Proposed Electric Substation Declared Compliant with Comprehensive Plan at County Planning Commission Meeting

Towards the end of a full agenda at the April 8 meeting of the County Planning Commission, under new business, which, due to its nature, does not entail a public hearing, there was a majority in favor of declaring a proposed electric substation at 386 Ashby Station Road as compliant with the comprehensive plan. Located in the 340/522 corridor, this public utility service would be characterized by distribution, delivering power to Warren County residents. “You either have this, or you have brownouts,” Commissioner Scott Kersjes said, painting an extreme picture of what might be the case if infrastructure is neglected. “There is no question that we need this,” Commissioner Paul Barnhart commented, again, emphasizing the need for robust infrastructure.

The County Planning Commission meets on April 8 for a regular meeting. Royal Examiner Photo Credits: Brenden McHugh

However, several concerns made this decision somewhat complex. While the commission generally makes a recommendation to the board, this vote was unique in that the commission made the decision; the board retains the right to override it, and a written explanation of the commission’s findings and rationale will be required. The absence of a public hearing made Kersjes so uncomfortable that he abstained from the vote. The commission could have delayed the item to hold a public hearing if deemed necessary, but in the interest of timeliness for the applicant, the majority voted in favor of a declaration that the substation location is appropriate in relation to the comprehensive plan. Any review by the board of this decision would likewise happen without a public hearing.

Interim Planning Director Kelly Wahl and County Attorney Daniel Rose.

Also, Commissioner William Gordon emphasized to the applicant the potential public resistance to this item, which might justify holding a hearing. In past developments of the comprehensive plan, the Ashby Station location, currently zoned agricultural, was considered for industrial zoning, which, according to Gordon, met with strong public opposition. Turning around and establishing industrial use there will likely invite a strong reaction. The commissioners encouraged Rappahannock Electric Cooperative to hold a charrette and educate the public on the intent of this project and what can be expected. Above all, citizens should be disabused of the notion that a data center might be attached to this project. Insofar as that is a relevant concern, the cooperative’s representatives affirmed that the substation will not have sufficient capacity to support a data center.

Joseph Grimmer speaks in favor of his application for a short-term tourist rental after significant neighborhood opposition at the public hearing.

All these concerns considered, the commission moved in favor of the declaration, based on the consensus that the infrastructure is vital and, with stipulations, permitted by the code in all districts. Also, that evening, the commission considered several applications for short-term tourist rentals: one received strong neighborhood pushback, and another received a recommendation to deny due to a setback complication that may be resolved by the time the application goes before the board. A new place of worship and a building service establishment received green lights. Commission matters covered the online expansion of the planning department to allow citizens who do not wish to appear in person to submit comments for public hearings. The agenda being fully executed, the meeting was adjourned.

Watch the Warren County Planning Commission Meeting of April 8, 2026.