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Planners recommend draft solar ordinance after public input on photo simulations and follow‑up reporting
Summary
The Planning Commission recommended the draft solar zoning text amendment to the Board of Supervisors after public comments called for stronger photo simulation viewpoints and the possibility that applicants report back on permit conditions; staff said photo simulations will be required and that the county cannot compel access to private properties for viewpoints.
The Planning Commission voted to forward a draft solar zoning ordinance and related definition changes to the Board of Supervisors after a public hearing and discussion of photo simulations, viewshed concerns and potential post‑permit reporting requirements.
Steven Kator of the South River Magisterial District urged stronger photo‑simulation requirements and suggested specifying a minimum elevation for viewpoints, citing concerns about viewshed and property values. "According to the current language of the section, photo simulations were encouraged, rather than required of the applicant," Kator said, and asked that the ordinance identify specific viewpoints and minimum elevation for simulations. Staff member Chris Slaydon responded that the draft language requires photo simulations "from relevant viewpoints, as determined by the Zoning Administrator," and noted the county cannot require applicants to obtain access to private neighboring properties for simulations. Slaydon said staff can request additional viewpoints when initial submissions are incomplete.
Bill Russell suggested adding reporting requirements that would have applicants report progress or completion of conditions attached to special exception permits; Slaydon said such reporting could be considered on a case‑by‑case basis but is not recommended as a universal condition. Commissioners discussed past examples where photo simulations were supplemented with additional vantage points and the three‑year statutory timeframe that can apply to commencement of solar projects. The commission voted unanimously to recommend the solar ordinance draft to the Board of Supervisors.
