Commission votes to schedule public hearing on zoning change to allow certain utility transmission work in residential zones

Staff presented a proposed zoning text amendment to allow "Public Utility Service, major" as a use by special exception in General Residential (R‑1) and Mixed Residential (R‑2) districts while excluding certain uses such as generating plants, substations, battery storage, large data centers and large ground‑mounted solar projects.

Secretary Christopher Slaydon said the change was prompted in part by communication from Dominion Energy, which plans to seek a special exception to rebuild a transmission line segment that runs from the Rockbridge substation toward Buena Vista. Slaydon noted that transmission projects 138 kV or greater are exempt from local zoning; this project falls below that threshold and so would need local approval unless the ordinance is amended.

Commissioners discussed the amendment’s scope and whether the draft effectively limited the residential allowance to transmission lines and other linear transmission infrastructure such as gas and electric lines. County Attorney John Dryden confirmed that a special exception permit is the proper avenue for the utility project rather than an administrative exception. Commissioner Anthony Subrizi said he had been concerned the draft might expand allowed uses in residential zones but supported taking the draft to public hearing after Slaydon clarified the exclusions and intent.

At 7:54 p.m. Commissioner Subrizi made a motion to instruct staff to take the proposed amendment to public hearing; Commissioner Adam Sandridge seconded. The motion passed unanimously.

Next steps identified at the meeting included preparing the draft text for public hearing and outlining the geographic areas of R‑1/R‑2 that would be affected by the amendment.