An application to construct a 6MW solar farm on a large agricultural property in Rapidan has been recommended for denial by the Orange County Planning Commission.
Commissioners felt the application, submitted by Hexagon Energy subsidiary Grassland Solar, LLC, lacked information. The application for the special use permit to operate a 6MW photovoltaic solar energy generating system with two points of interconnection, each designed to inject 3MW into Dominion’s system, would be located on 48 acres of Helen McConnell’s 1,491-acre agricultural zoned farm on Clifton Road in Rapidan. Approximately 26.4 acres would be under panel. Battery storage was not included in the project. The location allows for direct access into existing distribution infrastructure and close proximity to an existing substation on Berry Hill Road. The panels at full tilt are expected to be 8-10 feet tall and access would be provided from Rt. 20 via Clifton Road. Initially, Grassland Solar had considered a 9MW project, but due to costs, chose 6MW. The estimated cost to connect the project to the grid is approximately $1 million. The project represents an overall $10.3 million capital investment. Like many other proposed solar projects in Virginia, the site may utilize sheep as vegetation management and bees for honey production.
Over a 40-year lifespan, the project would generate approximately $640,700 in revenue for Orange County including the reassessment of real property, voluntary payments, a siting agreement between the applicant and county and other expenditures resulting from the project construction. Additional revenue is expected via either a voluntary revenue share payment or taxation of machinery and tools. A 30-page economic and fiscal impact analysis contains a siting agreement that would include a one-time upfront payment of $90,000 with subsequent annual payments ranging from $9,200 in the first year of operation to a peak of $18,000 in years 34 and 35. A revenue sharing agreement would allow for up to $1,400 per MW as provided by Virginia Code with a 10% escalation every five years for a total of $455,800 over 35 years.
Commissioners had numerous questions with District 5 commissioner Frank DiPasquale stating that while he had been positive about the project, the devil was in the details. He questioned the exact size of the project, noting it was referenced five different times with different sizes. County planner Joe Ryan said the updated narrative was 53 acres.
District 2 Planning Commissioner Brandon Van Hoven said he had recently learned about another solar project in the county, Sweet Springs Solar, by the same applicant.
“I think it would have been beneficial to know about that since it’s the same applicant and probably three to four miles away as the crow flies,” he said.
That project, according to board documents from 2022, is 1MW encompassing 19 acres of a 116 acre parcel off Porter Road.
Hexagon Energy Land Developer Ester Rukhelman said the Grassland Solar project was designed with two main priorities–minimize environmental impact and viewshed impact. She said the proposed project is approximately 1,000 feet away from the nearest residence and covered in 50-80 feet tall trees.
District 4 Commissioner Faryn Raines said she would have liked to see an interconnection report from Dominion included with the application. She said there is no concrete information from Dominion, including how the project would impact the existing Berry Hill substation. Rukhelman said the company tries to obtain a county permit before the connection reports are done since the completion of that report triggers the need to pay a deposit to Dominion.
Rukhelman said there is no contract with Dominion yet and the power generated by the project will either be purchased by Dominion or an independent power purchaser. She also acknowledged that Hexagon moves projects through the permitting process and then sells them
During public comment, Michael Regan asked for a deferral until the score and consequences of the approval were clear. Tiffany Wheeler, who lives at Leland Park Farm across from the proposed project, voiced concerns about traffic and safety, disruptions to farm operations and residential disruptions. She said the application should be denied. Bonnie Fincham voiced concerns about the company selling the project before construction begins. Meanwhile, Jack Wilson with EnergyRight voiced support for solar projects and said each must be considered by its own merits.
DiPasquale said the more research he did, the more concerns he had. He questioned who the future owners would be, the lack of an interconnection report and no mention of Sweet Springs. Van Hoven agreed, reiterating the lack of an interconnection report.
“The interconnection report is vital to this [proposal] to make a sound decision,” Raines added. “When we first got this [application], I thought wow, this could be a model for how landowners can generate revenue outside of normal operations. I don’t think we have enough details. We need actual information and real data for it to be a sound decision.”
District 1 Commissioner John Rhett agreed that more information was needed, but said he liked the project and thought it would be one that would be invisible to almost anyone.
Van Hoven motioned that the application be recommended for denial to the board of supervisors. The motion was approved 4-0 with District 3 Commissioner Brandon Marshall absent.
