On the agenda: Rockbridge County meeting — data center (May 13)

County of Rockbridge
Office of Community Development

PLANNING &
ZONING
540-464-9662

150 South Main Street
Lexington, Virginia 24450
Office: (540) 464-9662
www.rockbridgecountyva.gov

GEOGRAPHIC
INFORMATION
SYSTEM
540-464-9656

AGENDA
ROCKBRIDGE COUNTY PLANNING COMMISSION
BOARD OF SUPERVISORS MEETING ROOM
May 13, 2026
7:00 P.M.
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In addition to citizens attending the meeting in person, citizens have several options to view or participate in the
Zoom Meeting Webinar as described below:
(1)

Join the Rockbridge County Planning Commission Zoom webinar
When: Wednesday, May 13, 2026, at 7:00pm
Please click the link below to join the webinar:
https://us02web.zoom.us/j/88433219671?pwd=U2c4clU2N3VNK1hISVZaOU91TEh4Zz09
Password: 499294

(2)

Or Telephone:
Dial in to one of the following numbers
+1 301 715 8592 or +1 312 626 6799 or +1 669 900 6833 or +1 253 215 8782 or +1 346 248
7799
Webinar ID: 884 3321 9671
Password: 499294

If you have never joined a zoom webinar you can find instructions to join at the following link:
https://support.zoom.us/hc/en-us/articles/115004954946-Joining-and-participating-in-a-webinar-attendeeYou can also view the meeting live on the Rockbridge County Planning Commission Meeting on the YouTube
Channel at the following link
https://www.youtube.com/channel/UCI-l_WCVgwvCF3el9__IeqA?view_as=subscriber
You will see a video that has “LIVE NOW” in red text by it and prior recorded meetings. Click on the LIVE
NOW video to watch and listen to the meeting Live or view the recorded video another time.

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1. Call to Order
2. Citizen Comments
In addition to physically attending the meeting, Citizens Comments can be made by:
a. Join the Zoom webinar by phone or computer using the instructions at the top of page one (1) of
this document then using the information below:

i. You can click on "Raise Hand" button. The mediator will unmute you and announce that
you can address your comment.
ii. If you call in, the mediator will announce the phone number as it is unmuted and the caller
can then state if he or she wishes to comment.
3. Minutes (April 08, 2026)
4. Board and Committee Reports
5. Guiovani L. Cruz- Application for a Three-lot Standard Subdivision on the northwestern intersection
Southwest View Dr. (Route 1503) and Mooreland Blvd. (Route 1503). The property is located in the
General Residential (R-1) Zoning District.
6. Discussion of Zoning Text Amendments
a. Public Utility Service, major in the General Residential (R-1) and Residential Mixed (R-2)
Zoning Districts
b. Section 504.00 – Gardening and Chickens
7. Adjourn

AT A REGULAR MEETING OF THE ROCKBRIDGE COUNTY PLANNING
COMMISSION HELD ELECTRONICALLY AND IN PERSON IN THE COUNTY
ADMINISTRATIVE OFFICE BUILDING, 150 SOUTH MAIN STREET, LEXINGTON,
VIRGINIA ON APRIL 8, 2026, AT 7:00 P.M.
PRESENT:
ABSENT:
SECRETARY:
STAFF:
COUNTY ATTORNEY:
OTHERS:

TOM BEEBE, ROBERT KRAMER, ADAM SANDRIDGE,
ANTHONY SUBRIZI, DAVID WHITMORE
CHRIS SLAYDON
JASON TYREE, NEIL WHITMORE, VIVECA HANSON,
JOHN DRYDEN
RUSS ORRISON, MICHAEL STEARNS
* * * * *

Mr. Beebe called the meeting to order at 7:01 pm and introduced Mr. Jason Tyree,
Zoning Administrator, who had joined the Office of Community Development. Mr. Beebe
welcomed Mr. Tyree to the staff.
Mr. Beebe conducted the following verbal roll call: Mr. Subrizi – present, Mr. Kramer –
present, Mr. Sandridge – present, Mr. Whitmore – present, Mr. Beebe – present.
It was discussed that, in addition to attending the meeting in-person, citizens have options
to participate in the meeting remotely, via phone or Zoom. The instructions for remote
participation are listed on the County website. Those wishing to view the meeting, live or after
the fact, can do so on the Rockbridge County Planning Commission YouTube page, also listed
on the County website.
* * * * *
The second item on the agenda was the citizen comment period, provided for comments
that do not relate to any item on the agenda.
Mr. Beebe asked if there was anyone physically present that had signed up to provide a
citizen comment.
Mr. Whitmore said there was no one that had signed up.
Mr. Beebe asked if there was anyone wishing to speak via Zoom or phone.
Ms. Hanson said there were no hands raised.
* * * * *
The third item on the agenda was a review of the minutes from the March 11, 2026
Planning Commission meeting.
Mr. Beebe asked if the Commissioners had the opportunity to review the minutes as
submitted, and if there were any questions or comments.
Hearing none, at 7:03 pm, Mr. Sandridge made a motion to approve the minutes.
Mr. Subrizi seconded the motion.
The motion was approved unanimously.

1

* * * * *
The fourth item on the agenda was a review of the Board and Committee actions that
took place during the month prior.
Mr. Whitmore reported the following:
- At the March 23, 2026, the Board of Supervisors approved the application by R.P.
Fralin to conditionally rezone a 12.44-acre portion of a property located on Northwind
Lane from the General Residential (R-1) zoning district to the Residential Mixed (R-2)
zoning district, with acceptance of proffers.
- The Community Development Committee met on March 16, 2026 and discussed items
such as affordable housing, the previous Planning Commission meeting and upcoming
Board of Supervisors meeting.
- The TCO Board nor the BZA met during the previous month.
* * * * *
The fifth item on the agenda was an application for a special exception permit.
Renovating Rockbridge LLC, 195 Walker Street, Lexington, VA 24450 has made an
application for a special exception permit for the construction of a storage business in
the General Business (B-1) Zoning District. The property is located on the west side of
the intersection of N Lee. Highway (Route 11) and Maury River Road (Route 39). The
property is owned by Renovating Rockbridge LLC (above address) and is further
identified as tax map number 61A2-2-A-6. The property is located in the B-1 Zoning
District. Per Section 605.03-12 of the Regulations, “wholesale business, storage or
warehouse” is a use by special exception in the B-1 Zoning District. The property is in
the Kerrs Creek Magisterial District.
Mr. Whitmore gave a brief overview of the application for a special exception permit to
develop a storage business in the General Business (B-1) zoning district. The property, identified
as tax map number 61A2-2-A-6, is located near the intersection of North Lee Hwy (Route 11)
and Maury River Rd (Route 39) and is 1.42 acres, per GIS calculations. Mr. Whitmore explained
that the applicant, Renovating Rockbridge, owns an additional parcel to the west of the property
included in the special exception application.
Mr. Whitmore reviewed conditions that could be utilized with a recommendation for
approval, which are as follows:
1. Substantial compliance with the schematic plan prepared by Perkins and Orrison,
titled, “Maury River Road Self Storage Special Exception Plan,” dated March 24,
2026.
2. Approval contingent on County Building Department, Virginia Department of
Transportation (VDOT), and the Tourism Corridor Overlay (TCO) Board.
Mr. Whitmore introduced the applicant, Mr. Michael Stearns, and the Engineer on the
project, Mr. Russ Orrison.
Mr. Stearns and Mr. Orrison came forward to review the application.
Mr. Orrison requested that the site plan, included in the Planning Commission package,
to be displayed on the screen.
2

Mr. Whitmore reviewed that the plans include a 21,000 square foot building to be used
for the storage business.
Mr. Orrison discussed that the site of the proposed storage business has tended to be a
dumping site for trash and building materials for many years. It was discussed that the right-ofway for Route 39 and Route 11 are large in width and take up a large portion of the property
itself. Additionally, there is an easement for a nearby transmission line that crosses the property.
These constraints condense the usable portion of the lot to be much smaller than its full size.
Mr. Orrison added that a large amount of fill material was placed on the site during the
construction of Route 11, which limits the types of buildings that could be constructed. However,
there is an increased need for storage facilities in the County, and the use is compatible with the
limitations of the site.
Mr. Orrison asked if the Planning Commission had any questions regarding the site plan.
Mr. Beebe said it appeared that the finished floor of the building would be situated such
that it would be at a lower elevation than Route 11.
Mr. Orrison said the final floor elevation will be close to that of the concrete pad that is
currently on the site. Mr. Orrison said he believed that the pad was at about the same elevation as
Route 39, but it may be a bit lower than Route 11.
Mr. Beebe said he thought that the topography on the site plan showed a different
elevation.
Mr. Orrison noted that there would not be any fill added to the site to raise the elevation
of the building.
Mr. Subrizi asked if there were plans for storage units accessed from outside.
Mr. Stearns said he did not have any plans for outdoor storage at the time. However, if
that were to change in the future, Mr. Stearns said he would go back through the process to
amend the special exception permit.
Mr. Subrizi asked if staff had considered a condition with the special exception permit
that would preclude the use of outdoor storage units.
Mr. Whitmore said it had not been considered, but a possible condition would include
substantial compliance with the site plan submitted by the applicant, as seen in the Planning
Commission package.
Mr. Orrison said that if a condition for substantial compliance with the site plan were
included with the special exception permit, outdoor storage units would not be able to be added.
Mr. Subrizi said there seemed to be space available for a customer to park a car or trailer
at the site.
Mr. Orrison reiterated that if Mr. Stearns wanted to be able to do that in the future, he
would have to come back through the special exception process to amend the permit.
Mr. Beebe said the Planning Commission would not need to add a condition precluding
the use of outdoor storage because the use was not included in the proposal as presented.
Mr. Orrison said that was correct.
Mr. Sandridge pointed out that the first potential condition recommended by staff
included substantial compliance with the site plan submitted.
Mr. Subrizi said there was not a condition excluding the use of outdoor storage.
Mr. Dryden said that if the applicant wished to add a use that is not included in the
submitted site plan, they would have to amend the special exception permit.
Mr. Subrizi said that the site plan included in the package only showed the pavement for
parking and the footprint of the proposed storage building.
3

Mr. Dryden said the applicant will be required to submit a more detailed plan in the
future as part of the application process.
Mr. Orrison added that the site plan and rendering of the building will have to be
reviewed and approved by Tourism Corridor Overlay (TCO) Board as well. The TCO Board will
be looking at items such as the esthetics of the building, including colors, materials, etcetera.
Mr. Subrizi said he understood but reiterated that parking a car or trailer on the pavement
around the building for storage would not be prohibited by the site plan that was submitted or the
proposed conditions. Mr. Subrizi said he was asking if staff had considered that possible use.
Mr. Stearns noted that he did not believe he would be able to allow such outdoor storage,
as doing so may block the access to drive around the building.
Mr. Whitmore pointed out that the site plan showed the overall size and footprint of the
building, the entrance to the parking lot and access to the building.
Mr. Subrizi said he saw there was thirty feet of pavement on one end of the proposed
building. Mr. Subrizi pointed out that there was not a proposed condition that included
compliance with the lighting regulations, as had been included in other special exception
permits. It was asked, although compliance with the lighting regulations is required, if such a
condition should be considered to be added.
Mr. Whitmore said that the site plan and building elevations will also be reviewed by the
Tourism Corridor Overlay Board.
Mr. Subrizi said there were existing regulations regarding lighting on the property.
Mr. Whitmore agreed, saying the lighting regulations are in Section 1300 of the Land
Development Regulations, which will be considered by the TCO Board during their review.
Mr. Slaydon added that in some scenarios, a condition regarding compliance with the
lighting regulations is included in the recommendation by the Planning Commission. However,
these instances are for special exceptions in the Agricultural zoning districts in the County. Per
the Regulations, the lighting ordinance only pertains to the industrial and business districts. Mr.
Slaydon explained that, because this property is in the B-1 zoning district, the applicant would be
required to comply with the lighting regulations.
Mr. Beebe thanked Mr. Slaydon for the explanation.
Mr. Whitmore asked if the plan was for one large building on the site.
Mr. Stearns said yes.
Mr. Whitmore asked if the building would be climate controlled.
Mr. Stearns said that part of the building is climate controlled and the other part is not. It
was explained that there were proposed to be exterior access doors to storage units on two sides
of the building, which would not have climate control. The storage units accessed from inside the
building would be climate controlled.
Mr. Whitmore remarked that the building is planned to be large in size.
Mr. Beebe asked what the interior ceiling height of the proposed building would be.
Mr. Stearns said he believed that the lowest point of the ceilings would be 9 feet tall. The
building is proposed to have a single slope roof.
Mr. Beebe asked if the building would have a gabled roof.
Mr. Whitmore said the roof was not included in the submitted plans.
Mr. Beebe said he understood that the TCO Board would be looking at the roof design. It
was discussed that the property of the proposed storage business had been used as a dump site
for excess fill materials for many years without grading the land. Mr. Beebe said he thought that
the storage facility could be the highest and best use for this specific property.
4

With no further discussion, Mr. Beebe opened the public hearing at 7:17 pm and asked if
there was anyone physically present that had signed up to speak.
Mr. Whitmore said there was no one that had signed up to speak.
Mr. Beebe asked if there was anyone wishing to speak via Zoom or phone.
Ms. Hanson said there were no hands raised.
Mr. Beebe closed the public hearing at 7:17 pm.
At 7:17 pm, Mr. Subrizi made a motion to recommend to the Board of Supervisors that
the application for a special exception permit to develop a storage business in the General
Business (B-1) zoning district be approved with the following conditions:
1. Substantial compliance with the schematic plan prepared by Perkins and Orrison,
titled, “Maury River Road Self Storage Special Exception Plan,” dated March 24,
2026.
2. Approval contingent on County Building Department, Virginia Department of
Transportation (VDOT), and the Tourism Corridor Overlay (TCO) Board.
Mr. Sandridge seconded the motion.
The motion was approved unanimously.
* * * * *
The sixth item on the agenda was a discussion regarding potential zoning text
amendments.
Mr. Whitmore discussed that the item was placed on the agenda to discuss any potential
future zoning text amendments.
Mr. Slaydon reviewed that at the Board of Supervisors had previously asked the Planning
Commission to review the existing regulations regarding electronic message centers for potential
update. Since that time, Mr. Dryden conducted research into the regulations of other localities to
help determine what updates could be made to Rockbridge County’s existing regulations.
Mr. Slaydon reviewed additional previous discussion of potential zoning text
amendments that had included planned unit developments and auxiliary dwelling units. Mr.
Slaydon said that staff continued researching these topics to be able to present the information at
a future Planning Commission meeting.
Mr. Beebe thanked Mr. Slaydon for the information and asked if there were any other
comments or questions.
Hearing no further discussion, Mr. Whitmore made a motion to adjourn the meeting at
7:19 pm.
Mr. Kramer seconded the motion.
The motion was approved unanimously.
Meeting adjourned.
Respectfully Submitted,
_____________________________
Christopher T. Slaydon

Secretary

5

AT A REGULAR MEETING OF THE ROCKBRIDGE COUNTY PLANNING
COMMISSION, HELD AT THE ROCKBRIDGE COUNTY ADMINISTRATIVE OFFICES
ON WEDNESDAY MAY 13, 2026
AGENDA ITEM:

Cruz Subdivision – Preliminary plat subdivision review in the
General Residential (R-1) Zoning District.

SUBMITTED BY:

Neil Whitmore – Deputy Zoning Administrator

DATE:

05/06/2026

SUMMARY OF INFORMATION:
Guiovani L. Cruz, 766 Borden Rd., Apt B, Lexington, Virginia 24450 has submitted an
application for a three-lot standard subdivision in the Residential General (R-1) Zoning
District.
The property is located in the Mount Vista Subdivision, on the northwestern side of the
intersection of Mooreland Blvd (Route 1502) and Southwest View Drive (Route 1503).
The parent parcel is identified as tax map number 60-21-A. The property is owned by
Guiovani L. Cruz and consists of 11.693 acres (per tax records). The proposed lots
range in size from 3.009 acres to 5.653 acres. The parcels will be accessed by
Mooreland Blvd and Southwest View Drive. The rear parcels are accessible via a 20 ft
right-of-way beginning at Southwest View Dr and extending to the northernmost parcel.
The property is located in the Kerrs Creek Magisterial District.
A subdivision is a regulatory process. Per section 907.02-10 of the County of
Rockbridge Land Development Regulations (the Regulations), standard subdivisions
are required to be reviewed by the Planning Commission. Per section 907.02-12 of the
Regulations, after receiving notification concerning the preliminary plat, the subdivider
shall have no more than six (6) months to file a final subdivision plat. Per section 909.01
of the Regulations, once the final plat is received, the Board of Supervisors shall act on
the final plat within sixty (60) days. Lastly, per section 909.01-3, the subdivider shall not
have more than six (6) months after receiving final approval to file the subdivision plat
for recordation
Recommendation:
The current action is to review the preliminary plat and offer feedback. The final plat will
be placed on a future Board of Supervisors meeting agenda.
Attachments:
Application
Location map
Zoning map
Proposed Subdivision Plan / Preliminary Plat
1

AT A REGULAR MEETING OF THE ROCKBRIDGE COUNTY, VIRGINIA PLANNING
COMMISSION, HELD AT THE ROCKBRIDGE COUNTY ADMINISTRATIVE OFFICES
ON WEDNESDAY, MAY 13, 2026
AGENDA ITEM:

Discussion of Zoning Text Amendments - Public Utility Service,
major in the General Residential (R-1) and Residential Mixed (R-2)
Zoning Districts

SUBMITTED BY:

Chris Slaydon - Director of Community Development

DATE:

May 7, 2026

SUMMARY OF INFORMATION:
Discussion of a potential zoning text amendment to provide for the use of “Public Utility
Service, Major,” (portion of the existing Definition) as a use by special exception in the
Residential General (R-1) and the Residential Mixed (R-2) Zoning Districts.
Staff has recently received communication that Dominion Energy will be applying for a
special exception application to rebuild a portion of an existing transmission line that
extends from the “Rockbridge” substation to the eastern side of the City of Buena Vista.
The Rockbridge substation is located eastside of N Lee (Rt 11) and is accessed by
Econo Lane (Route 739). This proposed project would fall under the use of a "Public
Utility Service, Major,” as defined. During the discussion with Dominion, it was
determined that portions of the existing transmission line are in the R-1 Zoning District.
While under current ordinance, “Public Utility Service, Minor” is a permitted use in the R1 and the R-2 Zoning District, there are no provisions providing for a “Public Utility
Service, Major” in the R-1 nor the R-2 Zoning Districts.
Per the current ordinance, “Public Utility Service, Major” is defined as:
302.164

Public Utility Service, major. Service of a regional nature which normally
entails the construction of buildings or structures such as generating
plants and sources, electrical switching facilities and stations or
substations, power generation battery storage facilities, data centers,
water and sewer operations, including water and wastewater treatment
plants, or ground mounted solar energy projects with a panel zone area of
one-quarter (0.25) acre or greater, and similar facilities. Included in this
definition are also electric, gas, and other utility transmission lines of a
regional nature which are not otherwise reviewed and approved by the
Virginia State Corporation Commission. Also included in this definition are
other facilities necessary for the provision and maintenance of such
utilities, to include equipment/laydown yards and office buildings.
(Sec. 302.164 Amended by Ord. of 10-27-14; Sec. 302.164 Amended by
Ord. of 2-23-26)

Per the current ordinance “Public Utility Service, Minor” is defined as:
302.164A

Public Utility Service, minor. Service which is necessary to support
development within the immediate vicinity and involves only minor
structures. Included in this use are small facilities such as transformers,
relay and booster devices, well, water, sewer pump stations, ground
mounted solar energy projects with a panel zone area of less than onequarter (0.25) acre, and similar facilities.
(Sec. 302.164A Added by Ord. of 2-23-26)

To limit the uses associated with a “Public Utility Service, Major” in the R-1 and R-2
Zoning Districts, staff has drafted the following language for the Planning Commission’s
consideration:
Use by Special Exception in the R-1 Zoning District:
604.03-9 - Public Utility Service, major as defined, but not to include generating plants,
electric stations and substations, power generation battery storage facilities, data
centers, water and wastewater treatment plants, ground mounted solar energy projects
with a panel zone area of one-quarter (0.25) acre or greater, and other related facilities
such as equipment/laydown yards and office buildings.
Use by Special Exception in the R-2 Zoning District:
604B.03-7 - Public Utility Service, major as defined, but not to include generating plants,
electric stations and substations, power generation battery storage facilities, data
centers, water and wastewater treatment plants, ground mounted solar energy projects
with a panel zone area of one-quarter (0.25) acre or greater, and other related facilities
such as equipment/laydown yards and office buildings.
Recommendation:
If there is consensus among the Commission, direct staff to either conduct additional
research and return the item for further discussion or instruct staff to schedule a public
hearing for the June 10, 2026 Commission Meeting.
Attachments:
None

AT A REGULAR MEETING OF THE ROCKBRIDGE COUNTY, VIRGINIA PLANNING
COMMISSION, HELD AT THE ROCKBRIDGE COUNTY ADMINISTRATIVE OFFICES
ON WEDNESDAY, MAY 13, 2026
AGENDA ITEM:

Discussion of Zoning Text Amendments - Section 504.00 Gardening and Chickens

SUBMITTED BY:

Chris Slaydon - Director of Community Development

DATE:

May 7, 2026

SUMMARY OF INFORMATION:
Section 504 of the County of Rockbridge Land Development Regulations pertains to
gardening and chickens.
Prior to a zoning text amendment approved by the Board of Supervisors on March 28,
2011, Section 504 pertained solely to gardening:
504.00

GARDENING

Gardening shall be exempt from zoning permit requirements in any
district allowing residential uses, provided that such gardening shall
not be objectionable by reason of odor, dust, noise, pollution, soil
erosion, sedimentation, or drainage.
In order to allow for the keeping of chickens in the Residential Zoning District, the Board
of Supervisors approved a zoning text amendment that modified the language
associated with Section 504. The current section reads:
504.00

GARDENING AND CHICKENS

Gardening and the keeping of up to six (6) female chickens shall be
exempt from Zoning Permit requirements in any district allowing
residential uses provided that such gardening and keeping of female
chickens shall not be objectionable by reason of odor, dust, noise,
pollution, soil erosion, sedimentation, or drainage. Roosters shall not
be allowed. The minimum acreage requirement for keeping chickens
shall be one (1) acre and any structures and pens erected for such
purpose shall be located in the rear yard, twenty (20) feet off of any
side or rear property lines. The chickens shall be required to be
contained within a pen at all times.
The current language is problematic due to the phrase “any district allowing residential
uses,” as this includes the agricultural zoning districts.

To update the information, staff has drafted the following language for the Planning
Commission’s consideration:
Gardening and the keeping of up to six (6) female chickens shall be
exempt from Zoning Permit requirements in any Residential Zoning
District any district allowing residential uses provided that such
gardening and keeping of female chickens shall not be objectionable by
reason of odor, dust, noise, pollution, soil erosion, sedimentation, or
drainage. Roosters shall not be allowed in the Residential Zoning
Districts. The minimum acreage requirement for keeping chickens in the
Residential Zoning Districts shall be one (1) acre and any structures and
pens erected for such purpose shall be located in the rear yard, twenty
(20) feet off of any side or rear property lines. The cChickens in the
Residential Zoning District shall be required to be contained within a pen
at all times.
Recommendation:
If there is consensus among the Commission, direct staff to either conduct additional
research and return the item for further discussion or instruct staff to schedule a public
hearing for the June 10, 2026 Commission Meeting.
Attachments:
None