Commission approves solar density amendment, tables town-proximity rule pending town input

The Charlotte County Planning Commission voted on May 28 to recommend approval of a zoning amendment to §10-23-5 addressing solar density and to table a separate proposed amendment that would formalize a town-proximity buffer for utility-scale solar development.

Francis Hodsoll of SolUnesco addressed the commission during public comment on the Randolph Project, saying he expected the county would likely see only “one or two solar projects” that would exceed a 3% density threshold and urging the county to adopt the zoning amendment so the application could proceed through the public review process. Kay Pierantoni, the Board representative present, said she viewed the density amendment differently than the town-proximity change because density rules apply countywide and allow a full public review of projects.

Commissioners discussed language in staff materials referring to a 1/4-mile Residential Zoning District buffer that functions as a de facto town buffer from utility-scale solar, and some members (including David Watkins and Andrew Carwile) asked whether a larger minimum setback — for example, 1/2 mile — should be required. Staff explained that the Residential Zoning District does not allow utility-scale development and that property owners could seek rezoning, so the 1/4-mile zone currently operates as a buffer from towns unless rezoning occurs. Staff also reported that towns had been notified of the joint public hearing; the only written response noted in the record came from Keysville Mayor Steven Morris, who expressed opposition.

Donna Fore, a member of the Board of Supervisors who spoke during the meeting, expressed concern about giving the Board discretionary authority to apply a town-proximity regulation to future projects. Commissioners asked staff to contact towns again for input; Kenny Howard moved to table the town-proximity amendment to allow time for that outreach (motion seconded by George Sandridge), and the motion to table carried with all members present voting yes. Separately, Eugene Wells moved and George Sandridge seconded a recommendation to approve the solar density amendment to §10-23-5 as presented; that motion also carried with all members present voting yes.

During the meeting Andrew Carwile asked Hodsoll about the number of landowners and residences involved in the Randolph Project; Hodsoll did not have exact figures available. David Watkins raised concerns about holding hearings during the COVID-19 pandemic and the resulting low attendance at outreach opportunities.

The planning commission’s recommendations on the zoning text changes will be forwarded to the Board of Supervisors for its consideration.