Commission recommends conditional‑use review for high‑voltage substations, tightens screening and setbacks

At a public hearing Jan. 7, staff presented a zoning text amendment to add performance standards for public utilities, distinguishing transmission‑voltage electrical substations (138 kV and higher) from distribution substations and proposing new buffers, fencing, and planting standards.

Planner Eric Klein told the commission that peer localities typically require special exceptions or conditional use permits for substations in agricultural and residential districts and include screening, setbacks and noise and environmental studies. For transmission substations staff proposed a modified Category C full screen buffer (effectively a 100‑foot setback), an 8‑foot opaque fence or berm, and enhanced planting standards (larger caliber deciduous trees, 6‑foot evergreens and shrubs at installation).

The staff report said distribution substations would be subject to a Category B buffer (50‑foot minimum) with standard plantings and the option to use chain‑link with privacy slats. Staff also noted the county is preempted from regulating transmission lines themselves; the ordinance focuses on substations.

After public testimony in favor of additional public review and notification, commissioners debated whether the county should require a conditional use permit (CUP) for high‑voltage substations. Supporters of a CUP cited notification, site‑specific mitigation and transparency; opponents warned of perceived false hope if the county lacked grounds to deny a CUP that comported with the comprehensive plan.

Commissioner DeHaven moved to forward the ordinance to the Board of Supervisors with a recommendation to require a CUP for transmission‑voltage substations; the motion carried on a recorded vote with one recorded ‘no’ by Commissioner Thomas. The item will go to the Board for public hearing on Jan. 28, 2026.