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Surry County board approves amendment to Emerging Technologies zoning district
Summary
The Surry County Board of Supervisors on Feb. 5 approved an amendment to the Emerging Technologies zoning district that creates a waiver process for the previous 500-acre minimum and adds site-development standards, lighting rules and environmental review requirements.
The Surry County Board of Supervisors voted unanimously Feb. 5 to adopt an amendment to the county’s Emerging Technologies zoning district that creates a process for board‑approved waivers to the previous 500‑acre minimum and tightens site‑development requirements.
Planning staff, led by Mr. Wade, told the board the amendment removes several principal commercial uses and instead lists them as accessory uses in some cases, adds detailed site‑development standards and establishes a waiver procedure so applications for smaller parcels can be considered by the board. "It allows some flexibility for... application by the board," Mr. Wade said, describing the waiver route as an alternative to an automatic staff denial.
Why it matters: the change expands the county’s ability to consider projects such as data centers, battery energy storage and related facilities on parcels smaller than the previous 500‑acre threshold, while adding criteria intended to limit impacts. To be eligible for a waiver, staff said parcels should have proximity to electric transmission, natural gas lines, navigable waterways or existing road networks; the board may also impose reasonable conditions on any waiver it grants. The amendment also includes a maximum‑height waiver that requires applicants to demonstrate minimal adverse impacts on neighboring properties, the James River, and historic sites.
The ordinance includes specific permitting safeguards drawn from prior proffers: a construction management plan, an archaeological and cultural‑resource study and a natural‑resources inventory. Staff said the language mirrors portions of the battery energy storage ordinance previously adopted to ensure continuity across related uses. The text also sets exterior‑lighting expectations aligned with international dark‑sky guidelines.
The Planning Commission recommended the amendment by a 10–0 vote, Mr. Wade told the board. Dr. Elliott moved to approve the ordinance; Supervisor Drew seconded. The board then conducted a roll‑call vote and recorded unanimous approval.
The board closed the public hearing with no speakers on the amendment and approved the ordinance. The change takes effect per county procedures and any conditions the board attached during approval; staff will update ordinance files and notify applicants of the new waiver process.
