Planning Commission Reviews Solar Ordinance, Comprehensive Planning Priorities

The Botetourt County Planning Commission met Monday, September 14th and spent much of its recent work session reviewing the county’s recently adopted solar ordinance, examining how state law affects local regulation and identifying areas that may need clarification before the commission takes formal action.

While no action was taken on the ordinance during the work session, commissioners identified several issues for staff to research and bring back for consideration at a future meeting.

The review comes as Botetourt County continues to consider how solar development fits within its broader planning goals and the county’s Comprehensive Plan.

Working through the solar ordinance

Commissioners began with the purpose and intent of the ordinance, discussing potential additions that would place greater emphasis on native plants, wildlife corridors and migratory routes.

The commission also reviewed definitions and applicability provisions, with staff explaining that some terminology is tied directly to state code. Commissioners discussed the importance of maintaining consistency with state requirements while identifying areas where the county may have additional regulatory authority.

Several portions of the ordinance prompted questions requiring additional legal or technical review.

Commissioners asked staff to verify whether a five-foot height limit for certain roof-mounted solar installations is required by state law. The commission also discussed which zoning districts should allow minor ground-mounted solar facilities.

Several commissioners expressed support for removing minor ground-mounted facilities from R3, R4 and TND districts, favoring roof-mounted installations in those areas. Staff will review the state requirements and return with additional information.

The commission also discussed portable solar devices, including questions about limits on the number of devices permitted and whether such devices should be available to businesses. Staff will research applicable regulations and safety considerations.

Environmental protections and development standards

Environmental considerations were a recurring theme throughout the discussion.

Commissioners reviewed requirements involving setbacks, fencing, vegetation, mowing and other development standards. They discussed ways to maintain security around solar facilities while allowing wildlife to move through properties.

Staff will explore guidance from the Virginia Department of Wildlife Resources as the ordinance language is refined.

Commissioners also questioned portions of the proposed mowing standards and language that could inadvertently encourage the use of invasive species. Staff will review the language and determine which provisions are required by state law and which can be modified locally.

The commission expressed support for protections involving prime farmland and erodible soils. Members requested additional information about how those areas are identified at the parcel level and asked staff to examine whether the ordinance should incorporate a one-mile separation requirement directly into its provisions.

Other environmental issues discussed included wildlife corridors, migratory routes, glare and potential impacts on pollinators and wildlife. Commissioners asked staff to explore whether additional documentation could be required from applicants to demonstrate that equipment and proposed facilities would not create avoidable risks.

Safety, emergency response and battery storage

Fire and emergency response were another significant component of the discussion.

Commissioners raised concerns about the potential fire risks associated with battery energy storage systems and discussed the need to ensure local Fire and EMS personnel have the training and resources necessary to respond to incidents.

Staff will research best practices and possible ordinance language addressing emergency response planning and whether applicants should be responsible for costs associated with specialized Fire and EMS training or response planning.

Lighting requirements also received attention. Commissioners discussed requiring lighting plans as part of the special exception process and considered options such as motion-activated lighting to address safety needs while limiting unnecessary nighttime impacts.

Decommissioning and financial assurances

The commission also reviewed provisions related to the eventual removal of solar facilities.

Commissioners requested clarification about when financial bonds or other assurances must be provided. Members emphasized the importance of ensuring required funds are in place before construction begins rather than waiting until a facility is operational.

Staff will verify the county’s existing policies and return with recommended language.

Countywide solar survey planned

In addition to the ordinance review, the commission reaffirmed plans to conduct a countywide survey to gather public input about solar development.

Staff will prepare potential survey questions for commissioners to review at an upcoming work session. The survey is intended to provide another source of information as the county considers its approach to solar development.

Next meeting October 5th

The Planning Commission scheduled an additional meeting for Oct. 5 to continue its work, including finalizing questions for the countywide solar survey and continuing its review of the solar ordinance.

The commission’s recent discussion was part of the ongoing review process. The issues identified during the work session will require additional research, including reviews of state law, legal guidance and technical information, before the commission considers formal recommendations or amendments.

For now, the ordinance remains a work in progress, with commissioners directing staff to return with additional information and revised language for further consideration.

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