Solar Farms in Chesapeake: Myths, Misconceptions, … History of Solar in Chesapeake • In 2015,...
Transcript of Solar Farms in Chesapeake: Myths, Misconceptions, … History of Solar in Chesapeake • In 2015,...
Solar Farms in Chesapeake: Impacts and Recommendations
John Harbin, AICP Chesapeake Planning Department
Current Framework for Solar Farms
• Chesapeake Zoning Ordinance defines as SIC Code 491 – Electrical Services
• Permitted use in Industrial zoning districts • Conditional use is other zoning districts, notably A-1, Agriculture
Brief History of Solar in Chesapeake
• In 2015, City Council approved use permit for solar panels on Western Branch High School. Built in partnership with Dominion Energy.
• In 2016, Sun Energy submitted use permit application for 20 megawatt (MW) solar farm.
• 241 acres located at 4829 Ballahack Road (Frank T. Williams Farm) • Planning Commission recommended approval with stipulations on June 8,
2016. • City Council denied application on September 27, 2016 citing concerns from
adjacent residents and it was not the highest and best use of property.
• In 2017, three use permit applications submitted.
Recent Applications • PLN-USE-2017-001 – TWE Chesapeake Solar Project, LLC.
• 20 MW solar farm on 176 acres located approximately one-half mile northwest of the intersection of Head of River Road and Long Ridge Road.
• Planning Commission held a public hearing on May 10, 2017, application was continued and withdrawn at the August 9, 2017 Planning Commission meeting.
• PLN-USE-2017-002 – Centreville Pike Solar Project, LLC. • 15 MW solar farm on 245 acres located at 58 Centerville Turnpike South. • Planning Commission recommended approval with stipulations on August 9, 2017. • City Council continued it on September 19, 2017 to December 19, 2017.
• PLN-USE-2017-003 – New Energy Ventures Hickory Solar Farm. • 32 MW solar farm on 154 acres located northeast of Ballentine Rd. and 4,074 ft. east of Battlefield Blvd. • Planning Commission recommended approval with stipulations on May 10, 2017. • City Council continued it on September 19, 2017 to December 19, 2017.
• On June 20, 2017 City Council asked staff to provide a report on solar farms, their impacts, and policy recommendations.
Shawsboro Solar – 20 MW, Currituck County
Shawsboro Solar – 20 MW, Currituck County
Shawsboro Solar – 20 MW, Currituck County
Shawsboro Solar – 20 MW, Currituck County
Woodland Solar – 19 MW, Isle of Wight
Woodland Solar – 19 MW, Isle of Wight
Woodland Solar – 19 MW, Isle of Wight
Woodland Solar – 19 MW, Isle of Wight
Woodland Solar – 19 MW, Isle of Wight
Woodland Solar – 19 MW, Isle of Wight
Woodland Solar – 19 MW, Isle of Wight
Impacts and Concerns
• Hazardous Materials – components of panel, Lead-based solder, herbicide used for weed management
• “Crystalline silicon PV panels do not pose a material risk of toxicity to public health and safety.” 1
• Very small amount of lead; being phased out • Round-Up is most common herbicide used; only
in strategic locations
1 “Health and Safety Impacts of Solar Photovoltaics.” N.C. Clean Energy Technology Center at N.C. State University. 2017.
Impacts and Concerns
• Electromagnetic Fields (EMF) or radiation
• EMF generated by electricity is non-ionizing, low-energy, does not damage DNA.
• EMF at perimeter of solar farm is well-below level at which EMF is tested.
“Health and Safety Impacts of Solar Photovoltaics.” N.C. Clean Energy Technology Center at N.C. State University. 2017.
Impacts and Concerns
• Fire Safety
• A small portion of materials in PV panels are flammable, but those components cannot self-support a fire.
• Heat from a small flame is not adequate to ignite a PV panel.
“Health and Safety Impacts of Solar Photovoltaics.” N.C. Clean Energy Technology Center at N.C. State University. 2017.
Impacts and Concerns
• Habitat defragmentation and loss of wildlife
• If biodiversity/conservation value of land is high, impact may also be high
• Most solar farms are located on previously cleared agricultural land
• Wildlife movement may be restricted • Little evidence of birds colliding with
panels, more common with concentrating solar facilities
Impacts and Concerns
• Aesthetics – unsightly panels and associated infrastructure
• Beauty is in the eye of the beholder • Easily screened from view of public with
vegetated buffers, berms, and/or fencing • Especially effective in areas without much
topography – Chesapeake!
Impacts and Concerns
• Noise – construction and operation
• Temporary elevated noise during construction phase – trucks, equipment, post driving
• Minimal operating noise – DC to AC inverter equivalent to air conditioner unit
Impacts and Concerns
• Glare – planes, NALF Fentress
• “…solar technologies that can realistically be utilized in Virginia do not create glint or glare problems.” (DEQ)
• Panels designed to absorb sunlight, not reflect it
• Glint/Glare Study conducted, found none • NAS Oceana building solar farm on site
Impacts and Concerns
• Weather – high winds, hail, airborne debris
• During high wind events, panels are rotated to minimize drag
• Aluminum casing around panels provides strength
• Designed to withstand direct lightning strike
• Considered structure, must meet applicable building safety standards
Impacts and Concerns
• Land Use – loss of agricultural land, rural character and heritage
• Removes land from traditional agricultural production
• Multiple uses of land possible – livestock grazing, beekeeping, pollinator habitat
• Guaranteed and consistent income source • May service as placeholders against
residential and commercial development
Impacts and Concerns
• Taxes and Financial Incentives
• Land no longer qualifies for Agricultural Land Use Program
• Roll back taxes are charged • Land is assessed at fair market value
• Net increase in real estate taxes • Partial or full exemption from local
machine and tool tax
Impacts and Concerns
• Construction – noise, dust, and traffic
• Site construction plan required, with E&S and stormwater management
• Depending on size, construction can last 6 months to 1 year
• 200-300 workers • Mitigated through road improvements,
limiting construction to certain hours, dust abatement measure
Impacts and Concerns
• Decommissioning – can land be returned to original condition, bonding and insurance requirements
• Decommissioning Plans are part of approval process
• Security bond and insurance guarantee the plan will be executed
• Plan to include specific details: • Panel and equipment dismantling and removal • Access roads, regrading, revegetation
Policy Recommendations
• “You’re planners, so you must be in favor of solar farms” • Cautiously optimistic – right places and wrong places • Remove permitted use, expand conditional use
• Public hearings and Commonwealth’s permit-by-rule process allows for stakeholder engagement
• Developed a set of stipulations to be considered for each application • Consider amending Zoning Ordinance to more specifically define and
address solar farms • http://www.cityofchesapeake.net/government/City-
Departments/Departments/Planning-Department.htm