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Planning commission recommends solar‑facilities zoning changes after public input on visual impacts
Summary
Rockbridge County Planning Commission voted unanimously to forward zoning-text amendments that define and regulate solar facilities, including photo‑simulation and site‑design provisions; public commenters urged stronger minimum-simulation viewpoints and reporting on condition compliance.
The Rockbridge County Planning Commission on Jan. 14 voted unanimously to forward a package of zoning text amendments addressing solar facilities to the Board of Supervisors.
Staff recapped a multi-meeting effort to draft definitions and land‑development regulations for solar projects, noting the solar committee work began in 2023 and continued through multiple planning commission sessions. The proposed ZTA modifies Section 302 (definitions) and Article 6 (uses in districts) to define and regulate solar facilities, with provisions on grading, setbacks and visual mitigation.
During the public hearing, Steven Kader (South River District) urged adding a mandatory minimum elevation for photo simulations because he said applicants sometimes submit ground‑level simulations that understate visibility: “From the road, you can’t see anything. But from five feet up, they’re quite plain,” he said. Staff responded that the draft requires color simulations from relevant viewpoints (minimum six) as determined by the zoning administrator and explained why requiring entry to private property for vantage points cannot be compelled. Bill Russell asked for a reporting mechanism so the county and public can track whether conditions imposed on approved projects are completed; staff said monitoring could be added to conditions but warned that requiring annual reports for all special exceptions could overfill the Board of Supervisors agenda.
Commissioners discussed additional restrictions on size, grading and protection of prime farmland, and encouraged staff to use the approval process to require specific vantage‑point simulations when warranted. Following discussion, David Whitmore moved and Adam Sandridge seconded recommending the solar ZTA to the Board of Supervisors; the motion passed by voice vote with no nays.
Next steps: staff will forward the draft amendments and the planning commission’s recommendation to the Board of Supervisors for final consideration. Commissioners asked staff to circulate the EDA housing report and any related data referenced during the meeting.
