Augusta County, VA — Solar Development Risk Assessment

No Moratorium

Augusta County-specific SE/SUP conditions control — county-set setbacks vary from 50 ft (rural) to 300+ ft (residential adjacent). Verify current Augusta County zoning ordinance for adopted local setback standards.

SUP, SE

Mixed/divided

Project outcomes (denials/withdrawals/deferrals); Policy signal (tightening/repeal/ban/caps/spacing)

Improving

Local permit: Special Use Permit (SUP) or Conditional Use Permit (CUP) in A-1 Agricultural zoning; issued by Board of Supervisors (BOS) or Planning Commission per county ordinance. Counties without zoning (Buchanan, Russell, Lee, Scott, etc.) proceed via revenue-sharing siting agreements. SCC CPCN: Va. Code §56-580 (as amended by HB 1558/SB 762, eff. Jul 2021) — SCC Certificate of Public Convenience & Necessity required for generating facilities ≥5 MW; waivable for utility-owned projects under SCC-approved IRP. DEQ Permit by Rule (PBR): Required for all solar facilities ≥1 MW per Va. Code §10.1-1197.6; includes VSMP/VPDES erosion & stormwater permits. Mar 2022 DEQ rule: solar panels counted as impervious surface same as parking lots. Revenue sharing: Va. Code §15.2-2288.7 — localities may require up to $1,400/MW-year for utility-scale solar on agricultural or forestal land; increases 10% in year 1 then every 5 years thereafter. VDACS notice: VA Dept. of Agriculture & Consumer Services must be notified for projects converting prime agricultural or forestal land. PENDING LEGISLATION (as of Mar 11, 2026): HB 711 (Herring) / SB 347 (VanValkenburg) both cleared both chambers and await Gov. Spanberger's signature (session ends Mar 14, 2026). If signed: (1) all localities must allow solar ≥1 MW via special exception — outright bans illegal; (2) statewide setback floor: 150–200 ft non-participating dwellings, 50–100 ft from state roads, 100–250 ft from streams/wetlands, 50–75 ft from property lines; (3) localities retain denial authority but must report reasons to SCC public database; (4) companion HB 891/SB 443: BESS permitted accessory use on approved solar SE sites. Spanberger is pro-solar; signature expected. Monitor: lis.virginia.gov.

Virginia Clean Economy Act (VCEA, 2020): Dominion must reach 100% carbon-free by 2045; Appalachian Power by 2050; major driver of utility-scale solar procurement. Net metering: available under VCEA for systems up to 1 MW (by-right); large-scale behind-the-meter negotiated. SCC SolarShare: Dominion program offering renewable energy credits. Virtual net metering (Virginia): programs vary by utility. DEQ review: required for solar facilities ≥150 MW (permit by rule) or DEQ standalone review. Utility: Dominion Energy Virginia serves 2/3 of VA; Appalachian Power (AEP) serves western VA; Northern Virginia Electric Coop (NOVEC) serves NoVA exurbs; various rural cooperatives and municipal utilities.

Multiple SUP approvals pre-aggregate-cap | 20–80 MW | 2019–2022 | APCo / CVEC territory; Staunton/Waynesboro corridor Weyers Cave Solar (Dominion Energy) | ~60 MW / ~480 acres | SUP Approved 2020 | Operational Stuarts Draft Solar (NextEra Energy) | ~80 MW / ~640 acres | SUP Approved 2021 | Operational [2022 amendment: 2-mile minimum radius between projects + ban within urban service areas; cap likely approached; verify remaining capacity with Augusta County Planning before filing]

Multiple applications denied or withdrawn 2022–2024 after aggregate cap approached and 2-mile radius rule enacted South River Solar (Strata Clean Energy) | ~100 MW | Withdrawn 2022 — 2-mile radius rule blocked site selection Fishersville Solar (unnamed developer) | ~60 MW | DENIED 2023 — BOS cited cap concerns and 2-mile radius non-compliance Additional 2 applications rejected 2022–2024 | [Augusta cap appears substantially consumed; no new large approvals anticipated]