Board adopts parts of zoning code update, delays new solar rules and pulls vape-shop provisions for further review

The Campbell County Board of Supervisors took a series of votes on a sweeping zoning and code update that touched solar regulations, rules for vape or recreational‑substance retail, data‑center zoning and other zoning clarifications.

Staff presented the package and asked for the board's direction. Board discussion focused on two high‑profile issues: new solar rules (vegetative buffers, setbacks and decommissioning bonds) and a proposed definition and siting regime for "recreational substance retail" (vape shops and similar uses).

Dominion Energy representatives — George Jamerson and Morgan Vickery — requested the board delay the new solar rules until March 1 so a pending 3‑megawatt project in Gladys could be reviewed under the current ordinance. Dominion said the draft changes (including a vegetative buffer of about 75 feet and a 150‑foot setback, and an option for up to an 800‑foot setback in certain cases) would likely make the company’s proposed project unfeasible and said a March 1 effective date would allow their application to move forward under the existing rules and the project's timetable for state filings.

Board members debated timing and fairness. Some supervisors said the adopted language was intended to protect the public and the environment; others said delaying the effective date to accommodate an application in the queue was appropriate. The board ultimately approved most of the code revisions but set the effective date for the solar-related sections to March 1 so the pending application could be reviewed under the current rules. The motion passed with dissenting votes and the March 1 effective date was recorded.

On nicotine/vape regulation, the board removed numerous provisions from immediate adoption related to defining and siting vape shops and directed staff to re-advertise them for next month's permission‑to‑advertise with revised thresholds. The board instructed staff to re-advertise distance restrictions (originally proposed at 1,000 linear feet from daycare centers and schools) with a new draft distance and to change the definition thresholds. During the meeting supervisors discussed alternatives ranging from 1,000 feet to multi‑mile distances; one supervisor proposed 10 miles. The board ultimately directed re‑advertisement and specified a proposed change to the drafting language reducing the inventory/shelf thresholds (the board discussed moving to 10% or lower and a final motion amended advertising to 5% in both inventory and shelf area for consideration).

The board also voted to move data centers back to a special‑use permit process (removing a by‑right classification) and approved a package of other code changes (bulk‑storage clarifications, open‑burning distance clarifications and mandated updates from the General Assembly) with staggered effective dates as reflected in the motions made during the meeting.

Staff will re‑advertise the nicotine/vape items with the revised metrics and return with final language; the solar sections will take effect March 1. Dominion said it would continue to pursue its application and the board emphasized its discretion to approve or deny any application on the merits.