New Buildings Not Part Of Permit
BARC Electric Cooperative received an amended special exception permit last week that will allow it to operate a laydown yard at its Highland Belle property for another two years. But, the permit does not allow for the construction of any new structures.
Following a public hearing last Monday, April 14, in which neighbors complained that the laydown yard amounted to an industrial use in an agricultural district, and that what was originally supposed to be a temporary use had seemingly become a permanent one, the Rockbridge County Board of Supervisors granted an amended SEP but declined BARC’s request to allow construction of any new structures.
In its application for an amended SEP, BARC sought permission to build a large warehouse/shop for light maintenance and a second building to house equipment and vehicles. The consensus of the supervisors last week was that BARC, if it wants to build any new structures, would have to submit a new application to amend the latest SEP with more complete details of those structures.
Last week’s amended SEP came with several new conditions. There is a provision for a revamped entrance off of Fredericksburg Road and requirements for landscaping, motion sensor lighting and a plan for decommissioning BARC’s solar array when it is no longer in use.
BARC CEO Bill Buchanan told the supervisors last week that the laydown yard was “critical” for BARC to be able to continue with extending broadband fiber to unserved parts of the county and to respond to interruptions in electrical service throughout the county in a timely manner.
During a public hearing on the proposed amendment to the SEP, neighbors voiced objections. Continuing to allow an industrial use in an agricultural district runs counter to the county’s comprehensive plan, said Robin Moore. “We have a comprehensive plan for a reason. Disregarding it erodes its authority.” She decried what she felt was BARC’s “lack of long-term planning.”
“We’re trying to build a thriving, rural community,” said Christina Hart. “We don’t want an industrial facility dropped right in the middle of it.” She complained about the “heavy commercial vehicles” and the “visual impact” of industrial activity and planned large buildings.
“We were told the use as a laydown yard was only temporary,” said Felicity Hart. “[BARC’s] plan was to placate us to get what they wanted.”
“There’s a general lack of clarity [to BARC’s plans],” said Buddy Powers. The plans appear to call for a “35,000 square foot warehouse,” which he described as a “substantial structure. It will not fit in. It would change the character [of the agricultural district].” (The two proposed structures BARC wants to build would constitute a combined 35,000 square feet.)
When discussion returned to the supervisors, Dan Lyons and Leslie Ayers said they understood the neighbors’ concerns but expressed support for BARC extending broadband service to remote parts of the county. “I don’t want to do anything to slow down fiber,” said Lyons.
Supervisor Bob Day asked why the county has a comprehensive plan if it’s not going to follow it. Ayers responded that the question of whether the laydown yard is out of compliance with the comprehensive plan is a matter of interpretation. She said she supports the laydown yard at this location as long as the neighbors’ concerns are addressed.
Lyons made a motion to approve an amended SEP with revised conditions and without any new construction, with an understanding that BARC could return with a new application that included a detailed site plan for new construction.
David McDaniel seconded the motion, which passed 4-0. Jay Lewis abstained from voting and the discussion because he is a member of the BARC board.
The Planning Commission on April 9 had recommended approval on a 3-2 vote of an amended SEP with conditions that would have allowed the proposed new structures. Neighbors also expressed their opposition to the plans at a public hearing that began March 12 and continued to the Commission’s April 9 meeting.
BARC’s presence at the former Highland Belle school property goes back a decade, and the laydown yard has been there for nearly eight years.
An SEP was granted in May of 2015 for BARC to have an office complex, an equipment yard and a solar facility on what was originally an 8-acre parcel. Later that year, BARC acquired an additional 7.24 acres to the west. An amendment to the original SEP was approved in March of 2016 to allow for an expansion of the solar facility and development of a community field. However, those plans never materialized because of an expansion of the adjacent county collection center.
In July of 2017, the Board of Supervisors approved a twoyear SEP to utilize a portion of the property on the west side as a temporary laydown yard for storage of materials needed for a broadband fiber project. The SEP was extended another two years in 2019 and a modified SEP was approved for two years in 2021. A two-year extension of the SEP was approved in 2023, with BARC stating that it would develop longterm plans for this portion of the property prior to the expiration of the SEP on April 24, 2025.
