SL-201. The Site includes 100-year floodplains, as identified by the Federal Emergency Management Agency (FEMA'). Solar equipment will not be installed in the floodplains. A detailed floodplains map is shown in drawing TS-SL-201. NOVI Clean Energy. 2 ENERGY Sustainable Communities. 72 Taro Solar Project Description May 23, 2025 There are two dams located in the immediate vicinity of the Site: Roanoke Creek Dams #6A and #31B. Taro coordinated with the Southside Soil and Water Conservation District ('SWCD') to ensure that the Project will not impact on the operation and maintenance of the dams. The Project will setback two- hundred feet (200') from the dam reservoir easement, as defined by the top-of-dam elevation. Taro will also avoid developing within the inundation zones downstream of these two dams. Furthermore, Taro will provide an access road to Dam 31B from Taro Road for dam monitoring and maintenance. A detailed map of the dam setbacks and boundaries is shown in drawing TS SL-204. These boundaries have been approved by Southside SWCD. Taro will designate 402 acres of project land as a conserved open space to prevent development on previously forested land. This portion of land will not contain any solar equipment. The land is located on the section of Parcel 27-A-1 south of the railroad that intersects the project site. A detailed map of the conserved open space is shown in drawing TS-SL-205. Taro is also considering allocating small portions of project land, between two (2) and five (5) acres in size, for quail habitat and restoration efforts. Taro will coordinate with the Quail Forever organization and the Virginia Department of Natural Resources to determine what steps would need to be taken to introduce the quail habitats onto the site. Residential structures external to the property boundary will have a four-hundred foot (400') setback. Residential structures within the property boundary that will continue residential use will also have a four- hundred foot (400') setback from the structure. Additionally, Project equipment will have a five-hundred foot (500') setback from Taro Road on both sides. Taro will provide unobstructed access to the parcels located inside the Project footprint and will leave exiting driveways and access routes in place to the extent possible. Taro will provide improved access routes to areas outside the Project that are disturbed by the Project footprint. Additionally, Saint Andrews Church and the local church cemetery are in the immediate vicinity of the Project. The setback distance from this church ist four-hundred feet (400'), identical to that of all residential buildings located in and around the Site boundaries. The Project will not disturb the church cemetery nor any walkways in or around the cemetery. The nearest equipment is located 951 feet from the church cemetery and the proposed laydown yard is located 535 feet away from the church cemetery. The proposed substation is located much further away at 1,000 feet. Once the Project Conditional Use Permit is approved, Taro will conduct a cultural and historical resources assessment to identify any cemeteries located on the Site. If a cemetery or gravesite is discovered, Taro will provide a setback from the boundary as recommended and approved by the Virginia Department of Historic Resources. Due to equipment limitations, solar PV equipment will not be installed on slopes greater than 15% in the north-to-south direction. Grading will be limited to the greatest extent practicable, except as may to be necessary to accommodate anticipated and required stormwater management, by avoiding development of steep slopes (those greater than 15% measured over a distance of 400 feet) in the North to South direction. The total fenced area is 889 acres, or 42% of the total Site area. Considering area for easements, setbacks, buffer zones, and slope constraint, the disturbed area willl be approximately 895 acres, or 42%, of the total Site area. This is measured as the usable land area within the Project fence line (not including slope constrained areas within the Project fence line) and developed land outside the Project fence line such as entrance roads and Project electrical lines. NOVI Clean Energy. 3 ENERGY Sustainable Communities. 73 Taro Solar - Project Description May 23, 2025 The Project will have five (5) gated entrances to public roads located along Taro Road. Timmons Group conducted a traffic survey and provided measurements for horizontal and vertical sightlines for all planned entrances per Virginia Department of Transportation (VDOT') guidelines. The entrances are described as follows: South Entrance from Taro Road: one (1) entrance north of the intersection between Taro Road and Thomas Jefferson Highway on Parcel 16-A-53. This entrance will not be used during construction and will only be used during the operating period. This entrance will have a curve warning sign with a 30 mph advisory speed. Main Entrance & Central Entrance from Taro Road: two (2) entrances near the center of the Site, south of Saint Andrews Church on Parcels 16-A-70 and 16-A-73. Vegetated buffers will be shifted 15 feet away from Taro Road and Welsh Tract Road to improve sightline distances. Margaret Lane Entrance & North Entrance from Taro Road: two (2) entrances near the intersection between Taro Road and Margaret Lane on Parcels 16-A-85 and 16-A-109-D. Each entrance will include appropriate warning signage that includes the 911 address, owner's information, and a 24-hour emergency contact number. The main entrances along Taro Road and the southernmost entrance along Welsh Tract Road will all have state-of-the-art security systems featuring gate sensors, 24/7 video monitoring, and distributed lighting where appropriate for operations and maintenance. Lighting throughout Taro will be shielded and positioned away from adjacent properties to minimize light spillage, as well as being dark-sky compliant. Noise levels on site will never exceed 50 dbA unless written approval is given from affected adjoining landowners. The perimeter of the Project will include a continuous, twenty-five foot (25') wide vegetated buffer. The vegetated buffer will include existing growth where possible and planted vegetation where necessary to obscure the ground-level view of the Project from adjacent properties and roads. Vegetated buffers will be shifted at least fifteen feet (15') away from Taro Road to improve site entrance visibility. The vegetated buffer will be maintained throughout all site boundaries and will only be interrupted as needed to accommodate site entrances, existing roads, railways, electrical lines, and other utility easements. The areas used for solar PV equipment will be encompassed by a continuous perimeter fence. In accordance with Charlotte County Zoning Ordinance Section $10-23-10, Taro is currently proposing a six foot (6') tall chain-link fence topped with three (3) barbed wires. The Final Design of the Project will comply with the Department of Wildlife Resources guidance regarding fence height at the time of construction. Internal roads throughout the Site will be compacted dirt or, gravel roads with a minimum width of fifteen feet (15'). The internal roads will be used for operations, maintenance, and construction. Equipment The Project will install approximately 304,850 solar modules mounted to single-axis tracking systems in one module in portrait (1P) orientation. The modules will be UL listed and designed with antireflective coating. The tracking system consists of galvanized steel and/or aluminum components and is supported by steel piles driven approximately six feet (6') to ten feet (10') into the ground. At the greatest tilt angle, the maximum solar module height over level ground will be approximately eight feet (8') to nine feet (9) above ground level. In cases where the ground dips under the row, the maximum height will not exceed NOVI Clean Energy. 4 ENERGY Sustainable Communities. 7H Taro Solar Project Description May 23, 2025 fifteen feet (15') above the lowest level of the dip. Ground cover throughout the Site will consist of planted seed grass under the solar modules, which will be a species compatible with the local environment. The Project will include thirty-six (36) inverter skids, each housing an individual inverter and transformer, mounted on a mat pad. The substation will be approximately 250' X 400' and will include electrical equipment such as medium voltage transformers, switchgear, and dead-end structures. Substation equipment will be mounted on concrete pads, foundations, and piles. The remaining area will have crushed stone ground cover and will be encompassed by a chain-link fence. All electrical equipment will meet the National Electrical Code and State Building codes. In accordance with Charlotte County Zoning Ordinance 10-23-7, the height of all equipment will not exceed twenty-five feet (25'). The Project controls building will be a prefabricated metal building approximately 40' x 30' x 12' high. There is an existing overhead utility line and transmission line running through the Project. Electrical wiring connecting the modules to the substation will run underneath these existing lines. Equipment specifications and quantities are subject to change during final engineering design due to site conditions, equipment availability, and market conditions. However, the overall intent and design practices will be maintained. Community.Meeting Taro hosted a Community Meeting within thirty (30) days of the County acceptance of Taro's initial application on April 24, 2025. Taro notified adjacent landowners to the Project and the Zoning Administrator in writing of the date, time, and location of the meeting between seven (7) days and fourteen (14) days prior. Within the same timeline, Taro advertised the Community Meeting in a newspaper of record in the County for the public. Taro presented maps, preliminary layouts, and other material related to the Project to the public and' Taro provided feedback on any questions from the public. Following the Community Meeting, Taro submitted a summary of input and questions from the public to the Zoning Administrator. Community.lmpact While siting and designing the Project, Taro took careful consideration to mitigate the impact of the Project on the community. The Project is located far away from major public roads and highways. The design provides ample setbacks and buffers between adjoining property owners and the public. The selected panels include an anti-reflective coating and the viewshed from nearby residences and roadways will be screened by the vegetated buffer around the perimeter of the property. The landscape inside of the Project boundary is primarily forest. There are strips of agricultural land located along Taro Road and across from Saint Andrew's Church. However, due to setbacks from the road, residential buildings, and the church, the Project will mostly avoid these areas. Thus, the Project will not displace a significant amount of agricultural land. The closest town to the Site is Charlotte Court House. The southernmost Site boundary is located 12,658 feet (2.40 miles) away from Charlotte Court House town limit and the southernmost solar module is located 18,553 feet (3.51 miles) from the town limit. NOVI Clean Energy. 5 ENERGY Sustainable Communities. 75 Taro Solar Project Description May 23, 2025 If the Project is approved, it will exceed the 3% limit for solar development within a 5-mile radius, as set by Zoning Ordinance 10-23-5. Taro Solar requests that the Board of Supervisors exercise its discretion to issue a waiver with respect to the density limitation. - - MAS CAV AES - RMOER Figure 1: Taro. Solar. 5-mile Radius Figure 1 and drawing TS-SL-101 depict the proposed solar projects in Charlotte County that are located within the 5-mile radius of Taro Solar as well as the distance from the Project to the Town of Charlotte Court House. The radius includes the CPV County Line, Tall Pines, and Gibson Solar projects. Together, the projects cover 6.31% of the 5-mile radius. Like the other solar projects in the area, Taro is located directly on the existing transmission line to enable the efficient and economic export of power while mitigating the need for long interconnection tie lines and buildout of new electrical transmission infrastructure. Taro Solar will bring significant economic benefits to Charlotte County. The Project will provide tax revenue to the County and will not require significant public services. In addition, local firms and workers will benefit directly from local procurement of goods and services, hotels, restaurants, and businesses. Similarly, stores will also indirectly benefit from thei increased revenue brought in by the hundreds of jobs required for the construction oft the Project. Prior to construction, Taro will meet with first responders to discuss Project activities on site, familiarize first responders with the property, and answer any questions. During this meeting, a safety plan will be put in place to ensure workers' safety, minimize risk, provide locations of warning signage at entrances and throughout the Site, and provide first responders with layouts with locations of roads and entrances to the Site in case of emergency. NOVI Clean Energy. ENERGY Sustainable Communities. 6 76 Taro Solar - Project Description May: 23, 2025 Decommissioning Timmons Group developed a decommissioning plan for the Project. The estimated decommissioning cost is $12,925,467. Per the Zoning Ordinance, salvage value will not be used in calculating the appropriate escrow, surety, or: security for the cost oft the decommisioning and reclamation of the project. Full details are available in the attached decommissioning plan. NOVI Clean Energy. 7 ENERGY Sustainable Communities. 77 Attachment 2: Adjoining Landowners March 20, 2025 TARO SOLAR ADJOINING LANDOWNERS Parcel ID Landowner Name MailingAddress ANDERSON JAMES MICHAEL & 16-A-43 109 UNION ST, SALEM, VA 24153-4153 BARBARAJ 5595 THOMAS JEFFERSON HWY, CHARLOTTE CH, VA 16-A-36 ATKINS PHYLLIS C & MARION ATKINS 23923-3923 16-A-45 BAKER PATTIE L 1435 TARO RD, CULLEN, VA: 23934-3934 16-A-48 17-A-17 27-A-2 27-A-32 BLUE ROCK RESOURCES LLC POI BOX 256, DILLWYN, VA: 23936-3936 27-A-92 27-A-93 16-A-49-A BROWN BRENDA EDMONDS 17 BURTON RD, CUMBERLAND, VA: 23040-3040 CARRINGTON GEORGE WAYNE OR 16-4-4 6302 DENNISON DR, CLINTON, MD. 20735-0735 WANDAI LYNNE CARRINGTON PIERRE L ORI PIERRE LI II 16-4-3 OR 3723 KRYSIA CT, ANNANDALE, VA: 22003-2003 16-A-107 CARRINGTON PIERRE L & MARTHAM 27-A-17 CRAWFORD HANNAH (LIFE) & OTHERS 132 NORTH RODECKER DR, AZUSA, CA 91702-1702 27-A-30 26-1-6 414 AZALEAI ROAD, CHARLOTTE COURT HOUSE, VA 26-1-7 DIXON LARRY B 23923-3923 26-7-3 16-2-3 4600 THOMAS JEFFERSON HWY, CULLEN, VA 23934-3934 DIXON ROBERT E & CYNTHIA' W 16-A-24 PO BOX 4098, MIDLOTHAIN, VA 23112-3112 16-A-114- FAINE BARBARAD 2082 TARO ROAD, CULLEN, VA: 23934-2313 A 16-A-96 FISHERAARON & MARY. J 700 ALMOND LANE, CULLEN, VA: 23934-3934 GAINES. JUAN EDWARD & GAINES 27-A-5 ORLANDO EVERETT & CLARK ESTER 4812 ST. ANDREW' WAY, FORTH SMITH, AR 72903- 2903 FLEET 27-A-4 GAINES HENRY 3085 WELSH TRACT RD, CHARLOTTE CH, VA 23923-3923 27-A-4-A GAINES HENRY & MARY E 27-A-31 GAINES SAMUELT & EDYTHE R ESTATE 424 HARRY TRUMAN DR, LARGO, MD: 20774-0774 16-A-60 GEE KEVIN T8 & CHERYL G 1641 TARO RD, CULLEN, VA: 23934-9701 16-A-92 GEESAMAN STEVEN N & KELLIE S 4400 COUNTRY LINE ROAD, CULLEN, VA: 23934-2001 16-A-56-A GOLDMAN CORNELL B 2041 TARO RD, CULLEN, VA2 23934-2313 16-A-1-4 GOLDMAN KENNETH, A & MARCIA L 16071 TARO RD, CULLEN, VA: 23934-2310 16-A-56 GOLDMAN MARY ETHEL 1855 TARO RD, CULLEN, VA: 23934-3934 16-A-1-3 GOLDMAN RALPH. JR & LINDA REDD 15871 TARO RD, CULLEN, VA: 23934-2309 NOVI Clean Energy. ENERGY Sustainable Communities. 78 16-A-64 GOLDMAN RUSSELL EMMANUEL 7800 RED HOUSE RD, PHENIX, VA: 23959-9649 26-A-68 GREEN CARRINGTON PO BOX 14, CULLEN, VA23934-3934 16-A-54 GREEN PATTIE EST 464 DARBS BRIDGE RD, CHARLOTTE CH, VA: 23923-3923 16-A-49-B GREENTOP LUMBER 370 VINCENT STORE RD, CHARLOTTE CH, VA: 23923-2923 GREGG. ADLANCY A & SARAH G PARKER 16-3-3 & OTHERS 107 NORTH ST, ROCKVILLE, MD 20850-0850 16-3-7 HALL KIMBERLY GREGG 16-A-77 HASKINS PAULINE WALKER SMITH 1535 COUNTRY RD, SAXE, VA: 23967-3967 16-A-77-A ESTATE 16-A-94 HERTZLER NOAH S & BARBARAH 3700 TARO RD, CULLEN, VA: 23934-3934 16-A-113- HURT KORIE D & LISAJEFFERSON 21201 TARO RD, CULLEN, VA: 23934-2314 D 16-A-82-C JENKINS APRIL M 21651 TARO RD, CULLEN, VA: 23934-2314 16-A-82-D 16-A-82-B JENKINS DANNYI P. & NELLIE C 21591 TARO RD, CULLEN, VA: 23934-2314 26-A-46-A KEIFER MARY KATHERINE & EDWARD LAYNE, 615 TARO RD, CULLEN, VA: 23934-3934 26-A-49 LAYNE EDWARD & SHARON 615TARO RD, CULLEN, VA 23934-2340 16-A-39 LAYNE EDWARD R 26-A-58 LEIMBERGER HERMAN TIMOTHY 455 TARO ROAD, CULLEN, VA: 23934-3934 26-A-70-A 16-2-2 LEWIS MARY BEDFORD & OTHERS 5202 THOMAS JEFFERSON HWY, CULLEN, VA: 23934-3934 16-A-112 LINDSEY KAREN EUGENIA 8005 13TH. ST. APT.201, SILVER STRING, MD 20910-0910 16-A-111 16-A-113- A 16-A-113- MARSHALL KAREN LINDSEY 8005 13TH ST. APT.201, SILVER SPTRING, MD 20910-0910 B 16-A-113- C 17-A-14 MARTIN JAMES M & DIANN M 2073 SHADE LANE, ALTAVISTA, VA: 24517-4517 27-A-32-C MATHIS ADAMF & ELIZABETH E 6069 CASTLE PINCES DRIVE, ROCK HILL, SC 29730-9730 16-A-84-A MILES VERONICA DENISE 1553 TARO RD, CULLEN, VA: 23934-3934 16-A-83 MOORE DAVIDL 2200 TARO RD, CULLEN, VA 23934-9071 16-A-84-A 16-A-46 8192 PLEASANT GROVE RD, MECHANICSVILLE, VA: 23116- MORRIS ARTRIANNA 16-A-47 3116 16-A-15 OTT TIMOTHY J& PENNYS S 1429' WOODACRE DR, MCLEAN, VA 22101-2101 16-A-109- OWEN KENNETH & ALEXISI 2672 TARO RD, CULLEN, VA: 23934-2308 F 16-A-82-E POTEAT SHIRLEY 5159 OVERLAND DR APTA, ROANOKE, VA: 24018-9350 16-A-1-5 RICH. JEAN B 7605 MOUNTAIN VIEW WAY, LANDOVER, MD: 20785-0785 16-A-1-6 NOVI Clean Energy. ENERGY Sustainable Communities. 79 16-A-1-7 16-A-1-8 16-A-1-9 16-A-1-10 RICH. JEAN B 7605 MOUNTAIN VIEW WAY, LANDOVER, MD: 20785-0785 16-A-1-11 16-A-1-12 16-A-1-13 16-A-58 16-A-82-A RUZZO RALPH 123 CORTE-DH-CANTANIA, CLEMENTON, NJ 08021-8021 16-A-107- A S&I N RENTALS LLC 23751 WARDS FORK MILL RD, CULLEN, VA: 23934-3934 16-A-108 26-A-47 SCHROEDER MARK W TRUSTEE PO BOX 67, CULLEN, VA 23934-3934 16-A-20 SCHMIDT JOHN A & PEGGYS 859 WARDS FORKI MILLI RD 16-A-78-A SMITH. JAMES ALLEN JR 2150 OLS USI HWY 29, PELHAM, NC 27311-7311 16-A-78-B SMITH MICHAEL DAVID 1535 COUNTRY RD, SAXE, VA: 23967-9545 16-A-1-2 SNEAD NATHANIEL 1577 TARO ROAD, CULLEN, VA 23934-3934 17-A-18 SPAGNOLO ANDREW 7311 TYLER. AVE, FALLS CHURCH, VA: 22042-2042 16-A-72 ST ANDREWS CEMETARY PO BOX 86, CULLEN, VA: 23934-3934 16-A-114- B 16-A-71 STA ANDREWS CHURCH POI BOX 86, CULLEN, VA: 23934-3934 16-A-71-A 16-A-87-A STOLTZFUS IKE K& GERTRUDE S 2185 TARO RD, CULLEN, VA: 23934-3934 16-A-12 SWAREY STEVEN B & SUSAN A 1854) WARDS FORK MILL RD, CULLEN, ,VA: 23934-3934 26-A-44 VASSAR BRENDA N & KAREN VASSAR 44 EVANSTON COURT, STAFFORD, VA: 22556-2556 26-A-46-A GOODMAN 16-A-91 WADE GUSSIE 11941 LEWIS FORD RD, BROOKNEAL, VA 24528-2748 16-A-109- WALKER' WILLIAM C 28201 TARO ROAD, CULLEN, VA: 23934-3934 C 16-3-5 WILKS MARY 107 NORTH ST, ROCKVILLE, MD: 20850-0850 16-3-6 16-A-1-1 WILLIAMS ALICE. J 1563 TARO ROAD, CULLEN, VA: 23934-3934 16-A-44 WILSON JAMES 1309 TARO RD, CULLEN, VA: 23934-3934 16-A-110 WILSON NETTIE 8021 ABILINE RD, FARMILLE, VA: 23901-3901 16-A-63-A WRIGHT CURTIS DALE 1727 TARO RD, CULLEN, VA: 23934-3934 VASSAR BRENDA N & KAREN VASSAR 26-A-43 44 EVANSTON COURT, STAFFORD, VA: 22556-2556 GOODMAN 17-A-3 YODER. JOSEPH. J & FANNIE 146 SPRING CREEK RD, CULLEN, VA 23934-3934 16-A-87-A YODER SAMUELJ & LAVINAJ 2195 TARO RD, CULLEN, VA: 23934-3934 8309 BIRCHMERE TERRACE, ELLICOTT CITY, 21043- 16-3-4 YOUNG MILTON & WILLIEJ J HARVEY MD, 1043 NOVI Clean Energy. ENERGY Sustainable Communities. 80 Taro Solar Land Management Plan May 23, 2025 LAND MANAGEMENT PLAN Taro Solar LLC (Taro' or the 'Project') intends to install a 140-megawatt AC ('MWAC') solar photovoltaic ('solar PV') facility on approximately 2,117 acres in Charlotte County, Virginia. Considering the area for easements, setbacks, buffer zones, and slope constraints, the disturbed area will be approximately 895 acres. In accordance with the Charlotte County Zoning Ordinance, Taro submits this draft land management plan to the County fort their review as a part of the Conditional Use Permit Application. Vegetated. Buffer and Supplemental Plantings The Project area is depicted in Figure 1 below. Figure 1: Taro. Solar Footprint The entire perimeter of the Project will include a continuous, twenty-five foot (25') wide vegetated buffer). The buffer will consist of undisturbed forested areas that currently exist, native pollinator plants, evergreen trees, and shrubs sized and selected in consultation with Charlotte County and the Virginia Department of Environmental Quality ('DEQ'). The vegetated buffers will have no planned tree cutting or clearing of surface level vegetation nor will roads, fences, or other project improvements be made in these areas apart from Project entrance roads and electrical and utility crossings as needed. Vegetated buffers will be shifted at least fifteen feet (15') away from Taro Road and Welsh Tract Road to improve site entrance visibility. NOVI Clean Energy. ENERGY Sustainable Communities. 8 Taro Solar Land Management Plan May 23, 2025 Where gaps are present in the existing vegetation or where the screening is disturbed, as determined by the Zoning Administrator, approved supplemental plantings will be added to facilitate effective visual screening oft the Project. Supplemental planting of trees and shrubs will consist of a six-foot (6') in height and 2.5-inch caliber of tress staggered in double rows with ten-foot (10') centers in the existing twenty- five-foot (25') buffers. Routine Maintenance of Landscaping Taro Solar employees will conduct routine maintenance of landscaping, including mowing, trimming, and spraying. The amount of mowing will vary seasonally, with increased frequency during the growing season. The area will also be regularly monitored for invasive plant and grass species. Spraying will be used for excessive weed growth, driveways, gates, fence lines, and around the inverter skids as needed. Taro will only use United States Environmental Protection Agency ('EPA') approved herbicides for vegetative and weed control, applied by a licensed applicator. Taro will submit an herbicide management plan to the County details the type of herbicides to be used as well as a description of the locations and frequency of application. Taro will notify the County prior to application of herbicides. The County reserves the right to request soil and water testing. Stormwater Management The facility will be constructed and operated in accordance with DEQ stormwater management regulations, which may require additional Best Management Practices. The Project will develop a Stormwater Pollution Prevention Plan ('SWPPP') in accordance with DEQ's guidance for utility-scale solar PVf facilities at the time of construction. The SWPPP will incorporate riparian buffers and sediment basins as needed to control runoff. All stormwater ponds are depicted to be inside the project fenceline. Any pond that is relocated outside the fence during the preliminary design process will be designated as a dry pond. Figure 2 depicts the preliminary stormwater management system for the Project as well as the disconnected impervious areas within the Project boundaries. NOVI Clean Energy. 2 ENERGY Sustainable Communities. 8a TaroSolar Land Management Plan May 23, 2025 staDa - M C - wE MaSe a A Figure 2: Taro: Solar. Stormwater Management Plan Natural flow patterns were incorporated into the design to mitigate the grading and water retention requirements. The stormwater management system will reduce the effects of erosion and prevent sediments from draining into the natural streams onsite. Grading Grading on site will be limited to the greatest extent possible, except as may be necessary to accommodate anticipated and required stormwater management, by avoiding the development of steep slopes (those greater than 15% measured over a distance of 400 ft) in the North to South direction. Topsoil on Site will be placed on areas where grading occurs to the maximum extent possible. Within the Project boundary, no more than 500 acres of the land area shall be disturbed without soil stabilization. Soil stabilization refers to the application of seed and straw to disturbed areas. Taro will submit the final grading plan to the Zoning Administrator as a part of the building permit application. Additional Site. Maintenançe Throughout the life of the Project, Taro will collect and remove any damaged panels or debris from the site. Damaged panels will be stored in a location protected from weather, wildlife, and from any contract with the ground or water. Taro will not disturb the wildlife corridors except as needed to remove deadfall or other potential risks to project safety and security. A map of all wildlife corridors is included as drawing TS-SL-203. NOVI Clean Energy. ENERGY Sustainable Communities. 3 83 Taro Solar TIMMONS GROUP Decommissioning Plan ENGINEERING I DESIGN I TECHNOLOGY Charlotte County, Virgina Date: 2/14/2025 V ALAN CHRISTOE Lic. No. 0402047222 hehns This cost estimate was not based on detailed construction drawings but is typical for a project of this size and type. The listed equipment quantities are subject to change based on the actual installed facilities. An updated decommissioning plan and decommissioning cost estimate will be provided prior to start of construction. Prepared For: NOVI Clean Energy. ENERGY Sustainable Communities. 84+ NOVI Clean Energy, Taro Solar ENERGY Sustainable Communities. Decommissioning Plan Taro Solar Decommissioning Plan CLIENT NAME Taro Solar, LLC PROJECT NAME Taro Solar 2041 Taro Rd LOCATION Cullen, VA 23934 Charlotte County, VA PROJECT Solar PV Electric Generating Facility Rev. Date Description Prepared Checked Approved 0 9/6/2024 Released for Client Use NBF KJ AC 1 9/16/2024 Released for Client Use NBF KJ AC 2 9/26/2024 Released for Client Use NBF KJ AC 3 11/10/2024 Released for Client Use NBF KJ AC 4 1/30/2025 Released for Client Use NBF KJ AC 5 2/14/2025 Released for Client Use NBF KJ AC TIMMONS GROUP REV5 5 21 Page YOUR VISION D THROUGH oUAS 85 NOVI Clean Energy. Taro Solar ENERGY Sustainable Communities. Decommissioning Plan Table of Contents 1 INTRODUCTION 4 2 PROJECT COMPONENTS. 4 3 REGULATORY COMPLIANCE 5 4 DECOMMISSIONING 5 5 MATERIALS, RECYCLING, AND DISPOSAL 6 6 SITE RESTORATION / 7 DECOMMISSIONING COST ESTIMATE. 7 7.1 OPINION OF PROBABLE DECOMMISSIONING COST 7 7.2 NET DECOMMISSIONING COST 8 7.3 DECOMMISSIONING ASSUMPTIONS. 8 8 FINANCIAL ASSURANCE 10 APPENDIX A = SITE PLAN 12 TIMMONS GROUP REV 5 31 Page OUR VISION ACHIE VED THHOUGH OURS 8b NOVI Clean Energy, Taro Solar ENERGY sustainable Communities. Decommissioning Plan 1 Introduction The Taro Solar Project (Project) is a 140-Megawatt (MW) photovoltaic (PV) solar project located at 2041 Taro Rd, Cullen, VA 23934. Charlotte County. The Project is anticipated to operate for 35 years. At the end of the anticipated operational life of the Project, a decision would be made to extend the life of the Project or to decommission it. If the Project is to be decommissioned, Taro Solar or its successor in interest, will be responsible for the removal, recycling, and disposal of all solar arrays, inverters, transformers, and other structure on the Project site, depending upon the proposed future use of the Project site. Taro Solar anticipates using the best available recycling measures at the time of decommissioning. The PV facility spans approximately: (total area: 2,060 acres), (fenced: 1,073 acres) and will interconnect to 115 kV Utility electrical system. Within 12 months of initiating the decommissioning. the Project Owner will safely have the relevant components removed from the land and will then restore the site as described below. This Plan lays out the procedures for restoring the site to its original use, based on the recent historical land use of the property or other economical land uses as desired by the relevant landowner, at the end of the Facility's operational life. The Plan describes procedures for the removal of Facility components. The components of the Facility are shown in the Appendix A (to be provided when it become available. This Decommissioning Plan was developed in accordance with the decommissioning provisions of the Charlotte County Ordinance. The Decommissioning Plan ensures that when the Project is decommissioned, the site restoration will be accomplished in a way that is environmentally sound, safe, and protects the public health and safety. Decommissioning is a general term used to describe a formal process to remove something from active status whereas restoration objectives aspire to return the land to its former state. Future conditions that could affect decommissioning are largely unknown at this time; however, the best available technologies and management practices will be deployed to ensure successful project decommissioning and site restoration. 2 Project Components Appendix A provides detailed information regarding the anticipated location and description of the Facility components. The Facility generally consists ofi the equipment and infrastructure listed below: Steel Piers and Racking PVI Panels TIMMONS GROUP REV 5 4 Page OUR ISIO H VED RC UG GI OUR 87 NOVI Clean Energy. Taro Solar ENERBY Sustainable Communities. Decommissioning Plan Inverters Step Up Transformers Electrical Collection Lines (underground, and Overhead) Grounding System Access Roads Gen-tie Transmission Line Collector Substation Data Acquisition System (DAS) Fencing, Gating, and Safety Features Operations and Maintenance (0&M) Building (TBD) Weather Stations 3 Regulatory Compliance Prior to the commencement of decommissioning. Taro Solar will perform the appropriate due diligence requirements and obtain the necessary Charlotte County, state, and federal approvals to complete decommissioning activities. To mitigate any environmental impact from decommissioning. Taro Solar will assess the necessary permits and approvals in the future regulatory environment to maintain regulatory compliance. Anticipated types of evaluations may include the following: Review of on-site jurisdictional status and potential impacts to wetlands and waterbodies to comply with the Clean Water Act. Consultation with the United States Fish and Wildlife Service to evaluate compliance with the Endangered Species Act, Migratory Bird Treaty Act, Bald and Golden Eagle Protection Act, and any other relevant regulations at the time of decommissioning. Consultation with the Virgina Department of Environmental Quality for compliance with any pertinent state regulatory requirements. Completion of a Phase I Environmental Site Assessment in support of Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) protection. Development and implementation of a Stormwater Pollution Prevention Plan (SWPPP). Charlotte County building, road, discharge, or erosion control permits (as necessary). Special state or local hauling permits (as necessary). 4 Decommissioning The Project will be decommissioned at the end of its useful life. The Project is presumed to be at the end of its useful life if the facility generates no electricity for a continuous period of 12 months. Taro Solar will notify the Zoning Administrator by certified mail of the proposed date of discontinued operations and plans for removal. The following general decommissioning activities will occur. Once the solar facility has been removed, it is expected that the site will be returned to as close to its original condition as possible. Some minor grading may be required; topsoil (if removed) will be reapplied to allow for reseeding and growth. Site restoration will occur no more than twelve (12) months after notification of decommissioning. TIMMONS GROUP REV 5 5 Page YOUR VISION IEV VED THROUGH OURS 88 NOVI Clean Energy. Taro Solar ENERGY Sustainable Communities Decommissioning Plan The following general decommissioning activities will occur: Decommissioning Sequence: 1. Obtain required site permits from Authority Having Jurisdiction (AHJ) 2. Disconnect all utility grid power 3. Move all disconnects to the off position 4. Disconnect all above ground wirings, cables, and electrical connections 5. Remove all PV Modules 6. Remove Inverters, mounting equipment, and posts 7. Remove all electrical equipment, and their foundations 8. Remove DAS equipment, feeders, and conduit 9. Remove all above ground mounting equipment components and posts 10. Excavate and remove Underground feeders and conduit 11. Remove all MV feeders and MV poles 12. Removal of Collector Substation 13. Removal of Gen-tie Transmission line 14. Remove access road 15. Remove all fencing 16. FillGrade/Seed as needed Some components may be left in place under certain circumstances. Electrical lines that will not impact future use of the Project Area or Substation foundation (at least 3 feet in depth) may be left in place per renewable industry practices. Steel piles, where full removal is unattainable, may be cut and left in place at a depth of 3 feet or greater below the ground surface. Additionally, landowners may desire that private access roads remain in place for their use. Taro Solar will obtain a written request from the landowner for a road or structure (such as the stormwater features or fencing) to remain in place. 5 Materials, Recycling, and Disposal Many components of the Facility, such as racking, wiring, piles, and panels, retain value over time. Panels, while slightly less efficient, may be reused elsewhere, or components may be broken down and recycled. Recycling of solar panels and equipment is rapidly evolving and can be handled through a combination of sources such as certain manufacturers, PV Cycle (an international waste program founded by and for the PV industry), or waste management companies. More than 90 percent of the semiconductor material and glass can be reused in new modules and products. Other waste materials that hold no value will be recycled or disposed of via a licensed solid waste disposal facility. If recycling of solar panels is not feasible, disposal will be accomplished in accordance with AHJ requirements. TIMMONS GROUP REV 5 61 Page YOUR VISION ACHIEV VED THROUGH UNS 89 NOVI Clean Energy. Taro Solar ENERGY Sustainable Communities. Decommissioning Plan 6 Site Restoration Following the completion of decommissioning activities, it is anticipated that the site will primarily be converted back to the pre-construction land uses. Decommissioning of the Facility, including the removal of materials followed by site restoration, should be completed in approximately 12 months. 7 Decommissioning Cost Estimate 7.1 OPINION OF PROBABLE DECOMMISSIONING COST Detailed Project Description: Taro Solar is a 140 MWac in Charlotte County, Virgina. At: (Long, Lat): (37.14, -78.64) Table 7-1: Estimated Decommissioning Cost: PV Module Removal QUANTITY UNITS Unit Total Comment Cost # Solar Panels: 620 Watts/panel 304,848 EA $7.0 $2,133,936 Disassembly, Haul Off-site SUBTOTAL $2,133,936 Foundations Structural Removal QUANTITY UNITS Unit Total Comment Cost # Panel Support Steel Piles 48,164 EA $15 $2,133,936 Disassembly, Haul Off-site Tracker: 2, 3 and 4 string tables 3,520 EA $300 $1,056,000 Disassembly, Haul Off-site SUBTOTAL $3,189,936 Electrical Equipment Removal QUANTITY UNITS Unit Total Comment Cost Inverters: SMA 4,2004200 UP-US 36 EA $3,500 $126,000 Disassembly, Haul Off-site (CEC).1.3 MV Transformers, (4,600 KVA) 36 EA $6,500 $234,000 Disassembly, Haul Off-site Tracker Motor- Fixed 3,520 EA $15 $52,800 Disassembly, Haul Off-site SUBTOTAL $412,800 Collector Substation Removal QUANTITY UNITS Unit Total Comment Cost Circuit Breakers 34.5 kV 4 EA $9,500 $38,000 Disassembly, Haul Off-site HV Circuit Breakers 115 kV 1 EA $12,500 $12,500 Disassembly, Haul Off-site Substation Steel 1 LOT $350,000 $350,000 Disassembly, Haul Off-site Foundation/Fence 1 LOT $225,000 $225,000 Disassembly, Haul Off-site Main Power Transformers 115 34.5 kV 64/128/160 MVA 1 EA $95,000 $95,000 Disassembly, Haul Off-site Substation Control House 1 EA $55,000 $55,000 Disassembly, Haul Off-site Capacitor Bank (final TBD) N/A EA $0 Disassembly, Haul Off-site SUBTOTAL $775,500 Unit Electrical Wires Removal 10% QUANTITY UNITS Avg Total Comment Cost MV Cables /Conductors 58,851 FT $20 $117,702 Removal, Excavation DC/LC Conductor 620,000 FT $5 $310,000 Removal, Excavation SUBTOTAL $427,702 TIMMONS GROUP REV 5 71 Page FoUR ION CHIT VKP THROUGI ouAS 90 NOVI Clean Energy. Taro Solar ENERGY Sustainable Communities. Decommissioning Plan Fencelland, RemovalRestoration QUANTITY UNITS Unit Total Comment Cost Fence Perimeter 135,593 FT $1 $135,593 Disassembly, Haul Off-site Site Remediation (disturbed area) 980 Acre $5,500 $5,390,000 Decompaction/Seeding Storm Water Management Ponds 140 EA $1,500 $210,000 Minimal Restoration Engineering & Permitting $250,000 Budgeted SUBTOTAL $5,985,593 Summary of Estimate PVI Module Removal $2,133,936 Foundations Structural Removal $3,189,936 Electrical Equipment Removal $412,800 Collector Substation $775,500 Electrical Wires Removal $427,702 Fence/land, RemovalRestoration $5,985,593 ESTIMATED GRAND TOTAL $12,925,467 Data Sources: 1. Material List and Quantities: Based on schematic design. 2. Unit Price Values: Based on R.S. Means and typical quantities for various components. 7.2 NET DECOMMISSIONING COST The net decommissioning cost: Per Charlotte County's Ordinance, the Estimated Salvage Value will not be used in calculating the appropriate escrow, surety, or security for the cost of the decommissioning and reclamation of the project. 7.3 DECOMMISSIONING ASSUMPTIONS To develop a cost estimate for the decommissioning of the Taro Solar Project, Timmons Group made the following assumptions and costs were estimated based on current pricing, technology, and regulatory requirements. The assumptions are listed in order from top to bottom of the estimate spreadsheet. We developed time and materials-Dased estimates considering composition of work crews. 1. Decommissioning year is based on a 5-year initial period for the financial security. The projected life of the project is 35 years. 2. This Cost Estimate is based on design information provided to the Timmons Group by Taro Solar in August 2024 up to February 2025. 3. Common labor will be used for the majority of the tasks except for heavy equipment operation. Pricing is based on local Southeast US labor rates. TIMMONS GROUP REV 5 81 Page YOUR ISION N OUGH OURS 91 NOVI Clean Energy. Taro Solar ENERGY Sustainable Communities. Decommissioning Plan 4. Permit applications required include the preparation of a Stormwater Pollution Protection Plan (SWPPP) and a Spill Prevention Control and Countermeasure (SPCC) Plan. 5. Road gravel removal was estimated on a time and material basis using a 16-foot width and an 8-inch thickness for the access roads. Substation aggregate is included in the substation quantities. Since the material will not remain on site, a hauling cost is added to the removal cost. Road aggregate can often be disposed of by giving to landowners for use on driveways and parking areas. Many landfills will accept clean aggregate for use as "daily cover" and do not charge for the disposal. 6. Grade Road Corridor reflects the cost of mobilizing and operating light equipment to spread and smooth the topsoil stockpiled on site to replace the aggregate removed from the road. 7. Erosion and sediment control along road reflects the cost of silt fence on the downhill side of the road and surrounding all on-site wetlands. 8. Topsoil is required to be stockpiled on site during construction, therefore this topsoil is available on site to replace the road aggregate, once removed. Cost to decompact roadway areas is estimated as $1,000 per acre (based on previous bid prices), and revegetation on removed road area, which includes seed, fertilizer, lime, and care until vegetation is established is $4,000 per acre. The majority of the project area is "over-seeded" since the decommissioning activities are not expected to eliminate the existing grasses and vegetation under the arrays or heavily compact the soils. Over-seeding does not include fertilizer and lime, which is estimated at $5,500 per acre. 9. Fence removal includes loading, hauling, and recycling or disposal. Fences and posts weigh approximately 2.3 pounds per foot. 10. Array support posts are generally lightweight "!" beam sections installed with a piece of specialized tracked equipment. Crew productivity is approximately 240 posts per day, and the same crew and equipment should have a similar productivity removing the posts, resulting in a per post cost of approximately $15.00. We assume a cost of $15.00 per post to include hauling fees and contingencies. 11. A metal recycling facility (FOSS Recycling) is located in Virgina and is relatively close to the project site. Steel scrap pricing was acquired from wwwscrapmonster.com. 12. The solar panels used are assumed to be 620 Watts. Panels can easily be disconnected, removed, and packed by a three-person crew at a rate we estimate of 12 panels per hour. 13. No topsoil is planned to be removed from the site during decommissioning and most of the site will not have been compacted by heavy truck or equipment traffic, SO the site turf establishment cost is based on RS Means unit prices for applying lime, fertilizer, and seed at the price of per acre plus an allowance for some areas to be decompacted. 14. There is an active market for reselling and recycling electrical transformers and inverters with several national companies specializing in recycling. We have assumed a 20% recovery of these units based on field experience with used transformers as opposed to trying to break them down into raw material components. 15. The underground collection lines are assumed to be aluminum conductor. 16. Care to prevent damage and breakage of equipment, PV modules, inverters, capacitors, and SCADA will be exercised, but removal assumes unskilled common labor under supervision. TIMMONS GROUP REV 5 91 Page YOuN VISION D HHG 92 NOVI Clean Energy. Taro Solar ENERGY Sustainable Communities. Decommissioning Plan 17. For all medium voltage transformers, breakers and other items, Southeastern Transformer Company in Dunn, NC provides complete repair, upgrading and recycling and resale for all items mentioned above. Their website is: ittps/www.setransformer.com. They have a national presence. 18. For any and all recycling and upgrading, Solomon Corporation offers the same set of services for transformer repair and recycling and complete substation decommissioning services. With seven different locations, Solomon is one of several vendors that can decommission and recycle the components as noted above. Their website is: ittps/www.solomsolomoncorp.com. Solomon Corporation is only one of many transmissions, and distribution recycle and decommissioning shops that do this mainly to harvest the components. 19. For recycling conductor, General Cable and Southwire both utilize extensive scrap procurement programs to reuse copper and aluminum conductor harvested from projects such as this one to supplement and reduce their raw material costs. 20. Here is the link to the General Cable program: General Cable Recycling itps./es.generalcable.com/na/us- anépoaresponsbilysustainabily/eoyaing 21. According to the International Renewable Energy Agency (IRENA), more than 90% of all the materials are high grade silicon, aluminum and glass and are typically harvested to produce new panels. This is far less expensive than buying unprocessed raw materials for production. 22. The Solar Energy Industries Association (SEIA) has an approved set of PV recycling vendors that specialize in doing this today and they can be found at: ntps.npwsela.oryhntainessasnstionalpenatpv-reoyeingpogram. 23. First Solar, which has been active in the solar industry since its inception, takes solar modules and recycles 90% of the semiconductor material which is then reused in new modules. 90% of the glass product can be reused as new glass products, including panels and fiber optic cable. Information about First Solar's recycling program is at: ittp/www.firstsolar.comlenModules/Recycling. 8 Financial Assurance The full decommissioning cost, without salvage value, will be guaranteed by escrow at a federally insured financial institution, irrevocable letter of credit, or surety bond before a building permit is issued to the project. The decommissioning cost guarantee will remain valid until the solar energy system has been fully decommissioned. If the Project Owner fails to remove the installation in accordance with the requirements of the Conditional Use Permit or within the proposed date of decommissioning, the County may collect the bond or other surety and the County or hired third- party may enter the property to physically remove the installation. Based on industry trends, the projected and actual costs of decommissioning are expected to go down over time based on improvements both to best practices in calculating these costs and the decommissioning process itself. Project Owner will reevaluate decommissioning costs with a qualified engineering consultant every five years during the life of the Project. If the recalculated estimate exceeds the original estimated decommissioning cost by 10 percent or more, the Project Owner will increase the guarantee to meet the new cost estimate. If the recalculated estimate is less than 90 percent of the TIMMONS GROUP REV 5 101 Page YOUR ISIO CH HRO GH ou 93 NOVI Clean Energy. Taro Solar ENERGY Sustainable Communities. Decommissioning Plan original estimated cost of decommissioning. the County may approve reducing the guarantee. TIMMONS GROUP REV 5 11 Page OUR ISI CH THROUGH OUR 94 NOVI Clean Energy. Taro Solar ENEREY Sustainable Communities. Decommissioning Plan Appendix A - Site Plan TIMMONS GROUP REV 5 12 Page YOUR VISION c E D HHOUGH OURS 95 NOVI Clean Energy. Taro Solar ENERDY Sustainable Communities. Decommissioning Plan bTT V4 n - AR EEE oV 1 hs TIMMONS GROUP REV 5 131 Page 96 NOVI Clean Energy. ENERGY Sustainable Communities. Aditya Gangadharan Executive Manager May 23, 2025 Mr. Daniel Witt County Administrator 250 LaGrande Avenue, Suite A (P.O. Box 608) Charlotte Courthouse, VA 23923-0608 Subject: Siting Agreement Letter of Intent Dear Mr. Witt, Per the submission of a Conditional Use Permit Application, including the amendment delivered in conjunction with this letter, NOVI Energy ("NOVI") is developing a 140-megawatt AC solar photovoltaic facility in Charlotte County, Virginia. As part of the development process, NOVI intends to meet with county officials and their legal representation at the appropriate time to negotiate a Siting Agreement pursuant to Chapter 22, Title 15.2, Article 7.3 oft the Code ofV Virginia, title "Siting of Solar Projects and Energy Storage Projects". As set forth in Virginia Code $ 15.2- 2316.7, this negotiation and subsequent agreement will consider mitigations for any impacts resulting from the facility's development and financial compensation for Charlotte County. Please call me at (248) 735-6684, extension 127, if you have any questions regarding our intent or if you require additional information. Otherwise, we will maintain close contact with you and engage you for Siting Agreement discussions following the project's approval per Virginia Code 9 15.2-2232. Sincerely, Gaj-y Aditya Gangadharan Executive Manager NOVI Energy CC: Ms. Monica Elder Charlotte County Planning Commission Berkley Group 97 Charlotte County, Virginia RGINI Planning Commission Report Meeting Date: June 26, 2025 Subject: General Staff Report General Staff Report 1. Approved Solar Project Updates: CPV County Line Solar- Staff has received a conditional use permit (CUP) amendment application for the addition of Parcel 9-A-31, a 90.8-acre parcel owned by Blue Rock Resources, LLC, to the project. This request is a product of multiple factors including loss of buildable project area resulting from "steep slopes" identified during topographical studies and changes in DEQ stormwater management requirement that will now impact the project due to changes in the construction timeline. Staff is currently reviewing the amendment application for completeness and anticipates a 2232 comprehensive plan compliance review and CUP hearing will be scheduled for the July Planning Commission Meeting. (For CUP amendments, County staff lead the staff review. The 2232 review and CUP hearing are usually held simultaneously since most of the project has already been deemed substantially in accord with the comprehensive plan and the initial CUP has already been approved.) Charlotte Solar 1 - Gibson Project- Representatives of Charlotte Solar 1 recently notified staff that they are planning to move forward with this project. They requested additional information regarding the permit expiration and construction permitting process. Tall Pines Solar - No change: As reported in March, this project will also be impacted by the PJM study that may require a new 230kV line to be built prior to connection to the grid. PJM is currently doing a second study, with a new report expected in August 2025. The results of this study will dictate the delay on this project. However, completion of the project is now estimated for 2030 or 2031. Also, while the CUP was issued for a nameplate capacity of 240MW's, due to site constraints identified during field studies, the project is now estimated at 188MWs. NEW: The CUP for this project has a very specific 3-year construction timeframe. However, the language does not specify if the timeframe is continuous or can be stopped and started. Staff is working with Dominion to have this language clarified and approved by the Board of Supervisors at a future meeting. Courthouse Solar- Depcom mobilized on April 28th and began construction on the entrance just southeast of Shady Oaks Lane on Route 40, George Washington Highway. Construction will continue for an estimated two years. Summit Engineering is assisting County staff with oversight of construction, CUP compliance, and erosion & sediment control activities. 98 Randolph Solar - No changes to report. Phase 1 design, 200MWs, is about 30% completed and is expected to be 90% completed by the end of 2025. Approvals and permitting are expected to be completed in 2026. Construction is expected to begin in Q2 of 2027. - Phase 2 timeline, 300MWs, schedule runs from 2028-2031. > Phase 3, 300MWs, schedule runs from 2029-2032. Dominion has begun construction of a laydown yard on parcels 85-1-3 & 85-A-131. Both parcels have been purchased by Dominion and staff have approved of this site. A commercial entrance permit has been approved by VDOT. The County received the Dominion's $500K siting agreement payment that was due to the county by April 30, 2025. Quarter Horse Solar - Quarter Horse is also included in the PJM study that will require the construction of the new 230kV line. The amendment for this project was only recently approved, therefore Dominion's construction schedule aligns with the anticipated construction timeline for the 230 kV line, with estimated project completion in 2030. 2. Other Solar Project Applications Taro Solar Staff received an amendment to the Taro Solar CUP application on May 23rd. The amendment documents were shared with the Berkley Group and the public (through the County's Solar Development webpage) shortly thereafter. The 2232 comprehensive plan compliance review for the project will be held on June 26, 2025. Other projects - Staff conducted a preapplication meeting on June 4th with Cypress Creek. Counting the Taro Solar application and CPV County Line amendment, staff are currently aware of ten potential project applications. Many of these projects are focused in the same area of the County, along the Route Fifty-Nine corridor (Drakes Branch to Keysville). 3. Other Conditional Use Permits On June 11th the Board of Supervisors held their public hearing on Red Oak Excavating, LLC's application for a material storage yard in Red Oak. The application was approved unanimously with the conditions recommended by the Planning Commission. A 2232 review and public hearing is scheduled for June 26, 20225 for The Towers LLC's application for a Verizon telecommunication tower on property owned by Angela Weston on Barnesville Highway in Red Oak. 4. Twitty's Creek Solar Site Visit Brian Hood, a maintenance team member with Depcom, provided two tours of the Twitty's Creek Solar facility for Commissioners and staff on June 13th. Participants included Miller Adams, Belinda Strom, Hazel Bowman Smith, and Monica Elder. 99 5. Certified Planning Commissioner Training Program We encourage all Planning Commissioners to complete the Certified Planning Commissioner Training Program. Registration is currently open for a virtual program that is scheduled for late August and late October. Program cost is covered by the County. Ify you are interested in attending, please let staff know and we will assist you with registration. Details are available at ntpsy/curavcuedu/and-use-ducation, 6. Upcoming Meetings & Public Hearings for Conditional Use Permits July Meeting - Taro Solar July Meeting - CPV County Line Amendment may be on the agenda 100