Roanoke County board approves rezoning to allow Appalachian Power transformer yard near I‑81

The Roanoke County board voted to approve Appalachian Power Company’s petition to rezone about 3.255 acres at 1835 Lock Haven Drive from C‑2 (commercial) to I‑2 (high‑intensity industrial) to allow a construction/transformer staging yard, including a ~18,000‑square‑foot building, canopies and outdoor equipment parking. Philip Thompson, Roanoke County director of planning, told the board the parcel sits across from AEP’s existing facility and that the use is designed to warehouse mobile transformers and staging vehicles used to maintain regional transmission without interrupting customer service.

The approval includes three proffered conditions offered by the applicant: development generally in conformance with the concept plan for “AEP mobile transformer Roanoke, Virginia” (concept plan date corrected on the record to 02/13/2024); a Type B landscape buffer along the western property line consisting of two rows of large evergreen trees planted at eight feet in height; and opaque vinyl screening incorporated in the western fence. The draft ordinance adopted by the board includes the audio transcript of the hearing as an exhibit, the motion said.

Theresa Hall, speaking for Appalachian Power, described the operational need: “Mobile transformers are factory built... They allow us to perform maintenance on our facilities without interrupting power for customers.” Engineer Brian Cosman and applicant representatives said construction work on the parcel is not expected to begin until 2025 and that some bays could be used for maintenance activities; they also said outside storage of materials would not occur beyond canopy areas and the interior of the building.

Opposition was recorded at the Planning Commission stage: James Cowan, an attorney representing owners of the adjacent Allstate office building, told the Planning Commission that the rezoning is inconsistent with the Roanoke County comprehensive plan and raised concerns about visual impacts, bay doors facing the office building, insufficient screening and the availability of alternative industrial sites. County planning staff acknowledged the proposed use is not fully consistent with the comprehensive plan’s “core” future land‑use designation but noted the adjacent property already houses an industrially zoned AEP facility and that the Planning Commission recommended approval with the proffered conditions.

Board members and speakers questioned fencing, aesthetics and security. AEP representatives said the proposed fence meets the company’s physical security standards (8‑foot chain link with three strands of barbed wire was the standard noted) but signaled willingness to work with the board on a more visually pleasing alternative, such as a taller chain‑link fence without barbed wire if the board preferred. Stormwater management will be handled by underground detention and a small pond, staff said.

A motion to approve, made on the record, included the corrected concept plan date of 02/13/2024 and the three proffered conditions described above. The clerk conducted a roll‑call and recorded votes in favor of the motion; the ordinance was adopted and the rezoning approved. The record also shows a board member raised a potential appearance‑of‑impropriety concern related to a private realtor’s presence among the applicant’s team and stated a desire to abstain from voting; that member’s comment and the county attorney’s advice—stating no legal conflict under the Virginia conflict of interest act—are included in the hearing record.