Planning commission keeps existing vegetative buffers, backs new setbacks for utility-scale solar
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Summary
The Charlotte County Planning Commission maintained current vegetative buffer rules and recommended new setback distances for utility-scale solar projects — including 125 feet from state roads and 400 feet from off-site residences — after rescinding a prior March 23 vote; the setbacks passed 9–1.
The Charlotte County Planning Commission on April 27 maintained the county’s existing vegetative buffer requirements for utility-scale solar projects and recommended new setback distances after rescinding an earlier setback vote.
Chairman Andrew Carwile said the buffers discussion drew on guidance from the Virginia Cooperative Extension and the UVA Weldon Cooper Center, which recommended using a mix of native plant species of varying mature heights and retaining existing mature vegetation when possible to reduce maintenance and improve visual screening. Francis Hodsoll, chief executive officer of developer SolUnesco, told the commission that larger setbacks and wider buffers could exclude small landowners from projects such as the planned Randolph Solar application and urged consideration of project economics.
Citizen P.K. Pettus cited the Maroon Solar project in Culpeper as precedent for extended setbacks after applicants revised their proposals, urging Charlotte County to consider setbacks of 100 to 200 feet if developers found those dimensions reasonable.
The commission voted to keep the existing buffer requirements on a motion by Commissioner Cornell Goldman, seconded by Kerwin Kunath. Later, staff recommended rescinding a March 23 setbacks motion because it did not follow proper parliamentary procedure; the commission rescinded that vote unanimously on a motion by Kunath, seconded by Goldman.
Kunath then moved to recommend amended setbacks for utility-scale solar to the Board of Supervisors: a minimum setback of 125 feet from the center line of any state-maintained road abutting the property; 75 feet from other property lines except where those lines are inside the project boundary and do not abut land outside the project; and 400 feet from off-site residential structures unless the Board of Supervisors sets a different condition as part of a Conditional Use Permit. Cornell Goldman seconded the motion. After discussion about whether front setbacks should be measured from the road center line or from the property line, the motion passed with Commissioner David Watkins voting no and the remaining commissioners present voting yes.
The hearing also touched on conflict-of-interest concerns after a citizen asked whether commissioners had been contacted by developers about using portions of their property for solar. Staff cited excerpts of Virginia Code §2.2-3101 and §2.2-3112 in the meeting packet and offered to seek a legal opinion from the county attorney if commissioners wanted further clarification.
The commission noted staff expected three utility-scale solar applications under five megawatts to be submitted in the near term and emphasized the importance of the public hearing process for identifying local concerns.
The commission’s recommendations will be forwarded to the Board of Supervisors, which retains final authority over zoning conditions and any exceptions to setbacks or density limits.