Solar Farms in Chesapeake: Myths, Misconceptions, … History of Solar in Chesapeake • In 2015, City Council approved use permit for solar panels on Western Branch High School. Built

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• Planning Commission held a public hearing on May 10, 2017, application was continued and withdrawn at the August 9, 2017 Planning Commission meeting.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




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.


• 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.


• 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.


• 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


• 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!


• 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


• 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


• 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


• 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


• 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


• 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


• 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

http://www.cityofchesapeake.net/government/City-Departments/Departments/Planning-Department.htm






Documents

Solar Farms in Chesapeake: Myths, Misconceptions, … History of Solar in Chesapeake • In 2015, City Council approved use permit for solar panels on Western Branch High School. Built