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Commission approves zoning-text changes for solar siting after public concerns about viewshed simulations
Summary
The commission recommended a zoning-text amendment to add rules for solar facilities, including definitions and siting standards; residents urged minimum elevation and viewpoint requirements for photo simulations to capture true viewshed impacts.
Rockbridge County Planning Commission voted Jan. 14 to recommend a zoning-text amendment addressing solar facilities, including revised definitions and siting provisions. The action followed public comment urging stronger photo-simulation standards and a commission discussion about requiring specific vantage points as a condition of application review.
Resident Steven Kader spoke during the public hearing about photo simulations and viewshed impacts. "I would like it to be put in that there is a minimum elevation for the viewpoints that are submitted," Kader said, arguing that some developers' simulations taken from road level understate visibility from private land. He added that unbiased studies show property-value effects can vary and that simulations funded by solar interests sometimes understate visual impacts. Staff replied that color simulations from relevant viewpoints are required by the draft and that a minimum of six vantage points is already set as a baseline; staff said additional vantage points or requests for applicant-provided simulations can be required during the review process.
Bill Russell recommended the county require applicants to report progress on the conditions imposed so the county and public can track whether projects advance. Commissioners and staff discussed using specific vantage points in the application materials as a condition and noted the commission can require additional photo simulations if viewshed concerns arise. The commission voted unanimously to forward the draft ZTA for solar facilities to the Board of Supervisors.
