Botetourt Zoning ordinances being studied
The Botetourt County Board of Supervisors approved changes to the zoning ordinance in anticipation of new energy uses when the Board met on May 23, 2023. They met at the Botetourt County Administration Building at Greenfield in Amsterdam.
One change adds new uses for electric vehicle charging stations at various commercial enterprises, while the other addresses solar energy facilities.
Regarding electric charging stations, the only concern expressed was the possibility of fire or electrical shock. The county planner said the charging stations must meet or exceed National Electric Code standards and would be inspected when installed. Additionally, charging stations are built so that the electricity immediately disconnects when the plug is removed from a vehicle.
Staff noted the county has had inquiries from multiple developers for charging stations. Tesla, for example, is currently looking at an area near Food Lion in Daleville. However, until the changes made at the recent meeting, charging stations were only allowed at convenience stores. Now, electric charging stations would be allowed at any establishment primarily engaged in food retail, convenience stores, including self-service auto-fuel, stand-alone electric vehicle charging stations, car washes, and restaurants.
Additionally, convenience stores would not be able to provide high-flow commercial diesel dispensing or on-site parking spaces designed for large commercial trucks; such as tractor-trailers and buses,” under the code changes.
The code changes for solar use adds small-scale, minor-scale roof, minor-scale ground and utility-scale solar energy facilities as permitted land uses. Some of this language is required by the State of Virginia. In 2018, the Virginia General Assembly required solar facilities designed solely to meet the electrical and thermal needs of a property to be a by-right use in most districts. The purpose of small-scale and minor-scale roof-mounted solar energy facilities is to serve the electrical and thermal needs of the property.
The small scale solar use must meet the USBC requirements as well as other safety codes. The threshold for a small-scale solar energy facility is: an onsite solar energy conversion system producing not more than 40 kW of electricity. Small-scale solar energy systems generally reduce onsite consumption of utility power for agricultural and residential applications.
Larger solar use would be permitted via Special Exception Permit (SEP) so that the Planning Commission and Board of Supervisors could limit the impact of a project on neighboring landowners. Any solar facility except the small scale solar facilities or solar facilities mounted on roofs would have to go through some form of environmental and historical review. Facilities up to 150 megawatts must obtain a Department of Environmental Quality (DEQ) permit by rule, which is a process for review of environmental impacts and public input into a project. Facilities above 150 megawatts generally will need some form of review by the State Corporation Commission (SCC) along similar lines. A project must pass through zoning review first, however.
Additionally, large solar usage requires preservation of pollinator areas and other natural environment areas, and must have a decommissioning plan in the event the solar area is abandoned or otherwise left uncared for.
The Supervisors unanimously approved the zoning ordinance changes for both the electric charging stations and the solar usage.
The Supervisors also unanimously approved a request from Gregory L. and Kathy S. Johnson to vacation portions of a 60-foot right of way and a 13-foot alley, known as Glade Avenue, near Flat Road in Iron Gate.
The Supervisors also dropped a no-sign requirement as a special exception condition on property located at 4281 Botetourt Road. Known as Eastern Appalachian Teen Challenge, Inc., the private school houses approximately 10 students ranging in age from 12 to 17. The school can now place a sign on US 220 within the normal sign boundaries found in the county code.
— Anita Firebaugh, Special to the Botetourt Bee
