No public hearing. No notice to neighbors. No opportunity for the community to be heard. We're fighting back.
Take Action NowOn the evening of April 8, the Warren County Planning Commission quietly approved the siting of an 11-acre industrial electric substation on 141 acres of agricultural land at 386 Ashby Station Road — directly behind working farms in the North River District. Here's how it unfolded:
A proposal to rezone this same 141-acre parcel for commercial use was met with an enormous outpouring of public opposition. Residents, farmers, and community organizations rallied to protect agricultural land. The proposal failed.
After learning of improper communications between the property seller, Rappahannock Electric Cooperative, and County officials, the Alliance filed a Freedom of Information Act request. The County has not substantively responded, citing a payment dispute.
Rappahannock Electric Cooperative filed its application. It appeared on the Planning Commission calendar as a "Comprehensive Plan Review" — a description that would lead any resident to believe the Commission was reviewing the Plan itself, not approving an industrial substation.
The Planning Commission determined the substation is "substantially in accord" with the Comprehensive Plan. No public hearing was held. No adjacent landowners were notified. No opportunity for community input was provided. Comments at the hearing suggested the applicant was rushing due to an expiring purchase contract.
This isn't just about one substation. It's about whether our local government will follow its own rules, honor its own Comprehensive Plan, and give citizens a voice in decisions that affect their land, their property values, and their way of life.
The Comprehensive Plan explicitly directs development away from rural and agricultural areas. This substation was approved on land zoned Agricultural — contradicting the Plan's core growth management goal.
An 11-acre industrial facility with transformers, high-voltage equipment, and industrial fencing will impact neighboring farm properties, homes, and agritourism operations the Plan encourages.
The applicant cited only one of more than a dozen relevant Comprehensive Plan goals. At least 12 competing goals — protecting rural character, scenic views, groundwater, and adjacent properties — were never analyzed.
A lawful FOIA request about communications between the seller, utility, and County officials remains unanswered. The public deserves transparency about how this decision was made.
The Planning Commission's determination goes to the Board of Supervisors, which has the power to overrule it or remand it for a public hearing. We have a narrow window to act.
Cheryl Cullers, Chair (South River): 540-551-2045
Tony Carter, Vice Chair (Happy Creek): 540-551-2831
Dr. Richard Jamieson (North River): 540-327-2780
John Stanmeyer (Shenandoah): 540-692-6757
Hugh Henry (Fork): 540-622-3331
Tuesday, April 14, 2026 at 6:00 PM
Warren County High School Auditorium
155 Westminster Drive, Front Royal, VA 22630
This is a special meeting with public hearings. Arrive early and sign up to speak during the public comment period.
Wednesday, April 22, 2026 at 6:00 PM
Warren County Government Center, Board Room
220 North Commerce Avenue, Front Royal, VA 22630
This is the next regular Board meeting where the substation decision could be on the agenda. Fill the room.
Forward this page to your neighbors, your community group, and anyone who cares about protecting Warren County's agricultural land and rural character. The more voices, the stronger our case.
Get updates on the substation fight, upcoming Board meetings, and how you can help protect our community. We stand alongside the Alliance for the Shenandoah Valley and the Rockland Rural Historic District.