Loading...
HomeMy WebLinkAbout6/11/2024 - Minutes • , °A"°� ROANOKE COUNTY a PLANNING COMMISSION 1g38 SPECIAL MEETING MINUTES JUNE 11, 2024 Commissioners Present: Mr. Rick James, Chairman Mr. Wayne Bower, Vice-Chairman Mr. Kelly McMurray Mr. Jim Woltz Mr. Troy Henderson Staff Present: Ms. Rebecca James, Zoning Administrator Mr. Isaac Henry, Transportation Planner Ms. Sarah Gilmore, Planner II Ms. Cecelia Thomas, Recording Secretary Board of Supervisors Present: Mr. Phil North, Chairman Ms. Martha Hooker, Vice-Chairman Mr. Paul Mahoney Mr. David Radford Board of Supervisors Absent: Ms. Tammy Shepherd Guests: Mr. Richard Caywood, County Administrator Mr. Doug Blount, Assistant County Administrator Ms. Rebecca Owens, Deputy County Administrator Ms. Madeline Hanlon, Assistant to the County Administrator ' Ms. Rhonda Perdue, Chief Deputy Clerk to the Board of Supervisors Ms. Kaelyn Spickler, Executive Assistant Mr. Peter Lubeck, Esquire, County Attorney Mr. Jason Peters, Commissioner of the Revenue • Call to Order Mr. James called the meeting to order at 4:03 p.m. Joint Work Session with the Board of Supervisors regarding solar energy systems Mr. Skylar Zunk, CEO and founder of Energy Right, introduced the staff that would be presenting on solar. Mr. Zunk noted that the main question many counties fixate on is why solar and why are we seeing so many proposals now. He noted that there have been improvements in technology. He noted that Virginia is facing an annual 5% increase in technology growth. He noted many people ask why here why this particular ROANOKE COUNTY PLANNING COMMISSION MINUTES JUNE 11,2024 parcel. He noted that they need to be relatively flat parcels and relative proximity to a substation. Many people ask how much is needed, and he noted that he would leave that to Appalachian power. However, we need to be producing more. He explained that Virginia is not producing enough power to meet its own needs. We are buying power produced in other states. Mr. Radford asked what kind of energy is producing the power that is producing the excess in other states. Mr. Zunk explained that it is a mixture of coal powered, hydro powered, and gas powered. Mr. Mahoney noted that they need flat land, he hopes that they would still be able to use sloped land due to the lack of flat parcels in Roanoke County. Mr. Zunk noted that Roanoke County is unique in topography. He explained that many designers do want to see flat lands because it is easier to design without runoff. Mr. Woltz remarked that there are 40-year leases that do not have release provisions. Mr. Zunk noted that those conversations are typically between the landowner and project manager. Mr. North questioned if they see many farmers using land that they are struggling to make money off the land switching to solar. Mr. Zunk noted that they are primarily seeing timber farms used for solar farms, but it is an income diversification tool. Mr. Zunk presented on the economics of solar. He noted that they are frequently asked if solar subsidies only work because of federal funding and explained that the reason you are seeing solar more frequently is because it is so much cheaper once you build it. He often gets asked why more people are not just putting these on their rooftops. He noted that it can be a great cost saving for single homes to benefit from, but solar farms produce a drastic amount more power. With or without federal policy supporting it, it is still very competitive. He noted that there has been a steady progression of panels being able to produce more power than they were able to ten or fifteen years ago. Mr. James questioned where these panels are being produced.Mr. Zunk noted that some are American produced, and many are from China, but it is a mixture. He explained that solar is a benefit to those that enter those leases. He noted that they try to encourage anyone thinking of solar is to invest in local good and services. He noted that solar doesn't produce many jobs. However, it does produce a few jobs over short bursts of time for installation and repairs. Mr. Woltz questioned how long it takes to build a 5- megawatt, which Mr. Zunk noted it takes about a year. Mr. Zunk noted that many ask what the local benefits are to solar such as taxation. Mr. Woltz questioned if there is a high risk of fire or emergencies. Mr. Zunk noted that many times a payment will be offered to ensure that Fire and Rescue is up to speed on solar projects. However, it is often just to be able to offer a payment. Mr. Peters asked what is the normal cost of the machinery that is put on the site. Mr. Zunk noted that the University of Virginia has a tool called the SOL that allows local governments to calculate the revenue created from Machinery and Tools tax. Mr. James questioned if the depreciation schedule is determined by the contractor and the Commissioner of the Revenue. Mr. Zunk noted that he did not know. Mr. Ben Wilson, Community Outreach Representative, introduced himself. Mr. Wilson explained common misconceptions of solar are impacts on property values, solar Page 2 of 4 ROANOKE COUNTY PLANNING COMMISSION MINUTES JUNE 11,2024 panels are just thrown away, they are not safe, and that they create heat islands. He explained that there are no impacts to property values. Solar panels can be recycled or repurposed at the end of their life. Almost 90% of the panels have been able to be recycled or upcycled into other solar panels. Solar poses no known health risks. Panels do not leak or leach materials, even during severe weather. Solar does not create heat islands; studies have not shown any significant increase in temperatures over and around a solar facility. Mr. James noted that he is not aware of any projects that have reached the end of their life and been decommissioned successfully. Mr. Wilson noted that there have not been many projects in the United States that have been decommissioned. Most projects that have been decommissioned have been in Europe. Mr. Bower questioned what causes panels to not work as well over time, which was explained to be deterioration. Mr. Zunk noted that there does not need to be a solar ordinance, but many localities like to abide by these standards. Ms. Chloe Hodges, Deputy Director of External Affairs, presented Solar Ordinance Recommendations and noted that it is really important that the best projects are ones that are not seen. She explained recommended buffers and setbacks. She explained other land use practices: regenerative ground cover, topsoil retention, and erosion control. She also noted decommissioning ordinance recommendations. Mr. James questioned if panels are still producing at 80% after 40 years, then why would you decommission. Mr. Zunk noted that there is still a lot of value in panels at the end. It might not be the highest and best use for that piece of land to have a panel from 2024 operating at 80% compared to what a panel in 2064 that was brand new could be producing. Mr. Woltz questioned if there is anything a municipality can do to protect their investment. Mr. Zunk noted that he would recommend that if the lease changes hand that they be required to notify the County. Ms. Hodges noted that she encourages community engagement for projects regarding solar to ensure that contractors are long term investors of the community. Mr. James noted the ordinance recommendations, and asked where those sources were cited. Mr. Zunk noted that Energy Right compiled the recommendations from ordinances they have seen. However, Mr. Zunk lamented that an official list of recommendations has not been published. Mr. Bower questioned the noise produced by solar farms. Mr. Zunk noted that the sound produced by solar farms is not noticeable. Mr. North questioned if there are any 5 megawatt or smaller solar farms in Virginia that Mr. Zunk has visited. Mr. Mahoney noted that this could adversely affect the property owner if you can still utilize the underlying property then the property owner would not face a rollback under the land use provisions which might encourage more people to go in this direction. Mr. Mahoney noted that he had heard another supervisor at the VACO meeting explain that he was very against solar projects because someone took viable farmland and stripped it of its topsoil and sold it. Mr. Mahoney noted that he was in favor of the agrivoltaics Page 3 of 4 ROANOKE COUNTY PLANNING COMMISSION MINUTES JUNE 11,2024 that they discussed and noted that Roanoke County should consider when looking at a solar ordinance. Mr. Mahoney noted that it would be incredible if the land use would help people stop having to pay the rollbacks to encourage more solar developments. The Board of Supervisors and Planning Commission thanked the speakers for their input and the discussion. Adjournment Mr. James adjourned the meeting at 5:35 p.m. Respectfully Submitted: Cecelia Thomas Recording Secretary, Roanoke County Planning Commission Philip Thompson Secretary, Roanoke County Planning Commission Rick James Chairman, Roanoke County Planning Commission Page 4 of 4