Charlotte County Board unanimously approves Tall Pines Solar siting agreement and conditional use permit

The Charlotte County Board of Supervisors voted unanimously Aug. 2 to accept a siting agreement and to approve a conditional use permit (CUP) for the Tall Pines Solar project, a proposed 240-megawatt solar facility sited on about 2,086 acres.

Chairman Gary D. Walker opened the special meeting at Randolph-Henry High School Auditorium. Novi Energy representatives described the project’s footprint and mitigation measures: Project Engineer Ian Lindsley said the fence line would cover about 1,373 acres, with less than 7% of the project immediately adjacent to public roads. Novi expanded vegetative buffers beyond the minimum required—up to 100 feet in road-frontage areas—and proposed setbacks including a 75-foot side equipment setback, 125-foot front equipment setback, 100-foot wetlands setback and a 400-foot offsite residence setback. Lindsley said existing vegetation within buffers and wetland setbacks will remain and that wildlife corridors of roughly 100 to 800 feet are planned to reduce habitat disruption.

Michael Zehner of The Berkley Group presented staff analysis of the CUP criteria and noted that, while the Planning Commission and Board previously found the project’s general location consistent with the county Comprehensive Plan under Virginia Code §15.2-2232(A), the proposal exceeds the density limits in Sec. 10-23-5 of the county zoning ordinance. Zehner said the Board could authorize an exception but should do so only after finding the project demonstrates compelling benefits or impacts equivalent to a compliant project and after attaching appropriate conditions.

County Administrator Daniel Witt read the siting agreement financial terms negotiated with the applicant: $1,400 per megawatt annually with a 10% escalator every five years starting July 1, 2026; a $60,000 annual convenience fee beginning 45 days after approval; and a one-time or production-start payment of $25,000 per megawatt when the project begins producing electricity (the applicant estimated production in 2026). Witt said the projected total revenue to the county from the agreement is $23,772,290.

Supervisor Garland H. Hamlett Jr. moved to accept the siting agreement; Supervisor Tony Reeves seconded. The Board recorded a roll-call vote of seven ayes and the motion passed.

On the CUP, Zehner and staff recommended conditions addressing setbacks, buffers, site maintenance, limited vehicular access points, and a requirement to submit a construction management plan to mitigate development-phase impacts. Staff also flagged the project’s 35-year decommissioning horizon and recommended the Board consider whether committing a sizable area of county land for that period served long-term county interests. Zehner suggested that the Board require that construction be completed within a set window; he proposed a 36-month limit under condition 14.

Supervisor Hazel Bowman Smith asked why the application did not include a construction time limit or detailed easement information and said the 36-month limit addressed her concern. Supervisor Tony Reeves restated the motion to approve the CUP with the 36-month construction-period condition; Supervisor Walter T. Bailey seconded. The Board again voted seven ayes and approved the CUP with the added construction timeline.

Novi Energy representatives said environmental surveys would be completed in 2022 and that best management practices would govern any chemical treatments, to be performed by licensed professionals. Staff recommended the applicant consult the Virginia Department of Wildlife Resources’ Solar Energy Facility Guidance to refine wildlife corridors and suggested a construction management plan condition to address construction-phase impacts.

The Board’s final actions accepted the siting agreement and approved the CUP with conditions and the 36-month construction timeline. The meeting adjourned after Chairman Walker asked members to approve a Resolution of Intent at the next meeting related to recent solar-project approvals.