Zoning District Descriptions

The agricultural (A-1) district is intended to accommodate farming, forestry, livestock maintenance and other related farm activities. Such uses are an essential part of the rural economy of the county and the agrarian character of the community. It comprises those areas dedicated to farming and agricultural use and is protected as a valuable part of the rural community. These activities shall not be compromised by development and shall be enhanced by the protection offered herein.

(a)

The agricultural (A-2) district is provided to allow for the compatible mixture of agricultural uses and limited residential development in rural areas and protect and retain the rural open character of the countryside. Very low density residential uses are allowed along with agricultural uses that are compatible with residential activity to provide for community cohesion in the rural areas and encourage land use interdependence. Zoning standards are also included to ensure the co-existence of these uses with each other. The creation of lots fronting on existing state roads or federal highways is strongly discouraged.

(b)

Agricultural (A-2) district uses range from agricultural to neighborhood oriented commercial and community services. The use of development setbacks, shared access, reverse-front lots and roadside buffers are encouraged to retain the rural character of the county along-side the open farm activities prevalent in the county.

The residential limited district (R-1) is composed of certain quiet, low density residential areas plus certain open areas where similar residential development appears likely to occur. The regulations for this district are designed to stabilize and protect the essential characteristics of the district, to promote and encourage an enjoyable environment for family life, and to prohibit activities of a commercial nature. To these ends, development is limited to single-unit dwellings providing homes for the residents, plus certain other uses, such as schools, parks, churches and public facilities that serve the residents of the district.

The residential general district (R-2) is composed of certain quiet, low density residential uses plus certain open areas where similar development appears likely to occur. The regulations for this district are designed to stabilize and protect the essential characteristics of the district, to promote and encourage a suitable environment for family life where there are children, and to prohibit activities of a commercial nature. In order to enhance compatibility between dwellings of different types, protect the natural environment, and achieve attractive and well-coordinated designs for building groups, dwelling types other than single-family dwelling, detached are to be permitted only with a conditional use permit.

The primary purpose of the light commercial district (C-1) is to establish and protect a limited business district that will serve the surrounding residential districts. Traffic and parking shall be well controlled to protect and preserve property values in the surrounding residential districts and, insofar as possible, all neighborhood business development shall take place in a limited business district. In the rural areas of the county, commercial uses should be limited and allowed by conditional use permits only. Future development should align more appropriately with the rural character of the county.

Generally, the general commercial district (C-2) covers that portion of the community intended for the conduct of general business to which the public requires direct and frequent access. In the rural areas of the county, commercial uses should be limited and allowed by conditional use permits only. Future development should align more appropriately with the rural character of the county.

The primary purpose of the industrial (IND) district is to establish areas where the principal use of land is for light or medium industrial operations, that are capable of controlling external effects and that may not be particularly compatible with residential, institutional and neighborhood commercial service establishments. The specific intent of this district is to:

(1)

Encourage the development of and the continued use of land designated for light or medium industrial purposes; and

(2)

Discourage residential and general commercial use of the land, and to discourage any other use which would substantially interfere with the development, continuation or expansion of heavy commercial and industrial uses in the district; and

(3)

Apply only to properties currently zoned industrial (IND), as of December 12, 2007, and prohibit any additional properties to be reclassified to this industrial (IND) zoning district.

The primary purpose of the industrial limited (I-1) district within the growth area overlay district is to establish areas where the principal use of land is for light or medium industrial operations, that are capable of controlling external effects and that may not be particularly compatible with residential, institutional and neighborhood commercial service establishments. The specific intent of this district is to:

(1)

Encourage the development of and the continued use of land designated for light or medium industrial purposes; and

(2)

Prohibit residential and general commercial use of the land, and to prohibit any other use which would substantially interfere with the development, continuation or expansion of light or medium industrial uses in the district.

The primary purpose of the industrial general (I-2) district within the growth area overlay district is to establish areas where the principal use of land is for medium or heavy industrial operations, that may create some nuisance, and that are not properly associated with, nor compatible with residential, institutional and neighborhood commercial service establishments. The specific intent of this district is to:

(1)

Encourage the development of and the continued use of land designated for medium or heavy industrial purposes; and

(2)

Prohibit residential and general commercial use of the land, and to prohibit any other use, which would substantially interfere with the development, continuation or expansion of medium or heavy industrial uses in the district.

(a)

The resort development district (RD) is intended to permit open area recreation facilities for private and public use or for profit, to permit commercial uses related to such recreation facilities, and to permit a variety of residential accommodations on a contiguous site under common ownership or control in accordance with a master plan in a manner that will conserve the natural resources and enhance the scenic beauty around by leaving as permanent open area not less than 25 percent of the total acreage. Within such resort development, the location of all improvements shall be controlled in such a manner as to accommodate permitted uses in an orderly relationship with one another, with the greatest amount of open area and with the least disturbance to natural features.

(b)

Open area shall include fields, forest, golf courses, tennis courts, and similar facilities, water features, paths and trails, but not roads and parking areas, surface easements for drainage and other utilities not included within the lines of any residential lot. The open area shall not be applicable to minimum lot sizes or other minimum requirements of this section and shall essentially require the developer to place 25 percent of his total acreage in permanent open area as defined in this section.

(c)

The resort development shall apply only to land having a minimum of 30 contiguous acres under common ownership or control. Additional land may subsequently be added to the approved resort development if the additional land adjoins or forms a logical addition to the approved resort development. The procedure for an addition shall be the same as if an original application were filed, and all requirements of this division shall apply except the minimum acreage requirement as specified in subsection (a) above.

(d)

No tract of land may be admitted to the resort development zoning district except with the submission of detailed plans as required by this division and/or other documents required by the governing body in order to enable it to make a comprehensive study of the proposed development. No tract of land may be admitted to the resort development zoning district unless recreational facilities are a primary part of the overall plan development. No tract of land may be admitted to the resort development district except after consideration by the planning commission after notice and hearing as required by Code of Virginia, § 15.2-2204.

Planned unit development districts are intended to provide for variety and flexibility in design necessary to implement the varied goals of the county as set forth in the comprehensive plan. Through a planned unit development district approach, the regulations of this division are intended to accomplish the purposes of zoning and other applicable regulations to the same extent as regulations of conventional districts.

Additionally, planned unit development districts are intended to implement the specific goals enunciated by the comprehensive plan.

It is intended that planned unit development districts be established along major corridors and in growth areas as designated in the comprehensive plan. Planned district master plans should demonstrate a unified development with an interconnected system of internal roads, sidewalks, and paths as well as manage access points along existing roads in order to maximize safety and the efficiency of existing roads. Pavement widths of internal and external roads shall minimize paving requirements as described in the comprehensive plan while accommodating projected traffic generated from the district.

Planned developments allow for a higher density of development for a more efficient use of the designated growth areas, and to more effectively preserve the rural areas of the county. Other benefits of a planned development include less infrastructure costs, more efficient provision of public safety services, less environmental impact, and through the provision of affordable housing achieve significant economic and social integration.

The manufactured home park district (MHP) is established to provide for the development of manufactured home parks in accordance with sound planning principles and to regulate manufactured home parks so as to prevent detrimental effects to the use or development of adjacent properties. It is the intent of this district to provide sites for high density year round location of manufactured homes as a form of permanent or temporary affordable housing in appropriate locations in the county and to allow other selected uses which are compatible with the residential character of the district.