Research note · May 23, 2026
Battery storage in PJM, county by county: where the regulations actually pencil
Eleven counties across Virginia, Maryland, New Jersey, Ohio, and Illinois, profiled at the depth Counterflow Energy can underwrite. State preemption, zoning by district, NFPA 855 fire-code adoption, the active interconnection corridor, every recent BESS approval or denial, primary-cited.
- Counties profiled
- 11
- States covered
- VA · MD · NJ · OH · IL
- Primary sources
- 120+
PJM-wide context
PJM-wide context — what's load-bearing for BESS in 2026
Five PJM-wide facts every per-county read sits on top of. None of these are speculative; each is a primary-source citation a developer can put in a board deck or an interconnection memo.
SIS reform
FERC accepted PJM's expanded Surplus Interconnection Service tariff Feb 11, 2025 (effective March 7); ~153 GW of latent SIS-available capacity at existing PJM POIs per Berkeley/Goldman School (~24 GW of which is plausibly storage).
sourceCycle 1 (Apr 27, 2026 deadline)
First fully-reformed PJM queue cycle. 811 projects, ~219 GW total; storage 67 GW (second only to gas at 106 GW). Project processing target 1–2 years.
sourceCapacity market — ELCC by duration
PJM 2026/27 BRA ELCC class ratings: 4-hr 50%, 6-hr 58%, 8-hr 62%, 10-hr 72%. Long-duration is the structural arbitrage.
sourceER26-1088 co-location order
FERC's Dec 18, 2025 order created three new transmission services (Interim NITS, Firm Contract Demand, Non-Firm Contract Demand). Apr 16, 2026 partial accept/reject; PJM further compliance filing due May 18, 2026 (replace 'Point of Change in Ownership' with 'Point of Interconnection').
sourceOperational vs queue
PJM operational BESS <500 MW end of 2025 (vs CAISO ~14–16 GW, ERCOT ~16 GW). Modo projects ~7 GW online by 2030. Brattle's PJM resource-adequacy number is 43 GW of storage by 2045.
source
State targets
State BESS targets across the PJM footprint
What the state actually requires (or doesn't) is the first filter on a county shortlist. Virginia, Maryland, New Jersey, and Illinois have hard MW targets; Ohio, Pennsylvania, and the remaining PJM states do not.
| State | BESS target / signal | Statute / source |
|---|---|---|
| Virginia | 3,100 MW by 2035 (Dominion 2,700 + APCo 400) | Code of Virginia §56-585.5(E) |
| Virginia (expansion attempt) | 10,000 MW by 2045 — VETOED May 2025 (HB 2537 / SB 1394) | Youngkin veto |
| Virginia (siting unlock) | HB 891 / SB 443 — BESS by-right on existing solar parcels, capped at 100% of solar nameplate, eff. July 1, 2026 | Va. General Assembly 2026 |
| Maryland | 3,000 MW by 2033 (interim 750 MW by 2027, 1.5 GW by 2030) | MD HB 910 (2023), Ch. 570 |
| Maryland (preemption) | HB 1036 (Renewable Energy Certainty Act, 2025) preempts local prohibition of front-of-meter BESS; PSC procures 800 MW by Oct 2026 | MD HB 1036 (eff. July 1, 2025) |
| New Jersey | 2,000 MW by 2030 (interim 600 MW by 2021) | N.J.S.A. 48:3-87.8 (Clean Energy Act of 2018, P.L. 2018 c.17) |
| New Jersey (program) | Garden State Energy Storage Program (GSESP) — Phase 1 Tranche 1 (Mar 2026) 355 MW awarded; Tranche 2 ~645 MW (bids Aug 7, 2026) | NJ BPU Order 8E (June 18, 2025) |
| Illinois | 3 GW by Dec 31, 2030; first IPA procurement Aug 26, 2026 for 1,038 MW (20-yr Indexed Storage Credit, MISO Zone 4 or PJM ComEd) | Clean and Reliable Grid Affordability Act (CRGA, SB 25), signed Jan 8, 2026 |
| Ohio | No statewide BESS mandate. SB 52 (2021) gives counties veto over ≥50 MW solar + ≥5 MW wind — does NOT cover standalone BESS; OPSB has jurisdiction for ≥50 MW BESS under ORC 4906. | Ohio SB 52 / ORC 4906 |
| Pennsylvania | No statewide BESS mandate. Act 129 (2008) sets utility EE&C targets; storage qualifies but no MW mandate. Phase V starts June 2026. | PA Act 129 |
| WV / KY / IN / NC (PJM) | No statewide BESS mandates. Indiana + Kentucky require storage in utility IRPs but no MW target. NC HB 951 (2021) is carbon reduction (70% by 2030, net-zero by 2050) without BESS-specific MW. | Confirmed via CESA state-targets table |
County profiles
Eleven counties, profiled at Charlotte depth
Same primary-source discipline Cliff uses for Mecklenburg/Charlotte data center sites (UDO section by section, application packet linked, utility process cited): zoning thesis, BESS-specific districts, setbacks, NFPA 855 status, approval body + timeline, interconnection context, state-incentive overlay, live alerts, recent activity, contacts.
Loudoun · VA
PJM DOM
Dominion Energy Virginia (IOU) + Northern Virginia Electric Cooperative (NOVEC) for ~33,000 customers
Thesis
Loudoun is the only PJM county that wrote BESS into its zoning code at the district level (Sec. 4.07.02, Dec 2023) and has approved a utility-scale project (Evergreen 20 MW, Jan 2024) — but every utility-scale BESS goes through Special Exception, not by-right, and the Phase 2 data-center zoning amendment could sweep BESS in. Counterflow's anchor is the same DOM 500/765 kV buildout that is being constructed for data centers. source
Zoning
Sec. 4.07.02 defines two BESS categories. Utility-Scale ESS (grid-export) requires Special Exception (SPEX) in CLI, JLMA-1/2/3/20, OP, PD-RDP, TR-10, or Minor Special Exception (SPMI) in IP, GI, MR-HI. Site-Specific ESS is allowed countywide as accessory. Not by-right anywhere for utility-scale. source
Special use: CLI · JLMA-1 · JLMA-2 · JLMA-3 · JLMA-20 · OP · PD-RDP · TR-10 · IP · GI · MR-HI
Setbacks
50 ft from public roads · 20 ft from principal buildings · 10 ft between containers (3 ft with fire barriers per NFPA 855) · 50 ft from nonresidential property lines · 100 ft from residential property lines · 3-ac minimum project area · no siting within 1/3 mi of a historic resource · acoustic barriers + Type C buffer on a 6-ft earthen berm where adjacent to residential. source
Fire code (NFPA 855)
Virginia SFPC 2021 = IFC 2021 + state amendments; IFC §1207 ESS provisions derive from NFPA 855. Sec. 4.07.02 explicitly requires NFPA 855 compliance for container sizing, separation, detection, suppression, water supply, plus UL 9540 listing. source
Approval
Body: Planning Commission recommendation → Board of Supervisors decision (quasi-legislative SPEX / SPMI)
Timeline
~11 months filing to BoS decision based on the Tenaska Spoonbill 425 MW timeline (SPEX filed April 17, 2026; PC November 2026; BoS decision projected March 2027). Evergreen 20 MW was faster (PC Nov 2023 → BoS unanimous Jan 16, 2024). source
Filed with
Loudoun County Department of Planning and Zoning, 1 Harrison St. SE, 3rd Floor, Leesburg VA 20175 (P.O. Box 7000, 20177-7000), 703-777-0246 source
Interconnection
Loudoun substation serves ~30% of NoVA load. PJM-approved MidAtlantic Resiliency Link (Dominion 500 kV), a $4.8B underground HVDC 525 kV from Brunswick County to Mosby Substation (Arcola) delivering 3,000 MW by June 2032, and Loudoun's first 765 kV line. Nearest retiring fossil for SIS reuse is Possum Point in Prince William, not in-county. source
Alerts
Phase 1 ZOAM (March 18, 2025) removed by-right data center status. Phase 2 ZOAM is underway covering data centers + utility substations — BESS could be swept in. Track BoS agenda. source
Cochran Tech Park (LEGI-2024-0037, BESS + data centers on Cochran Mill Rd) was deferred by Planning Commission July 29, 2025 pending a fire marshal report — first signal that PC will scrutinize fire-protection plans before recommending BESS. source
Recent activity
Evergreen Energy Center (East Point Energy, 20 MW) on Evergreen Mills Rd south of Leesburg — BoS approved unanimously Jan 16, 2024 (PC 8-3 Nov 2023). source
Spoonbill BESS (Tenaska, 425 MW / ~$750M) on 93 ac off Gulick Mill Rd SE of Leesburg — SPEX filed April 17, 2026; PC November 2026; BoS decision projected March 2027. source
Cochran Tech Park (BESS + data centers) on Cochran Mill Rd — PC deferred July 29, 2025 pending fire marshal report. source
Contacts & references
- Loudoun County Department of Planning and Zoning
BESS Special Exception intake + review
1 Harrison St. SE, 3rd Floor, Leesburg VA 20175 · 703-777-0246
- NOVEC (Northern Virginia Electric Cooperative)
Distribution interconnection for the western half of the county (~33,000 customers); BESS RFPs
- PJM RTEP / Dominion Local Plan
Transmission overlay (765 kV, 525 kV HVDC, 500 kV MidAtlantic Resiliency Link)
Prince William · VA
PJM DOM
Northern Virginia Electric Cooperative (NOVEC, 84,775 customers) + Dominion Energy Virginia at specific substations
Thesis
Prince William has the cleanest siting path of any major Northern Virginia county for utility-scale BESS: M-1 + Data Center Opportunity Zone Overlay parcels go through Public Facility Review (PFR) at the Planning Commission with a 90-day statutory clock — no Board of Supervisors vote, no Special Use Permit, no Special Exception. Two BESS projects were approved unanimously on a single PC agenda July 16, 2025. source
Zoning
BESS facilities sited M-1 (Heavy Industrial) within the Data Center Opportunity Zone Overlay are processed as Public Facility Reviews (PFR) under Va. Code §15.2-2232 and PWC Zoning Ordinance Sec. 32-201.10, NOT Special Use Permits. PFR is the procedural overlay; the use itself is treated as permitted electric utility infrastructure. source
By-right: M-1 (Heavy Industrial), within Data Center Opportunity Zone Overlay
Setbacks
No BESS-specific setbacks in the public-facing ordinance — standard M-1 dimensional standards apply. The active Data Center Ordinance Amendment study (Res. 23-111) lists setbacks among items, but no BESS carve-outs are finalized. source
Fire code (NFPA 855)
Virginia Statewide Fire Prevention Code (2021 cycle, effective Jan 2025) enforced by the PWC Fire Marshal — incorporates 2021 IFC §1207, which references NFPA 855. No PWC-specific BESS fire amendments beyond state code. source
Approval
Body: Planning Commission (final decision-maker on PFRs; appealable to Board of Supervisors within 10 days, BoS then has 60 days)
Timeline
90-day statutory clock from first public hearing under §15.2-2232. The two July 2025 BESS PFRs (Gainesville + Manassas) both cleared on a single PC agenda — no need for SUP rezoning timeline. source
Filed with
PWC Planning Office, 5 County Complex Court Suite 210, Prince William VA 22192 · 703-792-7615 · eService portal at eservice.pwcgov.org/planning source
Interconnection
Morrisville–Wishing Star 500 kV / 230 kV traverses PWC (PJM-approved 2023, ~$5B). NOVEC's 300 MW Diamond Hill Substation is pending. NOVEC opened a 2025 BESS RFP for direct procurement — a procurement-track alternative to the SPEX route. No specific retiring fossil for SIS reuse identified in-county. source
Alerts
No BESS moratorium. Va. Court of Appeals voided PW Digital Gateway approvals March 2026 on notice grounds (procedural, not substantive); BoS declined to appeal in April 2026 — narrow procedural ruling, doesn't bind BESS. source
Data Center Ordinance Amendment (Res. 23-111, Feb 2023) still active. Advisory group disbanded; scope covers DC noise, setbacks, screening. BESS not in scope but spillover risk exists. source
Recent activity
Gainesville BESS (PFR2025-00007) — 13149 University Blvd, Bristow, ~3.06 ac / ~20 MW / 18 enclosures, adjacent NOVEC Linton Hall Substation. Approved unanimously by Planning Commission July 16, 2025. source
Manassas BESS (PFR2025-00010) — 8400 Bethlehem Rd, ~6.0 ac, adjacent NOVEC Paradise Substation + Dominion Railroad Substation, within Airport Safety Overlay Transitional Zone. Approved unanimously July 16, 2025. source
City of Manassas (independent jurisdiction, NOT PWC) BESS proposal rejected by City Council 2024 — doesn't bind PWC but worth noting as a recipient-side anecdote. source
Contacts & references
- PWC Planning Office
PFR intake + Planning Commission staffing
5 County Complex Court Suite 210, Prince William VA 22192 · 703-792-7615 · planning@pwcgov.org
- NOVEC (Northern Virginia Electric Cooperative)
Distribution interconnection (84,775 PWC customers); active 2025 BESS RFP
- PWC Fire Marshal's Office
NFPA 855 / IFC 1207 plan review
- NOVEC Diamond Hill Substation
Pending 300 MW substation — interconnection-adjacent siting opportunity
Spotsylvania · VA
PJM DOM
Dominion Energy Virginia (primary) + Rappahannock Electric Cooperative (rural pockets)
Thesis
Spotsylvania is the transmission story for BESS in DOM zone: Plus Power's 200 MW / 800 MWh Scarlet Energy Storage SUP (active, Chancellor Substation POI) plus Dominion's $billion+ Bristers–Ladysmith 500 kV rebuild and the new Tributary 230 kV substation all converge here. The unlock is HB 891 / SB 443 — effective July 1, 2026, utility-scale BESS becomes by-right on any parcel already approved for utility-scale solar, capped at 100% of associated solar nameplate. The AES Spotsylvania Solar Center (500 MW AC / 620 MW DC, three SUPs approved April 2019) becomes a ~500 MW by-right BESS site post-7/1/2026. source
Zoning
Standalone utility-scale BESS (>5 MW) currently moves via Special Use Permit. The 2024 ordinance update (Articles 6/7) defines BESS but the BESS-specific district-by-district matrix is not publicly indexed in Municode (HTTP 403); pull directly from Planning. Data center accessory BESS is permitted under Dec 2025 Ord. 23-190 standards. source
Setbacks
BESS-specific setbacks are not codified — set via SUP conditions. For reference: data centers under Ord. 23-190 require 300-ft vegetated buffer + 400-ft setback from residences/schools/churches/hospitals/parks/childcare + 75-ft max height. source
Fire code (NFPA 855)
Virginia SFPC 2021 = IFC 2021 (NFPA 855 in §1207). Scarlet's applicant materials commit to NFPA 855 compliance as part of the SUP conditions package — the de-facto local standard. source
Approval
Body: Planning Commission recommendation → Board of Supervisors decision (SUP)
Timeline
Scarlet SUP25-0006 timeline shows ~12+ months from community meeting (June 2025) through 2nd Submission (Nov 2025) without a BoS vote yet — meaning Counterflow should plan ~15-18 months SUP lead time on standalone projects today, dropping toward weeks for the HB 891 by-right path post-7/1/2026. source
Filed with
Spotsylvania County Planning & Zoning, 9019 Old Battlefield Blvd Suite 100, Spotsylvania VA 22553 · Director Kimberly Pomatto AICP · 540-507-7434 source
Interconnection
Chancellor Substation (Dominion, in-county) is the Scarlet POI; sits on the Bristers–Ladysmith 500 kV rebuild corridor. Tributary 230 kV substation + double-circuit line is SCC-approved June 30, 2025, in-service early 2027 (Dominion + REC partnership). North Anna–Bristers 500 kV (70 mi through Louisa/Spotsylvania/Caroline/Stafford/Fauquier) has Q3 2026 SCC filing. North Anna Substation (Louisa, just SW) is the 500 kV hub. No retiring coal in-county — North Anna is nuclear. source
Alerts
HB 891 / SB 443 (Shin/McPike) — effective July 1, 2026, makes utility-scale BESS by-right on any parcel previously approved for utility-scale solar, capped at 100% of associated solar nameplate. Locality notification required, no SUP. The single largest BESS siting unlock in Virginia for 2026. source
Ord. 23-190 (data center design standards) passed Dec 2025 on a 4-3 vote with three supervisors wanting SUPs back. Goosman's seating adds a fourth. Re-litigation likely in 2026 and could pull BESS into the same debate. source
Recent activity
Scarlet Energy Storage (Plus Power) — 200 MW / 800 MWh on ~15 ac adjacent to Dominion's Chancellor Substation, SUP25-0006 active. Construction target 2027, COD 2029. source
AES/sPower Spotsylvania Solar Energy Center — 500 MW AC / 620 MW DC on 6,350 ac, three SUPs granted April 2019, partial COD July 2021. Becomes a candidate for ~500 MW by-right BESS post-7/1/2026 under HB 891. source
Contacts & references
- Kimberly Pomatto, AICP
Director, Planning & Zoning — direct contact for BESS SUP precedent
540-507-7434 · 9019 Old Battlefield Blvd Suite 100, Spotsylvania VA 22553
- Bristers–Ladysmith 500 kV rebuild (Dominion)
Transmission overlay along Chancellor Substation POI corridor
- North Anna–Bristers 500 kV (Dominion)
Q3 2026 SCC filing — Louisa/Spotsylvania/Caroline/Stafford/Fauquier corridor
- PJM DOM zone reference
Zone map for transmission-level zone confirmation
Louisa · VA
PJM DOM
Dominion Energy Virginia (IOU) + Rappahannock Electric Cooperative (REC) for rural and AWS Lake Anna load
Thesis
Louisa is the highest-density data center build in PJM outside NoVA: AWS's two Technology Overlay District campuses (Lake Anna 420+ MW, Northeast Creek up to 3 GW across 10 substations) plus EdgeCore's 697-ac Shannon Hill purchase put 3.4+ GW of new hyperscale load within a single county already hosting North Anna nuclear (1.9 GW) and an announced Dominion SMR. The BESS unlock is co-location adjacency: standalone storage paired with these data center substations commands a meaningful premium over greenfield, and HB 891/SB 443 makes utility-scale BESS by-right on any parcel previously approved for utility-scale solar effective July 1, 2026 — a real path given Two Oaks Solar's 118 MW / 50 MW BESS at Cooke Rail Park. source
Zoning
Standalone utility-scale BESS in Louisa today moves via Conditional Use Permit (CUP) under Chapter 86 — there is no dedicated BESS ordinance. The August 2022 Chapter 86 solar amendment is the closest hook: it requires applicants to describe any proposed battery storage and address fire threat and fiscal impact. Two Oaks Solar (Energix, 118 MW solar + 50 MW BESS at Cooke Industrial Rail Park) is the county's first approved BESS, approved by CUP in January 2022. source
Special use: A-1 (Agricultural) · A-2 (Agricultural) · I-1 (Industrial) · I-2 (Industrial)
Setbacks
BESS-specific setbacks are not codified — set via CUP conditions in line with Chapter 86 solar setback practice. Two Oaks committed to a Louisa-funded fire tanker as a CUP condition, signaling the de-facto fire-protection standard for BESS in-county. source
Fire code (NFPA 855)
Virginia SFPC 2021 = IFC 2021 (NFPA 855 in §1207). Louisa enforces via the Department of Fire and EMS; the Two Oaks CUP condition for a dedicated fire tanker is the de-facto AHJ expectation for utility-scale BESS until a county-specific ordinance is adopted. source
Approval
Body: Planning Commission recommendation → Board of Supervisors decision (CUP)
Timeline
Approximately 6-12 months from CUP application to Board of Supervisors decision based on Two Oaks Solar's January 2022 approval and typical Louisa solar CUP timing; faster than Loudoun or Spotsylvania given Louisa's data-center-friendly posture and the TOD's adoption in April 2023. source
Filed with
Louisa County Community Development Department, 1 Woolfolk Avenue, Louisa VA 23093 · 540-967-3430 source
Interconnection
AWS Lake Anna Tech Campus (LATC) is being served by two new substations (one Dominion, one REC), each rated for 300 MW of campus load; AWS Northeast Creek Tech Campus (NCTC) plans 10 substations at 300 MW each for up to 3 GW. The North Anna-Bristers 500 kV line (Q3 2026 SCC filing) and the Valley Link / Joshua Falls-to-Yeat 765 kV line (115 mi through Louisa) anchor the bulk-power buildout. North Anna nuclear (1.9 GW) sits in-county, and Dominion announced an SMR RFP at North Anna in July 2024 with potential deployment by 2034. source
State target / incentive
Code of Virginia §56-585.5 sets a 3,100 MW utility-scale BESS mandate by 2035 and a 100% clean-energy target by 2050. HB 891/SB 443 (effective July 1, 2026) makes utility-scale BESS by-right on any parcel already approved for utility-scale solar, capped at 100% of the associated solar nameplate — a direct unlock for Two Oaks Solar's BESS expansion in Louisa. source
Alerts
Technology Overlay District (TOD) — adopted April 2023 to give data centers by-right status in designated zones — is under Planning Commission review for potential rollback. Any TOD rollback could lengthen the CUP pathway for new data centers and indirectly the BESS pairing economics. Track BoS agenda. source
AWS withdrew its third Louisa data center campus proposal (7.2 million sq ft on 1,370 ac) on July 23, 2025 after community resistance. Louisa Supervisor Duane Adams (Mineral District) signaled 'pump the brakes' — sentiment that could carry into BESS approvals tied to new data centers. source
HB 891 / SB 443 (Shin/McPike) — effective July 1, 2026, makes utility-scale BESS by-right on any parcel previously approved for utility-scale solar, capped at 100% of associated solar nameplate. The Two Oaks Solar parcel (Cooke Rail Park) becomes a by-right BESS expansion candidate post-7/1/2026. source
Recent activity
AWS Lake Anna Technology Campus (LATC) — 153 ac at Kentucky Springs Road and Haley Drive, 7 data centers / 1.7 million sq ft / 420+ MW with two new substations (Dominion + REC, 300 MW each). Land disturbance permit issued week of July 17, 2024; first data center operational late 2025 / early 2026. source
AWS Northeast Creek Technology Campus (NCTC) — 816 ac developed (1,444 ac total) south of Jefferson Highway and east of Mt. Airy Road, planned for 10 substations at 300 MW each (up to 3 GW total), part of a $11B AWS investment in Louisa by 2040. source
EdgeCore — purchased 697 ac in Shannon Hill business park for a 3.9 million sq ft data center facility with closed-loop cooling, lower water impact than AWS's withdrawn third proposal. source
Two Oaks Solar (Energix subsidiary) — 118 MW solar + 50 MW battery storage at Cooke Industrial Rail Park north of Davis Highway (Route 22). Louisa's first BESS approval; CUP granted January 2022, with applicant funding a dedicated fire tanker for Louisa Fire and EMS. source
Dominion SMR at North Anna — RFP announced July 10, 2024 (with Gov. Youngkin), enabled by SB 454 ratepayer cost-recovery cap of $1.40/mo; deployment forecast beginning 2034 per Dominion's 2023 IRP. source
Contacts & references
- Louisa County Community Development Department
BESS Conditional Use Permit intake + review (Chapter 86)
1 Woolfolk Avenue, Louisa VA 23093 · 540-967-3430
- Dominion Energy Virginia — North Anna-Bristers 500 kV
Bulk-transmission build supporting AWS + future SMR load; SCC filing Q3 2026
- Valley Link / Joshua Falls-to-Yeat 765 kV
Dominion + FirstEnergy Transmission + Transource joint venture; 115 mi through Louisa
Pittsylvania · VA
PJM DOM (Dominion + Mecklenburg Electric Coop + Southside Electric Coop); Danville Utilities is municipal/APPA
Five providers: Appalachian Power · Danville Utilities (municipal) · Mecklenburg Electric Cooperative (>50% of northern county) · Dominion Energy (Brosville/Chatham/Hurt) · Southside Electric Cooperative
Thesis
Pittsylvania is the cautionary tale county: 1991 ordinance lacks codified BESS standards, every utility-scale BESS runs bespoke SUP conditions, and East Point Energy withdrew a 60 MW project in Nov 2024 not for politics but for prohibitive grid-upgrade costs at the Mecklenburg/Dominion seam. The flip side: the Berry Hill megasite (Jan 2026 rezoning) makes heavy-industrial power generation by-right with no public hearing — the lowest-friction utility-scale energy site in the county, and arguably in DOM South. source
Zoning
Current 1991 ordinance has no BESS-specific use category; utility-scale BESS goes via Special Use Permit in agricultural/rural districts. A comprehensive rewrite was scheduled for an Aug 19, 2025 BoS vote — adoption status not verified in primary sources. Berry Hill megasite (Jan 2026) is the exception: heavy industrial + data centers + power generation are by-right. source
Setbacks
Project-specific via SUP conditions, not codified. East Point Energy's Simpson Energy Center (60 MW, withdrawn) was conditioned at minimum 100-ft setbacks from all property lines as one of 16 staff-recommended conditions — the de-facto baseline. source
Fire code (NFPA 855)
Virginia SFPC 2021 (IFC 2021, NFPA 855 in §1207) enforced by Pittsylvania Fire Marshal. East Point SUP conditions required explicit NFPA 855 compliance — the local norm. source
Approval
Body: Planning Commission recommendation → Board of Supervisors final decision (SUP). For Berry Hill megasite parcels: by-right after Jan 2026 rezoning.
Timeline
Not codified. East Point's 2024 case showed months between PC recommendation and BoS hearing; Counterflow should plan 9-12 months for SUP plus a separate clock on interconnection cost determination, which is what actually killed East Point. source
Filed with
Pittsylvania County Community Development / Zoning, 53 Main Street, Chatham VA 24531 · 434-432-7700 · Zoning 434-432-1767 · Sabrina Fowlkes sabrina.fowlkes@pittgov.org source
Interconnection
East Point Energy withdrew its 60 MW Simpson Energy Center in Nov 2024 citing prohibitive grid-upgrade costs at the Hurt/Gretna location, on the Mecklenburg Electric Cooperative / Dominion seam — the binding-constraint signal for northern Pittsylvania. Danville Utilities sites (10.5 MW + 11 MW / 44 MWh) cleared on municipal distribution. PJM-wide DOM-zone BESS queue is ~45 GW per ACORE; in-county queue positions need a direct PJM queue export. source
Alerts
Pending comprehensive zoning rewrite — first since 1991 — will introduce codified BESS standards. Postponed to Aug 19, 2025 BoS hearing; post-Aug status not verified in primary sources, re-confirm before relying. source
Solar (NOT BESS) restrictions adopted March 2023: 5-mi project-to-project separation + 2% acreage cap per zoning district. Signals county appetite to constrain utility-scale generation; BESS-specific spillover risk in the rewrite. source
Recent activity
East Point Energy — Simpson Energy Center (60 MW, Hurt/Gretna). Staff recommended approval with 16 conditions; applicant withdrew Nov 18, 2024 citing prohibitive grid interconnection costs. source
Danville Utilities I (10.5 MW) — in service Oct 2022, southern Pittsylvania, municipal distribution. source
Danville Utilities II / Lightshift Energy (11 MW / 44 MWh) — under development, $30M projected peak-demand savings. source
Berry Hill megasite — Planning Commission + BoS unanimous Jan 2026 rezoning to heavy industrial with by-right power generation. No active BESS project on-site yet; the unlock is the lack of public hearing. source
Contacts & references
- Pittsylvania County Community Development / Zoning
SUP intake; the 1991-ordinance path requires bespoke conditions
53 Main St, Chatham VA 24531 · 434-432-1767 · sabrina.fowlkes@pittgov.org
- Utility provider map (Pittsylvania)
5-utility patchwork — verify serving utility site-by-site via county GIS
Frederick · MD
PJM APS (Allegheny Power Systems)
Potomac Edison (FirstEnergy) — ~285,000 customers across MD/WV; BGE does not extend into Frederick County
Thesis
Frederick is the state-preemption county. SB 931 (Renewable Energy Certainty Act, 2025) strips most local zoning veto power for front-of-meter BESS that meets statewide PSC construction standards, and projects ≥20 MW that filed at PJM by Jan 1, 2025 ride a 70-day-expedited CPCN through the Public Service Commission. PSC must also procure 800 MW of storage by Oct 2026. For Counterflow, the practical entry point is the CPCN, not the County Council — unless the project is sub-20 MW or sited at Eastalco/Adamstown where the new Critical Digital Infrastructure overlay applies. source
Zoning
Frederick County Zoning Ordinance Ch. 1-19 has no principal-use category for utility-scale BESS — solar is at §1-19-8.205.5; BESS defaults into 'Public Utility' or similar catch-all, typically a special exception in GI/LI industrial districts. SB 931 preempts local prohibitions for front-of-meter BESS meeting state standards; the County Council ordinance is largely advisory for ≥20 MW projects. source
Special use: GI (General Industrial) · LI (Limited Industrial) — likely path via special exception
Setbacks
No BESS-specific setbacks in Ch. 1-19; solar setbacks at §1-19-8.205.5 are not transferable. PSC will set statewide construction standards by mid-2026 under SB 931. source
Fire code (NFPA 855)
MD State Fire Marshal adopted 2024 NFPA 1 + NFPA 101 (incorporating 2023 NFPA 855); updated codes published in Maryland Register Feb 7, 2025. The Commission to Advance Lithium-Ion Battery Safety (SB 532/HB 468, 2024) formally recommended statutory NFPA 855 adoption. source
Approval
Body: For ≥20 MW with pre-Jan 2025 PJM queue position: PSC CPCN (state-level, expedited 70 days through 2030). Otherwise: Planning Commission → County Council (legislative map/text), Board of Appeals (special exception), County Executive (administration). Charter county — NO Board of County Commissioners.
Timeline
CPCN expedited path is ~70 days faster than standard for projects qualifying under SB 931 — concrete monthly savings against the Brandon Shores RMR-driven capacity squeeze. Standard Board of Appeals special exception runs ~6-9 months. source
Filed with
Frederick County Division of Planning and Permitting, 30 N. Market St., Frederick MD 21701 · (301) 600-1138 · Permits & Inspections (301) 600-2313 source
Interconnection
Brandon Shores (Talen, Anne Arundel) retirement delayed from May 2025 to May 31, 2029 under RMR agreement (FERC-approved May 1, 2025) — Baltimore-area transmission upgrades required in-service Dec 31, 2028. APS/PJM-East capacity tightening directly drives BESS interconnection demand. Dickerson Generating Station (NRG/GenOn, across Potomac in Montgomery County) retired 540 MW coal in June 2020 — POI candidate for SIS across the river. source
State target / incentive
Maryland Energy Storage Income Tax Credit expired Dec 31, 2024. Replaced by MEA RCES Grant Program (FY26 $2M from SEIF; 30% of installed cost, $5K residential / $150K commercial cap) — residential/commercial only, does NOT apply to >5 MW front-of-meter. Portal closed; oversubscribed. The real state lever for utility-scale is SB 931 preemption + PSC's 800 MW procurement. source
Alerts
Bill No. 25-09 (Critical Digital Infrastructure Overlay Zone) passed Dec 23, 2025 on 5-2 vote — limits data centers to ~2,600 ac around Eastalco/Adamstown. Does NOT address BESS, but the political signal is restrictive and a follow-on BESS amendment is plausible. source
Proposed Bill (Oct 28, 2025) on Ch. 1-19 Use Table Update is pending — review for any BESS language before BoCo Council vote. source
Recent activity
The widely-reported 'Maryland BESS denial' is Worcester County (Pocomoke City, East Point Energy 150 MW / 600 MWh Cedar Hall, denied 4-1 Aug 14, 2025), NOT Frederick. No documented Frederick County BESS denial located in primary sources. source
Contacts & references
- Frederick County Division of Planning and Permitting
Special exception intake (sub-20 MW or pre-PSC path)
30 N. Market St., Frederick MD 21701 · (301) 600-1138
- Frederick County Charter government
Council/Executive structure — no BoCC; common confusion point
- Potomac Edison (FirstEnergy) MD/WV territory
Serving distribution utility — confirm POI on territory map
Howard · MD
PJM BGE (majority) + APS (Potomac Edison west); NOT PEPCO — common error
BGE for most of county · Potomac Edison (FirstEnergy) west · PEPCO does NOT serve Howard (PEPCO MD territory is Montgomery + Prince George's only)
Thesis
Howard County sits in the densest 500/230 kV BGE backbone in PJM, and Maryland's HB 1036 (effective July 1, 2025) preempts local prohibition of front-of-meter BESS — so Counterflow's path is the Hearing Examiner conditional-use rail under §128 (Public Utility) plus the statewide preemption framework. The catch is Howard County has not yet adopted a BESS-specific use category or setback table; until DPZ ships the conformance amendment, every project goes via Hearing Examiner conditional use with conditions set case-by-case. source
Zoning
Howard County Zoning Regulations have no standalone BESS use category. Utility-scale BESS routes through 'public utility' provisions in Section 128 — typically conditional use in rural districts (RC, RR) and by-right or site-development-plan review in industrial (M-1, M-2). The DPZ HB1036 Policy Memo addresses only solar, not BESS. State preemption: HB 1036 (Renewable Energy Certainty Act, effective July 1, 2025) bars county zoning that prohibits front-of-meter energy storage construction or operation. source
Special use: RC (Rural Conservation) · RR (Rural Residential) · M-1 (Light Industrial) · M-2 (Heavy Industrial)
Setbacks
No BESS-specific setback in published Howard County zoning materials. HB 1036 statewide floor extends to 'energy storage devices': fencing ≥50 ft from public ROW; setbacks ≤100 ft from property lines and ≤150 ft from nearest residential dwelling wall. State Power Plant Research Program owes additional siting/design rules by July 1, 2026. source
Fire code (NFPA 855)
Howard County adopts NFPA 1 Fire Code. Maryland State Fire Prevention Code incorporates NFPA 1 (2024 ed.); Chapter 52 mandates NFPA 855 compliance for stationary energy storage. Some local AHJs still enforce 2018 NFPA 1 per the State Fire Prevention Commission June 4, 2025 minutes — confirm with Howard County Fire & Rescue at submittal. source
Approval
Body: Hearing Examiner Joyce Nichols, Esq. (NOT County Council; appeals to Board of Appeals) — Section 131.0 standards. PSC CPCN preempts for qualifying ≥20 MW projects with pre-Jan 2025 PJM queue position under HB 1036.
Timeline
Pre-submission community meeting (3-week notice to neighbors) → file via ProjectDox ($2,500 fee + per-poster/ad costs) → 30-day public hearing posting → written Decision and Order. No posted SLA; HB 1036 obligates 'expedited review' for qualifying energy storage SDPs. source
Filed with
Howard County DPZ, 3430 Court House Drive, Ellicott City MD 21043 · Director Lynda Eisenberg · (410) 313-2350 source
Interconnection
Howard sits between Baltimore + DC load with strong 500/230 kV BGE backbone. Brandon Shores retirement mitigation (PSC Case 9748) does NOT cross Howard — BGE Tri-County Bundle is Harford/Baltimore/Anne Arundel only. But Brandon Shores' ~2.3 GW retirement creates region-wide capacity scarcity; PJM Maryland resource adequacy memo flags storage as part of the fix. BGE High Ridge Substation expansion (Howard) is in the Tri-County Bundle scope per BGE materials — potential POI candidate. source
State target / incentive
Maryland HB 910 (2023) Maryland Energy Storage Program targets 3,000 MW by 2033 (interim 750 MW by 2027, 1.5 GW by 2030). PSC may reduce if not cost-effective. source
Alerts
Anne Arundel County Bill 9-26 (active consideration, Jan 2026) introduces BESS zoning rules with fire-safety / siting focus — Howard expected to follow with a conformance amendment to HB 1036. Watch DPZ amendment calendar. source
State PPRP siting rules due July 1, 2026 — will reshape local discretion for utility-scale BESS in unincorporated areas across Maryland. source
Recent activity
No verified Howard County BESS approvals/denials located 2024-2026 in DPZ or Hearing Examiner published sources. The widely-cited 'Maryland BESS denial' is Worcester County (Cedar Hall Energy Center, East Point Energy, 150 MW / 600 MWh denied 4-1 Aug 14, 2025), NOT Howard. source
Maryland Counties Conduit Street overview tracks statewide BESS activity by county — useful for monitoring Howard-adjacent activity. source
Contacts & references
- Howard County DPZ
Conditional use intake (sub-20 MW path)
3430 Court House Drive, Ellicott City MD 21043 · (410) 313-2350
- Hearing Examiner Joyce Nichols, Esq.
Decision-maker on conditional use applications; Board Administrator Kel Berg (410) 313-2395
- PJM zone GIS
Confirm BGE vs APS LDA for specific parcels
- BGE Tri-County Bundle (Brandon Shores mitigation)
PSC Case 9748 — adjacent transmission upgrade overlay
Salem · NJ
PJM AECO (Atlantic City Electric Company)
Atlantic City Electric (Exelon) — covers Atlantic, Cape May, Cumberland, Salem, parts of Gloucester/Burlington/Camden/Ocean. PSE&G is generation-only (Artificial Island nuclear) in Lower Alloways Creek, not retail distribution.
Thesis
Salem County is the transmission-density play. Artificial Island in Lower Alloways Creek is PJM's largest generation site at 3,447 MW (Salem-1, Salem-2, Hope Creek), backed by 500 kV transmission and the completed PJM Artificial Island Project (new 230 kV submarine cable to Red Lion DE, in service since fall 2020). PSEG announced June 2024 subsequent license renewals extending Hope Creek to 2066 — no retirements coming. Co-located/nearby BESS injects into one of the densest 500 kV corridors in PJM. NJ BPU's Garden State Energy Storage Program (Phase 1 Tranche 1, March 2026) didn't award any Salem projects — white space for a first-mover. source
Zoning
Zoning is municipal in NJ; Salem County Planning Board reviews subdivisions for county-road impacts only. Top BESS-receptive townships: Carneys Point (explicitly permits renewable energy under Code §212-48.5(B)–(C) in LI and RR zones); Pilesgrove (Article IV principal-use solar/wind, uses district principal-building setbacks); Lower Alloways Creek (Salem/Hope Creek nuclear host, industrial-friendly — but Land Use Code BESS-specific text needs township-office confirmation). source
Special use: Carneys Point §212-48.5: LI (Light Industrial), RR (Rural Residential) · Pilesgrove Article IV: principal-use solar/wind districts · Lower Alloways Creek: industrial; BESS text NOT FOUND in code, recommend Township Zoning Office 856-935-1549
Setbacks
Pilesgrove: principal solar/wind = district principal-building setbacks; wind towers 350 ft from any municipal boundary, residential zone line, residential use, school, or recreation site. Carneys Point §212-48.5 specific BESS setbacks not parsed (ecode360 WebFetch blocked). Default to NFPA 855 (2026 ed.) hazard-mitigation-analysis-driven separation distances. source
Fire code (NFPA 855)
NJ Uniform Fire Code is N.J.A.C. 5:70, adopting IFC 2015 by reference per §5:70-3.1(a). Construction-side: NJ UCC Fire Prevention Code 2018 (IFC 2018) for construction permits. IFC 2018 §1206 governs electrical energy storage but does NOT reference NFPA 855; UL 9540/1973 are the listed standards. NJ 2023 rulemaking (PRN 2023-051) updating IFC editions is pending — formal NFPA 855 incorporation status not found. source
Approval
Body: Township Planning Board (site plan, conditional uses) or Zoning Board of Adjustment (use variances, hardship variances) per NJ MLUL. Salem County Planning Board reviews county-road frontage only.
Timeline
MLUL statutory clocks: minor site plan = 45 days from complete application; major site plan = 95 days; extendable by mutual consent. BESS-specific township process timeline not posted publicly. source
Filed with
Filed at township level (Carneys Point / Pilesgrove / LAC clerk). Salem County Planning Board for county-road review. source
Interconnection
Artificial Island = 3,447 MW (Salem-1, Salem-2, Hope Creek), 500 kV transmission, PJM Artificial Island Project completed fall 2020 (new 230 kV submarine cable to Red Lion DE + new 500/230 kV transformer at Hope Creek). PSEG subsequent license renewals announced June 2024 extending Salem-1 to 2056, Salem-2 to 2060, Hope Creek to 2066 — no retirement SIS path. The play is co-location adjacent to one of the densest 500 kV corridors in PJM. source
State target / incentive
N.J.S.A. 48:3-87.8 mandates 2,000 MW of installed storage by 2030 (interim 600 MW by 2021), codified in the Clean Energy Act of 2018 (P.L. 2018 c.17). The Garden State Energy Storage Program (GSESP) is the implementing vehicle: Phase 1 approved June 18, 2025 by NJ BPU Order 8E; Tranche 1 (March 2026) awarded 355 MW across 3 projects (Sayreville/Middlesex, Ridgefield/Bergen, Bordentown/Burlington — none in Salem). Tranche 2 (~645 MW) expected H1 2026. source
Alerts
Gov. Sherrill EO No. 7 imposed a 90-day administrative-rule freeze post-EO No. 2 acceleration directive — creates timing uncertainty for finalized GSESP rules. Re-verify status before relying on H1 2026 Tranche 2 dates. source
Tranche 1 awards (Mar 5, 2026, 355 MW total) skipped Salem County entirely — white space for a first-mover developer to anchor BPU attention. source
Recent activity
Pilesgrove Township rejected an 800-acre solar project (ReThink Energy NJ) — signals scrutiny on size. Smaller BESS footprints likely fare better than 800-ac solar. source
GSESP Phase 1 Tranche 1 (Mar 5, 2026): Sayreville/Middlesex Woods Landing 200 MW, Ridgefield/Bergen Two Rivers 150 MW, Bordentown/Burlington NAES Corp 5 MW — Salem zero. PJM new-services queue scrape filtered to Salem County buses (Keeney, New Freedom, Hope Creek 500 kV) would reveal active interconnection requests. source
Contacts & references
- Salem County Planning Board
County-road frontage review only — municipal boards are primary decision-makers
- Lower Alloways Creek Township Zoning Office
Nuclear host township; industrial-friendly; BESS text confirmation
856-935-1549
- Atlantic City Electric (Exelon)
Serving EDC — confirm POI on NJDEP utility GIS
- NJDEP Electric Utilities Territory Map
Authoritative service-territory GIS layer
- PJM AECO zone reference
Zone map for transmission-level confirmation
- PSEG nuclear subsequent license renewal (June 2024)
Confirms no Salem/Hope Creek retirement through 2066 — interconnection density holds
Burlington · NJ
PJM PSEG (majority) + AECO (southern slice); JCP&L counts Burlington in its 13-county footprint but municipal overlap is minor
PSE&G dominant (~30 munis) · Atlantic City Electric southern slice · JCP&L minor overlap. 14 of 40 Burlington munis are in the Pinelands Area (avoid).
Thesis
Burlington is the GSESP-active county. Bordentown Township awarded 5 MW in Garden State Energy Storage Program Phase 1 Tranche 1 (BPU order March 4, 2026, $300K/yr × 15 yrs to NAES) — first BPU-affirmed BESS award in the county. Counterflow's anchor: non-Pinelands townships served by PSE&G (Bordentown, Florence, Burlington Township) with Tranche 2 (~645 MW) bids due Aug 7, 2026. Bordentown's §500-XIII renewable-energy ordinance is the cleanest siting template; Florence and Burlington Township route through ZBA use variance until BESS is broken out. source
Zoning
Municipal zoning. None of the targeted townships have a standalone BESS ordinance; BESS is regulated as part of 'renewable energy facilities,' as public-utility use, or by silence (Use Variance via ZBA). Bordentown Township §500-XIII 'Renewable Energy Facilities' is the most BESS-relevant — permits renewable energy with 25/50 ft setbacks and 25-ft vegetative buffer; solar-centric so utility-scale BESS routes ZBA unless paired with solar. Florence Township §295 Art XLVI permits solar PV as accessory in many zones but not major ground-mount. Burlington Township §330 Art VII was amended 2025-OR-003 March 11, 2025; BESS provisions not publicly indexed. source
Special use: Bordentown Twp §500-XIII (renewable energy in I/industrial) · Florence Twp §295 Art XLVI (solar accessory in R, RA, RB, RC, RD, RD-1, AGR, HC, NC, OP, GM, SM, P, S, RAA) · Burlington Twp §330 (BESS section text not publicly indexed, confirm with Township)
Setbacks
Bordentown Art XIII: 25 ft (nonresidential adjacency) / 50 ft (residential adjacency); 25-ft landscape buffer; underground utility lines required. Florence and Burlington Township: BESS setbacks not posted; expect ZBA-imposed conditions plus NFPA 855 / IFC clearance defaults. source
Fire code (NFPA 855)
NJ Uniform Fire Code (N.J.A.C. 5:70) layered on IFC 2021 (NJ UCC fire subcode). NFPA 855 statewide adoption status not formally confirmed; AHJ enforcement is de facto, and IFC 2021 §1207 ESS provisions apply. NFPA 855 2026 ed. is published; CleanPower summary catalogues HMA-driven separation distances now the baseline. source
Approval
Body: Planning Board (site plan, conditional use) or Zoning Board of Adjustment (use variance / d-variance). Burlington County Planning Board parallel review for projects on county roads/drainage.
Timeline
MLUL statutory: 120 days for ZBA action after complete application + county review. Realistic 6-9 months for a use variance + site plan. source
Filed with
Township clerk (Planning Board / ZBA) + Burlington County Planning Board for county-road review source
Interconnection
Oyster Creek (Ocean County, retired Sept 2018) left 230 kV transmission capacity at Oyster Creek substation — but POI is Ocean County, not Burlington. Burlington opportunities concentrate on Deans 500 kV (just north in Middlesex, identified by NJBPU for SAA 2.0 as a high-injection node), Larrabee 230 kV, and Burlington-area PSE&G 230/138 kV substations. SIS routing should be a PJM AG2+ cycle entry given current cadence. source
State target / incentive
N.J.S.A. 48:3-87.8 mandates 2,000 MW of installed storage by 2030 (Clean Energy Act of 2018, P.L. 2018 c.17). GSESP (formerly NJ SIP) launched June 18, 2025; Phase 1 Tranche 1 (Mar 4, 2026) awarded 355 MW including Bordentown 5 MW; Tranche 2 (645 MW solicitation; ≥5 MW AC eligibility; pre-qual June 10, 2026; bids Aug 7, 2026; BPU decision Oct 28, 2026). Sherrill A4529/S3819 (Mar 25, 2026) extended Tranche 1+2 award deadlines to Dec 31, 2026 and projects ~+500 MW supply. source
Alerts
Pinelands Area covers 14 of Burlington's 40 munis (Pemberton, Tabernacle, Springfield, Woodland, Bass River, Evesham, Medford, Shamong, Southampton, Washington, New/North Hanover, Wrightstown, Medford Lakes). N.J.A.C. 7:50-5.36 restricts utility-scale solar; CMP has no BESS-specific rule, so Pinelands BESS routes through the Commission as Public Service Infrastructure / variance — slow path. source
Gov. Sherrill EO No. 7 (Jan 2026) directed 90-day delay on admin-rule finalizations including BPU's Aug 2025 GSESP proposed rules — timing uncertainty. source
Sherrill A4529/S3819 (Mar 25, 2026) extended GSESP Tranche 1+2 award deadlines to Dec 31, 2026 — net positive for bidders. source
Recent activity
Bordentown Township BESS (NAES Corp, 5 MW) — awarded in GSESP Phase 1 Tranche 1, BPU order March 4, 2026, $300K/yr × 15 yrs. Local planning-board permitting record not yet public. source
PJM queue entries in Burlington County: NAES (AG1-130) active, proposed COD 2027-06-30; West Pemberton Solar (W2-102) and Taylors Lane Solar (AD2-027) operational. source
Contacts & references
- Burlington County Planning Board
Parallel review for county-road / drainage impacts
- PSE&G Service Territory
Dominant EDC across non-Pinelands Burlington
- NJDEP Electric Utilities Territory Map
Authoritative service-territory GIS
- Pinelands Commission municipalities list
Identify Pinelands-overlay townships (avoid for BESS)
- Pinelands CMP §5.36
Utility-scale energy facility rule — no BESS carve-out
- PJM zone map
PSEG vs AECO vs JCP&L zone confirmation
Logan · OH
PJM AEP (with AES/DAY pockets in southwestern Logan)
AEP Ohio (Ohio Power Co.) — dominant IOU, including Bellefontaine area · AES Ohio (formerly DP&L) southern/western · Logan County Electric Cooperative (~4,000 meters)
Thesis
Logan County is the politics-not-policy county. A ≥50 MW standalone BESS in Ohio goes to OPSB (state level), not the county — and SB 52's Resolution 196-22 'restricted area' covering 16 of 17 townships does NOT legally bind BESS (it's scoped to ≥50 MW solar and ≥5 MW wind). But the same townships that organized the Grange Solar withdrawal (Feb 2025 OPSB staff recommended denial; developer withdrew March 2025) will organize against any utility-scale energy project, and OPSB weighs 'public interest, necessity, and convenience' — which killed Grange. Pencils only if Counterflow avoids the five townships (Bloomfield, McArthur, Richland, Stokes, Washington) and sites near AEP Ohio substations in the unrestricted 17th township or Bellefontaine area. source
Zoning
≥50 MW BESS: OPSB jurisdiction under ORC 4906.01 (major utility facility). OPSB asserted jurisdiction over standalone BESS in Flint Grid Energy Storage (Case 21-1061-EL-BGN, 200 MW BESS in Licking County, certificate Oct 20, 2022). <50 MW: township + county zoning. Logan County has 17 township zoning boards plus the Logan County Building Authority. source
Setbacks
OPSB BESS-specific numeric setbacks not codified — set case-by-case via certificate order. 2024 OAC 4906-4 revisions codified solar setbacks (50 ft from non-participating parcel boundaries, 300 ft from non-participating residences, 150 ft from road pavement); BESS may be analogized but verify directly with OPSB staff for §4906-4-08. source
Fire code (NFPA 855)
Ohio Fire Code (OAC 1301:7-7) adopts the 2024 International Fire Code, incorporating NFPA 855 thresholds via the Energy Systems chapter (§1207). Ohio's 2024 OFC updates moved stationary storage battery systems into the new Chapter 12. source
Approval
Body: Ohio Power Siting Board (≥50 MW). For <50 MW: township zoning board + Logan County Building Authority.
Timeline
Typical 9-15 months from filing to OPSB Certificate of Environmental Compatibility and Public Need. Prairie Flyer (Case 23-0145-EL-BGN) filed Q1 2023; certificate issued May 16, 2024. Required steps: pre-application notice + two public informational meetings (second within 90 days of filing), $10K case-opening fee + full fee at 'complete' determination (cap $150K for generation), staff review, public hearing, Board order. source
Filed with
Ohio Power Siting Board, 180 East Broad St., Columbus OH 43215 · (866) 270-6772. Executive Director Michael Williams (PUCO). source
Interconnection
Ohio has ~155 active interconnection requests totaling 16.69 GW in PJM queue; ISA typically ~2 years. AEP Rest of Pool capacity prices $269.92/MW-day (2025/26), $329.17/MW-day cap (2026/27) — pricing signals BESS economics. Logan-specific queue position requires a direct PJM Queue export. source
Alerts
Logan County Resolution 196-22 (Aug 9, 2022) — designates restricted area covering 16 of 17 townships, banning ≥50 MW solar + ≥5 MW wind; case-by-case restrictions on 5-50 MW solar. Standalone BESS NOT within SB 52's scope (ORC 303.57-303.61), so Resolution 196-22 does not legally bind a BESS-only project. But the political environment is hostile and OPSB weighs 'public interest.' source
Grange Solar (Open Road Renewables, 500 MW / 2,570 ac across 5 townships) — OPSB staff recommended denial Feb 21, 2025; developer withdrew March 2025. Direct precedent for OPSB rejection of utility-scale energy in Logan even when SB 52 doesn't apply. source
Recent activity
No Logan County standalone BESS docket at OPSB 2024-2026 located. Headline local activity is solar (Grange, withdrawn), not storage. source
Contacts & references
- Ohio Power Siting Board
State approval body for ≥50 MW BESS
180 East Broad St., Columbus OH 43215 · (866) 270-6772
- Logan County Building Authority
Local zoning/permits for sub-50 MW
1365 County Road 32 N Suite 2, Bellefontaine OH 43311 · (937) 592-7473
- AEP Ohio service territory
Dominant serving IOU — confirm POI on territory map
- Logan County Electric Cooperative
Rural cooperative (~4,000 meters, Bellefontaine HQ)
- PJM AEP zone reference
PJM zone map for transmission-level confirmation
Will · IL
PJM ComEd
ComEd (Commonwealth Edison, Exelon) — Joliet explicitly named in ComEd PJM zone description; Will County entirely within ComEd footprint
Thesis
Will County is the post-coal SIS exemplar. NRG's 72 MW BESS at the retired Will County Generating Station (529 E Romeo Rd, Romeoville — 2022 coal retirement) was awarded $158.4M as part of the Illinois Coal-to-Solar Energy Storage Grant Program — a clean brownfield SIS path. CRGA (Jan 8, 2026) sets a statewide 3 GW storage target by 2030; IPA's first procurement (Aug 26, 2026) is for 1,038 MW of standalone storage with 20-year Indexed Storage Credit contracts. Projects must interconnect to PJM ComEd Area or MISO Zone 4 — Will County qualifies via ComEd. ComEd zone large-load interconnection grew from 80 MW (2019) to 8,272 MW (2025) with 28,000 MW pipeline — Joliet/Will is the geographic heart. source
Zoning
Will County §155-9.220 'Battery Energy Storage Facilities' permits BESS in one agricultural district, one special-purpose open space district, and three industrial districts (per cross-ref §155-7.30). Systems ≤10 ac need only a discretionary use permit in the agricultural district; larger systems need a discretionary use permit in all but the open space district. Note: HB 4412 / PA 102-1123 (2023) preempted county zoning ONLY for commercial wind + solar — BESS was excluded. CRGA (signed Jan 8, 2026) creates the first statewide BESS siting floor for standalone storage >1 MW not using combustion, applied in unincorporated areas; counties retain zoning authority but cannot exceed the state floor. Pre-effective-date applications grandfathered. source
Special use: A (agricultural) · OS (open space) · I-1, I-2, I-3 (industrial)
Setbacks
Will County specific BESS setback distances not publicly indexed in scrapeable form (amlegal page returned 403). CRGA statewide floor in unincorporated Will: ≥150 ft from any occupied community building or nonparticipating residence; ≥50 ft from nonparticipating property lines; fencing 7-25 ft. Will County requires 6-ft minimum perimeter fencing with barbed/razor wire allowed on top. source
Fire code (NFPA 855)
CRGA mandates NFPA 855 compliance statewide. Will County's specific IFC/IBC edition adoption not publicly indexed. §155-9.220 requires a preliminary emergency services plan including 'project summary, electrical schematic and means of shutting down the battery energy storage facility throughout the life of the installation.' source
Approval
Body: Will County Planning and Zoning Commission (public hearing) → Will County Board (final decision)
Timeline
Will County SUP procedure at §155-16.40. Notice to subject + abutting property owners, any municipality within 1.5 miles, Will/South Cook Soil and Water Conservation District. BESS-specific notification: owner mails letters to County Board representatives for the district + the township. Specific BESS SUP timeline not posted. source
Filed with
Will County Land Use Department, Development Services Division source
Interconnection
ComEd zone large-load interconnection grew from 80 MW (2019) to 8,272 MW (2025); >75 projects totaling >28,000 MW in current pipeline. Will County is the geographic heart of the surge (Joliet hyperscaler cluster). Specific county-granular queue counts require direct PJM Queue lookup. The retired Will County Generating Station site (NRG, Romeoville) carries pre-existing transmission interconnection — brownfield advantage for the 72 MW BESS. source
State target / incentive
CRGA (Clean and Reliable Grid Affordability Act, SB 25) signed Jan 8, 2026 — 3 GW statewide storage target by Dec 31, 2030. IPA first procurement event Aug 26, 2026 for 1,038 MW standalone storage via 20-year Indexed Storage Credit contracts. Eligibility: MISO Zone 4 OR PJM ComEd Area; COD by Dec 31, 2029. HB 3445 (2023) Energy Storage Procurement Act was vetoed Nov 8, 2023 and superseded by CRGA. source
Alerts
CRGA (effective Jan 8, 2026) forces county ordinance update for unincorporated BESS siting. Will County's 2025 S-25 codification predates CRGA, so a §155-9.220 conformance update should be expected. source
No Will County-specific moratorium or pending amendment found in 2025-2026 news as of report date. source
Recent activity
NRG Will County Energy Storage Center — 72 MW standalone storage at retired Will County Generating Station (529 E Romeo Rd, Romeoville). Awarded under Illinois Coal-to-Solar Energy Storage Grant Program (IPA notice 2026-02-13); NRG received $158.4M combined for Waukegan + Will County (72 MW each). Coal plant retired 2022. source
Hillwood/PowerHouse 795-acre, 1.8 GW data center campus approved by Joliet City Council March 2025 ($146M tax revenue over 30 years). No paired BESS announced. source
Cleanview shows zero operating utility-scale BESS in Will County as of May 2026. source
Contacts & references
- Will County Land Use Department
BESS SUP intake; building code editions
- Illinois Power Agency (IPA) Energy Storage
CRGA procurement administrator (1,038 MW Aug 26, 2026)
- ComEd PJM zone map
Service territory + PJM zone confirmation
- PJM Queue GIS
County-level queue position lookup
- PJM zone map
ComEd zone confirmation
Sources & methodology
Sources & methodology
Every per-county fact carries a primary-source URL — county zoning ordinance section, state code citation, FERC docket, PJM tariff, BPU order, or OPSB case page. Trade press is used only when a primary source doesn't exist for activity. Anything we couldn't source is marked NOT FOUND rather than padded with inference.
Primary government documents
- · County zoning ordinances (Loudoun UDO Sec. 4.07.02, Will County §155-9.220, Frederick County Ch. 1-19, etc.)
- · State statutes and codes (Code of Virginia §56-585.5; N.J.S.A. 48:3-87.8; Maryland HB 1036; Illinois CRGA; Ohio Revised Code §4906)
- · FERC dockets (ER26-1088 co-location, ER25-778 SIS expansion, Order 2023)
- · PJM tariff sections, RTEP filings, Local Plan supplemental projects, ELCC class ratings, Cycle 1 application volumes
- · State PSC/BPU orders (NJ BPU Order 8E, MD PSC Case 9748)
- · Ohio Power Siting Board case docket (Flint Grid, Prairie Flyer, Grange Solar)
Trade press & applicant disclosures
- · Energy-Storage News, Utility Dive, Modo Energy for fleet sizing and queue analytics
- · Cardinal News, Loudoun Now, InsideNoVa, Potomac Local for VA/NoVA approvals
- · Fredericksburg Free Press, godanriver.com, chathamstartribune.com for Spotsylvania, Pittsylvania, Danville coverage
- · Bisnow, WYPR, Saul Ewing client alerts for MD HB 1036 + Frederick CDI overlay
- · ArentFox Schiff for CRGA + Illinois siting
- · Applicant FAQ + project pages (Scarlet Energy Storage, NOVEC BESS RFP)
How we handle gaps
- · Facts marked NOT FOUND in research are excluded rather than padded with inference
- · Township-level zoning (NJ + much of OH) is acknowledged as the operative jurisdiction even when not parsable via WebFetch
- · Where a primary site (ecode360, municode) returns 403, the affected fields cite the de-facto source (applicant SUP conditions, trade press) and flag the gap
The Cliff data discipline
- · Every fact carries a primary-source URL. Vague citations ("X disclosures," "X press release without link") are a red flag and excluded
- · Fast-moving regulatory pages (BPU rulemakings, PJM tariff filings) carry a date — re-verify if the underlying source updates
- · The same shape Cliff uses for Mecklenburg County / City of Charlotte data center diligence ( cliffcenter.com/siting) — reframed for batteries
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