Solar permitting — Shenandoah County, Virginia
On file: public meetings, local news, known opposition groups.
2023 ordinance: 50-acre disturbance zone cap, specific buffer/spacing requirements. Permitting: Utility-scale solar permitted via SUP in agricultural zones; 300-ft setback; hard 50-acre cap; very high compliance st…
Key driver: 2023 ordinance: 50-acre disturbance zone cap, specific buffer/spacing requirements. HB 711/SB 347: 50-acre disturbance cap challenges any application >~40 MW; near-prohibitive caps may be challengeable as functional bans under new framework. Setback provisions largely compatible with state floor.
Permitting process
Local permitting pathway
Utility-scale solar permitted via SUP in agricultural zones (A-1, A-2); Ord. 2023-01 (Apr 25, 2023) established the current framework; SUP requires PC recommendation and BOS approval; projects subject to density cap of 50 acres disturbed zone within any 1-mile radius; BOS has cited cumulative density concerns in denials
Setbacks & buffers
Shenandoah County (Ord. 2023-01, Apr 25 2023): Setbacks required: within 300 ft of identified historical, cultural, and scenic resources; within floodplain, 100-ft stream buffer, critical slopes, ridge areas, and other sensitive mapped features. Max disturbance zone per facility: ≤50 acres per 1-mile radius of each approved project.
Spacing requirements
≤50-acre disturbance zone per 1-mile radius of approved projects — spacing and size are unified in one provision
Size restrictions
≤50 acres maximum disturbance zone per facility per 1-mile radius of any approved project
Penalties & bonding
No penalties or adjustments. Standard CUP/SUP process.
State-level permits & approvals
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.
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State policy & grid context
State RPS & clean energy policy
100% carbon-free by 2050 (Dominion), 2045 (APCo) | Virginia Clean Economy Act (2020) | Va. Code §56-585.5
State incentive programs
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.
Grid & interconnection
PJM / Dominion Energy Virginia (DEV) transmission zone
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Battery storage (BESS) P1 State-Default Permitting
Standalone BESS (not co-located with approved solar): still requires county SE/SUP and host siting agreement
BESS ordinances & bylaws
County-level battery-storage status, safety requirements, and projects — each linked to a primary source.
Community opposition P1
Organized opposition signals on record for this county — petitions, community groups, and oppositional coverage — each linked to its primary source.
- r/nova on Reddit: Backlash to data centers prompts political upset in northern Virginia Data center
- r/Virginia on Reddit: Id like to hear virginians thoughts on our drought situation and how datacenters contribute. Data center
- Community opposition to "Project Tallmadge" data center (emerging concern) — petition Data center
SitePath maintains the most complete community-opposition dataset available, refreshed continuously from primary sources.
Subscriber intel Subscribers
Researched for this county and available with a subscription:
- Project track record
- Developer intelligence
- Governing board
Energy-related meetings & dockets P1
Halo color matches the energy category tagged on each meeting.
- 2025-03-19 Utility BoardData Center
Data center project discussed at joint meeting to provide information and align county departments.
- 2021-12-02 Planning CommissionSolar
Planning Commission heard a special-use permit application for a solar facility and disqualified one member due to conflict of interest.
- OtherSolar
The Citizen's Advisory Committee is working to prepare a set of District Information Sessions to help better outline to the public
- OtherSolar
Shenandoah County Planning And Zoning staff discussed a special use permit application for a large scale solar facility.
- OtherSolar
Appendix (Resource Material and Other Valuable Planning Tools and Information) Maps Agricultural/Forestal Districts and Conservation Easements Flood Hazards Mineral Extraction, Soils, and Topography Watershed Management District and Forest
- OtherData Center
AN ORDINANCE AMENDING ARTICLE I PURPOSE, TITLE AND DEFINITIONS and ARTICLE III “DISTRICT REGULATIONS” and ARTICLE XXIII “DATA CENTER DEVELOPMENT” OF CHAPTER 165 OF THE CODE OF SHENANDOAH COUNTY BE IT ORDAINED by the Board of Supervisors of
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State PSC dockets P1
No tracked activity yet — coverage expands weekly.
Local news P3
- 2026-09-02 Loudoun County Virginia Data Center Backlash
- 2026-08-14 Got Electric Earns Six 2026 Top Solar Contractor Recognitions As Marylands Solar Market Gains Ground 302851433
- 2026-07-21 New Electric And Alternative Fuel Vehicles To Be Displayed At Expo
- 2026-07-20 Data Centers Want To Build Their Own Gas Turbines Would That Skirt State Renewable Energy Laws
- 2026-07-20 Data Centers Want Build Own 092845733
- 2026-07-15 Valley Energy Companies Voice Support New State Energy Affordability Initiative
- 2026-06-16 Strasburg Residents Pack Public Forum Proposed Data Center Development
- 2026-06-15 New Solar Panel Manufacturer Opens Virginia
- 2026-06-09 Msolar Manufacturing Mount Jackson Virginia
- 2026-06-09 23 Million Solar Manufacturing Facility Create 150 New Jobs Mount Jackson
- 2026-06-08 Msolar Build Us23 7 Million Solar Glass Cell Module Factory Virginia
- 2026-06-05 Shenandoah County Solar Panel Company Investing 23 8 Million In New Operation
- 2026-05-13 U S Solar Developer Seeks Connection To Wrong Powerline Delays Project Five Years
- 2026-03-27 Shenandoah Valley Electric Cooperatives Latest Trick To Get More Money From Us
- 2026-03-13 Data Center Expansion Looms Over Midterm Elections
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