On the agenda: Independence meeting — colocation (Apr 21)

1.

6:00 P.M. Planning Commission Regular Meeting
Documents:
APRIL 2026 AGENDA.PDF

2.

6:00 P.M. Planning Commission Board Packet
Documents:
CRESTHAVEN REZONE STAFF REPORT-COMBINED.PDF
DRAFT 2025 SUBDIVISION ORDINANCE UPDATES (CHANGES SHOWN)
(22199125.7).PDF
RESOLUTION-REVISION SUBDIVISION ORD.PDF
RE_ GRAYSON SUBDIVISION ORDINANCE QUESTIONS [STBWORKSITE.FID1215819].PDF
DRAFT ZONING ORDINANCE 2026_WORKING.PDF

Grayson County Planning Commission Agenda
Grayson County Courthouse, Boardroom
Tuesday, April 21, 2026, 6:00 P.M.
6:00 p.m.

Call to Order: Brian Walls, Chairman

Opening Business
o

Approval of Agenda

o

Approval of March 17, 2026, meeting minutes

6:05 p.m.

Public Hearing Canceled

6:05 p.m.

Public Comment

6:15 p.m.

6:30 p.m.

Old Business- Subdivision Ordinance Update
o

Review clarifications on questions from the last meeting.

o

Consider Subdivision Ordinance Public Hearing

New Business – Rezone Preliminary & Zoning Ordinance Review
o

Cresthaven Vet Services Rezone Review

o

Addition of Subdivision design requirement to Zoning Ordinance, per
attorney recommendation, review, and recommendations

6:50 p.m.

Staff Updates

7:00 p.m.

Adjourn

- MEETING DECORUM –
All official meetings conducted within these chambers are to be observed by the following
decorum:
 Behavior during all official meetings shall be consistent with the behavior exercised in any
court or legislative room found within the Commonwealth of Virginia; and,
 There shall be no outbursts, booing, heckling or other forms of disrespectful behavior by any
individuals present within these chambers; and,
 Persons wishing to speak shall do so respectfully and in accordance with the applicable Rules
of Procedures and/or at the specific direction of the presiding official; and,
 Out of respect for the official business being conducted, for those conducting the official
business and for those present for the same purpose, there shall be no private conversations
taking place in the audience or other forms of distractive behavior or nuisance; and,
 Please turn off cell phones and other such devices before entering these chambers.

STAFF REPORT
DATE:

March 20, 2026

TO:

Grayson County Planning Commission

FROM:

Jada C. Black, Planning Commission Clerk

SUBJECT: Preliminary Review Planning Commission Review of Proposed
Zoning Map Amendment (Rezone)

Meeting Date: April 21, 2026
Applicant: Mary Tomlinson, Cresthaven Veterinary Services
Application No.: 20260037
Request: Rezone 21.416 acres from Rural Farm RF) to Commercial (COM)
Proposed Use: Establish and operate a livestock haul-in facility for veterinary
services.
Location: TBD Greenwhich Road, Galax, VA 24333
Tax Map No.: 77-A-27B (portion of)
Zoning District: Rural Farm
Acreage: 21.416 (portion of +/- 2.00 acres)
District: Old Town
I. INTRODUCTION
This report addresses a request from Mrs. Mary Tomlinson of Cresthaven
Veterinary Services to rezone a 21.416-acre parcel from Rural Farm to
Commercial for the purpose of establishing a haul-in facility for livestock

veterinary needs. Section 15.2-2283 of the Code of Virginia, zoning ordinances
shall be designed to facilitate the creation of a convenient, attractive, and
harmonious community, and to promote the health, safety, and general welfare
of the public.
Staff has reviewed the request in accordance with the County’s Comprehensive
Plan, Zoning Ordinance, and relevant sections of the Code of Virginia. The
report outlines the findings and provides a recommendation for consideration.

II. PROPERTY INFORMATION

Size: 21.416 acres
Current Zoning: Rural Farm
Proposed Zoning: Commercial
Surrounding Zoning: Rural Farm (RF) All areas surrounding the proposed
parcel are zoned Rural Farm. The nearest parcel zoned for commercial use is
located approximately 1.6 miles northwest.
Current Use: Residential/ Agricultural Farm Operations
Future Land Use Designation (Comp Plan): Although the Comprehensive
Plan does not feature a Future Land Use Map, the proposed rezoning is
consistent with adopted policies supporting agricultural preservation, rural
economic sustainability, and the continuation of working lands.
The subject 22-acre parcel is part of a larger 677.697-acre dairy operation,
with adjoining acreage under conservation easement protection, substantially
limiting the likelihood of future non-agricultural commercial expansion.

III. PROJECT DESCRIPTION
The proposed facility would include a brick-and-mortar livestock building
where owners bring or haul their animals in a trailer for treatment, rather than
having the veterinarian come to the farm. These types of facilities provide a
controlled professional workspace that is often safer and more efficient than
working in an open pasture or a barn.

The operation would be primarily governed by Title 54.1, Chapter 38 of the
Code of Virginia which governs animal clinics. These statutes are further
detailed by regulations from the Virginia Board of Veterinary Medicine under
the Virginia Administrative Code 18VAC150-20.

This proposed facility would be a stationary establishment, 18VAC150-20-200
sets physical requirements for clinics, including sanitation, dedicated surgery
rooms, and proper disposal of deceased animals.

IV: PRESERVATION CONTEXT
o
o
o
o

surrounding land protected from subdivision
no foreseeable strip commercial pattern
long-term agricultural landscape remains intact
rezoning does not fragment developable farmland

That supports the comp plan's purpose of orderly land use under Virginia’s
general planning framework.

V: STAFF ANALYSIS
A. Consistency with the Comprehensive Plan
Agricultural Service to the Broader Farming Community
The 2024 Comprehensive Plan identifies agriculture as one of Grayson
County’s most important economic sectors, noting:




35,047 cattle and calves
County rank of 7th in Virginia for cattle inventory
more than $76 million in agricultural goods sold

Because the proposed clinic will serve:





the applicant’s dairy herd
neighboring dairy operations
beef cattle producers
sheep, goats, and other livestock owners

…the rezoning directly supports the County’s adopted goal to:
“Preserve, protect, and enhance the quality of Grayson County’s agricultural
areas and promote rural lifestyles, farmland, agricultural and forestry
enterprises…”
The proposed veterinary clinic will offer essential veterinary services for large
animals and livestock, serving not only the applicant’s existing dairy operation

but also surrounding farms throughout the County. By expanding access to
animal health services for dairy, beef, sheep, goats, and other livestock
producers, the request directly supports the long-term sustainability and
productivity of Grayson County’s agricultural economy.

B. Compatibility with Surrounding Uses
Although the request to rezone the 22-acre tract for commercial use will not
affect the nearby properties, operating a veterinary clinic will also not alter the
surrounding uses. The use aligns well with the current and nearby activities.

C. Environmental Impact
There are little to no environmental impacts from the rezone request. Beyond
normal site development controls.
D. Traffic and Access
There will be an increase in traffic, but it should be low intensity, such as
scheduled appointments, farm trucks and trailers, occasional emergency visits,
and supply deliveries. Compared to many commercial uses, this is relatively
minor.
Mark Williams, VDOT Engineering Supervisor, has reviewed the application
and provided the following comments:
“VDOT does not have a record of a commercial entrance at this location. I called and spoke with
Mary earlier and advised her that she would need to complete a Land Use Permit application.
The current private entrance will be reclassified as a Low Volume Commercial entrance, and we
will need to conduct a field review of the site. While reviewing aerial imagery, there is some
concern about the limited sight distance to the north. Low volume commercial entrances require
495 feet of stopping sight distance. We will carry out a field review in the next week or so and
proceed from there.”
E. Legal & Regulatory Compliance
The proposed rezoning is legally supportable under Virginia zoning authority
because it promotes the health, safety, and general welfare through the
expansion of agricultural veterinary services supporting the County’s livestock
economy. The request aligns with the Comprehensive Plan’s goals for
agricultural preservation and rural economic development. The presence of the
owner’s existing residence on the parcel supports the compatibility of the
proposed rezoning. The veterinary clinic will operate as an owner-occupied
agricultural service within an established farmstead and larger dairy operation.
This residential presence helps maintain the rural character of the property,
offers direct operational oversight, and reduces the likelihood of nuisance
impacts on surrounding agricultural lands. Additionally, the site's mixed

residential and agricultural service use aligns with Grayson County's longstanding rural land-use pattern.

VI. PUBLIC INPUT
o Notice was sent to adjoining property owners per §15.2-2204 of the Code
of Virginia
o A public hearing is scheduled for April 21, 2026 (Canceled due to
improper advertising)
o As of this report, staff have not received general concerns.
VII. Recommendation
Staff finds the request appropriate for approval. The proposed veterinary clinic
represents an agricultural support service directly associated with the
applicant’s existing 677.70-acre dairy operation. The subject parcel is
surrounded by land under common ownership, with substantial adjoining
acreage protected by conservation easement, thereby minimizing the potential
for future incompatible commercial expansion. The request supports the
continuation and economic sustainability of working agricultural lands while
remaining compatible with the established rural landscape.

VIII. Attachments:
 Application
 Zoning Aerial Map
 VDOT Review Correspondence (pending)

Jada C. Black, CZA
Planning & Zoning Department

GRAYSON COUNTY SUBDIVISION ORDINANCE

ADOPTED JULY 1, 1977
Amended:
March 13, 1978
July 8, 1986
July 9, 1996
May 14, 2009
June 27, 2012
January 9, 2014
May 8, 2014
December 12, 2024
________________, 2026

PREPARED BY THE GRAYSON COUNTY PLANNING COMMISSION
APPROVED BY THE GRAYSON COUNTY BOARD OF SUPERVISORS

1

Subdivision Ordinance of Grayson County, Virginia
The Commonwealth of Virginia requires each locality to prepare and adopt a Subdivision
Ordinance. Any property owner or developer who wishes to divide land should consult the
Subdivision Ordinance for applicable regulations and procedures.
The Subdivision Ordinance pertains to the division of land within Grayson County. Property
owners and developers who plan on developing buildable parcels in conjunction with the division
of property should reference the Grayson County Zoning Ordinance prior to the development of
subdivision plans. The Zoning Ordinance outlines the allowable uses for each zoning district and
the land requirements necessary for the placement of structures.
Subdivision Classification determines both the design criteria and the review process for
subdivision plats.
The Board of Supervisors of Grayson County will appoint an agent, who will be referred to
throughout the Subdivision Ordinance as the “Agent” or “Subdivision Agent,” to administer and
apply the Subdivision Ordinance on its behalf.

Resources. The Grayson County Subdivision Ordinance and the Grayson County Zoning
Ordinance are both available on line at www.graysongovernment.com at the Department of
Planning & Community Development Link. These documents are also available in the Department
of Planning & Community Development at the Grayson County Courthouse. The Subdivision
Agent is available to answer any questions that the landowner may have about subdivision in
Grayson County and can be reached at the Department of Planning & Community Development
at the Grayson County Courthouse.

2

TABLE OF CONTENTS

3

ARTICLE 1 – TITLE, AUTHORITY, AND JURISDICTION
1-1

Title. This ordinanceis known and may be cited as the "Subdivision Ordinance of Grayson
County, Virginia," and may be referred to as the “Ordinance.”

1-2

Authority. This ordinance is adopted pursuant to the authority granted by Title 15.2,
Chapter 22, Article 6, of the Code of Virginia of 1950, as amended, and all other applicable
authorities.

1-3

Jurisdiction. The provisions of this Ordinance apply to all land within Grayson County,
Virginia, that is not within the jurisdiction of the incorporated towns.

ARTICLE 2 – PURPOSE
2-1

This Ordinance is part of a long-range plan to guide and facilitate the orderly growth of the
County, and to promote the public safety, convenience, comfort, prosperity, and general
welfare.
These standards and procedures provide guidance for changes that occur when lands
are divided to facilitate residential, commercial, or industrial development. Subdivided land
sooner or later becomes a public responsibility, because roads and streets must be
maintained and numerous public services must be provided. This Ordinance assists the
community in meeting these responsibilities.
The regulations in this Ordinance are, among other things, designed to coordinate
subdivision streets with other existing and planned streets and to provide for the safe and
efficient circulation of traffic and to establish minimum construction standards for streets
and other improvements.
Subdivision design should consider the following: appropriate locations, storm runoff and
drainage; availability of water and sewer systems; alleviating impacts from floods and
other natural disasters; reduction of soil erosion and sedimentation; access for emergency
services; and natural systems and topography.

ARTICLE 3 – INTERPRETATION
For the purposes of this ordinance, the following words and terms have the following
meanings:
”County” means Grayson County, Virginia.
“Board of Supervisors” means the governing body of Grayson County, Virginia.
“Planning Commission” means the Planning Commission of Grayson County, Virginia.
“VDOT” means the Virginia Department of Transportation and/or the approved agent of
VDOT.
“Subdivision” means any division of property.
“Lot” includes the words “plot” and “parcel.”
1

The words “shall” or “must” are mandatory and not discretionary.
The word “may” is permissive and not mandatory.
All distances and areas refer to measurement in a horizontal plane.
Any reference to a statute or ordinance includes all ordinances amending or supplementing
the same, and all regulations promulgated pursuant to the statute or ordinance.

ARTICLE 4 – DEFINITIONS
When used in this Ordinance, the following words and terms have the following meanings:
1) Access Easement: An easement for the purpose of ingress and egress to a parcel.
2) Agent or Designated Agent: The official employed or authorized by the Board of
Supervisors to administer and enforce this Ordinance, including review and approval
of subdivision plats, site plans, and land divisions. This official may also be referred to
as the Subdivision Agent unless otherwise noted.
3) Agricultural Purpose: The use of land for agricultural purposes including but not
limited to: storage, handling, production, or sale of agricultural, horticulture, floriculture,
silviculture. May include nurseries, greenhouses, crops, pastures, tillage of soil and
orchards. To include the sheltering, raising, handling, processing or sale of livestock,
agricultural and animal products and may include the use, maintenance and storage
of machinery or equipment as part of the agricultural operation.
4) AOSE: Authorized Onsite Soil Evaluator licensed in the Commonwealth of Virginia.
5) Block: A tract of land bounded by streets, or by a combination of streets and public
parks, cemeteries, railroad rights-of-way, or shore lines of waterways.
6) Boundary Line Adjustment/Lot Line Revision: Any revision or adjustment of a
boundary line or the lines between adjoining parcels, when no additional lots are
created and the purpose is to complement existing lots.
7) Building: A structure having one or more stories and a roof or other covering,
designed, built, and/or used for the support, shelter, or enclosure of person, animal,
chattel, or moveable property of any kind.
8) Building Setback Line: A line or lines within a lot or other parcel of land designated
on a recorded plat that establishes a distance from which a building or structure
shall be erected. The building setback line shall be the same as the applicable
setback in the Zoning Ordinance.
9) Certificate of Site Improvements: Document required when a performance bond
or other surety will be provided in lieu of installation of infrastructure
improvements. The Certificate of Site Improvements must include a detailed list of
the infrastructure improvements to be installed, specifications for the
improvements, anticipated completion date for the improvements, and an
engineer’s estimate, reasonably satisfactory to the County or other public agency
with ultimate responsibility for ownership and maintenance of the improvement, of
the total cost of the required improvements.

2

10) Code of Virginia: The Code of Virginia of 1950, as amended.
11) Condominium. A building or group of buildings, in which units are owned
individually, and the structures, common areas, and facilities, which are owned by
all the owners on a proportional, undivided basis, in accordance with the Virginia
Condominium Act, Chapter 19 of Title 55.1 of the Code of Virginia, or the
Horizontal Property Act, Chapter 20 of Title 55.1 of the Code of Virginia. May
include townhouses when applicable.
12) Cul-de-sac. A local public street having only one end open to traffic and the other
end being permanently terminated by an appropriate turn-around for the safe and
convenient reversal of traffic movement.
13) Development: A tract of land developed or to be developed as a unit under single
ownership or unified control that is intended to be used for any business, industrial,
or residential purpose.
14) Easement: A grant by a property owner of the use of land for a specific purpose
or purposes or a restriction of the use of land for a specific purpose or purposes.
Easements may be appurtenant to an adjacent parcel or in gross. Easements do
not include declarations of covenants and restrictions.
15) Farm Division: A division of one (1) parcel into four (4) or fewer parcels. each of
which is ten (10) acres or more in size.
16) Family Division: A single division of a lot or parcel for the purpose of sale or gift
to a member of the immediate family of the property owner in accordance with §
15.2-2244 of the Code of Virginia.
17) Final Plat: The map or plan of a subdivision of land that meets all the requirements
of this Ordinance, including any accompanying material, as described in the
requirements of this Ordinance and meets the requirements for recordation in the
Office of the Clerk of the Circuit Court of Grayson County.
18) Frontage: The length of the property line of any lot, lots, or tract of land measured
along a public street, road or highway, measured in feet the linear distance of the
frontage of the property along such road, street, or lot.
19) Floodplain: Any land area susceptible to being inundated by water from any
source. The FEMA designated Special Flood Hazard Area or Floodplain is
delineated and reviewed prior to zoning permits and is regulated in the Grayson
County Floodplain Ordinance.
20) Homeowners’ Association/Property Owners’ Association: A homeowner's
association or property owners’ association is a legal entity formed by a developer
for the purpose of marketing, managing, and selling homes and lots in a
subdivision. The association is formed at the time of development before lots are
sold and membership is a result of ownership in the development. Such an entity
is formed under the Virginia Property Owners' Association Act, Chapter 18, Title
55.1 of the Code of Virginia.
21) Improvements: Public utilities, circulation and drainage facilities, including but not
limited to: streets; storm and sanitary sewer systems; curbs and gutters; culverts;
catch basins and other drainage structures; water lines and fire hydrants;
sidewalks and street signs for ultimate ownership and maintenance by a public
3

entity (e.g., the County or VDOT) or a Homeowners’ Association (e.g., in the case
of private roads or stormwater management improvements).
22) Infrastructure: Streets, utilities or other physical improvements necessary for
development for ultimate ownership and maintenance by a public entity (e.g., the
County or VDOT) or a Homeowners’ Association (e.g., in the case of private roads
or stormwater management improvements). The term is generally synonymous
with “improvements.”
23) Industrialized Building: A combination of one or more sections or modules,
subject to state regulations including the necessary electrical, plumbing, heating,
ventilating and other service systems, manufactured off site and transported to
the point of use for installation or erection, with or without other specified
components, to comprise a finished building. Manufactured homes are not
considered industrialized buildings for the purpose of this Ordinance
24) Limited Access Parcel: A parcel unable to meet the access requirements of the
Zoning Ordinance, Article 3-7 a-e, and approved by the Subdivision Agent as a
Limited Access Parcel.
25) Limited Access Parcel Division: A single division of a parcel land that cannot
meet the requirements of the Grayson County Zoning Ordinance, Article 3-7 a-e.
26) Lot: A unit within a subdivision or may include any single record parcel of land.
27) Lot on/of record: A lot or parcel which has been recorded in the Office of the
Clerk of the Circuit Court of Grayson County.
28) Manufactured Home: A structure subject to federal regulation, transportable in
one or more sections, that in the traveling mode is eight body feet or more in width
or 40 body feet or more in length, or, when erected on site, is 320 or more square
feet, and that is built on a permanent chassis and designed to be used as a
dwelling with or without a permanent foundation when connected to the required
utilities, and includes the plumbing, heating, air-conditioning, and electrical
systems contained in the structure.
29) Owner: Any person, group of persons, firm or firms, corporation or corporations,
or any other legal entity having legal title to the land sought to be subdivided under
this ordinance. Unless otherwise stated, it does not include a person whose sole
right is as a lienholder or a trustee for a lienholder. If lienholder approval is required
for any action under this Ordinance, it is the responsibility of the owner to obtain
such approval.
30) Permanent Living Facility: Any building permanently affixed to the land that can
be used as living quarters for human beings, either on a part-time or year-round
basis.
31) Planned Unit Development (PUD): A residential and/or commercial development
guided by a total design plan in which one or more of the zoning or subdivision
regulations, other than use regulations, may be waived or varied to allow flexibility
and creativity in site and building design and location, in accordance with general
guidelines as referenced in this Ordinance. A PUD is a form of development
characterized by unified site design for a variety of housing types and densities,
clustering of buildings, common open space, and a mix of building types and land
4

uses in which project planning and density calculation are performed for the entire
development rather than on an individual basis.
32) Plat: A drawing, plan or map representing a parcel in accordance with this
Ordinance.
33) Preliminary Plat: The map or plan of a subdivision of land which meets all the
requirements of this Ordinance and shows the plan of subdivision and
development that will ultimately be embodied in the final plat(s).
34) Principal Building/Structure: A structure, or where the context so indicates, a
group of structures in or on which is conducted the principal activity of the lot on
which the structure is located.
35) Private Street: A street that is designated private and intended to be used as
access for the property owners within a subdivision. Private streets are not
intended for public use and may include new or existing streets. Private streets
are not publicly maintained.
36) Public Street: Any thoroughfare or public way that has been dedicated for public
use and for ultimate incorporation into the State System of Highways.
37) Recreational Vehicle: A vehicle which is built on a single chassis, is four- hundred
(400) square feet or less when measured at the largest horizontal projection, is
designed to be self propelled or permanently towable by a light-duty truck, and is
designed primarily not for use as a permanent dwelling but as a temporary living
quarters for recreational camping, travel, or seasonal use. Recreational vehicles
placed on sites shall either:
a)
b)

be on the site for fewer than one hundred eighty (180) consecutive
days, be fully licensed and ready for highway use, or
meet the requirements for placement, elevation and anchoring for
manufactured homes as stated in the Uniform Statewide Building
Code.

A recreational vehicle is ready for highway use if it is on its wheels or jacking
system, is attached to the site only by quick disconnect type utilities and security
devices, and has no permanently attached additions.
38) Re-subdivision: A change in property lines of a recorded subdivision. Resubdivision must follow the requirements for subdivisions as defined in this
Ordinance.
39) Right of Way: A piece or strip of land set aside, in fee simple, for use as a street,
utility easement or other public use.
40) Road/Street Maintenance: Maintenance of road or street, in addition to the
maintenance of curbs, gutters, drainage facilities, utilities or other street
improvements, including the correction of defects or damage and the removal of
snow, water or debris, so as to keep such road reasonably open for public use.
41) Shoreline Access Subdivision: Shoreline Access Subdivisions are a type of
subdivision which was allowed prior to the adoption of the 2012 amended
Subdivision Ordinance. Properties or lots which were created as part of a
5

Shoreline Access Subdivision must follow the standards specified when the lot
was created and the requirements of the Zoning Ordinance.
42) Single Division: A division of one parcel into two parcels.
43) Street: A way for vehicle traffic, whether designated as a street, highway, or road.
May be public or private as provided in this Ordinance.
44) Street Width: Total width of the strip of land dedicated and reserved for public
travel including roadways, curbs, guttering, drainage, and planting strips.
45) Subdivider: Any person, firm or corporation that divides a parcel of land.
46) Subdivision: Any division of a lot, tract or parcel of land.
47) Subdivision Class I: The division of a parcel or parcels of land into fifteen (15) or
more lots.
48) Subdivision Class II: The division of a parcel or parcels of land into fewer than
fifteen (15) lots and does not fit the classification standard for other subdivision
types.
49) Substandard Lot: Lot or parcel not suitable for building development or
incompatible with the County's ordinances and requirements.
50) Utility Easement: An easement used for utilities as shown on the plat or survey.
51) VDOT Representative: Designated official of the Virginia Department of
Transportation serving Grayson County.
52) Zoning Ordinance: The Zoning Ordinance of Grayson County, Virginia, as
amended.

ARTICLE 5 – GENERAL ADMINISTRATION OF THE SUBDIVISION
ORDINANCE
5-1

Administration. Administration and enforcement of this Ordinance is vested in the Board
of Supervisors. The Board of Supervisors will appoint a Subdivision Agent to administer,
apply and enforce this Ordinance on its behalf. Except as otherwise set forth in this
Ordinance, the Subdivision Agent is the agent of the Board of Supervisors.

5-2

Duties. The Agent shall perform the tasks and duties as necessary for the execution of
this Ordinance in accordance with the Code of Virginia. Information about this Ordinance
and associated processes is available in the County Zoning Department.

5-3

Review and Approval. All plats are subject to administrative review by the Agent.

5-4

Consultation. The Agent may consult with other professionals and State and Federal
agencies, including VDOT and the Virginia Department of Health, other County officials,
municipal officials, utility providers and other persons in order to properly administer this
Ordinance. In some circumstances, approval of such agencies, which in this Ordinance
may be referred to as “agency review,” is a prerequisite to approval of a plat.
6

5-5

Additional Authority. The Agent, along with the Board of Supervisors, may establish
reasonable forms and procedures for the administration of this Ordinance. The Planning
Commission may advise the Agent to the extent permitted by law.

5-6

Transfer or Sale of Lots. A final subdivision plat shall be recorded in the Office of the
Clerk of the Circuit Court of Grayson County prior to any transfer, sale, or advertisement
of lots in proposed subdivisions.

5-7

Zoning and Building Permits. No building or zoning permits shall be issued for new
construction or placement of structures until subdivision plats are approved and recorded.
Lots in subdivisions made in violation of this Ordinance may not receive building or zoning
permits until the violation is remediated.

5-8

Mandatory Compliance. No person may divide or subdivision any tract of land located
within the unincorporated area of Grayson County, Virginia, except in conformity with the
provisions of this Ordinance.

ARTICLE 6 – SUBDIVISION CLASSIFICATIONS
6-1

Classification Standards. The division or subdivision of property in Grayson County falls
into classifications based upon the characteristics of the parcel and the type of division.
The classification may be determined by the number of divisions, number of lots, size of
parcels and/or the intended recipient or use of the property, as provided in this Ordinance.

6-2

Subdivision. For the purposes of this ordinance, a subdivision is classified as any division
of property within the boundaries of Grayson County, which is not within the jurisdiction of
the incorporated towns.

6-3

Exemptions. The following types of subdivisions are exempt from review under this
Ordinance:
A.

Cemetery. Division and development of a cemetery is not required to follow the
provisions of this Ordinance provided, however, that this property shall be served
by a thirty (30) feet right-of-way from a state-maintained road. A cemetery shall be
defined as a single division of property in which the land is used or intended to be
used for the burial of the dead and dedicated for cemetery purposes, including
columbariums, crematories, and mausoleums. The plat showing the cemetery
boundary, right-of-way, and official name of the cemetery shall be submitted to the
Subdivision Agent for review and approval.
Land divided for the purpose of establishing a separate parcel as a cemetery
where the property has been used as a cemetery prior to March 13, 1978, shall
not be required to follow the provisions of the ordinance provided, however, the
plat showing the cemetery boundary shall be submitted to the Subdivision Agent
for review and approval.

B.
6-4

Court-Ordered Partition. Partitions ordered by a court need not comply with this
Ordinance.

Boundary Line Adjustment/Lot Line Revision. Boundary line adjustments/revisions
shall not create additional lots or affect any easements or rights of way, but merely
7

reconfigure existing lots. Line adjustments shall not create new substandard lots, or cause
or increase non-conformance of existing lots or structures to the Grayson County Zoning
Ordinance or the Grayson County Building and Fire Codes. When the revision may impact
existing easements or covenants, approval by those affected shall be shown by signature
on the face of the plat. All plats to be approved and recorded must be signed by all property
owners affected.
6-5

Family Division. This type of subdivision is defined in accordance with § 15.2- 2244, Code
of Virginia to provide for a single division of a lot or parcel for the purpose of sale or gift to
a member of the immediate family of the property owner. Only one such division is allowed
per family member, and shall not be for the purpose of circumventing this ordinance.
Immediate family member is defined as any person who is a natural or legally defined
offspring, stepchild, spouse, sibling, grandchild, grandparent, parent, aunt, uncle, niece or
nephew, to the owner of the lot or parcel under review.
All lots created as a result of a family division should meet the minimum design
requirements as set forth by the Designated Agent, including the ability to conform to
applicable sections of the Grayson County Zoning Ordinance. The family division will
require Subdivision Agent review and approval.
The burden of proof for family relationship lies with the applicant and verification must be
provided at the time of the subdivision application.
A statement shown on the survey plat and in the legal deed of transfer shall include the
following; the division is a family division as allowed for by the Subdivision Ordinance of
Grayson County and shall be used for the transfer of property to a member of the
immediate family.

6-6

Farm Division. A farm division is defined as a division of one (1) parcel into four (4) or
fewer parcels. Both the residue parcel and the resulting parcels must be ten (10) or more
acres in size. Division of a parcel into lot sizes of less than ten (10) acres is not considered
a Farm Division. All Farm Divisions require review by the Agent and approval or
disapproval.

6-7

Limited Access Parcel. A parcel unable to meet the access requirements of the Grayson
County Zoning Ordinance Article 3-7 a-e and approved by the Subdivision Agent as a
Limited Access Parcel.

6-8

Limited Access Parcel Division. The division of a parcel unable to meet the access
requirements of the Grayson County Zoning Ordinance. Limited Access Parcel Divisions
shall meet the design criteria listed in Article 7.

6-9

Planned Unit Development. Planned Unit Developments require Agent review and
approval. The design of Planned Unit Developments shall be in accordance with Article
10 and the design standards listed for the design of Class I Subdivision when fifteen (15)
or more lots is proposed for the Planned Unit Development or Class II Subdivision when
less than fifteen (15) lots is proposed.

6-10

Subdivision Class I. The division of a parcel or parcels of land into fifteen (15) or more
lots.

8

6-11

Subdivision Class II. The division of a parcel or parcels of land into fewer than fifteen
(15) lots that does not fit the classification standard for other subdivision types defined by
this Ordinance.

ARTICLE 7 – PROCEDURE FOR REVIEW OF FINAL PLATS AND
APPROVAL INCLUDING DESIGN REQUIREMENTS
7-1

Purpose. The purpose of this article is to set forth the process for review of a subdivision
plat submitted for approval for final approval and recordation, referred to as a “final plat,”
and for proper design and division of property to achieve appropriate land use and
development in accordance with the Zoning Ordinance and Comprehensive Plan of
Grayson County.

7-2

Procedure. All final subdivision plats are subject to administrative review by the Agent. A
typical review of an application for a final plat will consist of the following steps:
1.

Property owner or developer will review the Grayson County Subdivision
Ordinance for standards. The owner or developer may request a preapplication
conference with the Agent to determine applicable standards and processes. The
owner or developer may submit a sketch or preliminary subdivision plat at that time
to assist in discussion of potential approaches.

2.

All proposed final plats presented for review and approval shall include the
following items:
a.
b.
c.
d.
e.

f.

g.

Name of property owner(s) and adjoining property owner(s).
Legal description of the transfer in title chain.
Tax map numbers for parent parcel(s) and all adjoining properties.
Subdivision classification as defined by this ordinance and a space for
signature by the agent.
All roads, including primary access roads, rights of way and private streets.
Rights of way must show a legal description and width reflected in feet.
Legal names of all streets and roads, in existence or planned, given by the
county 911 coordinator. Roads and rights of way proposed to be added to
the State Highway System must be designed to VDOT standards and the
proposed plat shall include a space for signature by the VDOT
representative.
Proposed easements, restrictions and covenants in relationship to the
transfer of the property including the formation of Homeowners
Associations or other mechanisms for property and infrastructure
maintenance. If such documents are already recorded, the plat must
include references to legal documents or deeds on record.
Locations of existing or intended wells, septic systems, or public water and
sewer services. When there is no guarantee of water and sewer services
this should be stated on the plat. The approval of a Health Department
Official or use of an AOSE may be required when the site is located in a
floodplain or other area of concern for water and sewer services. If
easements are intended to be dedicated for service by the Grayson County
Public Service Authority or other publicly-owned system, a space for
signature of the agent for such entity.
9

h.
i.

j.

3.

Location of existing or intended structures when known.
Whether or not any portion of the property is in the floodplain, floodplain
elevations and other information when required by the Grayson County
Flood Plain Manager. When applicable, plats should include shading or
crosshatching of land within the floodplain.
Other documentation when deemed necessary for proper review and
approval by the agent or other agencies such as VDOT or the Grayson
County Public Service Authority.

The Agent will process reviews of final subdivision plat applications in a timely
manner. While the Agent strives to act upon final plats within seven (7) days,
maximum time periods allowed by state code for initial review of a final plat are as
follows:
Verification of completeness and forwarding to review
agencies such as VDOT and the Grayson County
Public Service Authority, if applicable ........................ 5 business days
from date of
submission
Approve/Deny if no agency review .............................

40 days from
submission

Action to approve/deny by agency* ............................

30 days from
receipt from
Agent

Approve/deny after completion of agency review ......

20 days from
receipt of
comments from
agency

* Note that in some circumstances, review by VDOT may be extended
pursuant to Virginia Code § 15.2-2222.1.
4.

If, following review, the final plat meets all requirements of this Ordinance and is
approved by all review agencies, the Agent shall approve it and affix his or her
signature to the face of the final plat. When a final plat is disapproved, the Agent
shall return the final plat to the applicant, and shall, either on the final plat or in a
separate document (i) identify all deficiencies in the final plat that caused the
disapproval by referencing specific duly adopted ordinances, regulations, or
policies and (ii) identify, to the greatest extent practicable, modifications or
corrections that will permit approval of the final plat.

5.

Upon resubmission of a final plat previously disapproved, the following maximum
time periods apply:

10

Verification of completeness and forwarding to review
agencies such as VDOT and the Grayson County
Public Service Authority, if applicable ........................ 5 business days
from date of
resubmission
Approve/Deny if no agency review .............................

30 days from
resubmission

Action to approve/deny by agency* ............................

30 days from
receipt from
Agent

Approve/deny after completion of agency review ......

20 days from
receipt of
comments from
agency

* Note that in some circumstances, review by VDOT may be extended
pursuant to Virginia Code § 15.2-2222.1.
If the resubmitted final plat meets the requirements of this Ordinance and is
approved by any and all review agencies, the Agent shall approve it and affix his
or her signature to the face of the final plat. When a final plat is disapproved, the
Agent shall return the final plat to the applicant. In reviewing a resubmission, the
Agent shall consider only those deficiencies identified in his or her review of the
initial submission that have not been corrected in such resubmission, and any
deficiencies that arise as a result of the corrections made to address deficiencies
identified in the initial submission. In the review of a resubmission, the Agent shall
(i) identify all deficiencies in the final plat that caused the disapproval by
referencing specific duly adopted ordinances, regulations, or policies and (ii)
identify, to the greatest extent practicable, modifications or corrections that will
permit approval of the final plat. Upon the second resubmission of a disapproved
final plat, the Agent’s review shall be limited to the previously identified
deficiencies.
6.

Upon a third or subsequent resubmission of a disapproved final plat, the Agent
shall provide his or her comments concurrently to the applicant and to his or her
supervisor. Within 14 days after receipt, the supervisor shall:
i.

Approve the final plat as submitted; or

ii.

Permit the applicant to address any deficiencies deemed minor by such
official, and resubmit the final plat, which shall be approved within seven
days after resubmission; or

iii.

Disapprove the resubmission, and identify all deficiencies that caused the
disapproval by referencing specific duly adopted ordinances, regulations
or policies and identify all modifications or corrections that will permit
approval of the final plat.
11

7-3

7.

If the Agent does not act upon a final plat within the time periods specified in this
section, it shall be deemed approved, unless otherwise agreed between the Agent
and the applicant. Notwithstanding a deemed approval, any deficiency in any
proposed final plat that, if left uncorrected, would violate local, state or federal law,
regulations, mandatory Department of Transportation engineering and safety
requirements, and other mandatory engineering and safety requirements, shall not
be considered, treated or deemed as having been approved by the Agent.

8.

All approved final subdivision plats shall be recorded with the Clerk of the Circuit
Court of Grayson County within six (6) months after approval and shall not be valid
unless recorded. Approvals of plats not recorded within six (6) months are void.

Design Requirements for Final Subdivision Plats. All subdivision plats, regardless of
classification, are subject to review for the following:
1.

Floodplain Review. Any parcel located within a floodplain may require a floodplain
review. The floodplain review shall determine if the potential for a buildable site
exists and to review the site in relationship to; Federal Emergency Management
Agency (FEMA), Grayson County Flood Plain Ordinance, Grayson County
Building Codes, Grayson County Zoning Ordinance and Virginia Department of
Health requirements for construction in a floodplain.

2.

Road Access. All subdivisions must have adequate ingress/egress access to
each created parcel. When needed, either proof of legal access or dedication of a
legal access easement of sufficient width shall be provided in conjunction with the
transfer of property affected. Access easements shall be reflected in the legal
deeds and documents on record. Access requirements are determined by the
standards set forth in the Grayson County Zoning Ordinance and/or VDOT
requirements when new dedication of right of way or access to state roads is
planned. Limited Access Parcels and Limited Access Divisions are subject to
design standards listed for those classifications.
Road design shall consider the long-term maintenance of all access roads and
new private streets. Language describing the maintenance agreements of
easements and new private streets or the lack of any maintenance agreements
shall be included on the plat. All new entrances to state maintained roads will
require a separate VDOT permit process as specified by VDOT. The agent
reserves the right to require an independent VDOT or an engineering review prior
to approval when the review is considered necessary. The ability for safe ingress
and egress of fire and emergency vehicles will be considered when new streets or
rights of way are reviewed.

3.

Hydraulic Features. Where travel over hydraulic features is involved, including
stream crossings, a review and compliance with local, state or federal agencies
may be required prior to approval. Where a review has not occurred, a statement
shall indicate a lack of this review on the plat.

4.

Lot Size. The minimum lot size for all parcels created as a result of a subdivision
shall meet the minimum lot size requirements for a primary structure as defined in
the Zoning Ordinance. This shall include the lot size which may be necessary to
achieve the required setback and yard distances for structures as defined in the
12

Grayson County Zoning Ordinance. When lot line revisions are proposed all
remnants of lots below minimum lot size must be absorbed into the new lot area
whenever possible and non-conforming lots shall not be created.
5.

Water and Sewer. Lots should have the capacity to be provided with water and
sewer, either from public or community systems or well and/or septic. The
availability of water and sewer service or the fact that service has not been
determined shall be noted on the face of the plat. In flood prone areas, AOSE
review may be required prior to approval.

6.

Utility Access. Where utility access is known to exist or is dedicated this shall be
noted on the plat. Where utility access has not been determined or is not necessary
because of use of onsite well and septic, this shall be noted on the plat.

7.

Soil Disturbance. Soil disturbance, grading, and/or resurfacing required for the
construction of access roads and infrastructure may require approval prior to land
disturbance by a separate process. All projects shall conform to the Grayson
County Erosion and Sediment Control Ordinance and/or local and state
Stormwater Management Program.

8.

Family Divisions and Lot Line Revisions. The agent may require evidence that
these divisions are legitimate. Description of the division classification type and a
signature line for the Agent shall be provided on the final plat.

9.

Limited Access Parcel Classification. This classification may be necessary for
parcel(s) of record unable to meet the access requirements of the Zoning
Ordinance. The Subdivision Agent will review and approve this classification. To
achieve this classification a legal survey of the parcel(s) to be classified shall be
prepared and the signed Limited Access Parcel agreement shall be shown on the
face of the plat. The survey shall be recorded in Office of the Clerk of the Circuit
Court of Grayson County along with any deed of transfer.
Limited Access Parcel designation restricts the future division of property in
accordance with this Ordinance or until such time that the classification is removed.
To remove the Limited Access Parcel Classification from a property, a legal survey
showing the required access for principal structures as listed in the Grayson
County Zoning Ordinance must be presented and approved by the Subdivision
Agent and recorded in the Office of the Clerk of the Circuit Court of Grayson
County.

10

Limited Access Division. The division of a parcel unable to meet the access
requirements of the Grayson County Zoning Ordinance, Article 3-7 a-e. The
requirements for this division include:
a.

b.

The parent parcel on record and the parcel created by the division are
unable to provide the minimum access requirement listed in the Grayson
County Zoning Ordinance, Article 3-7 a-e, due to issues beyond the control
of the property owner.
The property(s) shall meet all other requirements of the Grayson County
Zoning and Subdivision Ordinances.

13

c.

d.

e.

f.

7-4

A legal survey shall be drawn that classifies both the parent and created
parcel as Limited Access Parcels. The Limited Access Parcel Agreement
as required in subsection (f), below, must be signed on the survey by the
owner(s) of the parcels and the survey must be recorded in the Office of
the Clerk of the Circuit Court of Grayson County, and reference any deed
of transfer.
To provide access from properties under control of the owner, a legal
access meeting the minimum width requirement of Article 3-7 of the
Grayson County Zoning Ordinance shall be provided from the owner’s
property line to any newly created parcel and this access must be shown
on the survey and legally deeded to the new parcel.
Limitations – Each parent parcel(s) on record (as of January 9, 2014) is
restricted to one (1) Limited Access Parcel Division per year. The
aggregate number of Limited Access Parcel Divisions, of the original parent
parcel on record (as of January 9th, 2014), shall not exceed (2) Limited
Access Parcel Divisions. The maximum number of created parcels shall
be four (4).
Limited Access Parcel Agreement – The parcel(s) shown here have
been classified as Limited Access Parcel(s) in accordance with the
Grayson County Subdivision Ordinance. The parcel(s) have been
classified with the understanding of the property owner(s) and any listed
proposed owner(s) that further division of this parcel(s), as shown on this
plat, may be restricted until such time that proper access is provided in
accordance with the Grayson County Zoning Ordinance. Limited Access
Parcel(s) are created with the understanding that only one principal
structure is allowed on each parcel in accordance with the Grayson County
Zoning Ordinance. The owner and any proposed owner(s) as listed below
fully understand that this type of parcel may be limited in use due to the
limited access of this parcel(s). _______________________ /s/ Owner.

Infrastructure Improvements and Performance Bond or Surety.
a.

The cost of streets and infrastructure for a subdivision shall be paid by the owner
or developer. If the installation of streets/infrastructure is not completed prior to
the filing of an application for final plat approval, the subdivider shall execute an
agreement and post a performance bond or other form of surety to Grayson
County.
In preparation for the performance bond, the developer shall submit a document
referred to as a Certificate of Site Improvements at the same time as the
application for final subdivision plat approval. The Certificate of Site Improvements
shall include the following; a detailed list of the infrastructure improvements to be
installed, specifications for the improvements, anticipated completion date for the
improvements, line item costs, and the total cost of the required improvements
stated. The site improvements shall be shown in the design of the final plat.
Prior to recordation of a final plat, the developer shall issue a performance bond
for the total amount needed to complete all infrastructure improvements plus 10%
to cover potential administration and inflationary costs.

14

The County shall hold the bond for a period of eighteen (18) months, or of less
time if the improvements covered by said bond or check are completed and
approved by the County or other public authority with ultimate ownership and
maintenance responsibility for the improvements. If improvements have not been
completed after eighteen (18) months have expired and no lots have been sold,
the subdivider may be given an opportunity to ask the Board of Supervisors to
vacate said plat and release the bond. If a request for a return is not made and
infrastructure improvements are not complete within eighteen (18) months of plat
approval, or if lots are sold in the subdivision, the County shall then cash the
performance bond or other source of surety and proceed with the completion of
the remaining improvements for the subdivision.

7-5

b.

Acceptable forms of surety are (i) a letter of credit that may be drawn on a good
and solvent bank licensed in Virginia with a banking desk within 100 miles of
Independence, Virginia, or (ii) a surety bond underwritten by a good and solvent
insurance or surety company licensed to conduct business in Virginia.

c.

As infrastructure is completed, the subdivider or developer may apply to the Agent
for partial release of the security. No release will be given until 30% of the
infrastructure is complete, nor shall the surety be released below 30% until fully
completed. The Agent will process only one release per year. Any request for
release shall include an updated cost of completion of all uncompleted
infrastructure stamped by a licensed professional engineer. If the infrastructure is
to accepted by public authority other than the County, the Agent may require a
certificate of completion from such public authority. For roads intended for
acceptance into the State System of Highways, the subdivider or developer shall
maintain a bond with the County in the amount of 10% of the construction cost for
the purpose of ensuring maintenance and warranty of the road until acceptance
for ownership and maintenance by VDOT.

Period of Validity of Final Plat.
a.

An approved final subdivision plat, once recorded, shall be valid for a period of not
less than five years from the date of approval thereof, or such longer period as the
Agent may, at the time of approval, determine to be reasonable, taking into
consideration the size and phasing of the proposed development.

b.

Upon application of the subdivider prior to the expiration of a final subdivision plat,
the Agent may grant one or more extensions of such approval for additional
periods as the Agent may, at the time the extension is granted, determine to be
reasonable, taking into consideration the size and phasing of the proposed
development and the laws, ordinances, and regulations in effect at the time of the
request for an extension.

c.

For five years after the approval of a final subdivision plat, no change or
amendment to any county ordinance, map, resolution, rule, regulation, policy or
plan adopted subsequent to the date of approval shall adversely affect the right of
the subdivider or his successor in interest to commence and complete an approved
development unless the change or amendment is required to comply with state
law or there has been a mistake, fraud or change in circumstances substantially
affecting the public health, safety or welfare.
15

d.

Application for minor modifications to final plats made during the period of validity
of such plat shall not extend the period of validity of such plat.

e.

Once a final subdivision plat has been recorded, and any part of the property has
been conveyed to third parties other than the developer or the County, or a
dedication of land to a public body has been accepted by the grantee, the final plat
shall remain valid for an indefinite period of time unless vacated as set forth in
Code of Virginia §§ 15.2-2270 through 15.2-2272.

ARTICLE 8 – PROCEDURE FOR REVIEW AND APPROVAL OF
PRELIMINARY SUBDIVISION PLATS & PLANNED UNIT
DEVELOPMENTS
8-1

Purpose. The purpose of this article is to set forth the process for review of a subdivision
plat submitted for preliminary approval, referred to as a “preliminary plat,” and for proper
design and division of property to achieve appropriate land use and development in
accordance with the Zoning Ordinance and Comprehensive Plan of Grayson County.

8-2

Application.
This article applies to the review of preliminary subdivision plats and Planned Unit
Developments. All subdivisions may, and subdivisions of more than 50 lots shall, have
preliminary subdivision plats approved in accordance with this article prior to submission
of an application for a final subdivision plat.
Pre-Consultation. The developer/owner is strongly encouraged to schedule a preapplication meeting with the Agent to review a preliminary sketch and review the project,
in relationship to the requirements of the Subdivision Ordinance.
Consultation with the local Erosion & Sediment Control and/or Stormwater Management
Agent is also strongly encouraged.
Required Application and Fee. To place the review of the subdivision on the agenda for
the Planning Commission meeting; the developer shall submit the required application,
signed by the landowner, five (5) copies of the preliminary plat meeting the requirements
of this ordinance, and the required fee to the Agent.

8-3

Preliminary Plat Review and Approval. All preliminary subdivision plats are subject to
administrative review by the Agent. A typical review of an application for a final plat will
consist of the following steps:
1.

Property owner or developer will review the Grayson County Subdivision
Ordinance for standards.

2.

The Agent will process reviews of preliminary subdivision plat applications in a
timely manner. While the Agent strives to act upon preliminary plats within seven
(7) days, maximum time periods allowed by state code for initial review of a
preliminary plat are as follows:

16

Verification of completeness and forwarding to review
agencies such as VDOT and the Grayson County
Public Service Authority, if applicable ........................ 5 business days
from date of
submission
Approve/Deny if no agency review .............................

40 days from
submission

Action to approve/deny by agency* ............................

30 days from
receipt from
Agent

Approve/deny after completion of agency review ......

20 days from
receipt of
comments from
agency

* Note that in some circumstances, review by VDOT may be extended
pursuant to Virginia Code § 15.2-2222.1.
3.

If, following review, the preliminary plat meets all requirements of this ordinance
and is approved by any and all review agencies, the Agent shall approve it. When
a preliminary plat is disapproved, the Agent shall return the preliminary plat to the
applicant, and shall, either on the final plat or in a separate document (i) identify all
deficiencies in the preliminary plat that caused the disapproval by referencing
specific duly adopted ordinances, regulations, or policies and (ii) identify, to the
greatest extent practicable, modifications or corrections that will permit approval
of the preliminary plat.

4.

Upon resubmission of a preliminary plat previously disapproved, the following
maximum time periods apply:
Verification of completeness and forwarding to review
agencies such as VDOT and the Grayson County
Public Service Authority, if applicable ........................ 5 business days
from date of
resubmission
Approve/Deny if no agency review .............................

30 days from
resubmission

Action to approve/deny by agency* ............................

30 days from
receipt from
Agent

Approve/deny after completion of agency review ......

20 days from
receipt of

17

comments from
agency
* Note that in some circumstances, review by VDOT may be extended
pursuant to Virginia Code § 15.2-2222.1.
If the resubmitted preliminary plat meets the requirements of this Ordinance and is
approved by any and all review agencies, the Agent shall approve it. When a
preliminary plat is disapproved, the Agent shall return the preliminary plat to the
applicant. In reviewing a resubmission, the Agent shall consider only those
deficiencies identified in his or her review of the initial submission that have not
been corrected in such resubmission, and any deficiencies that arise as a result of
the corrections made to address deficiencies identified in the initial submission. In
the review of a resubmission, the Agent shall (i) identify all deficiencies in the final
plat that caused the disapproval by referencing specific duly adopted ordinances,
regulations, or policies and (ii) identify, to the greatest extent practicable,
modifications or corrections that will permit approval of the preliminary plat. Upon
the second resubmission of a disapproved preliminary plat, the Agent’s review
shall be limited to the previously identified deficiencies.
5.

8-4

Upon a third or subsequent resubmission of a disapproved preliminary plat, the
Agent shall provide his or her comments concurrently to the applicant and to his or
her supervisor. Within 14 days after receipt, the supervisor shall:
i.

Approve the preliminary plat as submitted; or

ii.

Permit the applicant to address any deficiencies deemed minor by such
official, and resubmit the preliminary plat, which shall be approved within
seven days after resubmission; or

iii.

Disapprove the resubmission, and identify all deficiencies that caused the
disapproval by referencing specific duly adopted ordinances, regulations
or policies and identify all modifications or corrections that will permit
approval of the preliminary plat.

What Preliminary Plat to Show.
A preliminary subdivision plat shall show:
a.

Name of subdivision, district, county, state, property owner and name, address,
signature and license of the engineer, surveyor, owner, city planner, urban planner,
architect or landscape architect who prepared the plat; the date the plat was drawn
and dates of any revision(s); north arrow and source of meridian; scale of drawing
and number of sheets. If shown on more than one sheet, matched lines shall
clearly indicate where the sheets join.

b.

General location of the proposed subdivision by an insert vicinity map, at a scale
of not less than two (2) inches equals one mile or as otherwise approved by the
agent, indicating thereon adjoining roads, their names and number, towns,
subdivisions and other landmarks.
18

8-5

c.

Proposed names and locations for new streets or extensions of existing streets,
boundaries of all proposed and existing lots, easements, parks, school sites or
other public areas, any areas of common open space, proposed uses of the
property, the number and area of all building lots, all existing public and private
streets and other rights-of-way, their names, numbers and widths, water courses
and their names.

d.

Names of owners and their property lines within the boundaries of the tract and
adjoining such boundaries.

e.

Deed reference, tax map, and parcel number.

f.

Existing zoning and any proffers associated with the property; proof of any special
exceptions, variances or waiver necessary for the subdivision, and existing zoning
of adjoining properties.

g.

When the subdivision consists of land acquired from more than one source of title,
the outlines of the various tracts shall be indicated by dashed lines and the
identification of the respective tracts shall be placed on the plat.

h.

The boundary survey or existing survey of record.

i.

Total acreage, acreage of subdivided area, number, area and frontage of all
building lots, existing buildings within the boundaries of the tract, yard and setback
lines, and any areas of common open space.

j.

Existing topography as required by the agent.

k.

Location of 100-year floodplain as shown on the most recent federal emergency
management agency (FEMA) maps.

l.

All parcels of land to be dedicated for public use or ownership, the prospective
owner(s) of such public use sites and the conditions of such dedication.

m.

Preliminary soils survey or statement of public water/sewer availability.

n.

Any proposed connections to public or community water and sewer systems.

o.

Preliminary stormwater management plans.

p.

Outline of any proposed covenants.

q.

If the subdivision is intended to be multi-phase, an outline of the phasing of the
recordation of final subdivision plats and installation of infrastructure.

Period of Validity.
a.

Once a preliminary subdivision plat is approved, it shall be valid for a period of five
years, provided the subdivider (i) submits a final subdivision plat for all or a portion
of the property within one year after such approval or such longer period as the
Agent may agree at the time of the approval of the preliminary plat, taking into
account the size and complexity of the project, and (ii) thereafter diligently pursues
approval of the final subdivision plat. "Diligent pursuit of approval" means that the
subdivider has incurred extensive obligations or substantial expenses relating to a
19

submitted final subdivision plat or modifications thereto. However, no sooner than
three years following such preliminary subdivision plat approval, and upon 90 days'
written notice by certified mail to the subdivider, the Agent may revoke such
approval upon a specific finding of facts that the subdivider has not diligently
pursued approval of a final subdivision plat.
b.

Once a final subdivision plat for all or a portion of the property covered by a
preliminary plat has been approved, the underlying preliminary plat shall remain
valid for a period of five years from the date of the latest recorded final subdivision
plat for the property. The five year period of validity of the preliminary plat shall
extend from the date of approval of the last recorded final plat.

ARTICLE 9 – GENERAL REQUIREMENTS AND MINIMUM STANDARDS
OF DESIGN FOR CLASS I SUBDIVISIONS, CLASS II SUBDIVISIONS &
PLANNED UNIT DEVELOPMENTS (PUD)
9-1

Design Standards for Lots in Class I and Class II Subdivisions.
1)

The size, shape, and orientation of lots shall be appropriate for the location, natural
features of the land, intended use of the land and for the ability to egress and
ingress the subdivision and the individual lots. Lot size, shape and orientation shall
be designed to accommodate required utility, water, sewage and street access
requirements for the lot. Consultation from the Virginia Department of Health
and/or the Virginia Department of Transportation may require larger lot sizes when
projected needs dictate that larger lot sizes may be necessary.

2)

Side lot lines shall be designed with right angles, radial to the street or in other
formats suitable for proper layout.

3)

Corner lots shall have extra width as necessary to meet building line and setback
requirements for both streets and to provide proper site line distance at the access
to the street.

4)

Condominium and townhouse developments may require a greater standard for
road access and/or water and sewer services resulting from the higher density
development. Applicants who are interested in this type of development will work
with the agent/administrator to develop minimum standards of design.

5)

Condominium and townhouse developments may require a greater standard for
road access and/or water and sewer services resulting from the higher density
development. Applicants who are interested in this type of development will work
with the agent/administrator to develop minimum standards of design.
requirements of the Grayson County Zoning Ordinance and may need to be
rezoned prior to development.

6)

Where the land covered by a subdivision includes two (2) or more parent parcels
in separate ownership, and the proposed subdivision may present a situation
where a property ownership line divides the subdivision or one or more of the
proposed lots, every parcel owner involved with the planned subdivision shall

20

submit the parcels for review in tandem with each other and upon approval, the
subdivision shall be recorded and reflected as one subdivision plat.
9-3

Design Standards for Lots in Planned Unit Developments. Planned Unit Development
lots and design shall meet the requirements listed in Article 10.

9-4

Land Disturbance. All subdivisions must comply with the provisions of the Grayson
County Code and state law relating to erosion and sediment control and stormwater
management.

9-5

Design for Utilities, Water and Sewer, Easements, Monuments.
1)

Easements necessary for proper development and for critical infrastructure shall
be shown as such on all subdivision plans and dedicated as part of approval of the
final subdivision plat. Easements necessary for private streets, access to streets,
electric and gas utilities, water and sewer requirements and/or any other potential
services identified by the agent or consulting agencies shall be provided in the
layout of the subdivision. Maintenance plans of all easements and common areas
shall be decided upon prior to submission of a final plat for approval and the
maintenance for these areas shall be shown as a maintenance statement on the
subdivision plats.

2)

The location of easements shall follow guidelines determined by the appropriate
agency or service provider and when possible should travel near lot lines or
property boundaries and in a location where future uses are not probable.

3)

Easements for planned streets shall include the total width and dimension
necessary for all components. This shall include components necessary for the
drainage of storm water, street shoulder and curb requirements, land required for
street signage, and entrances and other public uses.

4)

Water and sewer requirements for Class I and Class II Subdivisions are
determined on a case by case basis, dictated by the site location, existing and
planned public services when available and by the proposed needs of the
development. The appointed agent of the Virginia Department of Health shall
review and approve the design for water and sewer services prior to review and
approval by the Planning Commission. Currently, the use of an AOSE consultant
is required prior to the Health Department review. All proposed sites shall have
adequate capacity for water and sewer services when intended for development.
Location of all septic drain fields and or other water infrastructure shall be located
on the same lot or parcel of intended use by a single owner, unless proper legal
agreements are obtained and/ or otherwise approved as reflected on the plat and
in the associated legal documents.

5)

Where a public water supply is reasonably accessible, the subdivider shall connect
with the public supply and shall provide water mains and suitable water
connections at each lot. In the event that a public water supply is within the vicinity
of the property but outside of the property boundary, conditions for approval may
require an extension of the property boundary to allow connection. In general, if
public water is available within 300 feet of a Class I Subdivision or 1,000 feet of
Class II Subdivision, the subdivider is required to extend water mains to the
21

subdivision, including but not limited to any necessary pump stations, and
construct and dedicate all internal mains and distribution lines unless utility-related
limitations prevent connection.
6)

Where a public sanitary sewerage system is reasonably accessible, the
subdivision system shall connect therewith and shall provide a connection for each
lot. In the event that a public sanitary sewage system is within the vicinity of the
property but outside of the property boundary, conditions for approval may require
an extension of the property boundary to allow connection. In general, if public
sewer is available within 300 feet of a Class I Subdivision or 1,000 feet of Class II
Subdivision, the subdivider is required to extend sewer mains to the subdivision,
including but not limited to any necessary lift stations, and construct and dedicate
all internal mains and distribution lines unless utility-related limitations prevent
connection.

7)

The subdivision shall be designed and constructed to meet fire and safety
requirements for emergency access and include proper ingress/egress to and from
the subdivision necessary for public safety. This may include the installation of fire
hydrants when public water services are available or deemed necessary by fire
standards.

8)

Monuments, to serve as permanent reference points, shall meet these minimum
requirements and shall be installed by the developer/owner prior to the final
inspection of the subdivision by the administrator/agent.

9)

a.

At least one corner of the subdivision shall be designated by bearing and
distance tie from a readily discernible reference marker. If a corner is within
2,000 feet of a U.S. Coast and Geodetic survey station or a station of the
state coordinated grid system, then this corner shall be marked with a
monument designated by computed coordinates to an accuracy of
1:10,000, and such monument shall be identified on the final subdivision
plat. Where such reference station is not available, the tie shall be made to
some permanent and readily identifiable landmark.

b.

Monuments shall be placed in the ground at all corners and at angle points
in the boundary lines of the subdivision, and include points of angles and
curvature defining the right-of-way lines. Each lot within the subdivision
shall be defined and marked at each corner.

c.

The monuments shall be designated as control points and shall be of stone
or pre-cast concrete, with minimum dimension of four (4) inches square or
four (4) inches in diameter and at least thirty inches long. Or the
monuments shall be steel or wrought iron pipe not less than one-half (1/2)
inch or more in diameter and at eighteen (18") inches long. The monument
shall be flush with the finish grade.

The proper name(s) of all subdivision streets and addresses (when applicable)
shall be approved or designated by the Grayson County 911 Coordinator, and
these streets shall be shown on the subdivision plats.

22

10)

9-6

When a subdivision is intended for development for industrial, commercial or
residential use, it must incorporate reasonable common or share easements for
franchised cable television operators and public service corporations furnishing
cable television, gas, telephone and electric service to the subdivision. Once a
developer conveys an easement with will permit electric, cable or telephone
service to be furnished to the subdivision, the developer shall, within 30 days after
a written request by a cable television operator or telephone service provider, grant
an easement to that cable television operator of telephone service provider for the
purpose of providing cable television and communications services to the
subdivision. The easement shall be geographically coextensive with the electric
service easement, or if only a telephone or cable services easement has been
granted, then geographically coextensive with the telephone or cable service
easement. However, the developer and franchised cable television operator or
telephone service provider may mutually agree on an alternative location for the
easement. If a final subdivision plat is recorded and does not include conveyance
of a common or shared easement as provided in this subsection, the Agent shall
not be responsible to enforce the requirements of this subsection.

Design and Construction of Streets.
Grayson County is committed to the development of streets sufficient for the transportation
needs of the subdivision.
The standards below shall be used as minimum design standards for the development of
streets and the county welcomes any effort on by the developer to exceed these design
standards. Class I Subdivision streets are intended for inclusion into the VDOT state
system of roads, and these design standards are intended to meet the needs for inclusion
into the VDOT system. Class II Subdivision streets will use the local standards and the
AASHTO design standards when geometric, sight distance, bridge standards or other
design features come into play. In the event that VDOT standards exceed the standards
hereinafter set forth, VDOT standards shall control in order to ensure that streets are
accepted into the state system.
1)

Design and Construction Standards for Subdivision Class I and Class II
Streets and Planned Use Developments (PUD)
a)

Class I Subdivision streets must use the design and construction
standards set forth by VDOT’s Secondary Street Acceptance
Requirements (SSAR), including VDOT’s Road Design Manual (latest
edition) and Pavement Design Guide for Subdivision and Secondary
Roads in Virginia (latest edition). These guidelines should be used in
conjunction with the instructions by VDOT or the VDOT Official, for the
design of roads capable of inclusion into the VDOT system. All necessary
steps to request acceptance into the VDOT system shall be completed by
the applicant and the county in partnership with each other. Maintenance
of the street, either short term or long term, should be determined early in
the process. The maintenance plan shall be noted on the plat. Streets
planned or acceptance in the VDOT system shall be maintained at a VDOT
standard until such time that they are accepted.

23

b)

Class II Subdivision Streets may choose to follow the Class I standard
as defined in Article 9.6-1a (above) or follow a standard suitable for low
density development. AASHTO Guidelines for Geometric Design of
Very Low-Volume Local Roads (latest edition) will be used for geometric
design in the development of these roads. Where the AASHTO Guidelines
will focus mainly on geometric design issues, the design for streets in Class
II Subdivisions must satisfy local standards to include the following;
1.

2.

3.
4.

5.

6.

7.

c)

2)

Legal easement for private street/access right of way must be at
least forty (40') feet in width. Private street/right of way must join a
designated state road and achieve the entrance permit to a state
road, as required by VDOT.
Minimum surfaced road width of twenty (20') feet, which may
include shoulders or other passable surfaces. This width is
necessary for fire apparatus and other emergency vehicles.
Subdivision streets must not exceed a 17% grade.
An approved Erosion and Sediment Control Plan, when disturbed
area includes ten-thousand (10,000) square feet or more, which
depicts the appropriate methods for drainage and storm water
management, shall be presented in tandem with the street plans.
Where an Erosion and Sediment Control Plan is not necessary
(under 10,000 square feet disturbed) the agent/and or a consultant
will work with the developer to ensure appropriate drainage needs
are met.
The road surface shall include a minimum standard of six inches
(6") depth of #1 course aggregate applied immediately after
grading. In situations where slopes exceeding 10% and/or where
heavy traffic situations are anticipated the aggregate should be laid
at a depth of eight to ten inches (8-10") inches to avoid excessive
dissipation of the stone and to prevent maintenance needs. In
situations where the street is to be paved, the requirements of the
VDOT Pavement Design Guide (latest edition) shall be used.
Statement shall be included on the face of the subdivision plat that
school bus, mail service and/or other public services may be
restricted on the private street.
There shall be a maintenance plan for the easements or streets, to
include a Homeowners Association or another agreed upon
mechanism to facilitate the maintenance of the streets, easements
and/or public areas. A statement regarding maintenance shall be
included on the face of the plat and in the impacted deeds. Where
streets will not be maintained by VDOT or designed to the VDOT
standards for acceptance into their system, this shall also be noted
on the plat.

Planned Unit Developments (PUD). Planned Unit Developments that
propose 15 lots or more shall meet the Class I Subdivision Standard for
streets. Those developments that propose less than 15 lots will use the
Class II Subdivision Standard for streets as listed in this section.

General Standards for all Class I/Class II Subdivision Streets and PUD

24

a.

Streets shall be coordinated with the existing street system and design
shall be made for continuity of principal streets as appropriate.

b.

Private streets shall be laid out to discourage through traffic where through
traffic is unintended and undesired. This may include reducing the speed
limit and the use of traffic slowing devices where necessary.

c.

All dead-end streets, or cul-de-sacs, shall terminate in a turnaround having
a minimum right-of-way diameter of 100 feet or other approved mechanism
for turn around.

d.

Street width shall be designed in consideration for necessary
improvements, curbs, gutters, drainage, signs and sidewalks when
required.

e.

Where a proposed subdivision is adjacent to a public road with a high
vehicle traffic count and/or other parameters that affect safe access,
internal street(s) with a single access to the public road may be required.

f.

Screen planting of vegetation may be required to reduce traffic glare, noise
or other impacts from close proximity to public roads and easements may
be required.

g.

Street lighting shall be designed to reduce the visual impact to the
community.

h.

Streets shall be planned in harmony with existing topography and avoid
steep grades.

i.

Streets shall intersect at right angles or as nearly as practicable.

j.

Street jogs or off sets at intersections shall be avoided.

k.

Intersections with primary highways shall be at least 1,000 feet apart,
measured from centerline to centerline.

I.

Property lines at street intersections shall be rounded with a radius to
facilitate safety concerns.

m.

Where the location of a subdivision is planned at the end of a public
street/road, an independent review by VDOT may be required.

n.

Streets shall be designed for the adequate drainage of surface and storm
water. The storm water drainage system shall be designed in conjunction
with the street plans.

o.

Streets shall be designed with consideration for long term maintenance.
Private streets shall be designed for maintenance by a Homeowners
Association or other agreed upon mechanism as shown on the face of the
plat. Public streets which are intended for acceptance into the VDOT State
Road System and which are planned for maintenance by VDOT shall be
25

designed and maintained at that standard and this shall be shown on the
face of the plat.
p.
3)

Streets shall be designed for the safe ingress and egress of fire apparatus
and emergency vehicles as determined by the latest fire codes.

Design Standards for Blocks
The length, width, and shapes of blocks shall be determined with regard for
available building sites and the infrastructure requirements for the sites. Block
design shall consider the convenience and safety of vehicular and pedestrian
circulation and shall consider access to adjacent neighborhoods including the
community at large.

4)

1)

The length of residential blocks shall generally not exceed sixteen hundred
(1,600') feet nor be less than three hundred (300') feet.

2)

The provision for pedestrian walks across blocks may be required by
easement or dedication when they are determined to be essential to
provide convenient public access to facilities such as schools, parks, and
water areas.

3)

Blocks shall have a minimum width of two hundred (200) feet and shall
accommodate two rows of lots, except in instances where topography or
other natural features may not permit this standard.

Street/Improvements Review Process.
1)

The developer/owner shall complete all street improvements/infrastructure
or submit a performance bond or other item of surety according to the
requirements of this ordinance, prior to final subdivision approval, as set
forth in Section 7-4.

2)

The developer/owner shall be responsible for all costs associated with the
review or final inspection of streets /infrastructure by VDOT and/or other
consultants when the review or inspection is deemed necessary for final
approval of the subdivision or release of an item of surety.

3)

A final review of the subdivision infrastructure/streets, stamped by a
professional engineer, may be required to ensure conformance to the
agreed upon standards. Where basic design standards may allow a
representative of the county to review the improvements, the county may
complete this review to assist the developer with the financial costs
associated with review.

4)

Streets/infrastructure shall be designed to the standards set forth in this
ordinance and failure to construct streets to this standard, before, during or
after; approval shall warrant necessary actions on behalf of the county to
bring the streets/improvements to the agreed upon standards.

26

5)

No lots shall be sold in any subdivision until all streets/ infrastructure are
completed and until the final review and approval of the street/improvement
has occurred and shown by the signature of the agent.

ARTICLE 10 – PLANNED UNIT DEVELOPMENT SUBDIVISION
10-1

Planned Unit Development (PUD). The Planned Unit Development (PUD) process is
used for the establishment of specialized mixed use development or cluster type
development based on a master plan in accordance with the Zoning Ordinance. The PUD
Subdivision Classification is based on the principle that smaller residential lots can be
allowed when planned common areas are designed to meet communal needs, for open
space, efficient design of infrastructure and for the encouragement of natural areas and
buffers.

10-2

Location. Planned Unit Development Subdivisions are permitted in the Rural Farm Zone
District and the Rural Residential Zone Districts in Grayson County. Planned Unit
Developments may be approved where the proposed tracts are suitable in location, area
and character for the uses and structures proposed and where the development can be
planned and developed on a unified basis. This type of development is intended to permit
construction in accordance with a master plan of cluster-type development and mixed use
development with individual dwelling units available for sale or rent and with open space
and common areas under one (1) ownership or control for use by all invested in the
development.
Within such communities, the location of all improvements shall be controlled in such a
manner as to permit a variety of housing accommodations in an orderly relationship to
one another, with the greatest amount of open area and the least disturbance to natural
features.

10-3

Reserved.

10-4

Reserved.

10-5

Design Standards. The Design of Planned Unit Development Subdivisions shall meet
the requirements as listed below.
A.

B.

Water/Sewer. A PUD shall be allowed in areas served by public water and sewage
disposal systems or a self-sufficient central water and sewer system conforming
to state regulations.
Management of open space/common areas and infrastructure in PUD
developments.
1.
There shall be an establishment of a nonprofit association, corporation,
trust or foundation of all individuals or corporations owning residential
property or dwelling units within the planned development to ensure the
maintenance of open spaces.
2.
When the development is to administer open space through a nonprofit
association, corporation, trust or foundation, said organization shall
conform to the following requirements:
a)
The developer must submit the organizations Bylaws, Restrictive
Covenants and/or applicable Organizational Documents to the

27

b)

c)

d)

Planning Commission as part of the application and review process
of the Planned Unit Development Subdivision.
Membership in the organization shall be mandatory for all
residential property owners, present or future, within the planned
community, and said organization shall not discriminate in its
members or shareholders.
The organization shall manage all open space, private driveways,
parking and recreational and cultural facilities serving the
development; shall provide for the maintenance, administration and
operation of said land and improvements and any other land within
the planned community; and shall secure adequate liability
insurance on the land.
The organization shall conform to the Virginia Condominium Act,
Chapter 19, Title 55.1, Code of Virginia.

C.

Streets. The design of Planned Unit Development streets shall be in accordance
with Section 9-6 of this Ordinance.

D.

Utilities. Within a PUD, all utilities, including telephone, television cable, and
electrical systems shall be installed underground. Appurtenances to these systems
which require aboveground installations must be effectively screened and thereby
may be exempted from this requirement.

E.

Review. The Agent will review applications for Planned Unit Developments in
accordance with the standards listed in Article 8.
1.

The intent of the plan review is to provide for a review of the project's
compatibility with its environment and with other land uses and buildings in
the surrounding area; the ability of the project's traffic circulation system to
provide for the convenience and safe internal and external movement of
vehicles and pedestrians; the quantity, quality, use, size, and type of the
project's open space and the plans for the maintenance and upkeep of said
open space; the quantity, quality, use, size, and type of the project's
recreational elements; the impacts upon the existing natural environment;
the proposed landscaping improvements; and the project's compliance with
this chapter and other applicable ordinances of the county and state. In
addition to comply with the provisions of this Ordinance, the application
must comply with the corresponding provisions of the Zoning Ordinance
relating to PUDs.

2.

The site plan shall be reviewed by the Agent and as required by the
Subdivision Ordinance and Zoning Ordinance, shall act to fulfill the
preliminary plat review requirements of the Subdivision Ordinance.
Administrative procedures for the site plan review shall be the same as the
review procedures for review of Class I and Class II Subdivisions.

3.

In addition to the required content of preliminary and final plats as required
by the Subdivision Ordinance, the following shall be submitted for site plan
review:

28

a)

Existing zoning and zoning district boundaries on the property to be
developed and on immediately adjacent properties.

b)

The boundaries of the property involved, all existing property lines,
setback lines, existing streets, buildings, watercourses, and other
existing physical features in or adjoining the project.

c)

The topography of the project area at contour intervals of two (2)
feet.

d)

The location of all proposed buildings and structures, accessory
and main, showing the number of stories and height, dwelling type,
outside dimensions and main excavations by proposed use.

e)

The proposed location and character of nonresidential uses,
accessory and main.

f)

The proposed location, dimensions, and use of all proposed open
space, other amenities and improvements, if any, and suitable
documentation of the ownership and responsibility for such open
space.

g)

The proposed pedestrian circulation system, including its
interrelationships with the vehicular circulation system, indicating
the proposed treatment of points of conflict.

h)

The proposed treatment of the site's periphery, including materials
and techniques to be used, such as screens, fences and/or walls.

i)

The location and screening materials for solid waste containers and
other outdoor trash receptacles.

j)

The site plan shall show wooded areas, which shall be designated
by symbols coincident with the area of trees, and an indication of
which trees are to be retained.

k)

The proposed location, dimensions and treatment of the required
off-street parking facilities for each individual unit.

I)

A tabulation of the total number of acres in the project and the
percentage of acreage thereof proposed to be allocated to
residential units, any nonresidential uses, off-street parking, open
space, streets and other reservations.

m)

A tabulation of the total number of dwelling units, by type, in the
project and the overall project density, in dwelling units per gross
acre.

n)

A schedule exhibiting the time frame for project development and
completion.

29

ARTICLE 11 – FEES
11-1

Fees. There shall be a charge for the examination and review of every subdivision plat
submitted to the Planning Commission. This fee shall be fifteen Dollars ($15.00) for each
subdivision plat plus two dollars ($2.00) for each lot contained in the subdivision. This fee
shall be paid to the Treasurer of Grayson County at the time an application is made for
the subdivision.

ARTICLE 12 – MANUFACTURED HOME PARKS AND RECREATIONAL
VEHICLE PARKS
12-1

Manufactured Home Parks and Recreational Vehicle Parks. The establishment of
manufactured home parks and recreational vehicle parks is determined by the Grayson
County Zoning Ordinance.

ARTICLE 13 – REQUIREMENTS FOR PREPARATION OF FINAL
SUBDIVISION PLATS
13-1

Review of subdivisions requires that a subdivision plat be created. The final subdivision
plat shall serve as an official representation of the subdivision plan and shall be created
from a legal and true survey of the parcel. The following conditions shall apply;
1)

No lot shall be marketed or sold to the public until final approval is given and the
recordation of the subdivision has occurred.

2)

Every plat submitted for recordation shall be prepared by a certified professional
engineer or land surveyor licensed by the Commonwealth of Virginia, who shall
endorse upon each such plat a certificate signed by him. When the plat represents
land acquired from more than one source of title, the outlines of these tracts shall
be indicated upon such plat.

3)

Every such plat shall contain a statement as follows: "The platting or dedication of
the following described land (here insert a correct description of the land
subdivided) is with the free consent and in accordance with the desire of the
undersigned owners, proprietors and trustees, if any". The statement shall be
signed by such persons and duly acknowledged before some officer authorized to
take acknowledgement of deeds.

4)

The recordation of an approved plat shall operate to transfer, in fee simple, to the
county the portion of the premises platted as is on the plat set apart for streets,
alleys or other public use and to transfer to the county any easement indicated on
the plat to create a public right of passage over the land. The recordation of such
plat shall operate to transfer to the county, or to such association or public authority
as the locality may provide, such easements shown on the plat for the conveyance
of stormwater, domestic water and sewage, including the installation and
maintenance of any facilities utilized for such purposes, as the locality may require.
Nothing in this section shall obligate the locality, association or authority to install
or maintain such facilities unless otherwise agreed to by the locality, association
or authority.

30

5)

13-2

When the Agent approves a plat or replat of land therein, then upon the recording
of the plat or replat, all rights-of-way, easements or other interest of the locality in
the land included on the plat or replat, except as shown thereon, shall be
terminated and extinguished, except that an interest acquired by the locality by
condemnation, by purchase for valuable consideration and evidenced by a
separate instrument of record, or streets, alleys or easements for public passage
subject to the provisions of § 15.2-2271 or 15.2-2272 shall not be affected thereby.
All public easements, except those for public passage, easements containing
improvements, those that contain private utility facilities, common or shared
easements for the use of franchised cable operators and public service
corporations, may be relocated by recordation of plat or replat signed by the owner
of the real property, approved by an authorized official of a locality, regardless of
the manner of acquisition or the type of instrument used to dedicate the original
easement. In the event the purpose of the easement is to convey stormwater
drainage from a public roadway, the entity responsible for the operation of the
roadway shall first determine that the relocation does not threaten either the
integrity of the roadway or public passage.

Plat requirements. The subdivider shall submit to the Agent five (5) copies of the plat, at
a scale of one hundred feet (100') to the inch of a dimension at least 22 X 17 inches.
Where more than one sheet is required to show the entire subdivision, match lines shall
be clearly indicated.
All dimensions, both linear and angular, shall be determined by an accurate control survey
which must close and balance within a limit of one (1) foot in (5,000) five thousand. A
bearing and distance tie between at least two permanent monuments on the interior
boundary of the subdivision and a bearing and distance tie to a corner of the subdivision
from an outside reference marker, in accordance with this ordinance, shall be made and
shown on the plat.

13-3

Content of the subdivision plat shall include the following;
1)

Proposed subdivision name and location.

2)

Tax Map number for the parent parcels and adjacent parcels.

3)

Names and addresses of the owner of record, developer when applicable, the
person who prepared the plat, and holders of any easements affecting the
property.

4)

The names of any Class I or Class II subdivisions immediately adjacent to the
property and/or the names of the owners on record of adjacent property.

5)

Flood plain areas in shaded detail and flood plain elevations when applicable.

6)

Date of drawing, true north point, and scale.

7)

Location of monuments and property markers.

8)

Tract boundary lines, right-of-way lines of streets or other easements, and property
lines of lots. Bearings shall be shown to the nearest ten seconds and dimensions
31

to the nearest hundredth of a foot. Data of all curves shall be shown in detail at the
curve or in a curve data table containing the following: delta, radius, arc, tangent,
chord, chord bearing and degree of curve.
9)

Significant natural landscape features, including rock outcrops and large trees.

10)

Location, width and names of all existing or platted streets within or adjacent to
the subdivision. The location of existing buildings, easements, railroad rights-ofway, utility lines and drainage ways.

11)

Preliminary plans for all utilities, including but not limited to: the proposed method
of accomplishing surface drainage, water supply, and sewage disposal.
Preliminary designs for any bridges and culverts that may be required.

12)

Location and dimensions of proposed streets, lots, building lines, and easements.
Identify lots by number and streets by name.

13)

Location, dimensions and purpose of all easements.

14)

Abutting streets and roads, with names and right-of-way widths.

15)

Reference numbers or symbols for all lots and blocks.

16)

In the case of re-subdivision of existing recorded lots, existing lot lines shall be
shown by dotted lines and the re-subdivision by full lines.

17)

Purpose for which sites, other than residential lots, are dedicated or reserved.

18)

Proposed use of all lots under review.

19)

Designation of all parcels of land proposed to be dedicated or reserved for public
use and the conditions, if any, of such dedication.

20)

Where temporary turnarounds are required by this ordinance, they shall be sown
on the plat and the following notation shall be made on the plat:
"Any area on this plat designated as a temporary turnaround shall be constructed
and used as other streets in the subdivision until such time as (insert here the name
of the street) is extended to join another street and the cul-de-sac ceases to exist.
Thereupon the land in the temporary turnaround area which extends beyond the
normal right-of-way line of the street will be vacated for street purposes and will
revert to adjoining lot owners".

21)

The plat shall include a vicinity sketch map at a scale of 2,000 feet to the inch,
showing the relationship of the subdivision to its environs. This map shall
encompass an area extending at least one mile on each side of the subdivision
and shall identify roads, political boundaries, other subdivisions, and important
landmarks and natural features.

22)

Water and sewer connections or the approximate location of well and septic, and
public utility easements.
32

23)

The following shall be provided on the face of the plat:
a.
b.
c.
d.

e.

f.
g.
h.
i.
j.
k.
I.
m.

A statement regarding conformance to the provisions of the Grayson
County Erosion and Sediment Control Ordinance.
Private restrictions or covenants.
Subdivision classification type.
Street or access easement description. Statement to include planned
ownership and maintenance and whether or not the street is intended for
acceptance into the VDOT system.
Statements from the consulting agencies, The Virginia Department of
Health and The Virginia Department of Transportation, which are
necessary for subdivision approval and a signature line provided and
signed by the representative of the agency.
Approval from the Grayson County Planning Commission as shown by a
provided signature line and signed by the Chairman.
Signature line for the Subdivision Agent and approval signature.
Owners Statement and primary contact information for the owner.
Notary Public statement and signature line or area to be stamped.
Circuit Court statement and signature line or area to be stamped.
Flood Plain area statement when area is in a flood plain.
Seal and Statement from licensed surveyor.
Contact information of licensed surveyor who prepared the plat.

ARTICLE 14 – RESUBDIVISION AND CHANGES/AMENDMENTS TO
CLASS I, CLASS II SUBDIVISIONS & PLANNED UNIT
DEVELOPMENTS
14-1

Re-subdivision of lots and Lot Line Revisions. The re-subdivision of any previously
approved subdivision will be considered when executed with the consent of the
landowners affected by the re-subdivision and when it can be conducted in accordance
with § 15.2-2275 of the Code of Virginia. The lots must meet the minimum design
standards and the approval for the re-subdivision shall follow the same procedures for
review and approval of any subdivision as defined in this ordinance. Where the subdivision
plat must be vacated the requirements for vacation shall follow
A Lot Line Revision between lots of any approved subdivision shall be allowed when the
consent of both owners can be shown on the face of a new survey in accordance with §
15.2-2275 of the Code of Virginia. To be approved, the lots shall meet the minimum design
standards and shall not affect other owners in the subdivision.

14-2

Subdivision Amendment/Changes prior to sale. When the amendments to a previously
approved subdivision, do not affect lot lines and when no lots have been sold, the
changes/amendments shall be reflected on a new site plan when changes to the site plan
have been proposed and the changes to the organizational documents/bylaws and
covenants when applicable, shall be made and submitted. The developer shall submit the
previously approved subdivision documents and the new standards under review. The
same procedure for review and approval of subdivisions will apply. Where the subdivision
plat must be vacated the requirements for vacation shall apply.

33

14-3

Subdivision Amendments/Changes when sale of lot(s) has occurred. Approved
subdivisions in which any lot has been sold or transferred, which shall later seek an
amendment or change to the subdivision and when such change is unrelated to lot lines,
shall follow the requirements for "vacation of plat after sale of lot" as listed in § 15.2-2272
of the Code of Virginia.

ARTICLE 15 – VACATION OF PLAT
15.1

Procedure. The procedure for the vacation of a plat is set forth in Code of Virginia, 1950,
§ 15.2-2270 - § 15.2-2272.

15.2

Application. The application and fee for vacation of a plat must be submitted to the
agent/administrator. Any fee for the vacate of a plat shall reflect the costs incurred by the
county for the required public hearing notices in the paper when required, fee shall not
exceed $150.00. When required, a public hearing and review by the Board of Supervisors
will be scheduled by the agent for the next available meeting.

15.3

Vacate of the plat. When required, the Grayson County Board of Supervisors must
approve the ordinance to vacate a plat after the required public hearing. If the Board of
Supervisors determines that the vacate is allowed, an ordinance to vacate shall be drafted
and approved. When affected lots have been sold or transferred to separate owners, the
procedure shall follow that listed in § 15.2-2272, Code of Virginia. A new plat with the
required components and signature lines for consulting agencies (when the original
required same signature lines and approval) shall be drafted. The new plat shall be
recorded with the Clerk of the Circuit Court of Grayson County to replace the vacated
plat.

15.4

Record of Vacate. Vacation of the plat shall not be complete until the new plat and/or
documentation of the consent and approval is recorded with the Clerk of the Circuit Court
of Grayson County.

ARTICLE 16 – PENALTIES
16-1

Any owner, or proprietor of land who subdivides land in violation of this ordinance shall be
subject to the fine of five-hundred dollars ($500) for each lot or parcel of land subdivided.

16-2

Land which is illegally subdivided may not receive zoning or building permits for
development.

16-3

The Board of Supervisors may institute appropriate actions or proceedings to prevent
violation or attempted violation, or to prevent any act which would constitute such a
violation of this ordinance.

ARTICLE 17 – AMENDMENTS
This ordinance may be amended when deemed necessary by the Grayson County Board
of Supervisors and by due process for ordinance amendment as defined by the State Code of
Virginia, 1950, as amended.

ARTICLE 18 – LEGAL STATUS PROVISION
34

18-1

Certified Copies of Ordinance. Certified copies of this ordinance and all amendments
thereof shall be filed in the office of the County Administrator, Zoning Department, and in
the county records.
Separability. Should any section, subsection or provision of this ordinance be declared
by a court of competent jurisdiction to be invalid or unconstitutional, such decision shall
not affect the validity of the remaining part of the ordinance.
Effective Date. The Grayson County Subdivision Ordinance and subsequent
amendments to the ordinance will take effect and be in force from and after July 1, 1977.
The Grayson County Subdivision Ordinance was first approved and recorded on July 1,
1977. Subsequent amendments have occurred on the following dates; March 13, 1978,
July 8, 1986, July 9, 1996, May 14, 2009, June 27, 2012, January 9, 2014.The latest
edition of the Subdivision Ordinance was amended by the Grayson County Planning
Commission and approved by the Grayson County Board of Supervisors on May 8th,
2014.

35

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GRAYSON COUNTY ZONING ORDINANCE

ADOPTED DECEMBER 8, 1998

Amended: 08/17/1999
Amended: 02/13/2001
Amended: 10/09/2001
Amended: 02/09/2004
Amended: 04/17/2007
Amended: 10/09/2008
Amended: 01/08/2009
Amended: 02/12/2009
Amended: 06/10/2010
Amended: 09/14/2011
Amended: 01/09/2014
Amended: 05/08/2014
Amended: 02/11/2016
Amended: 12/17/2018
Amended: 06/13/2024
Amended: 09/12/2024
Amended: 12/12/2024
Amended: 10/09/2025
Amended: 2026

PREPARED BY THE GRAYSON COUNTY PLANNING COMMISSION

APPROVED BY THE GRAYSON COUNTY BOARD OF SUPERVISORS
Zoning Ordinance of Grayson County
The Grayson County Zoning Ordinance guides development standards and the use of
property for those lands in the un-incorporated areas of Grayson County. The
incorporated towns of Fries, Independence, and Troutdale administer their own zoning.
Information about zoning is available at the Zoning Administrator’s office, located at the
Department of Planning & Community Development, Grayson County Courthouse, and
129 Davis Street, P.O. Box 217, Independence, VA 24348 or by calling the Zoning
Administrator at 276-773-2471.
The Official Grayson County Zoning Map identifies parcels by Zone Districts. Each
property is assigned a zone district based on their location and primary use of the
property. The online Zoning Map is available through WEBGIS at the Department of
Planning & Community Development website for Grayson County Government or by
visiting the Department of Planning & Community Development office at the Grayson
County Courthouse.
To identify what standards may apply to a piece of property; landowners should reference
Article 3- General Requirements and the information in Article 4- Zone Districts for the
zone district assigned to their property.
The information in Article 5- Administration will pertain to the processes affiliated with the
administration of zoning in Grayson County such as; applications for permits, involvement
of the Boards and Commissions affiliated with the zoning process, special use permits,
rezoning, appeals, notice of violations, enforcement, variances and public notice
requirements.

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ARTICLE/
SECTION
Article1

TITLE
Title,Authority,Jurisdiction&Purpose

PAGE

4

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Article2

Definitions

5

Article3

GeneralRequirementsforAllZoneDistricts

22

3-11

Manufactured Home Parks, Recreational Vehicle Parks,
and Campgrounds

27

3-11.4

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30
General Requirements & Minimum Standards of Design
for Class I, Class II, & Planned Unit Developments (PUD)

3-13

Signs

33

3-14

Renewable Energy

35

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3-15

Communication Tower and Antenna Regulations

51

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3-16

Automobile Graveyard

56

3-17

Mountain Ridge Construction

57

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ARTICLE/
SECTION
Article4
4-6

4-7

4-9
4-10
4-12
4-13
Article5
5-2
5-2.5

5-6
5-7
5-8
5-9
5-10

TITLE
ZoneDistricts&OfficialZoningMap

Rural Farm District (RF)
Rural Residential District (RR)

Commercial District (C)
Industrial District (IND)
Service District (SD)
Shoreline Recreation District (SR)
AdministrationofZoningOrdinance

Zoning Administrator
Violations & Enforcement
Public Hearing & Notice Requirements
Variances
Appeals / Board of Zoning Appeals
Text Amendments
Rezoning /Map Amendments

PAGE

59
61
64
66
70
74
76
81
81
81
83
83
84
84
84

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ARTICLE/
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5-11
5-12

TITLE

Special Use Permits
Appeals to the Board of Supervisors

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Fees

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ARTICLEARTICLE1–TITLE,AUTHORITY,JURISDICTION&
PURPOSE
1-1

Title. This ordinance, which shall be known and may be cited as the “Zoning Ordinance
of Grayson County, Virginia” and may be referred to as the “Ordinance”.

1-2

Authority. Adopted pursuant to the authority granted by Title 15.2, Chapter 22, Article
7, §15.2-2280 through § 2315 et seq., of the Code of Virginia, 1950, as amended and all
other applicable authorities..

1-3

Jurisdiction. The provisions of this ordinance shall apply to all land within Grayson
County, Virginia, which is not within the jurisdiction of the incorporated towns.

1-4

Purpose. The general purpose of this ordinance is for the promotion of health, safety,

Construction of language. For the purpose of this ordinance, certain words and terms
shall be interpreted as follows.
1) The word "shall" and “must” is mandatory and not discretionary; and the word "may"
is permissive;
2) The word "lot" includes the words “plots” and “parcel” and will mean a lot on record.
3) The word "permitted" means allowed or permitted without meeting the requirements
for a Special Use Permit as described in Article 5.
4) The particular shall control the general. Words used in the present tense shall include
the future and any words used in the singular can include the plural and the plural the
singular, unless the context clearly indicates the contrary.
5) All public officials, bodies, and agencies to which reference is made are those of the
County of Grayson, Virginia; “the Board” shall mean the Grayson County Board of
Supervisors, the “commission” shall mean the Planning Commission, the “BZA” shall
mean the Board of Zoning Appeals and the “Administrator” shall mean the Zoning
Administrator.
6) Any reference to “ordinance” shall mean the Grayson County Zoning Ordinance,
unless otherwise stated. Any reference to the “zoning map” shall mean the Official
Grayson County Zoning Map.
7) In the case of any difference of meaning or implications between the text of this
ordinance and any caption, illustration, or table, the text shall control.
Except where definitions are specifically included in various articles and sections, words
in the text or tables of this ordinance shall be interpreted in accordance with the definitions
in Article 2.

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and/or general welfare of the public in accordance with §15.2-2283 and §15.2-2200 of the
Code of Virginia, 1950, as amended.
1-5

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ARTICLE2Ǧ–DEFINITIONS

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2-1

For the purpose of this Ordinance, certain words and terms shall be defined as follows.
When not defined here, the latest edition of Merriam-Webster definition shall apply.

2-2

Access Easement: A means of access granted for the right of use of a property,
granted by a property owner, for the purpose of ingress and egress.

2-3

Accessory Structure: A structure that is detached from a principal structure on the
same lot, and customarily incidental and subordinate to the principal structure or use.
Accessory structures may include, but is not limited to, detached garages and garden
utility sheds, detached decks and detached gazebos.

2-4

Accessory Use: An activity or structure that is customarily incidental to and subordinate
to an existing established principal activity and/or structure and is located on the same
lot as the principal structure.

2-5

“Act of God”: For purposes of this section, "act of God" shall include any natural
disaster or phenomena including a hurricane, tornado, storm, flood, high water, winddriven water, tidal wave, earthquake or fire caused by lightning or wildfire. For purposes
of this section, owners of property damaged by an accidental fire have the same rights
to rebuild such property as if it were damaged by an act of God. Nothing herein shall be
construed to enable the property owner to commit an arson under Code of Virginia, §
18.2-77 or 18.2-80, and obtain vested rights under this section.

2-6

Adjacent Grade: The ground level, nearby and having a common border.

2-7

Administrator or Agent: The official designated by the Grayson County Board of
Supervisors to administer and enforce this ordinance. When not otherwise defined will
mean the Zoning Administrator.

2-8

Adult Entertainment/Retail: Establishment which offers goods and services of an adult
nature which may include but is not limited to adult retail, adult themed nightclubs)

2-9

Agriculture/Agriculture Operation: The use of land for agricultural purposes including
but not limited to; the storage, handling, production, or sale of agricultural, horticulture,
floriculture, silviculture. May include nurseries, greenhouses, crops, pastures, tillage of
soil and orchards. To include the sheltering, raising, handling, processing or sale of
agricultural and animal products and may include the use, maintenance and storage of
machinery or equipment as part of the agricultural operation. For the purpose of this
ordinance equine animals are considered agricultural animals. When numbers of
confined agricultural animals reach the thresholds defined in Agriculture- High Intensity
the operation shall be considered Agriculture-High Intensity.

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2-10

Agricultural Purpose: The use of land for agricultural purposes including but not limited
to: storage, handling, production, or sale of agricultural, horticulture, floriculture,
silviculture. May include nurseries, greenhouses, crops, pastures, tillage of soil and
orchards. To include the sheltering, raising, handling, processing or sale of livestock,
agricultural and animal products and may include the use, maintenance and storage of
machinery or equipment as part of the agricultural operation.

2-1011 Agriculture Buildings/Structures: Farm buildings & structures that are used for
agricultural purposes and not for residential or non-agricultural commercial or
industrial
uses. Must be located on the same parcel where a bona fide agriculture
operation
occurs or on adjacent property under the same ownership. See the
definition above.
2-12

Agritourism: any activity carried out on a farm or ranch that allows members of the
general public, for recreational, entertainment, or educational purposes, to view or enjoy
rural activities, including farming, wineries, ranching, horseback riding, historical, cultural,
harvest-your-own activities, or natural activities and attractions. An activity is an
agritourism activity, whether or not the participant paid to participate in the activity, and is
allowed by right as an agricultural operation.

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Commented [MWL1]: Does this match the definition of
“Agricultural Use” in the Zoning Ordinance? The Right to Farm
Act (Va. Code § 3.2-300) defines agriculture as “the bona fide
production of crops, animals, or fowl, including the production
of fruits and vegetables of all kinds, meat, dairy, and poultry
products, nuts, tobacco, nursery, and floral products and the
production and harvest of products from silviculture activity.”
In general, for the purposes of the Zoning Ordinance,
agritourism must also be allowed by-right at an agricultural
operation. “Agritourism” is defined as “any activity carried out
on a farm or ranch that allows members of the general public,
for recreational, entertainment, or educational purposes, to
view or enjoy rural activities, including farming, wineries,
ranching, horseback riding, historical, cultural, harvest-yourown activities, or natural activities and attractions. An activity
is an agritourism activity whether or not the participant paid to
participate in the activity.”

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2-1113 Agriculture-High Intensity:
The use of a tract of land for Animal Feeding
Operations as defined by the Department of Environmental Quality and when the
following numbers of animals are confined and fed or maintained for a total of 45
days or
more in a 12 month period. The animal threshold is based on 500 units and
includes;
333 Lactating Dairy Cattle, 500 Feeder & Slaughter Cattle, 250 Horses,
1250 Swine (larger than 55 pds), 3,333 Sheep, 27,500 turkeys, 50,000 Broilers and
laying hens.

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High Intensity Agriculture is allowed in Rural Farm District when the minimum tract size
is 50 acres and when the minimum separation distance can be met. The minimum
separation distance is 500 feet from any agricultural structures/holding pens to the
nearest adjacent homes or business under separate ownership.
2-1214 Agricultural Use: The use of property for agriculture production. Proof of agricultural
use of a property is provided by completing and submitting the Agricultural Affidavit.
2-1315 Agricultural Affidavit: A written report and required documentation, signed by the
property owner which states that the use of the structure is for agricultural uses only.
2-1416 Animal Clinic: An establishment where animals such as dogs, cats, other small pets,
and livestock are provided medical or surgical treatment. Includes the terms animal or
veterinary hospital.

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2-1517 Automobile and Farm Machinery Sales and Service: A business that repairs,
inspects and/or sells parts or complete units in exchange for monetary gain.
2-1618 Automobile Graveyard: Any lot on record or place which is exposed to the weather
upon which more than five (5) unlicensed and/or inoperable motor vehicles of any kind
are placed, located or found. Article 3-16 specifies the requirements for Automobile
Graveyards.
2-1719 Auto Body Shop: An establishment in which damaged automobiles are repaired and/or
repainted.
2-1820 Auto Sales & Services: Establishments with the primary purpose of selling, cleaning, or
repairing motor vehicles.
2-1921 Bed and Breakfast: A dwelling or portion thereof, where short-term lodging rooms and
meals are provided. The operator of the inn shall live on the premises or in adjacent
premises.
2-2022 Boarding House: A long term living arrangement where non-family members are
provided lodging and/or meals.
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2-2123 Brownfield: A former industrial or commercial site typically containing low levels of
environmental pollution such as hazardous waste or industrial byproducts.
2-2223 Building: A structure having one (1)one or more stories and a roof or other covering, and
designed,built, and/or used for the support, shelter, or enclosure of person,
animal, chattel, or moveable property of any kind. or used for the shelter or enclosure of
any person, animal or property of
any kind, including manufactured home dwellings.
2-23 25

Building Code: For the purpose of this Ordinance shall mean the Building Code(s)
enforced by the Grayson County Building Official.

2-2424 Building Setback Line: A line or lines within a lot or other parcel of land so designated
on a recorded plat or otherwise established by law which establishes a distance from
which a building or structure shall be erected.
2-2525 Carport: An open structure used to cover a vehicle or a recreational vehicle.
2-2626 Camping: Temporary, recreational, overnight use of land, for personal, family or
affiliated persons. Two or fewer camping units.
2-2727 Campground: Means and includes but is not limited to a travel trailer camp, recreation
camp, family campground, camping resort, camping community, or any other area,
place, parcel or tract of land, on which three or more campsites are occupied or intended
for occupancy or facilities established or maintained, wholly or in part, for the
accommodation of camping units for periods of overnight or longer. Campgrounds must
operate in compliance with state and local requirements.
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2-2828 Child Care Center: Any facility operated for the purpose of providing care, protection,
and guidance to a group of five or more children separated from their parents or
guardians during part of the day only, and meeting the licensing requirements for child
care centers under the Code of Virginia, 1950, as amended.
2-2929 Code of Virginia: Shall mean the Code of Virginia, 1950, as amended. The state code
that enables zoning and specifies certain practices as it relates to the localities use of
zoning law.
2-3030 Condominium: A building or group of buildings, in which units are owned individually,
and the structures, common areas, and facilities; which are owned by all the owners on
a proportional, undivided basis. May include townhouses when applicable.
2-3131 Commercial: An establishment or business that generally has retail or wholesale sales,
office uses, or services which does not generate noise or other impacts considered
incompatible with less-intense uses.
2-3232 Commercial Boarding Kennel: Any structure(s) used to house five or more companion
animals not belonging to the property owner on a fee-for-service basis.
2-3333 Commercial Breeding Kennel: Any structure(s) in which five or more intact females of
canines or felines are kept for a commercial purpose such as to breed and sell
companion animals.
2-3434 Commercial Recreation Attractions/Events: The provision of entertainment,
recreation or amusement services at a determined location, and in exchange for a fee.
The intent is for public use as opposed to private use.
2-3535 Commercial Slaughterhouse/Meat processing: An industrial facility where animals
are killed, processed and packaged for food then returned to animals' owners and/or
sold in bulk to retail outlets for consumption or other outlets for distribution.2-35
Commercial Stables: An establishment where horses are kept for commercial use;
including boarding, show, hire and sale.
2-3636 Commercial Storage Units: Structures that are rented or leased for storage in
exchange for payment.
2-3737 Commercial Warehouse: A large building used to wholesale, store and/or transfer
goods in exchange for payment.
2-3838 Communications Tower & Antennas: A guyed, monopole, or self-supporting tower,
constructed as a free standing structure or in association with a building, other
permanent structure or equipment, containing one or more antennas intended for
transmitting and/or receiving television, M/FM radio digital, microwave or cellular signals.
2-3939 Community Center: A structure or area used for fraternal, social, cultural, and/or
recreational programs generally open to the public and designed to serve the local
community.
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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

2-4040 Companion Animal: Any animal that is kept, when not raised for food or fiber. For the
purpose of this Ordinance equine is considered livestock and/or agricultural animal.
2-4141 Construction Sales & Services: Any establishment involved in the sale of building
materials including hardware, plumbing, and lumber supplies, or the sale of building
construction services for the erection or repair of structures.
2-4242 Construction & Repair Services: A location used to for a construction or trade related
and/or service business and/or the construction services to include trucking, grading and
other equipment services related to construction or development. Shall also include the
service, repair or rental of home, farm and/or office equipment and appliances.
2-4343
beverages,
square feet

Country Store: Any retail establishment offering for sale; food products,
household items and/or other retail items, including petroleum. Under 15,000
in area, similar to Convenience Stores.

Formatted: Indent: Left: 0.04"

2-4444 Custom Slaughter: Small farm or family operations that slaughter and process for
their own use or those of friends and family on sporadic occasion on average less than 2
days a week.
2-4545 Deck: A flat floored roofless area, differs from a patio in that it is raised off of the
ground.
2-4646 Development: Any manmade change to improved or unimproved real estate including
but not limited to buildings or other structures, the placement of manufactured or mobile
homes, streets, and other paving, utilities, filling, grading, excavation, mining, dredging,
or drilling operations.
2-4747 Dwelling: A structure used as a place of abode. Can include one of the following;
a) Dwelling Accessory-A dwelling unit located within a structure in which the principal
activity is commercial, professional or general personal service.
b) Dwelling, Single-Family-Attached -A building containing dwelling units, each of which
has a primary ground floor access to the outside and which are attached to each other
by party walls without openings. Same as the term “townhouse”.
c) Dwelling, Single-Family-Detached -A structure used as a residence by one family,
containing one living unit which is entirely separated from structures on adjacent lots and
which meets the standards of the Building Officials and Code Administrators
International, Inc. (BOCA) Basic Building Code. This term includes modular homes, and
manufactured homes.
d) Dwelling, Two-Family or Duplex -A residential structure containing two dwelling units
designed for occupancy by not more than two families.
e) Dwelling, Multi-Family -A building containing three or more dwelling units. The term
includes cooperative apartments, condominiums and the like.
2-4848 Easement: A grant by a property owner of the use of land for a specific purpose or
purposes or a restriction of the use of land for a specific purpose or purposes.
Page 12 of 92
Grayson County Zoning Ordinance- October 09, 2025Revised 2026

Formatted: Indent: Left: 0", Hanging: 0.5"

Easements may be appurtenant to an adjacent parcel or in gross. Easements do not
include declarations of covenants and restrictions That portion of land or property
reserved for present or future use by a
person or agency other than the legal fee
owner(s) of the property. The easement may
be permitted for use under, on, or
above said lot or lots.
2-4949 Educational Facility: A structure or group of structures used to provide education to
fewer than 100 persons on a temporary or permanent basis.
2-5050 Elder Care Center: A facility operated for providing care to a group of elderly persons
during part of the day only and meeting the licensing requirements under the Code of
Virginia, 1950, as amended. State Code may limit zoning authority and shall be
referenced.
2-5151 Emergency Services Infrastructure: Structures and affiliated infrastructure used for
the performance of fire, ambulatory or rescue services.
2-5252 Family: An individual or a group of two or more persons related by blood, marriage or
adoption, together with not more than three additional persons not related by blood,
marriage or adoption, living together or as a single housekeeping unit.
2-5353 Feedlot: A confined animal operation where livestock is aggregated and fed high calorie
feed to maximize their weight prior to slaughter.
2-5454 Flea Market: A market where groups of individual sellers offer goods for sale to the
public.
2-5555 Flood: A general and temporary inundation of normally dry land areas. A one hundred
year flood is a flood that, on the average, is likely to occur once every one hundred
(100) years (i.e., one that has a one (1) percent chance of occurring each year, although
the flood may occur in any year).
2-5656 Floodplain: Any land area susceptible to being inundated by water from any source.
The FEMA designated Special Flood Hazard Area or Floodplain is delineated and
reviewed prior to zoning permits and is regulated in the Grayson County Floodplain
Ordinance.
2-5757 Floodplain Determination/Flood Elevation Certificate: Document stamped by a
licensed professional, trained to determine the physical location of a FEMA Base Flood
Elevation and/or proposed or actual building elevations in relation to the Base Flood
Elevation.
2-5858 Flood prone Construction: Methods of construction or development that are required
when development activities occur in the floodplain in accordance with Building Codes.
2-5959 Floodway: The channel of a river or other watercourse and the adjacent land areas that
must be reserved in order to discharge the base flood without cumulatively increasing
the water surface elevation more than a designated height.
Page 13 of 92
Grayson County Zoning Ordinance- October 09, 2025Revised 2026

Commented [MWL2]: Some types of restrictive covenants
are treated as “easements.”

Commented [JB3]: Revised to model subdivision ordinance

2-6060 Frontage: The width of a lot or parcel abutting a public right-of-way measured at the
front property line.
2-6161 Gazebo: A freestanding roofed structure, open on all sides or with railing on all sides.
2-6262 General Retail: Buildings used to display and sell a variety of common goods.
Examples include food and beverage, crafts, antiques, gifts, hardware, appliance and
entertainment devices, furniture, clothing and shoes and other household items.
2-6363 Grayson County WebGIS: Online, web based Geographic Information System
available to the public at the Grayson County Website, Department of Planning &
Community Development. Provides parcel data, zoning map, FEMA Special Flood
Hazard Area and other useful data for land use applications.
2-6464 Group Care Facility: A facility, required to be licensed by the state, which provides
training, care, supervision, treatment, and/or rehabilitation to the aged, disabled, those
convicted of crimes, or those suffering the effects of drugs or alcohol; this does not
include daycare centers, family daycare homes, foster homes, schools, hospitals, jails,
or prisons.
2-6565 Health or Fitness Club: An establishment providing health, exercise or athletic
services and/or goods.
2-6666 Height: The vertical distance from the highest point on a structure (except any chimney,
spires, antennas or other minor, narrow structural extensions on a building) to the
average ground level of the grade where the walls or other structural elements intersect
the ground.
2-6767 High-Volume Kennels: Kennel(s) or structure (s) where over 25 companion animals are
kept or/are intended to serve, to provide medical care, grooming services, to give
shelter/respite as foster homes and/or rescue and/or other uses with volumes of
animals over 25 units.
2-6868 Home Occupation: An occupation, profession, activity, or use that is clearly an
incidental and secondary use of a residence. A maximum limit of 10 persons (including
family members) can be under employment or engaged in the activity, and the use shall
be on the same parcel as the residence. It is the responsibility of the landowner to
ensure that the buildings used for the activity(s) meet Building Code requirements. All
parking shall be off street and impact to the surrounding community shall be kept to a
minimum.
2-6969 Home Occupation Limited: An occupation, profession, activity, or use that is clearly
an incidental and secondary use of a residence. A maximum limit of 5 persons
(including family members) can be under employment or engaged in the activity, and the
use shall be on the same parcel as the residence. It is the responsibility of the landowner
to ensure that the buildings used for the activity(s) meet Building Code requirements. All
parking shall be off street and impact to the surrounding community shall be kept to a
minimum.
Page 14 of 92
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Formatted: Indent: Left: 0", Hanging: 0.5"

2-7070 Hospital: Institutions rendering medical, surgical, obstetrical or convalescent care. May
include Nursing Homes and institutional sanatoriums.
2-7171 Human Service Facilities: Facilities which provide care, education and/or rehabilitation
of human beings when the care is for non-family members. May include but is not limited
to Home care, Child Care, Foster Care, Group Homes, Day Care and Elder Care
Centers. Where required by State Code; Human Service Facilities must be licensed with
the Commonwealth of Virginia and meet the Building Code for structures used. State
statutes limit zoning authority for certain facilities and shall be referenced prior to permit.
2-7272 Incineration Facility: A permitted facility to reduce the volume of solid wastes,
extracting in some cases energy in the form of steam, heat, or electricity, and disposing
the remaining ash in a solid waste land-filling facility.
2-7373 Industrialized Building: A combination of one or more sections or modules, subject to
state regulations including the necessary electrical, plumbing, heating, ventilating and
other service systems, manufactured off-site and transported to the point of use for
installation or erection, with or without other specified components, to comprise a
finished building. Manufactured homes shall not be considered industrialized buildings
for the purpose of this code
2-7474 Infrastructure: Streets, utilities or other physical improvements necessary for
development.
2-7575 Inoperable Motor Vehicles: Any motor vehicle, trailer or semitrailer which is not in
operating condition; or does not display valid license plates; or does not display an
inspection decal that is valid. May also include the major element of a vehicle when
the entire vehicle is not whole, such as the shell and/or frame of a vehicle.
2-7676 Junkyard: An establishment (clarify business only) or place of business which is
maintained, operated or used for storing, keeping, buying or selling junk or for the
purpose of this ordinance may relate to the operation of an automobile graveyard and
affiliated commercial activities related to automobile graveyards.
2-7777 Landfill-Municipal: A solid waste disposal site as defined by the Virginia Waste
Management Board to accommodate municipal solid waste.
2-7878 Landscaping: The planting and maintenance of trees, shrubs, lawns and other ground
cover or materials, flowers, walkways, landscaping gravel, and appropriate grading, such
as to render an aesthetic appearance to the viewer or to shield from view.
2-7979 Library: Public facility that shares books, multi-media devices and other informational
items while providing a community facility for activities and/or educational use.
2-8080 Light Manufacturing: Assembling and manufacturing activities that do not occupy a
building of more than 15,000 square feet, do not employ more than fifteen (15)
employees, have no exterior storage or unsightly elements outside of enclosed
screening or landscaping to screen from neighboring properties. Structures that use or
Page 15 of 92
Grayson County Zoning Ordinance- October 09, 2025Revised 2026

store hazardous materials and are considered High Hazard Group H according to the
Virginia Construction Code, cannot be classified light manufacturing use.
2-8181 Limited Access Parcel: A parcel unable to meet the access requirements of the
Grayson County Zoning Ordinance, Article 3-7 a-e, and approved by the Subdivision
Agent as a Limited Access Parcel.
2-8282 Lodge or Inn: A facility offering overnight accommodations as a destination point for
visitors and may provide additional services such as a restaurant, meeting rooms, and
recreational facilities.
2-8383 Lot: A unit within a subdivision or may include any single record parcel of land.
2-8484 Lot on/of record: Defines aA lot or parcel which has been recorded in the Office of the
Clerk of Circuit the
Court, of Grayson County and which has received a tax map
number from the
Commissioner of the Revenue.

Formatted: Indent: Left: 0", Hanging: 0.5"

2-8587 Lot Line or parcel boundary: A line marking the boundary of a lot or parcel.
2-8685 Manufacture: The act or process of producing something, by hand or with machinery
2-8786 Manufactured Home: A structure subject to federal regulation,transportable in one or
more sections, that in the traveling mode is eight body feet or more in width or 40 body
feet or more in length, or, when erected on site, is 320 or more square feet, and that
is built on a permanent chassis and designed to be used as a dwelling with or without
a permanent foundation when connected to the required utilities, and includes the
plumbing, heating, air-conditioning, and electrical systems contained in the
structure.which is transportable in one or more sections; is eight (8) feet or more in
width and forty (40) body feet or more
in length in the traveling mode; or is three
hundred twenty (320) or more square feet when erected on site; is built on a permanent
chassis; is designed to be used as a single-family dwelling, with or without a permanent
foundation, when connected to the required utilities; and includes the plumbing, heating,
air-conditioning and electrical
systems contained in the structure. Mobile Homes
were built prior to 1976.

Formatted: Font: (Default) Arial

2-8890 Manufactured Home Park:a parcel of land under single or common ownership upon
which five or more manufactured homes are located on a continual, nonrecreational basis
together with any structure, equipment, road, or facility intended for use incidental to the
occupancy of the manufactured homes. "Manufactured home park" does not include a
premises used solely for storage or display of uninhabited manufactured homes or a
premises occupied solely by a landowner and members of his family. A parcel of land
under single or common ownership in
which ten (10) or more manufactured homes
and affiliated infrastructure are located
and occupied continuously by non-family
members.

Formatted: Font: (Default) Arial

2-8987 Medical/Dental Clinics: Facility where medical and dental services are provided in
exchange for a fee.

Commented [JB4]: Revised to comply with the definition of
the Manufactured Home Lot Rental Act, Chpt. 13, Title 55.1

Formatted: Indent: Left: 0", Hanging: 0.5"

Commented [JB5]: Manufactured home park" means a
parcel of land under single or common ownership upon which
five or more manufactured homes are located on a continual,
nonrecreational basis together with any structure, equipment,
road, or facility intended for use incidental to the occupancy of
the manufactured homes. "Manufactured home park" does not
include a premises used solely for storage or display of
uninhabited manufactured homes or a premises occupied
solely by a landowner and members of his family.
Commented [JB5R2]: Changed form 10 to 5 in 2018
Session.

Page 16 of 92
Grayson County Zoning Ordinance- October 09, 2025Revised 2026

2-9088 Microbrewery: A brewery that produces less than 15,000 barrels (17,600 hectoliters) of
beer per year. Microbreweries sell to the public by one or more of the following methods:
the traditional three-tier system (brewer to wholesaler to retailer to consumer); the two-tier
system (brewer acting as wholesaler to retailer to consumer); and, directly to the consumer
through carry outs and/or on-site tap-room or restaurant sales as a brewpub.
2-9189 Mobility Setback: The setback distance of a structure, used to ensure that a vehicle or
recreational vehicle can move out and away from a structure, by control of their own
property or other method in accordance with Article 4-13.13. Pertains to the Shoreline
Recreation Zone District.
2-9290 Motel or Hotel: A building or group of detached or connected buildings containing more
than one separate rooming unit designed or used primarily for providing sleeping
accommodations for automobile travelers or transient guests at a daily rate. Automobile
parking is located on the premises.
2-9391 Museum: A building or place devoted to the acquisition and exhibit of items or artifacts
of historical interest and educational value accessible by the general public.
2-9492 Nonconforming Structure: A building or structure or portion thereof lawfully existing at
the time this ordinance became effective, which was designed, erected or structurally
altered for a use that does not conform to zoning regulations of the zone in which it is
located.
2-9593 Nonconforming Use: A use that lawfully occupied a building or land at the time this
ordinance became effective, which has been lawfully continued and which does not
currently conform to the use regulations.
2-9694 Outdoor Recreation: Activities such as boating, fishing, hunting, hiking, nature
watching and similar activities performed outdoors for recreation.
2-9795 Parcel on record: Same as lot of record or lot on record.
2-9896

Park Homes: A unit four hundred (400) square feet or less, a type of movable
resort cottage designed for part time recreational use only. When more than two is
proposed for a lot or area they shall follow the requirements for campgrounds. Park homes
must:
a.) Meet the permit requirements for placement and elevation and anchoring and setup
requirements set forth in the manufactures set up instruction, verified by the building
official.
b). The water and drainage system of any home or premises where plumbing fixtures are
installed shall be connected to a public or private water supply and a public or private
sewer system. As provided for in Section 103.11 of Part ] of the Virginia Uniform
Statewide Building Code (13 VAC 5-63) for functional design, water supply sources and
sewage disposal systems are regulated by the Virginia Department of Health and the
Virginia Department of Environmental Quality.

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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

2-9997 Personal Services: Establishment that provides services for personal health and/or
beauty. May include beauty or barber shops, tanning salons, manicure, pedicure,
professional massage, fitness centers, dance studio and other services for non-medical
health and well-being.
2-10098

Picnic Shelter: A roofed and open structure used for enjoyment of the outdoors
gatherings of people or to dine under.

2-10199
Place of Worship (or Church): Structure or location where services or rites are
held showing reverence for a deity.
2-102100
Planned Unit Development(PUD):
A residential or commercial
development guided by a total
design plan in which one or more of the zoning or
subdivision regulations, other than use
regulations, may be waived or varied to allow
flexibility and creativity in site and building design and location, in accordance with
general guidelines as referenced in this
ordinanceOrdinance. A PUD is aform of
development characterized by unified site design for a variety of housing types and
densities, clustering of buildings, common open space, and a mix of
building types
and land uses in which project planning and density calculation are
performed for
the entire development rather than on an individual basis. Planned Unit Development
is a type of Subdivision and guidelines are available in the Grayson
County
Subdivision Ordinance.

Formatted: Indent: Left: 0", Hanging: 0.5"

2-103101
Plat or survey: A drawing, plan or map representing a parcel. Legal surveys shall
be
drawn by a licensed professional.
2-104102
from

Principal Activity or Use: The main use of land or structures as distinguished
secondary or accessory uses.

2-105103
Principal Building: A structure, or where the context so indicates, a group of
structures
in or on which is conducted the principal activity of the lot on which the structure is
located.
2-106104
photocopy,

Print Shop: A retail establishment that provides duplicating services using
blueprint, and offset printing equipment, including collating of booklets and reports.

2-107105
Professional Office Services: Structures and services related to professional
trades which may include; lawyers, architects, graphic designers, consultants, online financial
sales or services, engineers, surveyors, insurance, real estate and similar services.
2-108106
Property Owner: The person, firm, corporation, executer or trustee in ownership
of the property. The property owner shall be the entity listed on the Grayson County Real
Estate Database as managed by the Commissioner of Revenue Office, unless proved
otherwise.
2-109107
Proposed Towing Mechanism/Path of Travel: The side of a recreation vehicle
or
camper where the towing mechanism is located. For self- propelled vehicles, the

Page 18 of 92
Grayson County Zoning Ordinance- October 09, 2025Revised 2026

Formatted: Indent: Left: 0", Hanging: 0.5"

planned path of travel to move a recreation vehicle from the parked location out to a
public road.
2-110108
for public use.

Public Street: Any thoroughfare or public way which has been dedicated

2-111109
Recreational Vehicle: A vehicle which is built on a single chassis, is four-hundred
(400) square feet or less when measured at the largest horizontal projection, is
designed to be self-propelled or permanently towable by a light-duty truck, and is
recreational camping, travel, or seasonal use. Recreational vehicles placed on sites
shall either:
a)
b)

be on the site for fewer than one hundred eighty (180) consecutive days,
be fully licensed and ready for highway use, or
Meet the permit requirements for placement elevation and anchoring
requirements for manufactured homes as stated in the Uniform Statewide
Building Code.

A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is
attached to the site only by quick disconnect type utilities and security devices, and has
no permanently attached additions.
Two Recreational Vehicles or Camping units are allowed on any lot of record, the number
of units over two shall be considered a campground.
2-112110
vehicle
vehicles as

Recreational Vehicle Park: Any lot or land on which one or more recreational
sites are located, established, and maintained for occupancy by recreational
temporary living quarters for recreation or vacation purposes.

2-113111
Recycling Collection Center: A building which is used to collect container and
paper waste, separate, and store used materials such as newspapers, aluminum cans, and
glass prior to shipment to reuse the materials to manufacture raw materials.
2-114112
Recycling Processing Facility: A facility in which common recyclable resources
such as newspapers, glass and metal cans are reprocessed and treated to return such
products into raw materials for shipment or re-use. Shall not apply to processing of large
equipment, metal scrap, appliances or motor vehicles.
2-115113
pay.

Restaurant: An establishment where food is ordered, prepared and served for

2-116114
Retreat Center: A retreat or conference center used as a facility for professional,
educational or religious meetings or seminars where meals and recreational activities
may be provided for participants. Retreat centers that provide overnight
accommodations as a campground or a common facility with over seven bedrooms is
considered Retreat Center-Overnight.

Page 19 of 92
Grayson County Zoning Ordinance- October 09, 2025Revised 2026

2-117115
Retreat Center Overnight: A retreat center that has camping lots, cabins or a
facility with over seven (7) bedrooms for overnight accommodation.
2-118116
Right of Way/Legal Easement: The right to pass over property. Legally recorded
in the Clerk of Court as a land record and/or legal right to use other property.
2-119 117 Riverbank Edge: The point where the riverbank ends the vertical ascent up from
the
water edge and levels out to a horizontal plane.
2-120118
Roof: The top covering of a building. Roof area is the total area of the covering,
measured as width x the length in feet to establish the total square footage of the roof.
2-121119
Sawmill - small scale: Any milling machine and associated equipment
used for changing raw timber into lumber products. Small scale when employment of less
than ten (10) individuals and related traffic generation is under fifty (50) vehicles per day.
Small scale sawmills must be placed at least fifty (50) feet from all adjoining property lines.
2-122120
Sawmill - large scale: Any milling machine and associated equipment used for
changing raw timber into lumber products and exceeds the parameters for small scale
sawmill.
2-123121
School: Private or Public Facility used for educational purposes where one
hundred (100) or more persons use a structure or group of structures on a similar parcel.
2-124122
Setback (Street): The minimum required distance between the structure and the
public street or road.
2-125123
Setback (Yard): The minimum required distance between the structure and all
adjoining property line(s).
2-126124
convey

Sign: A structure or device designed or intended to attract attention and
information to the public in written or pictorial form and located outdoors.

2-127 125 Solar Energy Generating Facility (Solar Facility): Solar energy generating
devices, inverters, a substation, ancillary equipment, buildings, security fencing, access
roads, setbacks, and screening on the site. Solar energy generating devices utilize
sunlight as an energy source to heat or cool buildings, heat or cool water, or produce
mechanical power by means of any combination of collecting, transferring, or converting
solar generated energy. The term applies to, but is not limited to, solar photovoltaic
systems, solar thermal systems, and solar hot water systems. The following words,
terms and phrases pertaining to solar energy generating facilities, when used in the
Grayson County Zoning Ordinance or in the administration thereof, shall have the
following meanings ascribed to them:
Accessory Solar Facility: A solar facility comprised of photovoltaics attached to
and/or incorporated into building components and/or materials for structures,
such as roofs or shingles, along with supporting equipment, the facility being an
accessory use to the principal use of the property and not exceeding 50 kW.
Such facilities may be ground-mounted. Supporting equipment commonly
Page 20 of 92
Grayson County Zoning Ordinance- October 09, 2025Revised 2026

includes panels, racking, inverters, performance monitoring, grid connection, and
battery energy storage systems.
Large-Scale Solar Energy Facility: A ground-mounted solar facility that
generates electricity from sunlight on an area adequate to support a rated
capacity of one megawatt (MW) alternating current or greater.
Operator: The company or individual responsible for the overall operation and
management of the solar facility.
Owner: The company or person who owns all or a portion of a solar facility.
Participating landowner: A person who owns real property under lease or
other property agreement with the owner or operator of a solar facility.
Photovoltaic (PV): Materials and devices that absorb sunlight and convert it
directly into electricity.
Project; Project Area: These terms, when used in the context of identifying the
limits or area of a facility, or the distance or separation of a facility or its
components from other features, shall refer to the entirety of one or more parcels
or leased portions of parcels upon which a facility is proposed to be sited.
Rated capacity: The maximum capacity of a solar facility based on the sum total
of each photovoltaic system's nameplate capacity.
Small-Scale Solar Energy Facility: A ground-mounted solar facility that
generates electricity from sunlight on an area adequate to support a rated
capacity of one megawatt (1 MW) alternating current or less.
2-128126
Solid Waste Management Facility: A permitted facility to receive solid wastes
for
disposal in land-filling operation or for storing or compacting for reshipment to
another facility.
2-129127
Special Use: A use that is not permitted by right in a zone district. A special use
permit can be granted in accordance with Article 5 of the ordinance. Can be referred to as a
special exception or a conditional use in other ordinances.
2-130 128 State Designated Road: A road designated by the Virginia Department of
Transportation
as a public road with a designated route number assigned by the Virginia
Department of
Transportation.
2-131 129 Stockyard: A commercial enterprise that features an enclosure where farm animals
are
kept on a temporary basis, prior to transport, slaughter, sale or vaccination or to facilitate
exchange of animals.
2-132 130 Storage Shed: A small building used to store items or things.
2-133 131Structure: Anything constructed or erected, the use of which requires a permanent
location on the ground or attachment to something having a permanent location on
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Formatted: Left

the ground. Shall include buildings and/or other “built” items when the purpose is for
regular use at a specified location.

2-134132 Subdivision: Any division of a lot, tract, or parcel of land. Any
division of property as defined in the Grayson County Subdivision Ordinance.

Subdivision Class I: The division of a parcel or parcels of land into fifteen (15) or
more lots.
Subdivision Class II: The division of a parcel or parcels of land into fewer than fifteen
(15) lots and does not fit the classification standard for other subdivision types.
2-135133
Substandard Lot: Lot or parcel not suitable for building development or a lot which
is
incompatible with the county’s ordinances and requirements
2-136134
Temporary Accessory Mobile Home: A mobile living unit of more than three
hundred and twenty (320) square feet, designed to accommodate a caregiver, such as a
family member, to be located near the home of those who require care. Shall be temporary
in nature and placed with a permit. Must be removed from the site, when the care is no
longer required.
2-137135
Temporary Roadside Market: A structure or area of land used for more than a
three- day period for the sale of locally produced agricultural or horticultural products, antiques,
and/or locally made craft items.
2-138136
Towable Trailer: A nonautomotive vehicle designed to be hauled by road and
towed by
an automotive vehicle. Used to transport something. For the purpose of this
Ordinance is not considered a recreational vehicle and not to be used for human occupation.
2-139137
arranged,
including all

Use: The activity occurring on a lot or a parcel for which land or a building is
designed or intended, or for which land or a building is or may be occupied,
accessory uses.

2-140138
Variance: A reasonable deviation from those provisions regulating the shape,
size or area of a lot or parcel of land, or the size, height, area, bulk or location of a building or
structure when the strict application of the ordinance would unreasonably restrict the
utilization of the property, and such need for a variance would not be shared generally by
other properties, and provided such variance is not contrary to the purpose of the
ordinance. It shall not include a change in use, which change shall be accomplished by a
rezoning or by a conditional zoning.
2-141139
Viewshed: The view of an area from a specific vantage point. It includes all
surrounding points that are in line of sight with that location.
2-142140
Transportation

VDOT Representative: Designated official of the Virginia Department of
serving Grayson County.
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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

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2-143 141 Wall: Upright structure of masonry, wood, plaster, or other building material serving
to
enclose, divide, or protect an area. Includes areas in conjunction with doors and
windows when purpose is to enclose an area.2-142 Winery: The use of a structure or
land to produce wine or a business involved in the production of wine.
2-144 142
Wind Energy Generating Facility (Wind Facility): A facility or project that
generates electricity from wind and consists of one (1) or more wind turbines and may
include other accessory structures and buildings, including substations, postconstruction meteorological towers, electrical infrastructure, and other appurtenant
structures and facilities within the boundaries of the site. This includes, but is not limited
to, transmission, storage, collection and supply equipment, substations, transformers,
service and access roads, and one or more wind turbines. The following words, terms
and phrases pertaining to wind energy generating facilities, when used in the Grayson
County Zoning Ordinance or in the administration thereof, shall have the following
meanings ascribed to them:
Accessory Wind Facility: A wind facility comprised of a tower and wind turbine
that has a wind turbine height less than one hundred (100) feet and a rated
capacity less than 100KW, along with supporting equipment, the facility being an
accessory use to the principal use of the property. Supporting equipment
commonly includes turbines, towers, controllers, inverters, grounding systems,
foundations, and energy storage systems.
Rated capacity: The maximum capacity of a wind facility based on the sum total
of each turbine's nameplate capacity, which is typically specified by the
manufacturer with a label on the turbine equipment.
Temporary meteorological tower (MET) or wind monitoring tower: A freestanding tower equipped with instrumentation, such as anemometers, designed
to provide real-time data pertaining to wind speed and direction, and used to
assess the wind resources at a particular site.
Tower: Towers include vertical structures that support the electrical generator,
rotor blades, or meteorological equipment. This includes a structure on which a
wind turbine is mounted, or on which anemometers and other instrumentation are
mounted in the case of MET towers.
Utility-Scale Wind Energy System: A wind facility with a rated capacity of one
(1) megawatt (MW) or greater that generates electricity from wind, and consists
of one (1) or more wind turbines and other accessory and consists of one (1) or
more wind turbines and other accessory structures and buildings, including
substations, post-construction meteorological towers, electrical infrastructure,
and other appurtenant structures and facilities within the boundaries of the site.
Two (2) or more wind turbines otherwise spatially separated but under common
ownership or operational control, which are connected to the electrical grid under
a single interconnection agreement, shall be considered a single utility-scale
wind energy project.
Wind turbine: A device that converts wind energy into electricity through the use
of a wind turbine generator. A wind turbine typically consists of a tower, nacelle,
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rotor, blades, controller and associated mechanical and electrical conversion
components.
Wind turbine height: The vertical height of a wind turbine as measured from the
existing grade to the highest vertical point of the turbine rotor or tip of the turbine
blade when it reaches its highest elevation.
2-145 143
Yard: An open space on the same lot with a principal building, open, unoccupied
and
unobstructed by buildings from the ground to the sky except as otherwise provided in
this ordinance. The measurement of a yard shall be constructed as the minimum
horizontal distance between the lot lines and any part of the building, such as roof
overhang.
2-146144
Zone Map Amendment (Rezone): An authorized change in the Official Zoning
Map. Often pertains to the rezone of property(s) to another Zone District.
2-147145
or text affiliated

Zone Text Amendment: An authorized change in the Zoning Ordinance
with the Zoning Ordinance.

2-148 146
Zoning Permit: A written permit issued by the Zoning Administrator which is
required
before commencing any construction, reconstruction, alteration of any building or
other structure, or before establishing, extending, or changing any activity or use on any lot.

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ARTICLE3ǦGENERALREQUIREMENTSFORALLZONE
DISTRICTS

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This section outlines the general requirements for all properties in the un-incorporated
areas of Grayson County. Landowners should also reference the Zone District for the
specific piece of property. This information is available in Article 4- Zone Districts.
3-1

Lot Size/Adjustment. The standards for lot size and dimensions shall meet the
minimum requirements as listed in Article 4- Zone Districts.
The lot size standard as listed in the Zone District shall apply unless a separate standard
has been approved as part of an approved subdivision in accordance with the Grayson
County Subdivision Ordinance.
The division of property (subdivision) and/or the adjustment of property lines must be in
accordance with the Grayson County Subdivision Ordinance. Subdivision and/or lot
line revision of property is allowed in all Zone Districts when the standards in the
Subdivision Ordinance can be met. The Subdivision Ordinance is available in the
Department of Planning & Community Development at the Grayson County Courthouse.

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3-2

Compliance. After the effective date of this ordinance, no building, structure or land
shall be used or occupied and no building or structure or part thereof shall be
erected,
constructed, reconstructed, moved, converted or structurally altered except
in conformity with all of the regulations specified for the district in which such building,
structure or land is located and with all other applicable provisions of this Ordinance,
except as
provided in Article 3-4 and Article 3-5.

3-3

Relationship/Separability. Where the conditions imposed by any provisions of this
ordinance are either more restrictive or less restrictive than comparable conditions
imposed by any other provisions of this ordinance or any other law, resolution,
ordinance, rule or regulation of any kind, the regulations which are more restrictive shall
apply. The interpretation and application of this ordinance shall be construed to be
minimum requirements.
It is the responsibility of the property owner to understand how local, state and federal
codes may apply to their project. Development guidelines and standards may be
required by other local, state and federal laws. Dependent on the project, other
statutes may be involved such as the: the Building Code, Grayson County
Erosion & Sediment Control Ordinance, Grayson County Floodplain Ordinance and
Grayson County Subdivision Ordinance. State or Local Stormwater Management
Programs/Ordinances may apply, in particular, for common plans of development and/or
projects that will develop or grade for new development. State agencies such as the
Virginia Department of Transportation, Virginia Department of Health and the Virginia
Department of Environmental Quality may require their own standards as it relates to
development projects. The U.S Army Corps of Engineers should be consulted when
impact to waterways or wetlands is proposed. When needed, the Grayson County
Department of Planning & Community Development is available to assist the landowner
with information about local, state and federal agencies that are related to development.
This ordinance is not intended to override any easement, covenant, or any other private
agreement, provided that where the regulations of this ordinance are more restrictive (or
impose higher standards or requirements) than such easements, covenants, or other
private agreements, the requirements of this ordinance shall govern.
The provisions of this ordinance are cumulative with additional limitations imposed by all
other laws and ordinances, previously passed or which may be passed after the
adoption of this ordinance, governing any subject matter appearing in this ordinance.
The provisions of this ordinance are separable. Thus, if any court of competent
jurisdiction judge any provision of this ordinance to be invalid, such judgment shall not
affect any other provisions of this ordinance not specifically included in said judgment. If
any court of competent jurisdiction or judge invalid the application of any provision of this
ordinance to a particular property, building or other structure, such judgment shall not
affect the application of said provisions to any other property, building or structure not
specifically included in said judgment.

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3-4

Existing Nonconforming Features & Uses. (Commonly known as “Grandfather
Clause”) This article pertains to the features of a building, structure or lot which was in
existence prior to the effective date of the Zoning Ordinance and/or pertains to any nonconforming use of a property, where the use was in existence prior to the effective date
of the Ordinance.

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Existing nonconforming features of any building, structure and/or lot shall be allowed to
continue with determination from the Administrator that such building, structure or lot
was in existence prior to the effective date of the Ordinance.
The existing nonconforming building or structure can be altered, repaired, enlarged or
extended as long as the extension or alteration does not increase the degree or extent of
the non-conforming feature. In regard to setback distances, the new setback distance
(because of the addition/repair) shall not be less than the already established distance of
the non-conforming structure to the setback. Existing nonconforming structures/buildings
can be replaced when the replacement of the structure can be built within the same
footprint of the original structure or built to the standard so that no portion of the
structure shall exceed the original setback distances. It is the responsibility of the
owner to document and show the existing and proposed design as part of the permit
application to replace or expand a non- conforming structure or building.
Permits to replace or repair non-conforming structures in the Shoreline Recreation Zone
District will only be issued when it can be shown that 1) the location is outside of the
Floodplain/Special Flood Hazard Area or 2) the replacement/repair meets the
standards of the Grayson County Floodplain Ordinance.
Permits to replace or expand any non-conforming buildings or structures shall be
obtained prior to demolition. When replacement is required due to fire or other “acts of
god”, a zoning permit for the new building or structure shall be obtained within twentyfour (24) months of the incident. Repair or replacement of flood damaged structures
located within the Special Flood Hazard Area shall be in conformance with the Grayson
County Floodplain Ordinance.
Existing nonconforming uses shall be allowed to continue when it is determined by the
Zoning Administrator that the use was in operation prior to the effective date of the
Zoning Ordinance and when the time parameters for continued use have been met. It is
the responsibility of the landowner to provide proof of existence when needed.
Whenever a nonconforming use is discontinued for a period of more than twenty four
(24) consecutive months, whether or not equipment or fixtures intended for such use are
removed, vested rights will not apply and any subsequent use or the property shall
conform to the effective ordinance and current district regulations.
3-5

Zoning Permits Required. A zoning permit shall be obtained for any structure or
building placed on a parcel located within the un-incorporated jurisdiction of
Grayson County unless considered exempt by Article 3-6.

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Zoning Permits shall be obtained prior to the construction or placement of the structure
and before the issuance of a building permit. The application process for zoning permits
can be found in Article 5- Administration. Questions regarding the need for a permit
shall be directed to the Zoning Administrator.

Special Use Permits are required when the proposed use is not listed as an allowable
use in the Zone District for the property in question and the proposed use can be
considered a Special Use. Reference Article 5 for more information about obtaining
Special Use Permits.

Floodplain Development Permit is required for development of property which is
located in the Federal Emergency Management Agency (FEMA) Special Flood Hazard
Area. Information about the floodplain and development requirements is available at the
Department of Planning & Community Development.
3-6

Exemptions for Zoning Permit.

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These structures are exempt from zoning permit.
a. Fences, flagpoles, posts and/or gates when not considered part of a common plan of
development or not part of a sign or an overhead vehicle entrance.*
b. One story detached accessory structures when less than two hundred fifty six (256)
square feet in area.*
c. Prefabricated utility buildings used for public utilities when the floor area is under one
hundred and fifty (150) square feet in area.*
d. Agricultural buildings & structures with proof of bona fide agriculture operation by
signing and submitting the Agricultural affidavit, to confirm that the use is agricultural.*
e. Public and/or private plumbing, electrical or utility lines/infrastructure.*
*Structures that are exempt from the zoning permit requirement may not be exempt from
the Grayson County Building Code or the Grayson County Floodplain Ordinance.
*Structures placed/ located in the Shoreline Recreation Zone District are not exempt and
a zoning permit is required for ALL structures or buildings located in this zone district.
*Areas located in a FEMA designated Special Flood Hazard Area are not exempt and a
zoning permit is required for ALL structures or buildings in this area.
3-7

Access Requirements for Principal Buildings (residential/other). A principal
building(s) is defined as the structure(s) in or on which is conducted the principal activity
of the lot on which the structure is located. Most often this is residential homes but can
include a commercial building or other structure. The purpose of this article is to
encourage new development in those areas capable of providing safe and legal access
to the principal building. These are minimum standards necessary to obtain a zoning
permit and may not be suitable for all properties.*
The landowner should also reference Article 3- Zone Districts to understand the uses
permitted, lot size and setback requirements.
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The access requirement to build a principal structure can be met by one or more
of the following conditions;
a. The parcel on record has a minimum of thirty (30) feet of road frontage on a state
designated public road.
b. The parcel on record has a minimum of a thirty (30) feet deeded or legal right of way
from the parcel boundary to a state designated public road.
c. The parcel on record was created as part of an approved subdivision and fronts an
approved subdivision street meeting the requirements of the Grayson County
Subdivision Ordinance.
d. The parcel on record was created as part of an approved Family Subdivision, in
accordance with the Grayson County Subdivision Ordinance.
e. The parcel on record was created prior to December 8, 1998 (when zoning was
enacted) and has not experienced any change in shape or size since December 8th,
1998. These parcels are described as Pre-98 parcels.
f. The parcel on record is an approved Limited Access Parcel and meets the
requirements of the Grayson County Subdivision Ordinance for Limited Access Parcel
Classification.
*The Grayson County Department of Planning & Community Development and The
Grayson County Building Department recommend a higher standard for access which
may be necessary to achieve potential uses of the property for investments,
commercial and/or industrial uses. For some properties; greater access area may be
needed to achieve VDOT Entrance Permits, Utility right of ways, grading, requirements
necessary to meet the Erosion and Sediment Control/Stormwater Management
Program, Virginia Statewide Fire Code, access for emergency vehicles and fire
apparatus and other unforeseen property/access needs. The minimum standards
listed above may not be suitable for all properties.
3-8

Residential Density. The maximum number of single family dwellings-detached
(includes residential homes, manufactured homes and cabins et al.) per parcel on record;
shall not exceed three (3) dwellings. When more than one (1) single family dwelling is
proposed for a parcel on record, each additional dwelling unit must meet the minimum
requirements listed below;
a. Maintain a minimum distance of fifteen (15) feet between each residential structure
b. Meet the street and property setback requirements for the zone district
c. Meet the minimum lot size requirement for the zone district and multiplier for each
residential structure. (For example; the minimum lot size is .69 acre x 3 proposed
homes = 2.07 acre lot is required for all three homes)
d. Parcel on record shall meet the access requirements for a principal structure as listed
in Article 3-7 a-e.

Recommended: Single family dwellings sharing a common parcel should arrange
structures to provide access to the primary road. To accommodate any future
division of the dwelling/area of lot affiliated with the dwelling from the parent parcel,
the access requirements in Article 3-7 and the requirements of the Grayson
County Subdivision Ordinance shall be met.
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Note: These are the requirements for a zoning permit and may not include Building
Code and/or Health Department requirements for multiple residences.

3-9

Accessory Structures. Structures that are an accessory to the principal structure and
detached, such as sheds, barns, garages et al., are allowed on any lot of record in
Grayson County when the minimum lot size and setbacks for the structure can be
obtained in accordance with the zone district for the lot. Permits must be obtained in
accordance with Article 3-5 and Article 3-6 of this ordinance.

3-10

Manufactured Homes. The purpose of this section is to prevent the abandonment of
old manufactured homes and the issues of health, safety and welfare that can occur
when manufactured homes are replaced and the older manufactured homes are left to
deteriorate onsite and/or are not properly and safely reset on the lot or moved.

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When manufactured homes are to be replaced with a new home, the old manufactured
home must be removed from the lot within *one hundred eighty (180) days of the date of
replacement, unless the older manufactured home can meet Article 3-10.1 or Article 310.2.
3-10.1 Reset for Residential Use. The old manufactured home can be reset on the
same lot on record, with an approved zoning and building permit for the placement
of the manufactured home on the lot for residential use. Must meet the
requirements of
Article 3-7 for access and Article 3-8 for residential density.

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3-10.2 Reset as Accessory Building. Reset as an accessory structure, with written
approval by the Building Official that the “change in use” from residential to accessory
can be achieved, and with an approved zoning and building permit for the new
placement of the manufactured home as an accessory building on the lot.

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*When temporary storage of the older manufacture home is planned on site for the180
day, time period, the home must be set up for proper storage within 30 days of the
date of replacement by the new home.
** The Department of Planning & Community Development encourages property
owner(s) who are considering the placement of a mobile home built prior to 1976 to
contact the Building Department, prior to purchase or acquisition, to ensure that the
mobile home can meet local Building Codes.
3-11

Manufactured Home Parks, Recreational Vehicle Parks, Campgrounds. A
Special
Use Permit is required to establish a Manufactured Home Park,
Recreational Vehicle Park
and Campground in the Rural Farm or Commercial
Districts. The applicant shall consult with the Administrator, Building Department,
Virginia Department of Health, and Virginia Department of Transportation to establish a
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site plan and legal framework that can be presented as part of the Special Use Permit
Application. See Article 5 Administration for more information on Special Use
Permits. For the purpose of this ordinance;

Manufactured Home Park means a parcel of land under single or common ownership
in which ten (10) or more manufactured homes and affiliated infrastructure are located
and occupied continuously by non-family members.

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Recreational Vehicle Park means any lot or planned development on which
three (3) or
more recreational vehicle sites are located. Recreational vehicles shall
only be used as
temporary recreation or vacation uses.

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Campground means any lot or planned development on which three (3) or more

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campsites are occupied or intended for occupancy by unrelated persons and intended for
the accommodation of camping for periods of overnight or longer.
3-11.1 Regulation of Campground and RV Parks. The purpose of this section is to regulate
the development of campgrounds and RV parks as provided and authorized in the Code
of Virginia, § 15.2-2285.

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3-11.2 Campground and RV Park Definition(s). The following terms, as used in this section,
shall be defined as indicated unless the context requires a different meaning:
"Campgrounds" means tourist camps, travel trailer camps, recreation camps, family
campgrounds, camping resorts, camping communities, or any other area, place, parcel,
or tract of land, by whatever name called, on which three (3) or more campsites are
occupied or intended for occupancy, or facilities are established or maintained, wholly or
in part, for the accommodation of camping units for periods of overnight or longer,
whether the use of the campsites or facilities is granted gratuitously, by a rental fee, by
lease, by conditional sale, or by covenants, restrictions and easements. This definition is
not intended to include migrant labor camps and summer camps as defined in §§ 32.1203 and 35.1-16 of the Code of Virginia, construction camps, manufactured home parks,
storage areas for unoccupied camping units, or property upon which the individual owner
may choose to camp and not be prohibited or encumbered by covenants, restrictions
and conditions from providing sanitary facilities within established property lines.
"Camping unit" means tents, tent trailers, travel trailers, camping trailers, pick-up
campers, motor homes, yurts, cabins, or any other device or vehicular-type structure as
may be developed marketed and used by the camping trade for use as temporary living
quarters or shelter during periods of recreation, vacation, leisure time, or travel.
"Campsite" means any plot of ground within a campground used or intended for the
exclusive occupation by a camping unit.
"Primitive campsites" means campsites that are characterized by the absence of
toilets, showers, lavatories, electrical connections, or any combination thereof.
Sanitary facilities" means toilets, privies, urinals, lavatories, and showers.

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"Self-contained camping unit" means a unit that contains a toilet, and may contain a
lavatory, shower, and kitchen sink, all of which are connected as an integral part of the
structure to water storage and sewage holding tanks located within the unit.
"Service building" means a structure housing toilets, showers, or lavatories.

3-11.3 Standards for Campgrounds and Recreational Vehicle Parks. Campground and
Recreational Vehicle Park developments should be designed to encourage compatibility of the
area contained with surrounding land uses; ensuring that the public health, safety and general
welfare are protected; minimizing adverse environmental impacts on the air, land and water
resources of the state, and proper provisions for all public facilities shall be made. Developments
shall conform to the following:

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1. Minimum Size for Campgrounds. The area for the total campground/RV Park shall be
no less than three (3) acres.

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2. Campsite Size. Individual campsites shall be no less than three thousand (3,000) square
feet. Each campsite shall be a minimum of fifty (50) feet in width and shall include
parking spaces.

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3. Minimum Setback.
a. Each campsite shall be set back a minimum distance of one hundred (100) feet
from the adjoining properties. A lesser setback may be permitted if all adjoining
properties agree to a lesser standard and shall be documented in a notarized
document and recorded in the Clerk's Office of Grayson County.
b. Camping Units shall not be located within ten (10) feet of any campsite measured
from the front, side, and rear boundaries.

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4. Interior Roads and Primary Access.
a. All interior roads shall have no less than thirty (30) feet right-of-way, established
by deed or other recorded legal instrument, and shall be constructed with gravel
or stone base to prevent erosion and sediment runoff.
b. Primary Access roads shall meet the Virginia Department of Transportation
entrance requirements.

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5. Health and Safety Compliance.
a. All provisions for water and sewer disposal requirements shall be in accordance
with the Virginia Department of Health Rules and Regulations Governing
Campgrounds (12VAC 5-450 et al).
b. All provisions for plumbing, electrical, mechanical and ADA accessibility shall
comply with the provisions of the Uniform Statewide Building Code.
c. Service Building. Campgrounds providing a service building shall meet the
requirements of the Virginia Department of Health Rules and Regulations

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Governing Campgrounds (12VAC5-450-et.al). All service buildings will be
constructed in accordance with the Virginia Uniform Statewide Building Code.
6. Site Development Plan. Every application submitted to the Planning and Community
Development Department for a special use permit for a campground shall contain the
following:
a.
b.
c.
d.

Name, address, and telephone number of the applicant;
Location, address and legal description of the entire proposed campground site;
Existing zoning of subject property and all adjacent properties;
Narrative addressing the management plan demonstrating how the proposed
campground will be managed and how the impact on neighboring properties will
be minimized. A copy of the proposed campground rules shall be included with
the narrative, along with a copy of the proposed evacuation plan;
e. Complete site plans and specifications prepared and stamped by a licensed VA
architect, land surveyor, or engineer in a scale of the designer choice of the
proposed campground showing:
1. Boundary survey of the entire tract of land owned on which the proposed
campground/RV Park to be located;
2. If less than the whole tract will be used for campground/RV Park the site plan
shall show proposed use of remaining land with the boundary of
campground/RV shown;
3. The land uses occupying the adjacent properties;
4. The number, size, and location of the proposed campsites and parking areas;
5. The location , public access, right of way, surfaced roadway, width and
surfacing materials of the interior roads;
6. The proposed interior vehicular and pedestrian patterns;
7. The location of existing, or proposed structures, use intended for each
structure, and location of open space areas, if any;
8. The locations and details of lighting, electrical, and gas systems;
9. Letter of review of proposed site access issued by the Virginia Department of
Transportation.
10. Letter of review of proposed campground and approval by the Virginia
Department of Health
11. Written acknowledgment of the need to comply with the permitting
requirements from the Virginia Department of Health, Grayson County
Building Official, and Grayson County Planning Department for Erosion and
Sediment Control.
12. Written acknowledgment of plan review feedback, and recommendations for
safety by the Grayson County Sheriff's Department and Grayson County
Emergency Management.

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13-11.4

GENERAL REQUIREMENTS AND MINIMUM STANDARDS
OF DESIGN FOR CLASS I, CLASS II & PLANNED UNIT
DEVELOPMENT(PUD)
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13-11.4.1
Subdivisions are reviewed for the minimum standards of design which are
necessary for public health, safety, and convenience. Not all areas are suitable for
development, and the purpose of this review is to identify those areas suitable for
subdivisions.

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1) Suitability of Land.

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When it is determined that land is unsuitable for development because of
vulnerability to flooding, poor drainage, topography, or other features likely to be
harmful to the safety, welfare, or health of the public, this development may not be
permitted unless adequate methods to correct all such hazards are devised. In
determining which land is suitable for development, the following guidelines may be
used to identify areas where building development may occur.
a)

Wetlands, swamps, etc.

b)

Areas critical to the provision of water sources (i.e. springs, fragile watersheds,
etc.)

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c)

Areas subject to geological hazards, including faults and areas prone to
landslides and sinkholes.

d)

Areas subject to flooding, which may include 1% year floodplains or other
natural drainage.

e)

Areas having steep topography or grade.

f)

Areas within 150 feet of any waterways (streams, swamps, etc. 0 where close
proximity may endanger water quality

g)

Areas or lots where access from the State road or other primary access is such
that access to the site cannot be readily obtained due to topography, grade,
and/or inability to achieve entrance requirmens as set forth by VDOT. Access
situations unsuitable for emergency vehicles and areas which may cause undue
burden or congestion on public roads or infrasuture.

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Natural sites and unique features, including site and buildings having historic or
aesthetic value or rare natural sites or features unsuitable for development.

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h)

12.

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3-11.4.2
1)

DesignStandardsforLotsinClassI&ClassIISubdivisions

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Lot Size. Except as provided herein, residenƟal lost for single family detached

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dwellings shall have a minimum width at the building line of 100 feet. The lot
shall have the dimensions necessary to achieve a minimum lot size of thirty
thousand (30,000) square feet or .688 acres and should meet the lot standsards
of the designated zone district in the Ordianance. SaƟsfacƟon of lot dimensions
or area requirements shall not be achieved by areas covered by water, Ňowage
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easements, Ňood plain areas, street access easements, or other unusable areas
for building development.

2)

Lots for Townhomes or Condominiums shall have a minimum width of twenty
(20) feet
Lot size requirments may increase in size if necessary for sepƟc drain Įelds are
required.

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Road frontage - Unless otherwise required by VDOT, the minimum road

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frontage requirements for any lot shall be; a one hundred (100') foot wide road
frontage on a state dedicated road or one hundred (100') foot wide road
frontage on a county approved subdivision street, or when frontage is not
available, a forty (40) foot wide legal right of way connecting the lot to a state
designated road or approved subdivision street.
3-11.4.3

1)

DesignStandardsofPlannedUnitDevelopment (PUD)
Subdivisions

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Commercial Uses Allowed. A PUD may include light commercial facilities to
serve the specified needs of the particular planned development, and
commercial uses/structures shall not be submitted as part of the PUD
application when designed or constructed to serve those needs that are
unrelated to the residents of the PUD development.

2)

Recreational Vehicles and Camping Units. For the purposes of this Article, a
PUD may consist of lots or parcels upon which recreational vehicles are to be
located in the PUD are sold by the developer to individuals or entities not
controlled by the developer and not rented to others by the developer. In a PUD
designed and approved for recreational vehicles, the provision in this Article
which address
“dwelling units” shall be interpreted to include “recreational vehicles” provided,
however, that recreational vehicles shall not be used as year-round or
permanent residences and each recreational vehicle must be maintained and
moved from the PUD under its own power at least once a year or more often if
required by the terms of the specific special use permit for the PUD. PUD shall
conform to the Virginia Condominium Act, § 55-79.39 through §55-79.103, Code
of Virginia.

3)

Area Regulations. The total land area required for any PUD shall be five (5)
contiguous acres. Additional land area may be added to an existing PUD if it is
adjacent (except for public roads) thereto and forms a logical addition to the
existing PUD and is under the same type of ownership or control as the original
PUD. The procedure for an addition shall be the same as if an original application
were filed.
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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

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4)

Density. The permitted density, in dwelling units per gross acre, shall not be
more than ten (10) dwelling units per gross acre.

5)

Required Open Space. The open space shall not be less than fifty percent
(50%) of the total gross area of the PUD. The required developed recreation
space shall not be less than ten percent (10%) of the total gross of the PUD.

6)

Maximum Height. The maximum height of th any building, structure, or
dwelling unit in a PUD District shall be thirty-five (35) feet, subject to the
provisions of this Article and subject to approval by the governing body.

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3-12

Health, Safety and Welfare Requirements for Uses. The purpose of this section is
to
provide general requirements for specified uses in Article 4 - Zone District.
These standards have been identified as extra measures that are necessary to ensure
that the
health, safety and welfare of the public can be met while providing low
impact services
and businesses in the community. The requirements listed below
shall be addressed or
met prior to the issuance of a zoning permit for a structure
or prior to being considered as an allowable use for the Zone District in which
the property is located.

3-13

1)

A separation distance of a minimum of fifty (50) feet from business related outdoor
activities on the property (except for parking) to all adjacent property lines or the
applicant must provide a signed agreement from all adjacent property owners that
the proposed use will not create negative impact to their properties.

2)

Consultation with the Building Department to ensure that the building can meet
Building Codes, Erosion & Sediment Control Standards and Storm water
Management requirements.

3)

Consultation with the Virginia Department of Transportation to ensure that safe
access to the public road can be achieved.

4)

Consultation with the Virginia Department of Health to ensure that water and
sewer services can be met.

Signs. In the interest of public safety and the general welfare and character of the
community, signs are regulated as listed below;
3-13.1 Permit needed. A Zoning Sign Permit is required for all signs, unless considered
exempt in Article 3-13.4. When a sign permit is required the applicant shall
submit the Zoning Sign Permit Application and receive the Zoning Sign Permit
prior to installation of the sign. Building Code requirements are separate and it is
the responsibility of the applicant to contact the Building Department for permits.

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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

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3-13.2 Relation to Virginia Department of Transportation (VDOT). The Grayson
County Zoning Ordinance does not preclude or supersede any regulation from
VDOT for use of the VDOT right of way for placement of signs. It is the
responsibility of the applicant/property owner to consult with VDOT regarding the
area of the VDOT Right of Way and relationship to the proposed sign. Any
zoning permit issued for signs in Grayson County will not exempt any
requirements from VDOT as it relates to use of the VDOT Right of Way.

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3-13.3 Billboard Signs. For the purpose of this ordinance, a Billboard Sign is a sign
whose parameters for sign face and/or height exceeds the parameters in 3.13.5Table A. Billboard signs are not allowed in Grayson County.

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3-13.4 Exempt from Sign Permit. The following signs are exempt from Zoning Sign
Permit unless they are deemed a *safety hazard by the Zoning Administrator.

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*Signs listed below, which pose a serious threat to traffic safety, as identified by
the Zoning Administrator, may be required to be moved if a safety threat is
identified at the time of placement or after the time of placement. Any sign listed
below has the right to apply for a permit prior to placement to protect their
investment and/or to ensure that a safety hazard will not be identified.

Exempt From Permit.

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a.

Non-illuminated signs when not visible from any public or private street
and/or any adjacent property line.

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b.

“Signs by right” - defined as any non-illuminated sign at or under twentyfour (24) square feet in area (measured by the face area of the sign), when
placed so that the top portion of the sign is no higher than ten (10) feet
above the adjacent grade and when the sign is positioned so that the sign
is located at least thirty (30) feet away from the centerline of any public road
and sign will not create a safety hazard. When the applicant can prove with
written verification from the VDOT representative, that the proposed sign
location is not in the VDOT Right of Way, the thirty (30) feet standard can
be replaced with the distance specified by VDOT for placement out of the
VDOT Right of Way.

c.

Signs that are provided and/or required by a federal, state or county
government function or as may be required by law, ordinance government
regulation. (For example VDOT traffic signs)

d.

Non-illuminated temporary signs (for a period not to exceed three (3)
months) when under thirty two (32) square feet. Examples of this type of
sign may include but is not limited to political campaign signs, public event
signs, and sale event signs. Without a permit, these signs shall be removed
after three (3) months or ninety (90) days of the installation date.

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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

e.

Non-illuminated on premise directional signs when used for public and
safety welfare and when placement is at least twenty-five (25) feet from
any public street.(Example Public Restroom signs, signage for loading
docks, et al.)

f.

Non-illuminated wall mounted, roof mounted or façade mounted signs on
buildings when the sign does not exceed the height of the building and
can be attached in a safe manner. Murals painted on buildings do not
require a permit.

g.

Non- illuminated real estate or construction signs when the sign face is less
than twenty four (24) square feet and the signs are temporary in nature.

h.

Signs that are submitted and approved as part of a Zoning Process Site
Plan. For example as part of a Special Use Permit or rezone application
when submitted and approved by the Board of Supervisors.

3-13.5 Sign Standards for permit. Applicants/Applications for zoning sign permit shall;
a.

Submit a Zoning Sign Permit Application to the Zoning
Administrator. Receive Zoning Sign Permit prior to placement.

b.

Ensure that all signs can be properly anchored and supported. Method of
attachment must be shown on the Zoning Sign Permit Application. The
location and size of the sign shall also be shown on the permit
application.

c.

Illuminated signs will require a zoning permit, regardless of size, unless
approved as part of a Zoning Process Site Plan. Signs must be selfilluminated or any spot light/directional lighting must be pre-approved to
ensure that the light will not interfere with traffic or adjoining properties.

d.

Meet the size parameters and required setback distances listed in
Table A- Standards for Signs that Require Permit by Zone District.

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Table A - Standards for Signs that Require Permit -By Zone District.

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Maximum height allowed is measured from the adjacent grade to the top of the
sign face. The height cannot be greater than height given.

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Maximum Sign face is defined as the area that conveys the message or
surface on which the message is conveyed. Area cannot be greater than.
Minimum Distance is the minimum distance that the sign can be located relative to
the centerline of the public street. Distance cannot be closer than listed.
Zone District

Maximum
Height

Maximum
Face Area

Sign

Minimum
Distance
to
Centerline of Public Street

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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

Rural Farm
Rural Residential
Commercial
Industrial
Shoreline Rec
Highland Rec Pub

10 feet
32 square feet
Located 25 feet
10 feet
24 square feet
Located 25 feet
35 feet
100 square feet
Outside of VDOT ROW
35 feet
100 square feet
Outside of VDOT ROW
10 feet
24 square feet
Located 25 feet
Under jurisdiction of the public land agency

3-13.6 Existing Signs. Signs in existence prior to the effective date of this ordinance.

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Existing signs can be repaired or replaced to the original standards of the
existing footprint, height from grade and sign face size. Must meet current
Building Codes for repair or replacement.
Sign repair or replacement that will expand outside of the original footprint
(with an increase in sign face size, height or location) must obtain a new sign
permit prior to the demolition and replacement of the original sign.
3-13.7 Moving signs. Moving Signs are not allowed in any zone district. Signs with a
rotating message are allowed in Commercial Districts or when approved as part
of a Zoning Process Site Plan.

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3-13.8 Damaged and Derelict Signs. All signs located in the un-incorporated
areas of Grayson County, regardless of need for permit, must be maintained in
good condition and appearance. Signs must be removed when they are beyond
repair or when they are no longer needed. Signs affiliated with a business
or service which has not be active for twenty-four (24) months shall be removed.

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3-14 Renewable Energy Infrastructure. Includes; Wind Energy Generating Facilities,
Hydropower Systems, Solar Energy Generating Facilities , Solar Thermal Systems, and
Combustion units.

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The purpose of this section is to provide guidance, regulations, and standards as
it relates to renewable energy infrastructure in the un-incorporated areas of
Grayson County. Renewable Energy Infrastructure is allowed in accordance with
the standards set forth in this Section. Unless stated otherwise, structures
associated with renewable energy infrastructure require a zoning permit.
3-14.1 Hydropower Systems. Micro-hydro systems for personal use or business use
are allowed in all zone districts and will not require a zoning permit. Utility and
utility scale hydropower systems will require a Special Use Permit are permitted
either by-right or subject to a Special Use Permit as specified within the
applicable zoning districts in Article 4. For the purpose of this Ordinance Utility
Scale Hydropower are those systems with rated capacity of over 100 KW of
electricity. Landowners should reference state and/or federal requirements for
use of the waterway when the use of the waterway is regulated by state or
federal law.

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3-14.2 Combustion Units. Combustion units that are located inside the principal
building or those that are an accessory to a home or business are allowed in all
zone districts permitted either by-right or subject to a Special Use Permit as
specified within the applicable zoning districts in Article 4 when the fuel source is
woody biomass, coal or agricultural in nature. Incineration units where the
primary fuel is solid waste and/or other products other than woody biomass or
agricultural and/or when the unit is designed for off-site, utility scale electrical
generation or when proposed as part of a commercial based solid waste disposal
unit, shall require a location in the Industrial District.
3-14.3 Solar Energy Generating Facilities

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3-14.3.1 Applicability and Permitting. The requirements set forth in this Section shall
govern the location, siting, development, construction, installation, operation and
decommissioning of solar energy generating facilities in the County. Solar
facilities are permitted either by-right or subject to a Special Use Permit as
specified within the applicable zoning districts in Article 4. Regardless of
whether uses are allowed by-right or only with a Special Use Permit, a Zoning
Permit is required pursuant to Section 3-5.

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3-14.3.2.1 Pre-Application Meeting. Prior to submission of a Special Use Permit
application, a pre-application meeting shall be held with the Zoning Administrator
to discuss the location, scale, and nature of the proposed use, what will be
expected during that process, as well as the potential for a siting agreement, if
applicable.

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3-14.3.2.2 Third-Party Review. The County is authorized to hire an independent thirdparty consultant, and may choose to do so at their discretion, to review any
Special Use Permit application and all associated documents for completeness
and compliance with this section and any other state and federal codes. Any
costs associated with the review shall be paid by the applicant. Any payment
of such fees would in no way be a substitute of payment for any other
application review fees otherwise required by the County.

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3-14.3.2.3 Completeness/Compliance Review. Upon submission, the Zoning
Administrator and/or a third-party reviewer shall review the application and
determine whether it is complete (i.e., that all required application materials have
been submitted)
and compliant (i.e., that the application and proposed use
meet all required regulations and standards). Based upon this review, the Zoning
Administrator may determine that an application is incomplete and/or
noncompliant and either reject the application or require the applicant to submit
additional or revised application materials prior to proceeding to further review.

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3-14.3.2.4 Neighborhood Meeting. Following application submission and at least 14
days prior to the review conducted pursuant to subsection 3-14.3.2.5,
Comprehensive Plan Review, a public neighborhood meeting shall be held

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to give the community an opportunity to hear from the applicant and to ask
questions regarding the proposed application. The meeting shall adhere to the
following requirements:
a.

The applicant shall inform the Zoning Administrator and adjacent property
owners in writing of the date, time, and location of the meeting, at least 14
but no more than 21 days, in advance of the meeting date.

b.

The date, time and location of the meeting shall be advertised in a
newspaper of record in the County by the applicant, at least 14 but no
more than 21 days, in advance of the meeting date.

c.

The meeting shall be held within the County, at a location open to the
public with adequate parking and seating facilities that will accommodate
persons with disabilities.

d.

The meeting shall give members of the public the opportunity to review
application materials, ask questions of the applicant, and provide
feedback.

e.

The applicant shall provide the Planning Office/Department with a
summary of any input received from members of the public at the meeting
and copies of any written submissions from the public.

3-14.3.2.5 Comprehensive Plan Review. Pursuant to §15.2-2232., of the Code of
Virginia, the Planning Commission shall consider, at a public meeting, whether
the general or approximate location, character, and extent of the proposed solar
facility is
substantially in accord with the County’s Comprehensive Plan or
part thereof. The
Planning Commission shall communicate its findings to the
Board of Supervisors,
indicating its approval or disapproval with written
reasons therefor. The Board of
Supervisors may overrule the action of the
Planning Commission by a vote of a majority
of its membership. Failure of
the Planning Commission to act within 60 days of a submission, unless the time is
extended by the governing body, shall be deemed approval. The owner or
owners or their agents may appeal the decision of the Planning
Commission to
the governing body within 10 days after the decision of the Planning
Commission. The appeal shall be by written petition to the Board of Supervisors
setting forth the reasons for the appeal. The appeal shall be heard and determined
within 60 days from its filing. A majority vote of the Board of Supervisors shall
overrule the commission.
In conducting this review, the Planning Commission may perform this review at a
meeting separate from and preceding any public hearing on the Special Use
Permit application. The Planning Commission may hold a public hearing as part
of this review, and shall hold a public hearing if directed to do so by the Board of
Supervisors.
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3-14.3.2.6 Consideration of Special Use Permit by the Planning Commission and
Board of Supervisors. The Planning Commission and Board of Supervisors
shall consider, review, and take action on Special Use Permit applications as
specified by Section 5-11, Special Use Permit.
3-14.3.2.7 Siting Agreement. For Solar Energy Generating Facilities requiring a Special
Use Permit, applicants shall enter into a siting agreement with the County,
pursuant to and as authorized by Article 7.3, Siting of Solar Projects and
Energy Storage Projects, of the Code of Virginia, unless this requirement is
waived by the Board of Supervisors.

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3-14.3.3 Application Requirements. In addition to application materials required
pursuant to Section 5-11, Special Use Permit, all Special Use Permit applications
for solar facilities for which a Special Use Permit is required shall include the
following materials and information to be furnished by the applicant with
any costs in developing, procuring, or preparing such materials and
information to be borne by the applicant:

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3-14.3.3.1 Project Narrative. A detailed narrative identifying the applicant, facility
owner, site owner, and operator, if known at the time of application, and
describing the proposed energy facility, including an overview of the project and
its location; the project area and the area to be fenced; the current use of the
site; the estimated time for construction,
any phasing schedule, location of
staging areas or off-site storage facilities, and proposed date for commencement
of operations; the planned maximum rated capacity of the facility; the
approximate number, representative types and expected footprint of equipment
to be constructed, including the maximum number of photovoltaic panels;
specifications for proposed equipment, including the manufacturer and model,
materials, color and finish, and racking type for solar facilities; ancillary facilities;
and how and where the electricity will be transmitted, including the location of the
proposed electrical grid interconnection.

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3-14.3.3.2 Concept Plan. A concept plan as a visual summary of the project. The
concept plan shall be prepared by a professional, state-licensed engineer and
shall include the following:

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a.

Identification of subject parcels and property lines and/or leased portions
of parcels and limits of leased areas, and fenced areas, along with areas
in acreage and square feet;

b.

Identification of required setbacks;

c.

Existing and proposed buildings and structures, including identification of
buildings, structures, or features to be removed or retained; preliminary
locations, total area, and heights of proposed solar panels, ancillary
equipment, and other proposed structures; the location of proposed
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fencing, driveways, internal roads, and structures; and the location of
points of ingress/egress;
d.

The location and nature of proposed buffers and screening elements,
including vegetative and constructed buffers, and existing landforms (i.e.,
natural berms, hills, rocky outcrops, etc.) intended to be used as a buffer
or screening;

e.

Existing and proposed access roads, drives, turnout locations, and
parking;

f.

Location of substations, electrical cabling from the facility to substations,
ancillary equipment, buildings, and structures, including those within any
applicable setback;

g.

Fencing or other methods of ensuring public safety;

h.

Proposed lighting;

i.

Aerial imagery showing the proposed location and boundaries of the
facility, fenced areas, ingress/egress, and the closest distance to all
adjacent property lines and buildings, noting their uses; and

j.

Additional information may be required as determined by the Zoning
Administrator, such as a scaled elevation view of the property and other
supporting drawings, photographs of the proposed site, photo or other
realistic simulations or modeling of the proposed project from potentially
sensitive locations as deemed necessary by the Zoning Administrator to
assess the visual impact of the project, landscaping and screening plan,
coverage map, and additional information that may be necessary for a
technical review of the proposal.

3-14.3.3.3 Grading Plan. A draft grading plan that limits grading to the greatest extent
practicable. The Plan shall include:
a.

Existing and proposed contours;

b.

Locations and amount of topsoil to be stripped and stockpiled onsite (if
any);

c.

Percent of the site to be graded;

d.

An earthwork balance achieved on-site with no import or export of soil;
and

e.

Indicate natural flow patterns in drainage design and amount of
impervious surface.

3-14.3.3.4 Landscape Plan. A draft landscape plan identifying:

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a.

The location of existing vegetation and the limits of proposed clearing;

b.

All proposed ground cover, screening and buffering materials,
landscaping, and elevations;

c.

Locations of wildlife corridors; and

d.

Landscape maintenance requirements.

3-14.3.3.5 Visual Impact Analysis. An analysis demonstrating project siting and
proposed mitigation, if necessary, so that the proposed facility minimizes impacts
on the visual character, viewsheds, and/or vistas of the County. At a minimum
the visual impact analysis shall include accurate, to scale, photographic
simulations showing the relationship of the facility and its associated equipment
and development to its surroundings. The photographic simulations shall show
such views of the facility from locations such as property lines, roadways, and/or
scenic viewsheds/vistas as deemed necessary by the County in order to assess
the visual impact of the facility. The total number of simulations and the
perspectives from which they are prepared shall be established by the Zoning
Administrator after the pre-application meeting. Visual representations shall be in
color and shall include actual pre-construction photographs and accurate postconstruction simulations of the height and breadth of the facility. All visual
representations will include existing and proposed buildings and tree coverage.

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3-14.3.3.6 Community Impact Assessment. An assessment of the impact of the
proposed facility on the immediate vicinity as well as the greater County. The
assessment shall be prepared by one or more individuals or firms acting within
their professional competency, shall be presented in written form, and shall
analyze in specific terms the probable impact of the facility on the vicinity and
community over time. Specific attention, as may be appropriate to the individual
proposal, should be given but not be limited to the following elements:

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a.

Consistency of the proposed facility with applicable policies contained in
the County’s Comprehensive Plan;

b.

Anticipated direct revenues to the county from real estate and personal
property taxes;

c.

An assessment of employment opportunities to be created by the
proposed development;

d.

An assessment of the short- and long-term economic impact of the
proposed development;

e.

If the development is replacing an existing enterprise, including
agriculture and forestry, an assessment of the impact the current
enterprise has on the local economy and how the local economy will be
impacted by the loss of the existing enterprise;
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f.

Fire, rescue, and law enforcement requirements as compared to existing
capacities and facilities;

g.

Sewer and stormwater management needs as compared to existing
capacities and facilities to address:
i.

Adequacy of existing utilities, water, sewer, public services, and
public facilities in the vicinity of the development;

ii.

Public and private improvements both offsite and onsite that are
proposed for construction and a cost estimate for providing these
improvements; and

iii.

Other public and quasi-public facility and service impacts including
refuse collection and disposal systems intended to serve the
development.

h.

Socioeconomic changes and impacts to result from the proposed
development;

i.

The costs in both capital and operating funds of providing services to the
proposed development; and

j.

What efforts, if any, are proposed to mitigate the service demands or
costs to the county.

The Zoning Administrator may waive certain elements of the impact assessment
where the nature of the proposed facility makes such elements inapplicable.
3-14.3.3.7 Environmental Impact Assessment. An assessment of the impact of
the proposed facility to include the following:
a.

A statement regarding any site and viewshed impacts, including direct
and indirect impacts to national or state forests and grasslands, national
or state parks, County parks, wildlife management areas, conservation
easements, recreational areas, or any known historic or cultural
resources within 5 miles of the project parcels.; and

b.

An inventory of wetlands, rivers, streams, and floodplains, to be
delineated and mapped, in order to provide baseline data for the
evaluation of the current proposal and evaluation of the satisfactory
decommissioning as required. The inventory and mapping of floodplain
shall not be construed to allow development within regulatory flood plain
areas without a flood plain development permit.

3-14.3.3.8 Traffic and Transportation Assessment. An assessment of the impact of
the proposed facility, including construction processes, on traffic and
transportation infrastructure, to include the following:
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a.

The time of day that operations and construction transport activities will
occur;

b.

A map showing the desired primary and secondary transportation routes
for operations and construction traffic;

c.

Characteristics of operations and construction loaded vehicles, including:

d.

i.

Length, height, width, curb weight;

ii.

Maximum load capacity;

iii.

Number of axles, including trailers;

iv.

Distance between axles and

v.

Vehicle registration plates

Haul route(s)

After review, the County may require a full traffic study to be accepted by an
engineer approved by the County.
3-14.3.3.9 Decommissioning and Reclamation Plan. A draft decommissioning and
reclamation plan certified by an engineer with a professional engineering license
in the Commonwealth of Virginia, to include the following and demonstrating
compliance with the requirements of Section 3-14.3.6.10, Decommissioning and
Reclamation:
a.

The anticipated life of the project, along with the basis for determining the
anticipated life of the project;

b.

The estimated decommissioning cost in current dollars;

c.

How said estimate was determined;

d.

The method of ensuring that funds will be available for decommissioning
and restoration;

e.

The method that the decommissioning cost will be kept current;

f.

The manner in which the facility will be decommissioned and the site
restored; and

g.

Anticipated plans for the disposal and/or recycling of project equipment
and components, including the identification of disposal and/or recycling
sites located in the County.

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3-14.3.4 Minimum Development Standards for Solar Energy Generating

Facilities.
The following minimum development standards shall apply to
generating facilities, as stipulated:

solar energy

3-14.3.4.1 Compliance with building codes and standards. Solar facilities shall be
designed and maintained in compliance with standards contained in applicable
local, state and federal building codes and regulations that were in force at the
time of the permit approval. Facilities subject to a Special Use Permit shall be
constructed and maintained in substantial compliance with the approved
Concept Plan.

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3-14.3.4.2 Multiple uses. Small- and large-scale solar facilities may be located on
parcels with other active agricultural, residential, commercial, or industrial uses.

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3-14.3.4.3 Location, dimensional, and setback standards.

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a.

Accessory solar facilities and small-scale solar facilities shall be subject to
the applicable setbacks of the zoning district in which the facility is
located.

b.

Large-scale solar facilities shall be subject to the following location,
dimensional, and setback standards:
i.

The maximum project area of a solar facility shall be 500 acres.

ii.

The area of solar panel coverage for any single solar facility
project may not exceed 65 percent of the total acreage of the
project.

iii.

Solar facilities shall not be located closer than 1 mile to any town
or city boundaries, or from properties in the Rural Residence (RR),
Highland/Recreation-Public (HR-P), or Shoreline Recreation (SR)
zoning districts. The distance requirement from town or city
boundaries may be reduced or waived as part of a Special Use
Permit if the Planning Commission and Board of Supervisors
receive a written statement from the applicable chief
administrative official expressing no objection to the proposed
location of a facility closer than 1 mile.

iv.

No solar facility shall be located within 2 miles of another existing
or permitted large-scale solar facility.

v.

Solar facilities interconnecting to transmission lines shall be
located within 2 miles of transmission line corridors.

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vi.

Solar facilities shall meet all setback requirements for primary
structures for the zoning district in which the facility is located and
the requirements set forth below (the more restrictive
requirements shall apply).

vii.

The minimum setback of structures and uses associated with the
facility, including fencing, PV panels, parking areas, and outdoor
storage, but not including landscaping and berming, shall be:

a.

150 feet from adjacent property lines.

b.

150 feet from all public rights-of-way.

c.

250 feet from a dwelling.

The Planning Commission may recommend and the Board of Supervisors may
require increased setbacks up to 300 feet in situations where the height of
structures or the topography affects the visual impact of the facility.
These setback requirements shall not apply to the internal property lines of those
parcels on which a solar facility is located.
Access, erosion and stormwater structures, and interconnection to the electrical
grid may be made through setback areas provided that such are generally
perpendicular to the property line.
3-14.3.4.4 Height. For accessory, small-, and large-scale solar facilities, the maximum
height of the lowest edge of photovoltaic panels shall be 10 feet as measured
from the finished grade. The maximum height of panels, buildings, structures,
and other components of a solar facility shall be 15 feet, which shall be
measured from the highest natural grade below each element. This limit shall not
apply to utility poles, substations, or the interconnection to the overhead electric
utility grid. The Board of Supervisors may approve a greater height based upon
the demonstration of a significant need where the impacts of increased height
are mitigated.

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3-14.3.4.5 Density. Absent specific authorization by the Board of Supervisors as part of
a Special Use Permit, no more than 3 percent of the land area in any given 5mile radius shall be approved for use as the fenced area for a large-scale solar
facility. Under circumstances deemed appropriate by the Board of Supervisors,
the Board may approve a denser development for large-scale solar facilities,
and establish the maximum density permitted for the subject solar facility.

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3-14.3.4.6 Buffer and Screening. For large-scale solar facilities, such facilities,
including security fencing that is not ornamental, shall be screened from the
ground-level view of adjacent properties and public streets by a buffer zone at
least 100’ in width. The buffer shall be located within the setbacks required under
this Section and shall run around the entire perimeter of the property. The buffer

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shall be maintained for the life of the facility. Screening may also be required
in other locations to screen specific uses or structures. A recommendation that
the screening and/or buffer creation requirements be waived or altered may
be made by the Planning Commission when the applicant proposes to use
existing wetlands or woodlands to satisfy the screening requirement. The
wetlands or woodlands shall be permanently protected as a designated buffer
and the overall buffer shall measure at least 75 feet. Screening methods may
include:
a.

Existing Screening: Existing vegetation, topography, buildings, open
space, or other elements located on the site may be considered as part of
the required screening. Existing trees and vegetation may be retained
within the buffer area except where dead, diseased, or as necessary for
development or to promote healthy growth.

b.

Vegetative Screening: In the event existing vegetation or landforms
providing the screening are inadequate or disturbed, new plantings shall
be provided in a landscaped strip at least 50 feet wide. Landscaping
intended for screening shall consist of a combination of non-invasive
species, pollinator species, and native plants, shrubs, trees, grasses,
forbs, and wildflowers. Trees intended for screening shall consist of a
combination of evergreen and deciduous trees that are 5-6 ft. in height at
time of planting. A triple row of trees shall be placed on average at 15 feet
on center. A list of appropriate plant materials shall be available at the
Planning Office. Species listed on DCR’s Invasive Plant Species list shall
not be used.

c.

Berming: Berms shall generally be constructed with a 3:1 side slope to
rise ratio, 4-6 ft. above the adjacent grade, with a 3 ft. wide top with
appropriate pollinator-friendly native plants, shrubs, trees, forbs, and
wildflowers. The outside edges of the berm shall be sculpted such that
there are vertical and horizontal undulations to give variations in
appearance. When completed, the berm should not have a uniform
appearance like a dike.

d.

Opaque Architectural Fencing: Fencing intended for screening shall be at
least 50 percent visually solid as viewed on any line perpendicular to the
fence from adjacent property or a public street. Such fencing may be
used in combination with other screening methods but shall not be the
primary method. A typical example is the use of wood privacy fencing and
landscaping to screen structures such as substations. Depending on the
location, ornamental features may be required on the fence. Fencing
material shall not include plastic slats.

3-14.3.4.7 Ground Cover. For large-scale solar facilities, ground cover on the site shall
be native vegetation and maintained in accordance with the landscaping plan in
accordance with established performance measures. A performance bond
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reflecting the costs of anticipated maintenance shall be posted and maintained.
Failure to maintain the ground cover shall result in revocation of the Special Use
Permit and the facility’s decommissioning. The operator shall notify the County
prior to application of pesticides and fertilizers. The County reserves the right to
request soil and water testing.
3-14.3.4.8 Security Fencing. For large-scale solar facilities, such facilities shall be
enclosed by security fencing on the interior of the buffer area (not to be seen by
other properties) at a minimum of 7 feet in height and topped with razor/barbed
wire, as appropriate. The height and/or location of the fence may be altered in
the conditions for any particular special use permit. Fencing must be installed on
the interior of the vegetative buffer. Fencing shall be placed around sections of
the infrastructure (not the entire site) to provide access corridors for wildlife to
navigate through the facility. All fencing shall be constructed so as to
substantially lessen the likelihood of entry into a solar facility by unauthorized
individuals. A performance bond reflecting the costs of anticipated fence
maintenance shall be posted and maintained. Failure to maintain the security
fencing shall result in revocation of the discretionary-use Permit and the facility’s
decommissioning.

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3-14.3.4.9 Wildlife Corridors. For large-scale solar facilities, the Applicant shall identify
access corridor(s) for wildlife to navigate through and across the solar facility.
The proposed wildlife corridor(s) shall be shown on the site plan submitted to the
County. Areas between fencing shall be kept open to allow for the movement of
migratory animals and other wildlife. Access corridors for wildlife to navigate
through the solar facility shall be identified and shown on the Concept Plan
submitted to the County.

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3-14.3.4.10 Lighting. For large-scale solar facilities, proposed lighting fixtures as
approved by the County to minimize off-site glare and shall be the minimum
necessary for safety and/or security purposes. No facility shall produce glare that
would constitute a nuisance to the public. Any exceptions shall be enumerated
on the Concept Plan and approved by the Zoning Administrator. Lighting on the
site shall comply with any Dark Skies Ordinance the Board of Supervisors may
adopt or, from time to time, amend.

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3-14.3.4.11 Signage. For all solar facilities, no signage of any type may be placed on
the facility other than notices, warnings, and identification information required by
law. Warning signage shall be placed on solar equipment to the extent
appropriate or legally required. Solar equipment shall not be used for displaying
any advertising except for reasonable identification of the manufacturer or
operator of the solar energy project. All signs, flags, streamers, or similar items,
both temporary and permanent, are prohibited on solar equipment except as
follows:

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a.

manufacturer's or installer's identification;
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b.

appropriate warning signs and placards;

c.

signs that may be required by a federal or state agency; and

d.

signs that provide a 24-hour emergency contact phone number and warn
of any danger. Educational signs providing information about the project
and benefits of renewable energy may be allowed as provided in the local
sign ordinance.

3-14.3.4.12 Transmission Lines. Any new electrical transmission lines associated with
a solar facility may be located either above or below ground in a manner to be
least intrusive and mitigate their impact to surrounding properties.

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3-14.3.5 Reserved.

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3-14.3.6 Construction, Operational, and Decommissioning Requirements for

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Solar Energy Generating Facilities. The following requirements shall be met during
the construction phase and/or throughout the operational life of solar facilities subject to
a Special Use Permit:

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3-14.3.6.1 Noise/Sound. Audible sound from solar facilities shall not exceed sixty (60)
decibels, as measured from any adjacent non-participating landowners' property
line. This level may be exceeded during short-term exceptional circumstances,
such as severe weather. The owner or operator of a solar facility shall measure
and document, on a continuing basis, which shall not be less frequent than
annually, or upon request by the County, that noise levels comply with the
decibel limit established herein; any violation will constitute a zoning violation.

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3-14.3.6.2 Groundwater Monitoring. Ground water monitoring to assess the level of
groundwater contamination shall take place prior to, and upon completion of
construction of a project, throughout the area of the facility. Ground water
monitoring shall take place every five years of the operation of the facility, and
upon completion of decommissioning. Results from said monitoring shall be
delivered to the County.

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3-14.3.6.3 Coordination of Local Emergency Services; Emergency Response Plan.
Prior to completion of construction, the owner or operator of a facility shall
coordinate with the County’s emergency services to provide materials,
education, and/or training on how to safely respond to on-site emergencies, and
to develop, implement and periodically update, including exercising of, an
emergency response plan. Emergency personnel will be given a key or code to
access the property in case of an on-site emergency.

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3-14.3.6.4 Monitoring and Maintenance. The owner or operator shall maintain the
solar facility in good condition. Such monitoring and maintenance shall include,
but not be limited to, painting, evaluating the structural integrity of equipment,
foundations, structures, fencing and security barriers, as applicable,

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maintenance of the buffer areas, and landscaping. Site access shall be
maintained to a level acceptable to the County. The project owner shall be
responsible for the cost of maintaining the facility and access roads, and the
cost of repairing damage to private roads occurring as a result of construction
and operation. Failure to maintain the Solar Facility may result in revocation of
the Special Use Permit and the facility’s decommissioning.
3-14.3.6.5 Liability Insurance. The owner or operator of a facility shall provide written
evidence of liability insurance to the Zoning Administrator in an amount
acceptable to the purchasing utility provider prior to beginning construction and
before the issuance of a zoning permit.

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3-14.3.6.6 Damaged Panels; Storage. All physically damaged panels or any portion or
debris thereof shall be collected by the facility operator and removed from the
site or stored on site in a location protected from weather and wildlife and from
any contact with ground or water until removal from the site can be arranged;
storage of damaged panels or portion or debris thereof shall not exceed thirty
(30) days beyond any required period for insurance, warranty claim or in event
of force majeure, for which reasonable documentation shall be submitted to and
approved by the Zoning Administrator. For the purposes of the foregoing, force
majeure shall be defined to include strikes, lockouts or other labor disturbances,
inability to secure labor or materials in the open market, acts of God or other
element of nature or accidents, delays or conditions arising from or relating to
acts of war, domestic or international terrorism, pandemic, civil disturbances or
riots, or any other matter or condition that is beyond the reasonable anticipation
and control of the Applicant.

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3-14.3.6.7 Compliance with Local, State, and Federal Requirements. During the term
of issued Special Use Permits, operation of facilities shall fully comply with all
applicable local regulations, as well as all applicable state and federal
regulations, including but not limited to, the U.S. Environmental Protection
Agency (EPA), Federal Aviation Administration (“FAA”), State Corporation
Commission (“SCC”) or equivalent, any state departments related to
environmental quality, parks, and wildlife protection, as well as all the applicable
regulations of any other agencies that were in force at the time of the permit
approval.

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3-14.3.6.8 Inspections.

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a.

b.

The applicant, owner, or operator will allow designated County
representatives or employees access to a facility for inspection purposes.
The County representative or employee will provide the facility operator
with 24-hour notice prior to such inspection when practicable.

The applicant or owner of a facility shall reimburse the County its costs in
obtaining an independent third-party to conduct inspections required by
local and state laws and regulations.
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3-14.3.6.9 Change in Ownership. Notice of any change of ownership of the facility shall
be provided to the County within ten (10) working days of any such change.

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3-14.3.6.10 Decommissioning and Reclamation.

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a.

Solar facilities which have reached the end of their useful life or have not
been in active and continuous service for a period of 6 months shall be
removed at the owner’s or operator’s expense, except if the project is
being repowered or a force majeure event has or is occurring requiring
longer repairs; however, the County may require evidentiary support that
a longer repair period is necessary.

b.

The owner or operator shall notify the Zoning Administrator by certified
mail of the proposed date of discontinued operations and plans for
removal.

c.

Decommissioning shall be performed in compliance with an approved
Decommissioning Plan, which must be submitted for approval by the
Board of Supervisors prior to the issuance of a Zoning Permit. The draft
Decommissioning Plan and the final Decommissioning Plan must
demonstrate compliance with the requirements of this section. The Board
of Supervisors may approve any appropriate amendments to or
modifications of the Decommissioning Plan.

d.

Decommissioning shall include removal of all electric systems, buildings,
cabling, electrical components, security barriers, roads, foundations,
pilings, and any other associated facilities, so that any agricultural ground
upon which the facility and/or system was located is again tillable and
suitable for agricultural uses. The site shall be graded and re-seeded to
restore it to as natural a condition as possible, unless the landowner
requests in writing that the access roads or other land surface areas not
be restored, and this request is approved by the Board of Supervisors
(other conditions might be more beneficial or desirable at that time).

e.

The site shall be re-graded and re-seeded to as natural condition as
possible within 12 months of removal of facilities. Re-grading and reseeding shall be initiated within a 6-month period of removal of
equipment.

f.

Any exception to site restoration, such as leaving driveways, entrances,
or landscaping in place, or substituting plantings, shall be requested by
the landowner in writing, and this request must be approved by the
Zoning Administrator.

g.

Hazardous material from the property shall be disposed of in accordance
with federal and state law.

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h.

The estimated cost of decommissioning shall be guaranteed by the
deposit of funds in an amount equal to the estimated cost in an escrow
account at a federally insured financial institution approved by the County.

i.

The applicant shall deposit the required amount into the approved
escrow account before any building permit is issued to allow
construction of the solar facility.

ii.

The escrow account agreement shall prohibit the release of the
escrow funds without the written consent of the County. The
County shall consent to the release of the escrow funds upon the
owner’s or occupant’s compliance with the approved
decommissioning plan. The County may approve the partial
release of escrow funds as portions of the approved
decommissioning plan are performed.

iii.

The amount of funds required to be deposited in the escrow
account shall be the full amount of the estimated
decommissioning cost without regard to the possibility of salvage
value, plus 10%.

iv.

The owner or occupant shall recalculate the estimated cost of
decommissioning every five years. If the recalculated estimated
cost of decommissioning exceeds the original estimated cost of
decommissioning by ten percent (10%), then the owner or
occupant shall deposit additional funds into the escrow account to
meet the new cost estimate. If the recalculated estimated cost of
decommissioning is less than ninety percent (90%) of the original
estimated cost of decommissioning, then the County may approve
reducing the amount of the escrow account to the recalculated
estimate of decommissioning cost.

v.

The County may approve alternative methods to secure the
availability of funds to pay for the decommissioning of a utilityscale solar facility, such as a performance bond, letter of credit, or
other security approved by the County.

vi.

If the owner or operator of the solar facility fails to remove the
installation in accordance with the requirements of this permit or
within the proposed date of decommissioning, the County may
collect the surety and the County or hired third party may enter the
property to physically remove the installation.

3-14.4 Wind Energy Generating Facilities. Accessory wind facilities that are accessory
to a principal use of a property are permitted either by-right or subject to a Special Use
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Permit as specified within the applicable zoning districts in Article 4. Utility-scale wind
energy systems, or any wind energy generating facility constituting a principal use of
property, are prohibited in all zoning districts.
3-15 Communication Tower & Antenna Regulations. The purpose of this section is to
establish general guidelines for the siting of communication towers and antennas. The
goals of this section include; encouraging the towers in non-residential areas when
possible, minimizing the total number of towers by providing adequate service through colocation where possible and to site the towers in ways that minimize negative visual
impacts to the community. Proposed towers of greater height (over 100ft) and/or towers
that are proposed to be illuminated shall require a Special Use Permit. Permitted towers
shall be located at a setback distance from any adjacent property line and any public
street, at a distance in feet that equals or exceeds the proposed height of the
communications tower plus 25% of this distance.

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3-15.1 Applicability. This section shall only apply to towers and antennas that are installed at
heights greater than fifty (50) feet. Towers used for wind turbines shall be governed by
Article 3-14 and are not subject to and are exempt from this section.

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The purpose of this section is for communications towers, albeit when other towers over
fifty (50) feet are proposed applicable sections shall apply.
The placement of an antenna on (or in) an existing structure or existing tower or pole shall
be allowed by right, when the additional height of the tower on the existing structure does
not exceed an additional twenty (20) feet or more and the addition can meet Building Code
Requirements.
Any tower structure or addition to a structure that may require FAA lighting will adhere to
the requirements in this section.
3-15.2 General Guidelines and Requirements

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1) Principal or Accessory Use—For purposes of determining compliance with
area requirements, antennas and towers may be considered either principal or
accessory uses. An existing use or an existing structure on the same lot shall
not preclude the installation of antennas or towers on such lot. For purposes of
determining whether the installation of a tower or antenna complies with district
regulation, the dimensions of the entire lot shall control, even though the
antennas or towers may be located on leased area within such lot. Towers that
are constructed and antennas that are installed, in accordance with the
provisions of this ordinance shall not be deemed to constitute the expansion of a
nonconforming use or structure.
2) Inventory of Existing Sites—Each application for an antenna and/or tower shall
provide to the Zoning Administrator an inventory of its existing facilities that are
either within the locality or within five (5) miles of the border thereof, including
specific information about the location, height, and existing use and number of
tenants on each tower. The Zoning Administrator may share such information
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with other applicants applying for approvals or special use permits under this
ordinance or with other organizations seeking to locate antenna(s) within the
jurisdiction of the locality, provided, however that the Zoning Administrator shall
not, by sharing such information, in any way represent or warrant that such
sites are available or suitable.
3) Design and Lighting—The requirements set forth in this section shall govern
the location of all towers and the installation of all antennas governed by this
ordinance; provided, however, that the County of Grayson may waive that the
goals of this ordinance are better served thereby and in accordance with the
following:
a) Towers shall either maintain a galvanized steel finish or, subject
to any applicable standards of the FAA, be painted a neutral color,
so as to reduce visual obtrusiveness. Dish antennas will be of a
neutral, non-reflective color;
b) At a facility site, the design of the building and related structure
shall, to the extent possible, use materials, colors, textures,
screening, and landscaping that will blend the tower facilities to
the natural setting and surrounding structure;
c) If an antenna is installed on a structure other than a tower, the
antenna and electrical and mechanical equipment must be of a
neutral color that is identical to, or closely compatible with, the
color of the supporting structure so as to make the antenna and
related equipment as visually unobtrusive as possible;
d) Towers shall not be artificially lighted, unless required by the
FAA or other applicable authority. If lighting is required, the
Zoning Administrator may review the available lighting
alternatives and approve the design that would cause the least
disturbance to the surrounding views;
e) No advertising of any type may be placed on the tower or
accompanying facility unless as part of retrofitting an existing sign
structure;
f) To permit co-location, the tower shall be designed and
constructed to permit extension to two others users and to permit
use by the County at no cost to the County as stated in 3-15.11.
g) Towers shall be designed to collapse within the lot lines or
within the leased area in case of structural failure.
3-15.3 Federal Regulations. All towers must meet or exceed current standards and
regulations of the FAA, FCC, and any other agency of the Federal or State
Government with the authority to regulate towers and antennas.
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3-15.4 Building Code. To ensure the structural integrity of towers, the owner of a tower
shall ensure that it is maintained in compliance with standards contained in
applicable federal, state, and local building codes and regulations.

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3-15.5 Information Requirement

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1) Each applicant requesting a special use permit under this ordinance shall
submit a scaled plan and a scaled elevation view and other supporting drawings,
calculations, and other documentation, signed and sealed by appropriate
licensed professionals, showing the location and dimensions of all
improvements, including information concerning topography, radio frequency
coverage, tower height requirements, set-backs, drives, parking, fencing,
landscaping and adjacent uses. The Zoning Administrator may require other
information to be necessary to assess compliance with this Ordinance.
Additionally, applicant shall provide actual photographs of the site that include a
simulated photographic image of the proposed tower. The photograph with the
simulated image shall include the foreground, the mid-ground, and the
background of the site.

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2) An engineering report, certifying that the proposed tower is compatible for colocation with a minimum of three (3) users including the primary user, must be
submitted by the applicant. This provision may be waived by the Board of
Supervisors in a particular case.
3) The applicant shall provide copies of its co-location policy.
4) Antennas and sites for possible co-location are no higher in elevation than
necessary.
3-15.6 Factors Considered in Granting Special Use Permits for New

Towers

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1)

Height of the proposed tower;

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2)

Proximity of the tower to residential structures and residential district
boundaries;

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3)

Nature of the uses on adjacent and nearby properties:

4)

Surrounding topography;

5)

Surrounding tree coverage and foliage;

6)

Design of the tower, with particular reference to design characteristics
that have the effect of reducing or eliminating visual obtrusiveness;

7)

Proposed ingress and egress;

8)

Co-location policy;
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9)

Language to facilitate co-location;

10)

Consistency with the comprehensive plan and the
purposes to be served by zoning;

11)

Availability of suitable existing towers and other structures as discussed
below; and

12)

Proximity to commercial or private airports.

3-15.7 Availability of Suitable Existing Towers of Other Structures. New towers
shall not be permitted unless the applicant can demonstrate to the reasonable
satisfaction of the Board that existing towers or structures will not suffice for the
applicant’s proposed antenna. Evidence submitted to demonstrate this may
include the following;

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1) No existing towers or structures are located within the geographic area
required to meet the applicant’s engineering requirements;
2) Existing towers or structures are not of sufficient height to
meet the applicant’s engineering requirements;
3) Existing towers or structures do not have sufficient structural strength to
support the applicant’s proposed antenna and related equipment;
4) The applicant’s proposed antenna would cause electromagnetic interference
with the antenna on the existing towers or structures, or the antenna on the
existing towers or structures would cause interference with the applicant’s
antenna;
5) The fees, costs or contractual provisions required by the owner in order to
share an existing tower or structure or to adapt an existing tower or structure for
sharing are above industry standards; and
6) The applicant demonstrates that there are other limiting factors that render
existing towers and structures unsuitable.
3-15.8 Setbacks. The following setback requirements shall apply to all towers and
antennas for which a special use permit is required; provided, however, that the
Board of Supervisors may reduce the standard setback requirement if the goals
of this ordinance would be better served thereby. Those setbacks are:
1) The tower must be set back from any off-site residential structure no
less than five hundred (500) feet;
2) Towers, guys, and accessory facilities must satisfy the minimum
zoning district setback requirements for structures.

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3-15.9 Security Fencing. Towers shall be enclosed by security fencing not less than six
(6) feet in height and shall also be equipped with an appropriate anti-climb
device; provided, however, that the Grayson County Board of Supervisors may
waive such requirements, as it deems appropriate.

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3-15.10 Landscaping. The following requirements shall govern the landscaping
surrounding towers for which a special use permit is required; provided, however,
the Grayson County Board of Supervisors may waive such requirements if the
goals of this Ordinance would be better served thereby. The following are
landscaping requirements:

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1) Tower facilities shall be landscaped with a buffer of plant
materials that effectively screen the view of the support buildings from
adjacent property. The standard buffer shall consist of a landscaped strip
at least four (4) feet wide outside the perimeter of the facilities;
2) In locations in which the Grayson County Board of Supervisors find
that the visual impact of the tower would be minimal, the landscaping
requirement may be reduced or waived altogether;
3) Existing mature tree growth and natural landforms on the site shall be
preserved to the maximum extent possible. In some cases, such as
towers sited on large, wooded lots, the Grayson County Board of
Supervisors may determine the natural growth around the property
perimeter may be sufficient buffer; and
4) Existing trees within two hundred (200) feet of the tower shall not be
removed except as may be authorized to permit construction of the tower
and guy wires, if applicable, and installation of access for vehicle utilities.
The Grayson County Board of Supervisors in a particular case may waive
this provision.
3-15.11 Local Government Access. Owners of towers shall provide Grayson County and/or its
political subdivision or agent, with space on the tower, at no cost to the county, at an
elevation to be determined jointly by the owner of the tower and the county, to
accommodate the County. The County may assign this space to an affiliate at no cost to
the County.

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3-15.12 Removal of Abandoned Antennas and Towers Any antenna or tower that is
not operated for a continuous period of twenty-four (24) months shall be
considered abandoned, and the owner of each such antenna or tower shall
remove same within ninety (90) days of receipt of notice from Grayson County
notifying the owner of such removal equipment requirement. Removal includes
the removal of the tower, all tower and fence footers, underground cables, guy
wires and anchors and support buildings. The building and footers may remain
with owner’s approval. If there are two (2) or more users of a single tower, then
this provision shall not become effective until all users cease using the tower.

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3-16 Automobile Graveyard. Automobile Graveyard is defined as; Any lot or place which is
exposed to the weather upon which more than five (5) unlicensed and/or inoperable
motor vehicles of any kind are placed, located or found.

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Unlicensed shall mean that a current license plate tag, from the Department of Motor
Vehicles (DMV) is not attached to the vehicle.
Inoperable motor vehicle shall mean any motor vehicle, trailer or semitrailer which is not
in operating condition; or does not display valid DMV license plates; or does not display
an inspection decal that is valid. May also include the major element of a vehicle when
the entire vehicle is not present, such as the shell and/or frame.
3-16.1 Storage of vehicles. Allowable storage of motor vehicles, shall mean the ability
to store up to five (5) unlicensed and/or inoperable motor vehicles, exposed to
weather, when listed as an allowed use in the zone district. Indoor storage of
vehicles (of any number of vehicles) is allowed, when the visible presence of the
storage is not apparent from outside of the structure.

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Agricultural Storage of Vehicles. The use of a property for agricultural

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purposes shall exempt the property from this section when the landowner can
prove that 1) the property upon which the vehicle storage occurs is used for
agricultural purpose and 2) that a current “Tangible Business Personal
Property” tax form was submitted to the Commissioner or Revenue for the
agricultural operation and those farm use vehicles that may be considered
inoperable and/or not licensed and used for farm purposes.

Automobile and Farm Vehicle Sales & Service. The use of a property for a
business related operation (where services are given in exchange for a fee) that
is affiliated with Automobile and/or Farm Vehicle Sales & Service operations,
may keep a temporary storage of vehicles to be repaired, stored and or
processed as part of the primary business operation and shall be exempt from
this section when the landowner can show 1) that there is an automobile or farm
vehicle related business associated with the storage or inoperable or unlicensed
vehicles 2) that a current “Tangible Building Personal Property” tax form was
submitted to the Commissioner of Revenue for the business listed and
equipment and inventory used as part of the business.
3-16.2

Operation of Automobile Graveyards. The establishment and/or operation of
Automobile Graveyard(s) is allowed in a Zone District when Automobile
Graveyard is listed as an allowable use or when listed as a Special Use and a
Special Use Permit is granted in accordance with Article 5.
Automobile Graveyards in existence prior to the effective date of this ordinance
may be considered an existing non-conforming use as determined by the Zoning
Administrator in accordance with Article 3-4.

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3-17

Regulation of Mountain Ridge Construction. The purpose of this section is to
regulate the development of property located above 3,500 feet in Grayson County as
provided and authorized in Code of Virginia, § 15.2-2295.1, Regulation of mountain ridge
construction.

3-17.1

Definitions. The following terms, as used in this section, shall be defined as
indicated, unless the context requires a different meaning:

Construction means the building, alteration, repair, or improvement of any
building or structure.

Crest means the uppermost line of a mountain or chain of mountains from
which the land falls away on at least two sides to a lower elevation or
elevations.

Protected mountain ridge means a ridge with (i) an elevation of 3,500 feet or
more and (ii) an elevation of 500 feet or more above the elevation of an
adjacent valley floor.

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Tall buildings or structures means any building, structure or unit within a

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Applicability. The provisions and regulations of this section shall apply to any
parcel or portions thereof wherein a protected mountain ridge is located.

Permitting. Except for single-family dwellings, two-family dwellings, and
townhouses, tall buildings and structures proposed to be located on a
protected mountain ridge shall require the issuance of a Special Use Permit
pursuant to Section 5-11, Special Use Permit, of this Zoning Ordinance;
single-family dwellings, two-family dwellings, and townhouses, if considered
tall buildings and structures, shall not require a Special Use Permit. In addition
to the criteria contained in Section 5-11 to be considered by the Planning
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3-17.3

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Ridge means the elongated crest or series of crests at the apex or uppermost
point of intersection between two opposite slopes or sides of a mountain and
includes all land within 100 feet below the elevation of any portion of such line
or surface along the crest.
multi-unit building with a vertical height of more than 40 feet, as determined by
ordinance, measured from the top of the natural finished grade of the crest or
the natural finished grade of the high side of the slope of a ridge to the
uppermost point of the building, structure or unit. "Tall buildings or structures"
does not include (i) water, radio, telecommunications or television towers or
any equipment for the transmission of electricity, telephone or cable television;
(ii) structures of a relatively slender nature and minor vertical projections of a
parent building, including, but not limited to, chimneys, flagpoles, flues, spires,
steeples, belfries, cupolas, antennas, poles, wires or windmills; or (iii) any
building or structure designated as a historic landmark, building or structure by
the United States or by the Board of Historic Resources; the exclusion of
“equipment for the transmission of electricity” and “windmills” from this
definition does not include equipment for the generation of electricity or towers
or turbines associated with a wind energy generating facility.
3-17.2

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Commission and Board of Supervisors in their respective recommendation
and action on Special Use Permits, any Special Use Permit under this section
shall be denied if the application fails to provide for (i) adequate sewerage,
water, and drainage facilities, including, but not limited to, facilities for drinking
water and the adequate supply of water for fire protection and (ii) compliance
with the Erosion and Sediment Control Law.
3-17.4

Prohibitions. The following buildings and structures shall be prohibited
entirely and are not eligible to seek a Special Use Permit for location on a
protected mountain ridge:

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1) Towers or turbines associated with a wind energy generating facility.
3-17.5

Administration. The Zoning Administrator shall make determinations
regarding the height and elevations under this section based upon the best
available information and information provided by an applicant.

ARTICLE4:ZONEDISTRICTSANDOFFICIALZONINGMAP
4-1

Establishment of Districts. For the purpose of this ordinance, the unincorporated areas
of Grayson County are divided into the following Zone districts:
Zone District

Code

Page

Rural Farm

RF

57

Rural Residence

RR

60

Light Commercial

LC

62

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Commercial

C

62

Industrial

IND

66

Highland/Recreation-Public HR-P

70

Service District

SD

70

Shoreline Recreation

SR

72

4-2

Provisions of Official Zoning Map.
The boundaries and locations of each of
these
districts are hereby established as shown on the map entitled "Official Zoning Map
of the
County of Grayson, Virginia." The Zoning Map and all notations, amendments, and
other
information thereon are hereby made a part of this ordinance, the same as if such
information set forth on the map were all fully described and set out herein. The Official
Zoning Map is available at the Department of Planning & Community Development
and/or available at the online WEBGIS zoning map layer. The Zoning Administrator can
assist the public with Zone District determinations.

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4-3

Identification or Alteration of the Official Zoning Map. All changes made in district

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boundaries or other matters shown on the Zoning Map must be in accordance with the
provisions of this ordinance and the Code of Virginia, 1950, as amended, and shall be
entered on the official zoning map within seven (7) days after the amendment has been
approved by the Board of Supervisors. Any amendments to this ordinance which
involves a change on the Official Zoning Map shall become effective immediately upon
action of the Grayson County Board of Supervisors. No changes of any kind shall be
made on the Official Zoning Map or matters shown thereon except in conformity with the
procedures set forth in this ordinance. Any unauthorized change shall be considered a
violation of this ordinance and punishable as a misdemeanor.
4-4
Rules for Interpretation of District Boundaries. Where
uncertainty exists with respect
to the boundaries of districts as shown on the Official
Zoning Map, the following rules
shall apply:

4-4

1)

Boundaries indicated as approximately following the center lines of railroads, streams,
streets, roads, or alleys shall be interpreted as following such center lines;

2) Boundaries indicated as approximately following platted lot lines shall be interpreted as
following such lot lines and the extension of lot lines in the event that the boundary extends
across un-platted tracts;
3) Boundaries indicated as approximately following corporate limits shall be interpreted as
following such corporate limits;
4) Boundaries indicated as approximately following the center lines of streams, river, lakes,
or other bodies of water shall be interpreted as following such center lines, and in the
event of a change in the course of a body of water, shall be interpreted as moving with the
actual center line;
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5) Boundaries indicated as parallel to or extensions of features indicated above shall be so
interpreted. Distances not specifically indicated on the Official Zoning Map shall be
determined by the scale of the map;
6) Where natural or man-made features actually existing differ with those shown on the
Official Zoning Map, the Planning Commission shall determine the district boundary; and
7) Where a district boundary line divides a lot which was in single ownership at the time of
passage of this ordinance and a determination is needed for the remainder of the portion,
the Planning Commission shall review the need for zoning map clarification and determine
the appropriate zone district.
4-5
District Regulations. Each parcel of land in the un-incorporated areas of
Grayson
County is assigned a zone district classification. Landowners shall reference the
Zone District for which the property is assigned, in addition to Article 3-General
Requirements for all Zone Districts. To determine the zone district classification the
tax map number for the parcel will be used as referenced on the Official Zone Map. The
definitions in Article 2 shall apply for uses and special uses, unless otherwise stated in
this Ordinance.

4-5

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The Grayson County Zoning Ordinance is considered inclusive. This means that only
those uses listed in the ordinance are allowed for the Zone District. Should the need
arise for a use classification or to consider the inclusion of a use which is not listed, the
applicant should consult with the Administrator and consider applying for a Zone Text
Amendment. A Zone Map Amendment or Rezone application is available for those who
choose to pursue a map amendment to rezone their property to another zone district.
Zone Text and Zone Map Amendment applications are available in the Department of
Planning & Community Development and can be applied for in accordance with Article
5 - Administration.
Whenever the public necessity, convenience, general welfare, or good zoning practice
requires, the Board of Supervisors may amend, supplement, or change the regulations,
district boundaries, or classifications of property, by motion of the Board itself, or upon
motion of the Planning Commission, or by petition as provided, and only after the
required public hearings and report by the Planning Commission in accordance with
Code of Virginia, § 15.2-2286.

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ZoneDistricts
4-6

4-6

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Rural Farm District (RF).

The purpose of this district is to

preserve and protect the
existing rural character, natural amenities, and the
agricultural base of the County. This district is composed of agriculture and forest land,
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low-density residential uses and
commercial services and outdoor

services with a mix of light industrial, low impact
recreational uses.

4-6.1 Uses Permitted. The following uses are permitted in Rural Farm Zone District.
a.

Accessory uses

b.

Agriculture

c.

Agriculture, High Intensity, as specified in Article 2-11

d.

Automobile and Farm Machinery, Sales and Service, in
accordance with Article 3-12

e.

Bed & Breakfast/Lodges/Inns (six bedrooms or less)

f.

Camping Units/Recreational Vehicles in accordance with Article 2-111

g.

Commercial Stables for equine in accordance with Article 3-12

h.

Community Center in accordance with Article 3-12

i.

Construction and Repair Services in accordance with Article 3-12

j.

Construction Sales and Services in accordance with Article 3-12

k.

Country stores in accordance with Article 3-12

l.

Custom Slaughter as defined in Article 2-44

m.

Educational Facilities in accordance with Article 3-12

n.

Emergency Services Infrastructure accordance with Article 3-12

o.

Flea Markets

p.

General Retail under 15,000 square feet in accordance with
Article 3-12

q.

Health & Fitness Clubs in accordance with Article 3-12

r.

Home occupation(s) in accordance with Article 2-68

s.

Human Service facilities in accordance with Article 2-71

t.

Hunting, fishing, outdoor recreation

u.

Libraries in accordance with Article 3-12

v.

Light Manufacturing in accordance with Article 3-12

w.

Medical/Dental Clinics in accordance with Article 3-12

x.

Museums in accordance with Article 3-12
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y.

Personal Service in accordance with Article 3-12

z.

Places of Worship in accordance with Article 3-12

aa.

Playgrounds - Private and Public

bb.

Post Office

cc.

Print Shop in accordance with Article 3-12

dd.

Professional Office Services in accordance with Article 3-12

ee.

Recycling Collection Centers

ff.

Renewable Energy Infrastructure in accordance with Article 3-14

gg.

Restaurants in accordance with Article 3-12

hh.

Retreat Center in accordance with Article 3-12

ii.

Sawmills-small scale in accordance with Article 2-121

jj.

Signs, in accordance with Article 3-13

kk.

Single-family dwellings/ manufactured homes

ll.

Storage of Vehicles in accordance with Article 3-16

mm.

Temporary Accessory Manufactured Homes

nn.

Temporary Roadside Markets (less than 120 days)

oo.

Wildlife refuge or conservation area

pp.

Wineries & Microbrewery in accordance with Article 3-12

4-6.2 Special Uses Permitted. Special uses in the Rural Farm (RF) District
will be permitted if approval is given in accordance with the Special Use
Permit process as identified in Article 5- Administration
a.

Airplane Landing Strips

b.

Animal Clinic

c.

Automobile Graveyard

d.

Bars and Nightclubs

e.

Commercial Breeding Kennel and Commercial Boarding Kennel

f.

Commercial Recreation Attractions and Events

g.

Commercial warehouses and Commercial storage units that will not
contain hazardous materials and are not considered High Hazard Group
H according to the Virginia Construction Code.
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h.

Commercial Slaughterhouse/Meat Processing

i.

Communication Tower & Antennas in accordance with Article 3-15

j.

High Volume Kennels

k.

Hospitals

l.

Hotels, Motels, Lodges, Inns, or Bed-and-Breakfast establishments
(seven bedrooms or more)

m.

Multi-family residential units.(such as apartments/condominium)

n.

Public recreational facilities such as parks, golf courses, tennis clubs,
public swimming pools unless already permitted as part of an approved
facility or special use.

o.

Recreation Vehicle Parks, Manufactured Home Parks and/or
Campgrounds in accordance with Article 3-11

p.

Recycling Processing Facilities

q.

Retreat Center- Overnight

r.

Rock Quarrying, Sand & Gravel Operations when disturbing less than 10
acres in size

s.

Schools

t.

Stockyards

4-6.3 Area of Lot. Minimum lot size shall be 30,000 square feet or .688 acre.

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4-6.4 Street Setback. Structure(s) or the outermost portion of a structure, shall
be
placed a minimum distance of 35 feet from the centerline of any public
street or
road. When the structure fronts a street cul de sac, the distance shall be a
minimum of 15 feet from the design radius of the cul de sac.

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Structure(s) shall be placed a minimum distance of 10 feet
4-6.5 Yard setback.
from all adjoining property lines.

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4-7 Rural Residential (RR). The purpose of this district is to create residential
communities and to maintain the character of those communities by allowing uses with
minimal nuisance qualities. Many properties in the Rural Residential Zone Districts were
designed as part of approved subdivisions for residential homes and the general nature is
residential with limits on commercial activity.

4-7.1 Uses Permitted. The following uses are permitted in Rural Residential
Zone.
a.

Accessory uses

b.

Agriculture

c.

Camping Units/ Recreational Vehicles in accordance with Article 2-111

d.

Home Occupation(s) - Limited, in accordance with Article 2-69

e.

Human Service Facilities in accordance with Article 2-71

f.

Hunting, fishing, outdoor recreation

g.

Playgrounds- Private and Public

h.

Recycling Collection Centers

i.

Renewable Energy Infrastructure in accordance with Article 3-14

j.

Signs, as regulated in Article 3-13

k.

Single-family dwellings/ manufactured homes

l.

Storage of Vehicles in accordance with Article 3-16

m.

Temporary Accessory Manufactured Homes

4-7.2 Special Uses Permitted. Special Uses in the Rural Residential (RR) District will
be permitted if approval is given in accordance with the Special Use Permit
process as identified in Article 5- Administration.
a.

Bed & Breakfast/Lodges/Inns (six bedrooms or less)

b.

Communication Tower & Antennas in accordance with Article 3-15

c.

Commercial Breeding Kennels and Commercial Boarding Kennels

d.

Community Center

e.

Country stores

f.

Emergency Services Infrastructure

g.

General Retail under 15,000 square feet in area
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h.

High-Volume Kennels

i.

Home Occupations when over 5 persons engaged in the activity

j.

Multi-family residential units.(such as apartments/condos)

k.

Places of Worship

l.

Public recreational facilities such as parks, golf courses, tennis clubs,
public swimming pools unless already permitted as part of an
already
approved facility or special use.

m.

Restaurants

n.

Schools

o.

Sawmills-small scale in accordance with Article 2-121

p.

Temporary roadside markets (less than 120 days)

4-7.3 Area of Lot. Minimum lot size shall be 30,000 square feet or .688 acre.

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4-7.4 Street Setback. Structure(s) or the outermost portion of a structure, shall
be placed a minimum distance of 35 feet from the centerline of any public
street or road. When the structure fronts a street cul de sac, the distance shall be
a minimum of 15 feet from the design radius of the cul de sac.

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4-7.5 Yard Setback. Structure(s) shall be placed a minimum distance of 10 feet from
all adjoining property lines.

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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

4-8

Light Commercial District (LC). Light Commercial district was originally
designed to
distinguish between those businesses that provide low volume
commercial activity and
the regular commercial district. As part of the 2014
revision the intent is to promote the expansion of business and commercial activity in
Grayson County. For the purpose
of this ordinance, the standards listed for
Commercial District (below) shall apply to all
properties zoned Light Commercial.

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4-9

Commercial District(C).This district is designed for retail, office and service
business, and service businesses. The activities associated with these uses may
generate large volumes of
traffic and
have frequent delivery of goods and
services. Commercial properties should be located along
primary
transportation
corridors and within range of population centers.
Commercial
activities
require
advanced infrastructure and good access to public roads.
4-9.1 Uses Permitted. The following uses are permitted in Commercial Zone District.
a.

Accessory uses

b.

Agriculture

c.

Agriculture - High Intensity in accordance with Article 2-11

d.

Animal Clinic

e.

Automobile and Farm Machinery, Sales and Service

f.

Banks

g.

Camping Units/Recreational Vehicles in accordance with Article 2-111

h.

Commercial Recreation Attractions/Events

i.

Commercial Stables

j.

Commercial warehouses and Commercial storage units that will not
contain hazardous materials and are not considered High Hazard Group
H according to the Virginia Construction Code.

k.

Community Center

l.

Construction and Repair Services

m.

Construction Sales and Services

n.

Country stores

o.

Custom Slaughter

p.

Educational Facilities
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q.

Emergency Services Infrastructure

r.

Flea Markets

s.

Funeral homes

t.

General Retail under 15,000 square feet

u.

Home Occupation(s)

v.

Hotels, Motels, Lodges, Inns, or Bed-and-Breakfast establishments

w.

Human Service facilities in Accordance with Article 2-71

x.

Hunting, Fishing, Outdoor Recreation

y.

Laundry mats and dry cleaners

z.

Libraries

aa.

Light Manufacturing in accordance with Article 3-12

bb.

Medical/Dental Clinics

cc.

Museums

dd.

Multi-family residential units.(such as apartments/condos)

ee.

Personal Service Business

ff.

Places of Worship

gg.

Playgrounds

hh.

Post Office

ii.

Print Shop

jj.

Printing & publishing facilities (high volume)

kk.

Professional Office Services

ll.

Public recreational facilities such as parks, golf courses, tennis clubs,
public swimming pools unless already permitted as part of an approved
facility or special use

mm.

Recycling Collection Centers

nn.

Recycling Processing Facilities

oo.

Renewable Energy Infrastructure in accordance with Article 3-14

pp.

Restaurants

qq.

Retreat Center - Overnight

rr.

Sawmills-small scale in accordance with Article 2-121
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ss.

Signs, in accordance with Article 3-13

tt.

Single-family dwellings/ manufactured homes

uu.

Storage of Vehicles in accordance with Article 3-16

vv.

Temporary Accessory Manufactured Homes

xx.

Temporary Roadside Markets (less than 120 days)

yy.

Theatres and Entertainment arenas

zz.

Wineries & Micro-brewery

4-9.22Special Uses Permitted. Special Uses in the Commercial District will be
permitted if approval is given in accordance with the Special Use Permit
process
identified in Article 5- Administration.
a.

Adult entertainment/retail

b.

Automobile Graveyard

c.

Bars and Nightclubs

d.

Commercial Breeding Kennel and Commercial Boarding Kennel

e.

Commercial Slaughterhouse/Meat packing

f.

Communication Tower & Antennas in accordance with Article 3-15

g.

High Volume Kennel

h.

Hospitals

i.

Recreation Vehicle Parks, Manufactured Home Parks and Campgrounds
in accordance with Article 3-11

j.

Retail over 15,000 square feet in size

k.

Rock Quarrying, Sand & Gravel Operations when disturbing less than 10
acres in size.

l.

Schools

m.

Stockyards

n.

Truck stops and/or Wholesale distribution centers

4-9.3 Area of Lot. Minimum lot sizes for commercial district shall be based on the area
required to safely and adequately provide the services needed for commercial
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establishments, will be based on the proposed use and separation distances
required to ensure that health, safety and welfare is considered.
4-9.4 Street Setback. Structure(s) or the outermost portion of a structure, shall be
placed a minimum distance of 35 feet from the centerline of any public street
or road. When the structure fronts a street cul de sac, the distance shall be a
minimum of 15 feet from the design radius of the cul de sac.

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4-9.5 Yard setback. Structure(s) shall be placed a minimum distance of 10 feet
from all adjoining property lines or when adjoining properties are in agreement
zero lot lines may be allowed with prior approval from the Building Official.

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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

4-10 Industrial (I) District (IND). The purpose of the Industrial District is to
delineate those
areas of the county that are suitable for industrial development.
These properties shall
be located in areas capable of providing separation
distances that are necessary to
minimize any nuisance to adjacent commercial and
residential areas. Properties shall be
located along primary transportation
corridors to accommodate the increased traffic
flows and the delivery of services
that result from industrial uses. Industrial properties
may require advanced water
and wastewater and/or electrical infrastructure. Industrial uses include manufacturing
and assembly of products, in addition to those uses that are
capable of creating
smells, noise, nuisance or significant impact to the land, air and/or
water
resources.

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*For operations that can be considered Light Manufacturing (as defined in Article
2)
some industrial type uses may be allowed in Rural Farm District and , some
industrial-type uses may be allowed in the Rural Farm District and the Commercial Zone
District.

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4-10.1 Uses Permitted. The following uses are allowed in the Industrial District.

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a.

Accessory Uses

b.

Agriculture and Agriculture High-Intensity

c.

Assembly of electrical appliances, electronic instruments and
devices, radios and phonographs. Also, the manufacture of small parts
such as coils, condensers, transformers, and crystal holders

d.

Automobile, Farm machinery, other transportation units. Assembling,
painting, upholstering, repairing, rebuilding reconditioning, body and
fender work, truck repairing or overhauling, welding or machine shop

e.

Automobile and Farm Machinery Sales and Service

f.

Automobile Graveyard

g.

Automobile Salvage Yards & Processing of scrap metals and/or other
types of salvage when non-hazardous materials are stored or processed

h.

Boat building

i.

Call Centers and Data Processing/Storage Facilities
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k.

Commercial Breeding Kennel & Commercial Boarding Kennel

l.

Commercial Slaughterhouse/Meat Processing

f.

Commercial Storage Units

g.

Commercial Warehouse

h.
i.

Computer and Electronics, assembling,
associated uses
Construction and Repair Services

j.

Construction Sales and Service

k.

Contractors equipment storage yards or plants, or rental of equipment
commonly used by contractors

l.

Electrical Equipment, Appliance and Component Manufacturing

m.

Emergency Service Infrastructure

n.

Fabrication of Metal/Metal Products and associated infrastructure

o.

Fitness Equipment assembly and manufacturing

p.

Furniture and assembled wood manufacturing and related infrastructure

q.

High-Volume Kennel

r.

Laboratories and the manufacturing or packaging pharmaceutical or
medical supplies

s.

Machinery Manufacturing and Machining of products

t.

Manufacture and assembling of articles of merchandise from the
following previously prepared materials: bone, cellophane, canvas,
cloth, feathers, felt, fiber, fur, glass, hair, horn, leather, paper, plastic,
precious or semi-precious metals or stones, rubber, shell, straw, textiles,
tobacco, wood, yarn, and paint

u.

Manufacture of pottery and figurines or other similar ceramic
products, using only previously pulverized clay, and kilns only by
electricity or gas

v.

Manufacture, processing, packaging, or treatment of such products
as
bakery goods, candy, cosmetics, dairy products, perfumes, perfumed
toilet soap, toiletries, food products, clothing, textiles

w.

Monumental stone works

x.

Printing & publishing facilities (high volume)

repair,

disassembly

and

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Grayson County Zoning Ordinance- October 09, 2025Revised 2026

y.

Recycling Collection Centers

z.

Recycling Processing Facility

aa.

Sawmill -Small Scale & Large Scale

bb.

Signs, in accordance with Article 3-13

cc.

Single-family dwellings/Manufactured Home existing on date of ordinance

dd.

Stockyard

ee.

Storage of Vehicles in accordance with Article 3-16

ff.

Temporary Roadside Markets (less than 120 days)

hh.

Industry involved with Textile, Knitting Mills, Apparel Specialty fibers and
associated infrastructure

ii.

Truck terminals and or truck stops

jj.

Wholesale businesses

4-10.2 Special Uses Permitted. Special Uses in the Industrial District will be
permitted if approval is given in accordance with the Special Use Permit process
in Article 5- Administration.
a.

Asphalt Plants and Production of Asphalt

b.

Chemical and Allied products manufacturing

c.

Mines and mining related facilities

d.

Public Airports

e.

Communications towers and antennas pursuant to and subject to
the conditions under Article 3-15.

f.

Hazardous waste treatment, storage, or disposal facilities

h.

Incineration facilities

i.

Landfill-Municipal

j.

Metal mining

k.

Oil & Gas extracting and refining

l.

Pulp mills and/or industrial paper and allied products manufacturing

m.

Rock Quarries, sand, gravel, or crushed stone operations

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n.

Wood preserving and/or chemical treatment for products to be used off
site or sold to offsite operations

o.

Utility scale generation of power (over 100 kw)

4-10.3 Area of Lot. Minimum lot sizes for Industrial district shall be based on the area
required to safely and adequately provide the services and separation distances
needed for industrial uses. To rezone to Industrial Zone a site plan, list of
industrial uses, processes and potentially hazardous materials shall be submitted
to the Planning Commission who shall determine if the lot is of sufficient size. For
those areas already zoned Industrial, the existing lot size shall suffice, unless the
Building Official determines that hazardous materials will require additional
setbacks that would require a larger lot size.

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4-10.4 Street Setback. Structure(s) or the outermost portion of a structure, shall be
placed a minimum distance of 35 feet from the centerline of any public street
or road. When the structure fronts a street cul de sac, the distance shall be a
minimum of 15 feet from the design radius of the cul de sac.

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4-10.5 Yard setback - Structures that store or use hazardous materials considered
High Hazard Group H according to the Virginia Construction Code must be
located at the minimum allowable setback distance as directed by the Building
Official. All other structures must be located at least 100 feet from any adjoining
property line unless the adjacent property line also belongs to Industrial Zone
District.

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4-11

Highland/Recreation-Public (HR-P). This district delineates those lands in
Grayson
County in Grayson County that are publicly owned and managed by public
entities. It is understood that the
land use regulations in this district lies under the
authority and jurisdiction of the public
entity in ownership of this land. The Grayson
County Zoning Ordinance does not have
jurisdiction over properties within this district.

4-12

Service District (SD). This district contains public service utilities and

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infrastructure. The industrial nature of these activities require adequate lot sizes,
separation distances and the proximity to the end user is considered.
4-12.1 Uses Permitted. The following uses are allowed in the Service District.
a.

Accessory uses

b.

Emergency Service Infrastructure

c.

Sewage treatment facility

d.

Signs in accordance with Article 3-13

e.

Transmission towers and/or other infrastructure for electric, radio,
telephone and other necessary public services.

f.

Utility Buildings

g.

Water Extraction or Treatment facility

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4-12.2 Special Uses Permitted. Special Uses in the Service District will be permitted if
approval is given in accordance with the Special Use Permit process in
Article 5- Administration
a.

Electric power generation, transmission, booster and relay stations

b.

Incineration facility

c.

Recycling Processing Facility

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4-12.3 Area of Lot. Minimum lot sizes for Service district shall be based on the area
required to safely and adequately provide the services and separation distances
needed for applicable uses. To rezone to Service District Zone a site plan, list of
industrial uses, processes and potentially hazardous materials shall be submitted
to the Planning Commission who shall determine if the lot is of sufficient size.

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4-12.4 Street Setback. Structure(s) or the outermost portion of a structure, shall be
placed a minimum distance of 35 from the centerline of any public street
or road. When the structure fronts a street cul de sac, the distance shall be a
minimum of 15 feet from the design radius of the cul de sac.

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4-12.5 Yard setback. Structure(s) shall be placed a minimum distance of 10 feet
from all adjoining property lines.

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4-12.6 Other Requirements. Permitted uses shall be conducted wholly within a
completely enclosed building or with an area enclosed on all sides
by a solid
masonry wall, uniformly painted solid board fence, chain link fence,
or evergreen
hedge six (6) feet in height. Public utilities and signs
requiring natural air
circulation, unobstructed view or other
technical consideration necessary for
proper operation can apply for
exemption to this provision.

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4-13

Shoreline Recreation District (SR). The Shoreline Recreation Zone District
is
of
The

composed of small lots along the New River. These lots were created by a series
Shoreline Recreation Subdivisions and designed for recreational use of the river.
small lot sizes (.1 to 1+ acre tracts) in dense areas, combined with the location of
these lots in the FEMA Special Flood Hazard Area (SFHA), create unique
development challenges. The purpose of the zone district is to guide development so
that the public’s
enjoyment of the New River can coexist with flood hazard mitigation
required by the
National Flood Insurance Program and the Federal Emergency
Management Agency (FEMA). Most of the land area in the Shoreline Recreation Zone
District is in the FEMA
designated Special Flood Hazard Area (commonly referred
to as floodplain). In this
floodplain, federal requirements determine what type of
development can occur. The development standards are based on FEMA requirements
for floodplains, the Grayson County Floodplain Ordinance and Building Codes for
flood prone construction.
Protecting the capacity of the floodplain to carry flood
waters, preserving the New River
view shed and design for community health, safety
and welfare are priorities for this
Zone District.
4-13.1 Uses Permitted. The following uses are permitted in Shoreline Recreation
Zone District.
a.

Camping provided adequate water and sewerage facilities are provided
and recreational vehicle(s) operate in accordance with Article 2-111

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b.

Parking of personal vehicle(s), towable trailer(s) and recreational vehicle(s)
in accordance with Article 2-111. Recreational vehicles & trailers must be
highway ready. Highway ready is defined as; having wheels & tires, a
functional towing mechanism or the ability to be self-propelled, not attached
to other structures and quick disconnect type utilities.

c.

Outdoor Recreation

d.

Non-residential building structure(s) as allowed in Article 4-13.3 and in
accordance with the design requirements of this Article.

4-13.2 Permits Required. Permits are required for all structures in the Shoreline
Recreation Zone District. Grading, fill and other types of development may
be regulated by the Grayson County Floodplain Ordinance, Grayson County
Erosion & Sediment Control Ordinance or Grayson County Stormwater
Ordinance.

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Allowed Structure(s). The structures listed below are allowed in
the Shoreline
R
Recreation Zone District and may be
permitted when installed/constructed to the
ddesign standards of
this Article.

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Storage Shed(s). Storage shed(s) with up to four (4) walls are allowed and

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4-13.3

1)

may be permitted when;

2)

a.

site is not located in the FEMA Special Flood Hazard
Area/Floodplain as determined by licensed professional.

b.

the size is under 180 sq. ft. in area.

c.

structure used for storage of equipment. Cannot be used for
living areas, bathrooms or other uses.

d.

structure is properly anchored at the design location to resist
movement or floatation in accordance with the Grayson County
Building Code.

Open Air or One-Walled Structure(s). Structure(s) with no walls (open
air) or structure(s) that have one (1) solid wall or part of one (1) wall
located on the structure. Any wall must be installed parallel to the river
flow (cannot impede direction of river flow). In addition to the one (1) solid
wall, these structures can utilize an open air system, deck railings, railing
type half walls, fully screened or partially screened structures with up to
one screen door. Screens must be installed to break away in flood
events. Structure types that are allowed with open-air or one-wall system
include the following types:
a.

Gazebo(s)

b.

Picnic shelter(s)
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c.

Carport(s) and similar structures used to cover recreational
vehicle(s) in accordance with Article 4-13.13

d.

Free standing deck (no roof and not attached to other structures)

e.

Deck in conjunction with other allowed structure (structurally
tied or fastened together)

f.

Covered deck (a deck with a roof)

4-13.4 Parking Areas. Concrete, asphalt or gravel parking areas, are allowed, when the
proposed height is equal to or less than the existing grade.

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Proposed parking areas or earth fill, proposed at a height more than the
existing grade will require a floodplain encroachment review by the Zoning
Administrator prior to placement.
Placement of fill, stone or other materials in the FEMA Floodplain is not allowed
without a Floodplain Development Permit in accordance with the Floodplain
Ordinance.
4-13.5 Free movement. Structure(s) shall be placed/ constructed to allow the free
movement of recreational vehicle(s) on the lot(s). Structure(s) cannot be
physically attached to recreational vehicle(s). Recreational Vehicles must be
highway-ready and shall not be anchored or permanently attached to the ground.

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4.13.6 Density Requirement. The density requirement replaced the one-structure per
lot
rule. The density requirement achieves two goals: 1) To preserve
the open space
and scenic quality of the New River shoreline 2) To
limit the square footage of
manmade structures that can
impede flood waters and obstruct the dissipation of
flood
waters/flood
debris during flood events.

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Proposed structures with a roof/overhead surface must demonstrate that the
structure can meet the density requirement prior to issuance of permit. To meet
the density requirement, the density threshold cannot be exceeded for any
lot on record.
Density Threshold =When the area of all combined roofed structures on any lot,
exceeds 10% of the total lot size/land area (sq. ft.).
Combined roofed structures is the total (sum of) square footage of all (existing
and proposed) roofed structures on the lot.
The lot size is determined by the lot size on record in the county land records.
When recorded in acreage units, lot sizes will be converted to square footage to
determine the density requirement. One (1) acre is 43,560 sq. ft.
The roof area of existing and proposed structures will be evaluated prior to
new permits/replacement of existing structures. If the lot has sufficient area to
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meet the density requirement, a permit to construct a roofed structure will be
considered.
Example=

The Jones Family owns a 1/2 acre (.5 acre) lot. A ½ acre lot is
21,780 square feet.
They plan to build a carport with a roof dimension of 20 ft. wide x
30 ft. in length = 600 sq. ft. roof area
10% of the lot size = 2178 sq. ft. (.10 x 21,780 sq. ft. = 2178 sq. ft.)
(2178 sq. ft. is the max. sq. ft. of roofed structure(s) allowed on the
lot, this would include the proposed 600 sq. ft. structure and any
existing structures already on the lot)
Because the proposed carport roof is 600 sq. ft. and it is under the
2178 sq. ft. threshold. The density requirement can be met. They
can also permit other structures until they meet that density
threshold.

4-13.7 Structure Height. In the Shoreline Recreation Zone District, the height
requirement is necessary to protect the common view shed of the New River.
The maximum height allowed for any carport type structure shall be twenty-five
(25’) feet high. For all other types of allowed structures, the maximum height
allowed shall be twenty (20’) feet high. Height shall be measured from the tallest
point of the structure/roof and measured to the base of the structure at ground
level. Where uneven ground surfaces are involved, the highest adjacent grade
shall be used for the base of the structure.

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4-13.8 Floodprone Construction. All structures, electrical, plumbing, mechanical
grading, fill, and any other development proposed for areas located within the
FEMA designated Special Flood Hazard Area must meet the requirements of the
Grayson County Floodplain Ordinance and applicable Building Codes for flood
prone construction. In coordination with the FEMA Floodplain overlay at the
Grayson County WebGIS site, the Administrator may require a FEMA Flood
Elevation Certificate or Floodplain Determination by a licensed professional, when
site specific data is needed to determine the base flood elevation on the site and
whether or not proposed development is inside the Special Flood Hazard Area.

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4-13.9 River Setback. It has been determined through minor flooding events, that the
river periodically (recorded on an annual basis) overflows the banks at a distance
of at least 50 feet from the riverbank edge. New structures, placed after
February 11, 2016 must be located a minimum distance of fifty (50) feet from
the river bank edge at the time of permitting.

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4-13.10 Septic System/On-site Sewage Disposal. Allowed with valid permit from the
Virginia Department of Health.

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4-13.11 Minimum Lot Size. Parcels created as part of an approved Shoreline
Recreation
Subdivision already meet the minimum lot size requirement
with the lot size shown
on the site plan/survey for the approved

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subdivision at the time of development.
For example if the lot
was created in 1989- the lot size on the original subdivision
plat is
the minimum lot size, unless any lot line revisions are proposed by the
owner, in which case the .50 acre minimum lot size will apply.
The minimum lot size is either 1) the lot size determined at the time of the approved
subdivision or 2) .50 acre for any parcel line revision.
The combination of lots and/or lot line revisions can be achieved in accordance
with the Grayson County Subdivision Ordinance. To combine Shoreline
Recreation lots, the landowner should reference the Subdivision Ordinance or
contact the Subdivision Agent for appropriate guidance on parcel changes.
Parcels that increase in size, by the legal combination of lots, is encouraged in the
Shoreline Recreation Zone District.
4-13.12 Street Setback. Structure(s) or the outermost portion of a structure, shall be
placed a minimum distance of 35 feet from the centerline of any public street
or road. When the structure fronts a street cul de sac, the distance shall be a
minimum of 15 feet from the design radius of the cul de sac.

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Where easements and private streets are involved, it is the responsibility of the
property owner to ensure that they do not infringe on easement areas.
4-13.13 Mobility Requirement. Carport type structure (s) and any similar
structure, where
the intent is to cover recreational vehicle(s), must
meet the mobility requirement.
Permits will not be issued for
carports who cannot meet the mobility requirement.
The purpose of the mobility requirement is to ensure that recreational vehicle(s)
placed under carports can be moved in the event of flooding conditions. Mobility
can be achieved by use of the same property and/or through another property with
legal easement and/or by the use of a right of way to a public road.
Carport(s) which are proposed to be located, where the path of travel is towards
an adjacent property line must meet the mobility setback. The mobility setback
distance shall be used to demonstrate that the recreational vehicle can be properly
moved. For these structures, the mobility setback distance for carport type
structures will be calculated by using the length of the proposed structure. A
distance twice (2x) the length of the proposed structure, to the property line at that
side, shall be the mobility setback. This mobility setback shall be measured from
the proposed structure edge on the side of the proposed towing mechanism or
path of travel to the adjacent property line.
Mobility Requirement by Legal Easement or Right of Way. When it can be shown,
with legal recorded easement, that the recreational vehicle can be moved onto
another property/parcel on record, with a legal access easement or a right of way
(direction of the towing mechanism or path of travel) from the subject property, and
out and under from the proposed carport type structure, the proof of a legally
recorded access easement and/or public right of way can fulfill the mobility
requirement.
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ARTICLE5ǦADMINISTRATIONOFZONINGORDINANCE

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5-1

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Preface. The purpose of this article is to introduce the landowner to the varied
processes related to the administration of the Zoning Ordinance for the un-incorporated
areas of Grayson County. Additional information and permit applications can be found at
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the Grayson County Government website or at The Department of Planning &
Community Development at the Grayson County Courthouse.
5-2

Zoning Administrator. The Office of Zoning Administrator is hereby established to
administer and enforce this ordinance. The Zoning Administrator shall be designated by
the Board of Supervisors and shall have all necessary authority granted by the Board of
Supervisors to carry out their duties. The enabling authority for the locality to administer
zoning can be found in §15.2-2286 (and related articles) as listed in the Code of
Virginia. Duties of the Zoning Administrator (and/or any other person assigned by
the Board of Supervisors to assist the Administrator) shall include but shall not be limited
to:

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1) Interpretation. The Zoning Administrator shall be the final authority as to the
interpretation of the provisions of this ordinance, unless the decision is appealed
and otherwise determined by the Board of Zoning Appeals in accordance with
Article 5.

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2) Review and Approval of Applications and Issuance of Zoning Permits.
The Administrator shall prepare and provide the zoning permit applications,
review the applications for zoning permits and issue zoning permits in
compliance with this Ordinance.

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3) Clerk to the Board of Zoning Appeals and Planning Commission. In those
situations where a Special Use Permit, Zoning Text Amendment, Zone Map
Amendment (Rezone), Variance or Appeal is applied for; the application will
proceed to the Planning Commission and/or the Board of Zoning Appeals .The
Administrator who serves as a clerk to these boards, when these applications are
filed, will assist the applicant with the preparation and processing of these
applications and permits in accordance with Article 5 of this Ordinance.

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4) Records. The Zoning Administrator shall maintain records of the official
actions taken with respect to the administration and enforcement of the Zoning
Ordinance and these records shall be kept in the office of the Administrator
and/or county storage unless specified otherwise.

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5) Inspections/Violations. The Zoning Administrator is authorized to conduct
inspections in the enforcement of the ordinance and is authorized to issue Notice
of Violation(s) to ensure compliance with the Ordinance.

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When evidence indicates that a permit has not been obtained prior to placement
of a structure, illegal use of a property, or any other zoning violation has occurred
and corrective action may be available to prevent a Notice of Violation, the
Zoning Administrator is enabled to notify the property owner of the potential
violation and pursue corrective actions with the cooperation of the property
owner prior to Notice of Violation.
In those situations in which the property owner refuses to cooperate with
the Administrator to remedy a potential violation within the timeframe given by
the Administrator, a notice of violation shall be issued.

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When it has been determined by the Administrator, that immediate action is
needed in the interest of health, safety, welfare a Notice of Violation shall be
issued.
Upon receipt of the Notice of Violation, the landowner and/or responsible party
shall remedy the cause of the violation or file an appeal within 30 days of receipt
of the notice, in accordance with Article 5-8.
At such time, that the 30 day time period for the landowner to take corrective
action, has expired and when an application for appeal was not filed, the
Administrator shall contact the county attorney and/or legal representative to
pursue a misdemeanor charge and when required other corrective action in
accordance with Code of Virginia, § 15.2-2286.
5-3

Board of Zoning Appeals. The Board of Zoning Appeals (BZA) shall operate in
accordance with the parameters enabled by § 15.2-2308 - § 15.2-2314 Code of Virginia
and the Organizational Documents approved by the membership to carry out their roles
and responsibilities. The purpose of the Board of Zoning Appeals is:
a.
b.
c.

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To hear and decide appeals from any order, requirement, decision or
determination made by an administrative officer in the administration or
enforcement of the ordinance or of any ordinance adopted pursuant thereto.
To consider variance application requests by any property owner, tenant,
government official, department, board or bureau in accordance with this
Ordinance.
To hear and decide applications for interpretation of the district map where
there is any uncertainty as to the location of a district boundary.

The Zoning Administrator serves as the Clerk to the Board of Zoning Appeals and
information about the Board of Zoning Appeals can be found at the Grayson County
Department of Planning & Community Development, Grayson County Courthouse.
5-4

Planning Commission relation to Zoning Ordinance. The Planning Commission
operates in accordance with the powers enabled by the Code of Virginia and the
Organizational Documents approved by the membership to carry out their roles and
responsibilities as it relates to zoning, subdivision and land use planning. The Planning
Commission is an advisory board to the Board of Supervisors and will review and give
advisory guidance about the following zoning applications and processes prior to the
review by the Board of Supervisors;
a.
b.
c.

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Zone Text Amendments as it relates to the Zoning Ordinance
Zone Map Amendments (commonly referred to as Rezone applications)
Review of Special Use Permit Applications

Other functions relate to the Planning Commission as part of the Subdivision Ordinance
and Comprehensive Planning Process. Information about the Planning Commission is
available at the Department of Planning & Community Development.
5-5

Board of Supervisors relation to Zoning Ordinance. The Board of Supervisors has
been enabled by the Code of Virginia to serve as the legislative and local authority as it
relates to the following zoning applications;
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a.
b.
c.

Zone Text Amendments as it relates to the Zoning Ordinance
Zone Map Amendments (commonly referred to as rezone applications)
Review of Special Use Permit Applications.

After review and recommendation from the Planning Commission, the applications listed
above proceed to the Board of Supervisors for review and approval. The decision of the
Board of Supervisors is final, unless appealed in accordance with Article 5-13.
Information about the Board of Supervisors is available at the County Administrator’s
Office, Grayson County Courthouse.
5-6

Public Notice Requirements. Public notice requirements are mandated by the Code of
Virginia, and are required to notify the public about public hearings for pending zoning
applications. The Clerk to the Planning Commission and the Board of Zoning Appeals
shall mail public notice at least 5 days prior to the Public Hearing. The newspaper
requirements are once a week for two consecutive weeks prior to each Public Hearing.
Additional information about public notice as it relates to Public Hearings can be found
at the Department of Planning & Community Development.

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Table B Public Notice. Summarizes the type of notice to be given for each type of application.
Zoning
Proposal
Zoning
Text
Amendments
Zoning
Map
Amendments or
Rezones
Special
Use
Permit
applications
Variances
Appeals

5-7
to

Published Notice Local
newspaper
PC and BOS Public
Hearings (once for two
weeks each)
PC and BOS Public
Hearings
(once for two weeks each)
PC and BOS Public
Hearings
(once for two weeks each)
BZA Public Hearing- once
for two weeks
BZA Public Hearing -once
for two weeks

Notice to Owner
and/or applicant
No

Notice Adjoining
property owners
No

Other

Yes by Certified
mail to property tax
address on file
Yes by Certified
mail to property tax
address on file
Yes by Certified
mail to property tax
address on file
Yes by Certified
mail to property tax
address on file

Yes, by Certified
mail to property tax
address on file.
Yes, by Certified
mail to property tax
address on file.
Yes by Certified mail
to
property
tax
address on file
Yes by Certified mail
to
property
tax
address on file

The PC will have a
Public Hearing followed
by BOS Public Hearing
The PC will have a
Public Hearing followed
by BOS Public Hearing
The BZA only has one
Public Hearing
Appeals to the Circuit
Court separate process

Application for Variance. The Board of Zoning Appeals has been given the authority
review and grant variances in accordance with Code of Virginia, § 15.2-2309 &
§ 15.2- 2310. A variance application is used to seek reasonable deviation from certain
provision(s) of the Zoning Ordinance. A variance cannot be used to seek a
“change in use” when the proposed use does not align with the zone district. In applying
for the variance the applicant must meet the criteria for a variance as defined in Article 2
of this Ordinance. To apply for a Zoning Variance;
1)
2)

The application must be completed and submitted to the Zoning Administrator
located at the Department of Planning & Community Development.
A date and time for the Public Hearing and meeting of the BZA will be
determined and scheduled for the next available meeting that can reasonably
accommodate the Public Hearing notice requirements. All relevant materials will
be given to the BZA at least one week prior to the meeting and public hearing.
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3)

5-8

The BZA shall hear the case and notify the property owner of the findings. If
aggrieved by the decision of the BZA, the property owner has the right to file an
appeal of the BZA in accordance with Code of Virginia, § 15.2-2314.

Appeal of the Zoning Administrator. The Board of Zoning Appeals has been enabled
with the authority to hear the appeals of “determinations made in the administration or
enforcement of zoning” in accordance with § 15.2-2311and § 15.2-2312 of the Code of
Virginia. To apply for an Appeal of the Zoning Administrator (or other official),
1)
2)

3)

5-9

The appeal application or a written notice of the appeal that “clearly states the
basis for the appeal” must be submitted to the Zoning Administrator within 30
days of the determination.
A date and time for the Public Hearing and meeting of the BZA will be
determined and scheduled for the next available meeting that can reasonably
accommodate the Public Hearing notice requirements. All relevant materials will
be given to the BZA at least one week prior to the meeting and public hearing.
The BZA shall hear the case and notify the property owner of the findings. If
aggrieved by the decision of the BZA, the property owner has the right to file an
appeal of the BZA in accordance with Code of Virginia, § 15.2-2314.

Zoning Text Amendment. A zoning text amendment changes the zoning language in
the Zoning Ordinance. Text Amendments can be initiated in accordance with § 15.22286 (7) of the Code of Virginia. To apply for a Zoning Text Amendment;
1)
2)
3)
4)

5-10

can change the zoning district classification for a parcel(s) as shown on the Official
Zoning Map. Zone map amendments can be initiated in accordance with § 15.2-2286
(7), § 15.2-2284 and applicable sections of the Code of Virginia. To apply for a Zoning
Map Amendment;

3)
4)

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Consult with the Zoning Administrator for submittal of the application and fees.
A date and time for the next available Planning Commission meeting will be
scheduled to ensure that the public hearing notice requirements can be met.
The Planning Commission will review the application, hold a public hearing and
make a recommendation to the Board of Supervisors.
The Board of Supervisors will review the application, hold a public hearing and
issue a determination regarding the zoning text amendment application.

Zoning Map Amendment (Rezone) A zoning map amendment or rezone application

1)
2)

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Consult with the Zoning Administrator for submittal of the application and fees.
A date and time for the next available Planning Commission meeting will be
scheduled to ensure that the public hearing notice requirements can be met.
The Planning Commission will review the application, hold a public hearing and
make a recommendation to the Board of Supervisors.
The Board of Supervisors will review the application, hold a public hearing and
issue a determination regarding the zoning map amendment (rezone)
application.

It is the role of the Planning Commission and the Board of Supervisors to ensure that the
proposed zone map amendment will align with the zone district, community character,
and the future goals identified in the Comprehensive Plan. The Code of Virginia, §15.22284 outlines the parameters reviewed as part of a rezone application.
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5-11

Special Use Permit. (Sometimes referred to as conditional use permits.)

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5-11-1 The Zoning District regulations (See Article 4 – Zone Districts and Official Zoning
Map) delineate a number of uses that are allowed by right. Certain uses that require
another level of review to ensure that the health, safety and welfare of the public can be
met, and may require conditions to be placed thereon, are listed as Special Uses for the
Zone District. When a Special Use is listed for the zone district, a Special Use Permit
application must be approved by the Board of Supervisors before that use may be
established. To apply for a Special Use Permit;
1.
2.
3.
4.

Consult with the Zoning Administrator for submittal of the application and fees.
A date and time for the next available Planning Commission meeting will be
scheduled to ensure that the public hearing notice requirements can be met.
The Planning Commission will review the application, hold a public hearing and
make a recommendation to the Board of Supervisors.
The Board of Supervisors will review the application, hold a public hearing and
issue a determination regarding the Special Use Permit application.

The Special Use Permit, when granted by the Board of Supervisors, will be based on the
site plan and application materials submitted by the applicant. Should an applicant
choose to amend or change any aspect of the original application or site plan, the
applicant can apply for amendment to the Special Use Permit by following the procedure
listed above.
Special Use Permits are granted to the tax map number(s) identified in the original
application, and approval will run with the land as long as the use (use listed in the
original application) continues and does not lapse, regardless of property ownership,
unless otherwise provided by the Board of Supervisors in its approval.
5-11-2 In acting upon an application for a special use permit, the Planning Commission and
Board of Supervisors shall consider the following factors:
a.
b.
c.
d.
e.
f.
g.

The purpose and intent of the zone district;
The provisions of the County’s comprehensive plan;
Impacts on traffic, roads and transportation facilities;
Impacts on public infrastructure, water and sewer, and public schools;
Contribution to creation of jobs and increase of the tax base;
Noise, trash, light emissions, and compatibility with surrounding development patterns;
Impacts on environmentally sensitive land or natural features, including water quality
and groundwater;
h. Impacts on historical or archeological features;
i. Any other matter relating to the public health, safety and general welfare.
5-11-3 In acting upon an application for a special use permit, the Board of Supervisors may
provide for modifications to required setback standards, including interior lot line
setbacks, if the modification is consistent with the intent of this ordinance and in
harmony with the zoning regulations.
Page 90 of 92
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Such modifications may be approved, in the discretion of the Board, based upon the
following considerations:
a. The reduced setback is necessary or desirable based on the specific circumstances
of the project; and
b. The modification will not create an undue adverse impact on the surrounding
properties, neighborhood character, or overall setback and density standards.
c. The reduced setback is necessary or desirable due to unusual lot shape, size, slope,
natural features, or similar physical constraints;
d. The adjustment facilitates the siting of public or community-serving uses, or reduces
overall environmental impacts;
e. The applicant provides appropriate mitigation measures, such as landscaping,
screening, or buffering, to offset potential impacts.
The Board may also approve such modifications by separate resolution, subject to the
same criteria.
5-12

Appeal of the Board of Supervisors. An appeal of the Board of Supervisors decision
as it relates to zoning applications must be filed within 30 days of the Board’s decision
and the appeal shall be filed with the Circuit Court having jurisdiction of the land affected
by the decision, in accordance with the Code of Virginia § 15.2-2285 (F).

5-13

Fees. The fees for zoning applications shall be submitted at the time of application.
Zoning Permit Application
Zoning Text Amendment
Zone Map Amendment or Rezone
Special Use Permit Application**
Variance Application
Appeal Application

$15.00
$55.00
$55.00 + *certified letter fee
$55.00 + *certified letter fee
$55.00 + *certified letter fee
$100.00

*The Code of Virginia requires that certified letters be sent to the owner and adjoining
landowners to meet the Public Hearing notice requirements. The application fee will be
assessed based on (cost of certified letters) x (the number of property(s) that will be sent
the certified letter). To determine the adjoining properties, the Grayson County WebGIS
system and tax map numbers listed on the WebGIS will be used with addresses from
the county data base in the Commissioner of Revenue Office.
________________________________________________________________
The Grayson County Zoning Ordinance was first approved and recorded on December 8,
1998. Amendments occurred on August 17, 1999; February 13, 2001; October 09, 2001;
February 09, 2004; April 17, 2007; October 09, 2008; January 08, 2009; February 12,
2009; June 10, 2010; September 14, 2011; January 09, 2014; May 8th, 2014; February
11, 2016; December 17, 2018; June 13, 2024, September 12, 2024 and December 12,
2024.
This revision was prepared by the Grayson County Planning Commission and approved
by the Grayson County Board of Supervisors on October 09, 2025.
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This ordinance shall be effective immediately. The Zoning Code of Grayson County,
Virginia, shall be revised as set forth herein, subject to Article, Section, and Subsection
titles and numbers amendment by the Editor as necessary for consistency. Should any
section or provision of this ordinance be decided by a court of competent jurisdiction to
be invalid or unconstitutional, such decision shall not affect the validity or constitutionality
of any other section or provision of this ordinance or of the Zoning Ordinance of Grayson
County.

Voting:
R. Brantley IveyMichael S. Hash, Chair
Michael S. HashMary E. Dickenson- Tomlinson, Vice Chair
Mary E. Dickenson -TomlinsonC.S. Cunningham, III
Mitchell D. CornettPaul G. Richardson
Tracy A. AndersonMichael B. Watson

Aye
Aye
Aye
Aye
Absent

I hereby certify that the foregoing is a true and correct copy of the Ordinance approved at
the__________ October 9, 20252026, meeting of the Grayson County Board of Supervisors,
Grayson County, Virginia.
A Copy Teste:
_____________________________________
Stephen A. Boyer, County Administrator

____________
Date

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