On the agenda: Page County meeting — data center (Oct 13)

AGENDA
Page County Planning Commission
Regular Meeting
Board of Supervisors Room- County Government Center
103 South Court Street, Luray, VA 22835
October 13, 2026 - 7:00 p.m.
Live Meeting Stream: http://www.pagecounty.virginia.gov/392/Watch-Meetings-Videos
____________________________________________________________________________
Call to Order
A. Pledge of Allegiance
B. Moment of Silence
C. Microphone Reminder
D. Attendance Roll Call
Adoption of Agenda
Citizen Comments on Agenda Items
New Business
A. Adoption of Minutes: September 22, 2026
B. Conceptual Plans Discussion

Tracy Clatterbuck

Unfinished Business
A. Flowerdew Hundred LLC- Special Use Permit
B. Subdivision of Land Discussion
C. EDA Housing Subcommittee Report
D. Zoning Subcommittee Report

Tracy Clatterbuck
Josh Hahn
Josh Hahn
Cathy Grech

Open Citizen Comment Period
Chairman’s Report
Clerk’s Report
Adjourn

MINUTES
PAGE COUNTY PLANNING COMMISSION
September 22, 2026

Members Present
Catherine Grech, Vice Chair, District 1
William Turner, District 5

Chris Adams, District 2
Ken Johnson, At-Large

Member Absent
Jared Burner, Chairman, District 3

Sandy Davis, Secretary, District 4

Staff Present
Josh Hahn
Tracy Clatterbuck

Cassie Richards

Call to Order
Vice Chair Grech called the September 22, 2026 Page County Planning Work Session to order
in the Board of Supervisors (BOS) Room located at the Page County Government Center, 103
S Court Street, Luray, Virginia at 7:00 p.m. The call to order was followed by The Pledge of
Allegiance and a Moment of Silence. Vice Chair Grech reminded all commissioners and
speakers to please turn on and/or speak into the microphones. Mr. Hahn conducted an
attendance roll call.
Adoption of Agenda
Mr. Johnson made a motion to adopt the agenda, as amended. Mr. Adams seconded the motion.
The motion passed (4-0).
New Business
A. Adoption of Minutes: August 25, 2026
Vice Chair Grech allowed time to review the minutes. Mr. Turner made a motion to adopt the
minutes, as presented. Mr. Johnson seconded the motion. The motion passed by voice vote,
unanimously (4-0).
B. Flowerdew Hundred LLC- Special Use Permit
Flowerdew Hundred LLC has filed an application for a special use permit (SUP) to construct
a self-storage facility located off US Hwy 340, Stanley, VA, and further identified by tax map
number 59-(A)-63F. The parcel of land, currently vacant, is located west of Stanley,
approximately 0.8 mile north of US HWY BSN 340 W and just to the north of 2845 US Hwy
340 Stanley. The property contains 9.69 acres and is currently zoned as Agriculture (A-1). The
applicant is proposing to construct a self-storage facility for up to 500 self-serve storage units
in a mix of sizes that are detailed in the narrative. Under Section 125.4 of the Page County
Zoning Ordinance, a self-storage facility or a self-storage is defined as a structure or structures
containing separate storage spaces of varying sizes leased or rented as individual leases for the
purpose of storing personal property and household goods. In the Agricultural Zoning District,
pursuant to Section 125.10.19, this requires a special use permit. Ms. Clatterbuck reviewed
supplemental regulations in that code section. She noted that this was the first application that
staff held a pre-application meeting on, and her opinion was that it was very helpful in helping
the applicant understand what staff wants to see up front, and what to expect at the Planning
Commission level. She noted they had another pre-application meeting today, and they seem

Planning Commission
Minutes- September 22, 2026

like they're working well. She reviewed agency comments from VDOT, the Health
Department, and the Building Official. She referenced the draft conditions included in the
packet. She noted the applicant would be requesting that the Planning Commission consider
scheduling it for a public hearing once they have discussed it, tonight.
Mr. Hahn noted he would not read the entire Comprehensive Plan review, verbatim, as he
doesn’t typically do that. He referenced that the property was in the Agricultural Protection
Tier. The purpose of that tier is to protect and to keep from being damaged or lost to agricultural
uses, and preserving rural lifestyle and a sense of community that is longer than the defined
age count. This tier is intended primarily for low-density residential development, large plot
rural development, and agricultural uses. Non-residential uses should serve the needs of
residents in the surrounding rural areas, and generally be limited to agricultural businesses. He
referenced the policies he cited in the staff memo should match those he has previously cited,
and they are from Goal 2, 3, and 6. Goal 6. Policy 6.10 is something he typically includes for
commercial types of operations or uses in rural areas. Tax Map 59-(A)-63F is a portion of a
larger lot that was divided via 25-acre divisions and non-family divisions, along with a
boundary line adjustment, in 2024, as well as court-authorized divisions in 2025. The only
residential address located within approximately 500 ft. of Tax Map 59-(A)-63F is 2844 US
HWY 340, located on the west side of US HWY 340. 2845 US HWY 340 is the physical
address for a poultry structure located approximately 50 ft. from the southwest parcel line of
59-(A)-63F. 2195 US HWY 340 is the address for structures previously operated as Page
Valley Flea Market, located within a Commercial (C-1) split-zoned portion of Tax Map 59(A)-40. This split-zoned portion of lot 59-A-40 is approximately 60 ft. from one corner of Tax
Map 59-A-63F. Tax Map 59-(A)-63F does not have access to public water or wastewater.
Contained within in the application packet is the applicant’s “Comprehensive Plan Compliance
Narrative,” which includes a table of policies and consistency analysis of most of the policies
listed, above. Planning staff generally concurs with the conclusions represented, here,
including the assertion that the Zoning Ordinance reflects “the County’s own determination
that a facility of this type can coexist with the district’s agricultural purpose without altering
the land’s underlying agricultural zoning or availability for future agriculture use.” Staff notes
that “rural character” may be interpreted in different ways. The Comprehensive Plan provides
a general framework in Exhibit 5: Development Guidelines; however, a commercial storage
land use does not necessarily fit cleanly within the “Rural Business” category. The Zoning
Ordinance’s allowance of this use in the Agriculture zoning district by special use permit
suggests that Rural Business may be a comparable “Land Use Type” from Exhibit 5. Staff
recommends the Planning Commission and Board of Supervisors consider appropriate
conditions to address potential adverse impact of this use brought forward during the public
hearing(s).
Vice Chair Grech invited David Reed to speak regarding the application.
Mr. Reed: If you have any questions, I'm glad to get started with those. If you don't have any,
I'm glad to give a brief narrative and background. This property, you've seen it in a rezoning
request. However, this is a much different request before you today. This is for a special use
permit for a particular use. The property also has been site visited, as some of you did. I would
encourage you to take another look at the property because it looks a little different than it did
during your past site visits. In that regard, this is for a storage facility. It's capped at 10% of the
total acreage. Just so you're aware of that, that's under the current regulations. So, that's under
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Planning Commission
Minutes- September 22, 2026

roof capacity, capped at 10%. The applicant can't go over that percentage. In the proposal, this
property sits within less than 100 feet from a commercial-zoned property. It sits under a mile
from the county's commercial landfill. It sits on one of the two main highways in the county.
You can't get better road frontage than this goes in terms of being actually located on one of
the two main highways on Route 340. I think this application would look different if it fronted
on a much smaller secondary road. In fact, your Comprehensive Plan encourages locating uses
like this onto a primary Route 340-211 highway in the county. This has no water, no sewer
proposed. The applicant doesn't intend at this time to install any sort of sewage system that will
get in the middle of a well. There will be no on-site management. It will be done remotely and
come to the property to interact with the renter as needed on a call type basis. That resolves a
lot of any concern I would say related to the availability of public water and sewer to the site,
which are not available. [It is] not even going to have on-site water or sewer. We'll have onsite electric. The electric unit is already in place. It has been cleared already and is prepared
for installation of the actual older electric facility on the ground overhead. That comes from
the […] property to the south. That's already in place. Not the actual property, but the unit that
will be cleared to connect to the public. The entrance was designed by Racey in 2024. That's
when the plan was entered into in agreement with Racey. […] it shows the upfront investment
required just to get a plan, an engineer plan that could be submitted to VDOT. You're talking
thousands of dollars. Back in 2024, when this kind of concept began from an engineering
perspective, VDOT had no objection to the proposal for Racey’s engineering plan. The
applicant would construct the engineering compliance with that plan in the VDOT
environment. It does require, as I understand it, a paved section, which then converts to a raffled
section at a certain distance back off the road as it enters more fully onto the property. Adverse
impacts to the neighbors - the closest house is across the road on 340. It's challenging to even
see that from the property in that regard. Then you have your business commercial used within
180 feet to the north of the market property area. The mix of units is pretty consistent with this
type of facility. I'm glad to answer any questions you have. I’ve given you the details, an
improved site, an entrance plan, giving me mitigating factors for water/sewer/traffic.
Discussion included the following:
•

Mr. Adams referenced the summary of why the applicant believes this to be consistent with
the Comprehensive Plan. He asked why Mr. Reed thinks it fits in the Protection Tier. Mr.
Reed referenced his Comprehensive Plan analysis, and he encouraged them to take a look
at that. He stated it goes nearly line by line through the comprehensive plan and details
out the analysis related to this particular project. He noted he sat at the Board of Supervisors
meeting last night and heard we don't have enough money to pay for the schools we want
or have. We're concerned with business income and jobs. This is literally a business asking
to come locate in Page County and pay revenue, business license tax, employ someone in
some capacity, provide a service, not asking for a grant from the county or the county's
donations or money to put this here. That's part of the Comprehensive Plan, as well economic growth, jobs, support for schools. This project has no related school-age
children. It doesn't generate housing, which then generates the need for higher education,
more schools, etc., for teachers. So this is a net positive in terms of tax revenue and these
costs to the county, unlike some projects that you have come before you that may not be
able to say that as directly. Mr. Hahn noted that, just speaking for his own review, he does
not call out every single policy that could possibly be relevant. Commissioners may find
other policies that may speak to this and inform your consideration of the SUP. He noted
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Planning Commission
Minutes- September 22, 2026

•

•

the same is probably true for [what policies were provided by] the applicant. He also
referenced staff maps, including the Farmland map, which indicates this parcel is located
on moderate farmland. There was brief discussion about how much of the property
remained forested. Some has been cleared, but some still remains. There was discussion of
whether the current wooded area would be effective screening from the front. Mr. Reed
mentioned challenges with this, as it had been selectively harvested, so you don’t have a
traditional evergreen barrier.
Ms. Grech referenced the size and number of the buildings, which she thinks is 1,800 linear
feet of building, and she wonders if this is compatible with rural character. There was
lengthy discussion about the Concept Plan. Ms. Grech and Mr. Johnson both indicated a
need for more details on the Concept Plan, including the locations of the buildings. Ms.
Grech referenced the issue of proximity to the neighboring confined feeding operation
structures, and there was discussion. She asked Ms. Clatterbuck for her opinion. Ms.
Clatterbuck indicated agreement with Mr. Reed’s interpretation. We do not define public
occupancy in the definitions under 125-4. It could be a different conversation if there was
going to be an office and it was going to be staffed. There was discussion regarding how
the site would be monitored, as there would not be an office. Mr. Reed described the kind
of security cameras that would be used. Mr. Hahn referenced a September 3, 2026
memorandum from the applicant, which provided a summary of position and analysis
related to the “inapplicability of the 300-Foot confined feeding operation.” The requested
action was that “Staff and the Planning Commission proceed with review and consideration
of the Special Use Permit application on the understanding that § 125-10(H) does not apply
as a condition of, or barrier to, approval.” Because the meeting was cancelled, and Mr.
Hahn had received questions related to this memo, he requested comment from the County
Attorney in anticipation of the meeting, tonight. The County Attorney generally that this
was about the “public occupancy.” Mr. Hahn noted, regarding the memorandum’s specific
request, the County Attorney stated there is no reason not to move the matter forward as it
relates to the 300’ of CAFO language. Regarding the need for a condition to clarify an
interpretation, the County Attorney stated it was not necessary. There is already a condition
that requires compliance with ordinances.
Ms. Grech returned to the topic of the site plan. From her perspective, this is the first time
in her almost seven years on the Planning Commission that they have seen a Concept Plan
with no metrics on it. And since the plan is an intricate part of the special use permit, and
needs to be reviewed for substantial compliance, she is wondering if Mr. Reed would
consider, now that the 300-foot setback is no longer an issue, giving them some metrics
rather than citing the minimum setbacks from the code. Mr. Reed noted he grew up in the
poultry industry in Page County. His grandparents had poultry houses. They had one
double-decker and three farmhouses. This concept of somehow this is not compatible with
a poultry operation, for me as the applicant, that he doesn’t want poultry operations nearby,
that is just entirely wrong. That’s an industry he grew up in. His work as an attorney crosses
over into that industry on a fairly regular basis in Page County. So, that's a very compatible
use with this particular type of specially used storage facility, because you don't have
houses, you don't have other types of business located near those facilities. He also noted
that the poultry operation is a non-conforming, grandfathered facility that could not be
constructed in its current location under the current ordinance. So, if it wasn't there and you
wanted to put it there, you wouldn't be able to put it where it's currently located. Also, from
a topography perspective, these poultry houses sit generally higher than this property. It
kind of slopes downwards. He described the topology further. Ms. Grech stated she was
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Planning Commission
Minutes- September 22, 2026

•

skeptical of sending to public hearing a concept plan without any metrics. They have never
done that before. That would create, in her opinion, an unfortunate precedent. Generally,
from her experience, they have never had a concept plan attached to a special use permit,
because it's an integral part of the permit, without metrics. She would like to see a plan
with the setbacks, not what the code requires, not the minimum setback. She would like to
see the actual setback between the road and the buildings. Mr. Reed indicated that they are
not interested in doing that. They just went through a campground SUP recently, where he
represented an applicant, and that gentleman spent tens of thousands of dollars on site
plans, that ultimately resulted in a full application and no value. He has been discussing
this with staff - how much can the Planning Commission ask for in a site plan in terms of
details that cost the applicant a considerable amount of money and planning and effort and
time. This has been going on since the design of the entrance, since 2024, almost two years.
It complies with the minimum requirements. It will probably end up being more than the
minimum requirements. Part of the challenge with giving those numbers is the site would
need to be more level. Once that is done, that's going to kind of dictate exactly where the
building would be located on the north and south ends - how much slope you need to get
that to more level. He talked about the excavator. He is very hesitant to give any of the
exact numbers that are beyond the minimum because when they put the site pad in,
depending on how the slope is, you may end up with a much greater distance on one hand
and a much shorter distance on the other. You still need that flexibility to manage the site
because there's got to be a leveling of the site. Ms. Grech stated that is precisely the
flexibility that allows the Zoning Administrator to interpret whether it's in substantial
compliance. Mr. Johnson thanked Mr. Reed for an excellent application - a lot of detail,
very well thought out. He stated a special use permit requires them to make specific
judgments about certain aspects of a development in a certain place. After lengthy
discussion about the general purpose of concept plans and substantial compliance, as well
as general discussion of this particular site, Mr. Johnson stated his other significant concern
is it's their duty to make sure that the public has enough information to be able to comment
on an application like this from the perspective of how it affects their interests. If they don't
specify it significantly/closely enough, then he doesn’t think we're serving the public in
that regard. He knows it’s a balance.
They discussed the draft conditions. There was discussion about the duration. Ms. Grech
noted that the previous staff memo recommended 40 years, but this one draft left it blank.
Mr. Reed stated certain other nearby and adjoining jurisdictions don't put timelines on
special use permits. That is something Page County has chosen to do, but not everyone
does it, in terms of counties around us. He thinks they have to look at each application
differently in terms of a time limit. This application is a heavy infrastructure investment
and physical building cost associated with it that's going to have a long longevity. There's
also considerations in talking to a proposed lender for the project, and if you have a duration
of the project where it would expire fairly quickly, and in the real estate world fairly quickly
is a pretty long period of time, it can have considerations on the ability to get a loan to
finance the improvements on the project. It can also have an impact on the appraisal, which
is part of the financing process for the project. He requested that they consider a longer
period of time that accommodates better the financing of the appraisal and the
considerations related to the actual infrastructure on this project. He’d like to see it in that
99-year range. He understands that hasn't always been done, but he’s really concerned with
getting too short of a duration from a real estate perspective and being able to get financing
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Planning Commission
Minutes- September 22, 2026

•
•
•

appraisal conditions. There was further discussion, and there was general consensus on 40
years.
There was discussion on whether certain items from the narrative should be included in
conditions.
Ms. Grech asked Ms. Clatterbuck to arrange a site visit with the applicant. She indicated
for her this was related to screening.
They briefly returned to the topic of the Concept Plan. Ms. Grech stated it's been raised
already that the applicant needs some flexibility in this. If you kind of narrow the area - if
that's the concern in which the buildings will be located - she thinks that can actually
probably be done pretty easily by taking a map and drawing and say you won't build
anything here. She noted there's a lot of talk recently about data centers. If they accept a
plan today without any metrics or any sizes, they are opening themselves to having
aggressive potential developers, which does not include this applicant and has nothing to
do with him, it's a precedent. She thinks that's very dangerous. She asked him if he can
provide what he feels comfortable with, and again substantial compliance will pretty much
give you quite a lot of leeway. They need to have something to go on. Mr. Reed stated he
is going to work with staff and come up with something, but he can't guarantee it's going
to satisfy their request.

Mr. Hahn requested a motion to table discussion until the next meeting. Mr. Johnson made a
motion to table this matter until October 13. Mr. Adams seconded the motion. Mr. Hahn
conducted an attendance roll call. The motion passed, unanimously (4-0).
Unfinished Business
A. Subdivision of Land
Mr. Hahn discussed portions of the redline draft amendments of the Subdivision of Land
Ordinance. He noted the redline was not completed, but they could discuss recommendations
related to definitions, including the shift of division exceptions from the SUBDIVIDE
definition to a type of “division” later in the document. Discussion included a recommendation
to shift language related to subdivision agent earlier in the document, a review of Mr. Hahn’s
redlined definition change recommendations, most of which were from a contractor in 2020.
There was informal consensus to review boundary line adjustments and types of divisions at
the next meeting.
Adjourn
Mr. Turner made a motion to adjourn. Mr. Adams seconded the motion. Vice Chair Grech
adjourned the meeting at 8:39 p.m.

___________________________________
Jared Burner, Chairman

Page 6 of 6

PROPOSED DEFINTION AND TEXT AMENDMENT REGARDING CONCEPT PLANS
Proposed definition to be added to Section 125-4:
CONCEPTUAL DEVELOPMENT PLAN (CDP) — A generalized plan that illustrates the proposed land uses,
scope of project, development layout, and site features of a project. A CDP is intended to depict the
overall development concept for a site and may include, but is not limited to, proposed and surrounding
land use types and areas, density and intensity of use, open space, amenities, landscaping, lighting,
utilities and drainage systems, access and circulation systems, and environmental constraints. It is not
intended to serve as a preliminary or final site plan or as a final engineered document.

Proposed text amendment to be added to Section 125-54:
Additional Information and Plans to Accompany Applications. In addition to the requirements of
Section 125-50 [Zoning Permit], applications for Rezoning and Special Use Permits shall be accompanied
by a conceptual development plan and any narratives, written statements, supporting information, or
other documentation required by this section.
1) Conceptual Development Plan. The application shall be accompanied by 10 copies of a
conceptual development plan, which may be general and schematic in nature. The
conceptual development plan shall, at a minimum, depict the following, as applicable:
a) The boundary of the parcel, including the owner name, applicant name, project name, tax
map number, and applicable contact information. A certified plat prepared by a licensed
surveyor is preferred.
b) Proposed land uses and the general location of surrounding land uses.
c) Proposed locations and dimensions of structures and/or buildings and proposed
setbacks from property lines.
d) Proposed setbacks from new structures and/or buildings to existing structures and/or
buildings located on the property.
e) Proposed parking areas, including the approximate number of parking spaces, size of
parking spaces, and setbacks from property lines and adjacent dwellings.
f) Proposed sources and general location of water supply and the proposed method and
general location of sewage disposal.
g) Proposed lighting, including its general location and type.
h) Proposed landscaping and fencing, including their general location and type.
i) The general location of proposed open space and recreational areas, if any.
j) The general location and type of proposed commercial uses, if any.
k) The general location and character of proposed roads, trails, utility systems, and storm
drainage systems.
l) The general development phasing or schedule, if the development is proposed to occur
in phases.
m) The approximate total number, density, and type of dwelling units and the general
range of lot sizes for the various dwelling types.
(2) Narrative, Written Statements, and Supporting Information. In addition to the conceptual
development plan, the application shall include the following narratives, written statements,
analyses, and other supporting information, as applicable:
1

(a) A narrative detailing the scope and operations of the proposed project.
(b) Information and/or data demonstrating that the proposed use is in harmony with the
statement of intent of the specific zoning district in which it will be located.
(c) Information demonstrating that the proposed use will have minimum adverse impacts
on adjoining property and the surrounding neighborhood in terms of public health,
safety, or general welfare, including the specific adverse impacts identified in § 12554B(2)(b).
(d) A written analysis of the public facilities, roadway improvements, and public utilities
that will be required to serve the proposed development.
(e) A written development schedule, if required, for projects proposed to be developed in
phases.
(f) Such other pertinent written information or documentation as the Zoning Administrator,
Planning Commission, or Board of Supervisors may deem necessary to evaluate the
application.

2

Assumptions
Width (generally north to south) at
75 feet setback is 315 feet
Length (generally east to west)) of
property is 670 feet
20 feet

Width needed for buildings / drive
aisles is 274 feet

75 feet
295 feet

21 feet

*for illustrative purposes / not to scale

County of Page, Virginia
Planning & Community Development
103 South Court St., Suite B
Luray, VA 22835

SPECIAL USE PERMIT
Owner: Flowerdew Hundred LLC
Tax Map #: 59-(A)-63F
Purpose: Self-Storage Units
APPROVED __________ DENIED __________
By the Page County Board of Supervisors on _____________

1. This special use permit is transferable; it will meet the requirements in and have
privileges provided for in the Page County Zoning Ordinance, and any ordinance
amendments for the period set forth within the parameters in this special use permit. The
special use permit shall remain with the property for a period of _______ years.
2. Flowerdew Hundred LLC, or its successor and/or assigns, shall be in compliance with all
county ordinances, the Uniform Statewide Building Code, and all state and federal
agency regulations.
3. The business owner and/or operator shall apply for and maintain a valid Page County
business license to operate the business.
4. The self-storage units/facility shall be developed and operated in substantial conformance
with the concept plan and supporting materials submitted with the Special Use Permit
application.
5. Any lighting that is provided on the property will be directed downwards, so as not to
produce a glare onto adjacent properties or right-of-ways.
7.
Outdoor storage of materials, equipment, vehicles, trailers, boats, recreational vehicles,
junk, waste, or other items shall not be permitted.
6. Outdoor storage of materials, equipment, vehicles, trailers, boats, recreational vehicles,
junk, waste, or other items shall not be permitted.
7. The self-storage facility may consist of multiple buildings; however, no individual
building shall exceed 300 feet in length, 40 feet in width, or one story in height.
8. Security cameras or other remote monitoring devices shall be installed within the selfstorage facility prior to operation of the facility.
9. All entrance requirements required by the Virginia Department of Transportation
(VDOT) shall be completed prior to the operation of the self-storage units/facility. This
condition is subject to modification in writing from VDOT prior to the operation.

Formatted: Normal, No bullets or numbering
Formatted: All caps
Formatted: Indent: Left: 0.5", No bullets or
Formatted: All caps
Formatted: Indent: Left: 0.5", No bullets or
Formatted: Numbered + Level: 1 + Numbering Style:
1, 2, 3, … + Start at: 1 + Alignment: Left + Aligned at:
0.25" + Indent at: 0.5"
Formatted: All caps
Formatted: Indent: Left: 0.5", No bullets or
Formatted: All caps

10. All building code requirements required by the Uniform Statewide Building Code and/or
the Page County Building Official shall be completed prior to the operation of the selfstorage units/facility. This condition is subject to modification in writing from the Page
County Building Official prior to the operation.
11. All health requirements related to water and sewage required by the Virginia Department
of Health shall be completed prior to the operation of the self-storage units/facility. This
condition is subject to modification in writing from the Virginia Department of Health
prior to the operation.
12. Any change of use or expansion of services not included in this special use permit will
require an additional, new, or modified special use permit as required by the Page County
Zoning Ordinance at that time.
13. The Zoning Administrator or their designated representative may visit the site at any time
to ensure compliance with the special use permit.
14. Violations: This special use permit may be revoked upon material noncompliance with
the terms of the permit, or upon violation of any other relevant terms of the Zoning
Ordinance or any other ordinances of the County of Page, Virginia. However, prior to the
commencement of any action to revoke this permit, the county shall notify the permit
holder in writing of the material in noncompliance or violation, and the permit holder
shall have thirty (30) days thereafter to cure the material non-compliance or violation.
The notice shall be deemed given when hand delivered to the permit holder or when
mailed by certified mail, return receipt requested, to the permit holder.
I (we) the undersigned owner(s)/occupant(s) understand and agree to the foregoing
conditions of this special use permit. I further understand that this special use permit may
be reviewed on a yearly basis or at any time, the county determines necessary to ensure
the compliance with and enforcement of all applicable conditions, codes, and regulations.

_____________________________
Owner(s)

______________
Date

_____________________________
Board of Supervisors Chairman

______________
Date

_____________________________
County Administrator

______________
Date

Page County, VA

Chapter 100
SUBDIVISION OF LAND
ARTICLE I
General Provisions
§ 100-1.
§ 100-2.
§ 100-3.
§ 100-4.
§ 100-5.
§ 100-6.
§ 100-7.

Commented [JH1]: Nothing on this page is redlined yet.

ARTICLE II
Classification of Subdivisions; Requirements

Title.
Purpose.
Word usage and definitions.
Exceptions.
Violations and penalties.
Amendments.
Administration and
enforcement.

§ 100-8.
§ 100-9.
§ 100-10.
§ 100-11.
§ 100-12.
§ 100-13.
§ 100-14.

Subdivisions classified.
General requirements.
Class A subdivision.
Class B subdivision.
Subdivision of land adjacent to
incorporated town.
Pit and tank privies.
Advertising standards.

[HISTORY: Adopted by the Board of Supervisors of the County of Page 4-1-1989 (Ch. 10 of the
1980 Code of the County of Page). Amendments noted where applicable.]
GENERAL REFERENCES
Building construction — See Ch. 40.
Erosion and sediment control — See Ch. Ch. 50.

Downloaded from https://ecode360.com/PA1470 on 2026-08-21

Zoning — See Ch. 125.

Page County, VA

§ 100-3

SUBDIVISION OF LAND

§ 100-3

ARTICLE I
General Provisions
§ 100-1. Title.
This chapter Chapter is to be known and cited as the "Subdivision Ordinance of Page County, Virginia."
§ 100-2. Purpose.
The purpose and intent of this chapter is to implement the Page County Comprehensive Plan and to assure
the orderly subdivision of land and its development, to realize the wise and full utilization of our land
resources, to ensure that subdivided lands are reasonably suited for their intended purposes, to ensure that
anything which would detract from the full enjoyment of the subdivided property for its intended purposes
be fully and fairly set forth in the plat filed of record so prospective purchasers will be fairly apprised thereof
and to promote the health, safety, convenience and general welfare of the public, and otherwise further
accomplish the objectives of § 15.2-2200, as amended, of the Code of Virginia..

Commented [JH2]: 9/4/26: BG’s Subdivision section of
the consolidated draft did not include a “Title” section,
because the overall consolidated version included a “Title”
section to apply to both Zoning and Subdivision components.
Commented [JH3]: 9/4/26: BG’s Subdivision section of
the consolidated draft did not include a “Purpose” section,
because the overall consolidated version included a
“Purpose” section to apply to both Zoning and Subdivision
components. BG’s version of that consolidated purpose was
robust, and since then, the Zoning Subcommittee has
adjusted the draft language further. Staff’s intent in redline,
here, is a more modest revision of language, but generally
referring to the guiding documents/language that BG did.

§ 100-X1. Interpretation.
A. Existing Agreements. This article is not intended to invalidate any easement, covenant, or other private
agreement; provided that where the regulations of this article are more restrictive or impose higher standards
or regulations than such easement, covenant or other private agreement, the requirements of this article
shall govern.
B. Pending Review. An applicant with an unexpired pending subdivision plan or plat received prior to
________ (date of adoption of ordinance revision) shall be reviewed in accordance with the provisions of
Chapter 100. Subdivision of Land of the Page County Code in effect at the time of the initial application,
unless the applicant submits a written request to the Agent for review under the provisions of this current
article.
§ 100-X2. Approval required for all plats.
A. Approval Required. Prior to any division or subdivision of land, a plat of the division/subdivision which is
fully in compliance with this chapter of the Code shall be recorded. Any plat of a division or subdivision
shall not be recorded unless it complies with all provisions of this article and until it has been submitted to
and approved in accordance with this article. The transfer of the ownership of any lot or parcel of any
subdivision shall not be permitted until a plat has been duly approved and recorded in the Page County
Circuit Court Clerk's office.
B. Acquisition and Non-Conformity. If any right-of-way or improvements therein are taken or acquired by the
county or any other entity with the power of eminent domain, such taking or acquisition shall not, by itself,
render the remaining lot or parcel non-conforming to this chapter.
§ 100-X3. Subdivision of Land Crossing Municipal Boundaries
Whenever the area of a land division lies partially within the municipal boundaries of Page County and
partially within the municipal boundaries of an adjacent locality, the requirements of this chapter shall be
applied to that portion of the land area within the limits of the County.
§ 100-3. Word usage and definitions. [Amended 4-9-1990; 6-21-2005; 4-15-2008; 9-16-2008;
11-17-2009; 6-16-2025]
A.

In general. For the purpose of this chapter, certain words and terms used herein shall be interpreted or
defined as follows: words used in the present tense include the future, words in the singular number
include the plural, and the plural the singular, unless the natural construction of the word indicates

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Commented [JH4]: 9/4/26: Except where noted otherwise,
changes in this section reflect BG recommendations.

Page County, VA

SUBDIVISION OF LAND
§ 100-3
§ 100-3
otherwise; the word "lot" includes the word "parcel"; the word "shall" is mandatory and not directory;
the word "approve" shall be considered to be followed by the words "or disapprove"; and reference to
this chapter includes all chapters amending or supplementing the same; all distances and area refer to
measurement in a horizontal plane.
B.

As used in this chapter the following terms shall have the meanings indicated:
ALLEY — A permanent service way providing a secondary means of access to abutting properties.
BUILDING LINE — The distance which a building is from any street or roadway boundary line.
CLERK OF THE COMMISSION — The appointed representative of the governing body of Page
County who is charged with the responsibility for administering and enforcing the provisions of this
chapter and with such other specific duties as stated herein.
COMMISSION — The Planning Commission of Page County, Virginia.

Commented [JH5]: 9/4/26: Removal of this definition
follows BG’s recommendation to replace with Subdivision
Agent (Agent).

CUL-DE-SAC — A street with only one outlet and having an appropriate turnaround for a safe
convenient reverse traffic movement.
DEVELOPER — An owner of property being subdivided, whether or not represented by an agent.
DIVISION — The separation of a lot, tract, or parcel of land into two or more lots, tracts, or parcels
for the purpose, whether immediate or future, of transfer of ownership or building development.
The term includes subdivision and resubdivision. A boundary line adjustment that does not create
an additional lot or parcel is not a division, but shall be reviewed in accordance with the boundary
line adjustment provisions of this chapter.
EASEMENT — A grant by a property owner of the use of land for a specific purpose or purposes.
A grant of rights by a property owner to another individual, group or government unit to make use of
land for a specific purpose or purposes.
GOVERNING BODY — The Board of Supervisors of Page County, Virginia.
HEALTH OFFICIAL — The health director or sanitarian of Page County, Virginia. The legally
designated health authority of the State Board of Health for Page County or his authorized representative.
HIGHWAY ENGINEER — The resident engineer employed by the Virginia Department of
Highways.
JURISDICTION — The area or territory subject to the legislative control of the governing body.
LOT — A numbered and recorded portion of a subdivision intended for transfer of ownership or for
building development. A single recorded parcel of land created by a metes and bounds description
or plat of subdivision meeting minimum requirements of this Chapter for Lot Area, Lot Coverage,
Setbacks, and other spaces as required in the district in which it is situated at time of recordation.
LOT, CORNER — A lot abutting upon two or more streets at their intersection; the shortest side
fronting upon a street shall be considered the front of the lot, and the longest side fronting upon a
street shall be considered the side of the lot.
LOT, DEPTH OF — The mean horizontal distance between the front and rear lot lines. The shortest
horizontal distance between the front and rear lot lines measured perpendicular to the road.
LOT, DOUBLE-FRONTAGE — An interior lot having frontage on two streets.
LOT, INTERIOR — A lot other than a corner lot.
LOT OF RECORD — A lot which has been recorded in the office of the Clerk of the Circuit Court.
LOT, WIDTH OF — The horizontal distance between the side lot lines measured at the street front
setback line. The horizontal distance between the side lot lines measured at the minimum street front
setback line.
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Commented [JH6]: 9/4/26: This definition was not
included in BG’s draft, and would be new. The concept
behind this definition is to create a broader category of
division within which subdivisions would be include, so that
subdivisions could be more in line with state code guidance
of 3-or-more lots.

Page County, VA

SUBDIVISION OF LAND
§ 100-3
§ 100-3
PLAT — Includes the terms "map, plan, plot, replat or replot"; a map or plan of a tract or parcel of
land which is to be or which has been subdivided. When used as a verb, "plat" is synonymous with
"subdivide."
PRELIMINARY SUBDIVISION PLAT — The proposed schematic representation of development
or subdivision that establishes how the provisions of Virginia Code §§ 15.2-2241 and 15.2-2242 and
other applicable statutes will be achieved.
PROPERTY — Any tract, lot, parcel or several of the same collected together for the purpose of
subdividing.
PUBLIC SEWER — A sewer system owned and operated by the County of Page or an incorporated
town or a corporation franchised by the Commonwealth of Virginia under the jurisdiction of the State
Health Department of Virginia.

Commented [JH7]: 9/4/26: BG did not include this
definition in their draft. I am leaving it until we can
definitively determine it is not necessary.

PUBLIC WATER — A water system owned and operated by the County of Page or an incorporated
town or a corporation franchised by the Commonwealth of Virginia and under the jurisdiction of the
State Health Department of Virginia.
SOIL SURVEY — A survey conducted by or approved by the Soil Conservation Service of the United
States Department of Agriculture to determine characteristics of soils and related factors relative to
suitability for subdivision.
STREET — The principal means of access to abutting properties. This includes the term: “road.”
STREET, COLLECTOR — A medium-traveled Category 2 and 3 (251 to 750 cars per day)
thoroughfare which collects traffic from minor streets and directs it to a major street as established by
the standards and rules of the Virginia Department of Transportation.*1
STREET, MAJOR — A heavily traveled Category 4 (751 to 1,500 cars per day) thoroughfare
or highway that carries through traffic as established by the standards and rules of the Virginia
Department of Transportation.*1
STREET, MINOR — A Category 1 (zero to 250 cars per day) street that is used primarily as a means
of public access to the abutting properties as established by the standards and rules of the Virginia
Department of Transportation.*1
*Traffic volume is not the sole determining factor. VDOT uses: (1) rural local; (2) rural
collector; (3) rural minor arterial; (4) rural major arterial.
1

NOTE: VDOT geometric requirements will be based on the traffic volume and function of
the street.
STREET OR ALLEY, PUBLIC USE OF — The unrestricted use of a specified area or right-of-way
for ingress and egress to two or more abutting properties.
STREET SERVICE DRIVE — A public right-of-way generally parallel and contiguous to a major
highway, primarily designated to promote safety by eliminating dangerous ingress and egress to the
right-of-way by providing safe and orderly points of access to the highway and streets ending in culde-sac.
STREET WIDTH — The total width of the strip from property line to property line dedicated or
reserved for public use or travel, including roadway, curbs, gutters, sidewalks and planting strips.
SUBDIVIDE — To divide any tract, parcel or lot of land situated in whole or in part in the County of
Page, Virginia, into two or more lots or parcels of land for the purpose, whether immediate or future,
of transfer of ownership or building development and includes resubdivision. However, the term
"subdivide" shall not include the following:
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Commented [JH8]: 9/4/26: BG did not propose changes to
these definitions, except to remove the asterisk and
corresponding note. Staff recommends soliciting comments
from VDOT on these definitions to make sure they remain
in-line with VDOT definitions.

Page County, VA

§ 100-3
(1)

SUBDIVISION OF LAND
§ 100-3
The straightening or rearranging of property lines of adjoining parcels if the number of lots does
not change and the Clerk of the Commission feels that the rearrangement conforms to the intent
of this chapter.

(2)

A division of land which, in the opinion of the Clerk of the Commission, meets all of the
following requirements:

(3)

(a)

The proposed division is not in conflict with general meaning and purpose of this chapter;

(b)

No additional streets, roads or rights-of-way are needed to serve any parcel in the proposed
division

(c)

The proposed division of land does not include any dedication of land to public use;

(d)

All new or existing entrances to a dedicated recorded public street are subject to Virginia
Department of Transportation (VDOT) approval, and shall comply with VDOT's Road
Design Manual, Appendix F, and otherwise comply with VDOT requirements. The
location of the entrances approved by VDOT shall be shown on a plat surveyed by a
Commonwealth of Virginia certified surveyor.

(e)

No parcel, including any parcel retained or held by the divider, resulting from such
proposed division is less than 25 acres; and

Nonfamily division (excluding immediate family division): In Agricultural and WoodlandConservation zoned districts, the Clerk may permit one division of a parcel into two parcels once
every five years, provided that:
(a)

Any streets, roads or rights-of-way providing means of ingress and egress for the tract to
be subdivided shall be a minimum width of 50 feet to a dedicated recorded public street.

(b)

The applicant has obtained VDOT approval for any new or existing entrances and must
comply with VDOT's Road Design Manual, Appendix F and otherwise comply with VDOT
requirements.

(c)

Each resulting parcel is in accordance with §§ 125-9 and 125-10 of the Zoning Ordinance.

(d)

The parent tract has not been the subject of a previous division under this Subsection (3)
within the last five years.

(e)

A plat surveyed by a Commonwealth of Virginia certified land surveyor which shall
include the following information:
[1]

The name of the division owner, surveyor or engineer, the date of the drawing,
the number of sheets, North point and scale. If true North is used, the method of
determination must be shown.

[2]

The location of the proposed division by an inset map at a scale of not less than
one inch equals one mile, showing adjoining roads, their names and numbers, towns,
subdivisions and other landmarks.

[3]

The boundary survey or existing survey of record, providing that such survey shows
a closure with an accuracy of not less than one in 2,500, and is drawn to scale of one
inch equals 100 feet, unless the Clerk authorizes a different scale or graphic scale.
The survey plat shall display the following:
[a]

Total acreage.

[b]

Acreage of the divided area.

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Page County, VA

§ 100-3

[c]

SUBDIVISION OF LAND
§ 100-3
Number and approximate area of all existing buildings and building sites.

[d]

Wells and septic systems within the boundaries of the existing tract.

[e]

Names of adjoining property owners.

[f]

Zoning, use, and deed book and page number references for adjoining or
adjacent properties, including those across rights-of-way and streets.

[g]

Building restriction lines (BRLs) for the proposed parcel.

[4]

All existing, platted and proposed streets, their names, number and width; the location
of new or improved entrances approved by VDOT; existing utility or other easements,
culverts, drains, wet-weather streams and watercourses, their names and other
pertinent data.

[5]

To ensure that residents will have sufficient land upon which to build a home which
is flood-free, the subdivider shall indicate any floodplains or floodways on the plat.

[6]

Proposed connections with existing sanitary sewers and existing water supply or
alternate means of sewage disposal and water supply.

[7]

All parcels of land to be dedicated for public use and the conditions of such
dedication.

[8]

Two copies of all plats and deed restrictions shall accompany the application.

[9]

Any additional information requested by the Clerk.

(f)

Approval. The divider shall be advised, in writing, within 15 days for nonfamily divisions,
which may be by formal letter or by legible markings on his copy of the plat, concerning
any additional data that may be required.

(g)

Fees. Nonfamily division review: $200 per division.

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Page County, VA

PAGE COUNTY CODE

§ 100-3
(4)

§ 100-3

Immediate family member division (review fee: $200 per 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,
subject only to any express requirement contained in the Code of Virginia and to the requirement
imposed by the County of Page that all lots of less than five acres have a right-of-way of not less
than 20 feet providing ingress and egress to a dedicated recorded public street or thoroughfare.
The property owner requesting such subdivision shall have held fee simple title to the property
to be subdivided for a period of five years prior to the filing of the family subdivision application.
However, only one such division shall be allowed per family member and shall not be for the
purpose of circumventing the purpose or provisions of this chapter. The transference of newly
created immediate family lots to a person other than a member of the immediate family shall not
take place for a period less than five years. The Clerk shall have the authority to allow a
reconveyance prior to this time period, granted that the family member seeking the exception
must provide the Clerk with documentation displaying an economic hardship, death, or marital
status change occurring within this time frame. The aforementioned five-year reconveyance shall
not prohibit a foreclosure or judicial sale, or an encumbrance with a deed of trust or mortgage,
or a sale and transfer of such parcel in case of a foreclosure under a deed of trust or mortgage
prior to the five years. For the purpose of this subsection, a "member of the immediate family"
is defined as any person who is a natural or legally defined offspring, stepchild, spouse, sibling,
grandchild, grandparent or parent of the owner. The applicant shall sign an affidavit certifying
he/she is an immediate family member, which shall be recorded with the deed of conveyance and
plat. All proposed entrances or existing entrances shall be reviewed and approved by VDOT prior
to approval of the requested immediate family member division. Any new twenty-foot right-ofway created needs to meet minimum intersection sight distance criteria as established by the
current edition of VDOTs Minimum Standards of Entrances to State Highways. A VDOT permit
shall be obtained prior to construction of any new entrance(s) or improvement of any existing
entrance(s). If multiple twenty-foot rights-of-way will be created adjacent to each other, a single
standard private subdivision road/street entrance will be required to service the multiple rightsof-way at one entrance location in accordance with VDOT's Minimum Standards of Entrances
to State Highways. The subdivider shall be advised in writing within 15 days, which may be
by formal letter or by legible markings on his copy of the plat, concerning any additional data
that may be required. Prior to approval, this division will require a plat surveyed by a
Commonwealth of Virginia certified land surveyor which shall include the following
information:
(a)

The name of the division owner, surveyor or engineer, the date of the drawing, the number
of sheets, North point and scale. If true North is used the method of determination must be
shown.

(b)

The location of the proposed division by an inset map at a scale of not less than one inch
equals one mile, showing adjoining roads, their names and numbers, towns, subdivisions
and other landmarks.

(c)

The boundary survey or existing survey of record, provided that such survey shows a
closure with an accuracy of not less than one in 2,500 and is drawn to a scale of one inch
equals 100 feet, unless the Clerk authorizes a different scale or graphic scale. The survey
plat shall display the following:
[1]

Total acreage.

[2]

Acreage of the divided area.

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Page County, VA

SUBDIVISION OF LAND

§ 100-3

§ 100-4

[3]

Number and approximate area of all existing buildings and building sites.

[4]

Wells and septic systems within the boundaries of the existing tract.

[5]

Names of adjoining property owners.

[6]

Zoning, use, and deed book and page number references for adjoining or adjacent
properties, including those across rights-of-way and streets.

[7]

Building restriction lines (BRLs) for the proposed parcel.

(d)

All existing platted and proposed streets, their names, number and width; the location of
new or improved entrances approved by VDOT; existing utility or other easements, public
areas and parking spaces; culverts, drains, wet-weather streams and watercourses, their
names and other pertinent data.

(e)

To ensure that residents will have sufficient land upon which to build a house which is
flood-free, the subdivider shall indicate any floodplains or floodways on the plat.

(f)

Proposed connections with existing sanitary sewers and existing water supply or alternate
means of sewage disposal and water supply.

(g)

All parcels of land to be dedicated for public use and the conditions of such dedication.

(h)

Two copies or all plats and deed restrictions shall accompany the application.

(i)

Any additional information requested by the Clerk.

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Page County, VA

§ 100-4

PAGE COUNTY CODE

§ 100-7

SUBDIVIDE — The process of dealing with land so as to establish a division or subdivision as defined
herein.
SUBDIVIDER — An individual, corporation or registered partnership owning any tract, lot or parcel
of land to be subdivided or a group of two or more persons owning any tract, lot or parcel of land to
be subdivided, who have given their power of attorney to one of their group or to another individual
to act on their behalf in planning, negotiating for, in representing or executing the legal requirements
of the subdivision.

Commented [JH9]: 9/4/26: Staff adapted this definition
from BG by adding “or division.” The verb “subdivide” is
commonly used to describe division or subdivision of lots.
The main intent with this new definition was to shift the
exception language outside of definitions.

SUBDIVISION — The division of a parcel of land into three or more lots or parcels of less than five
acres each for the purpose of transfer of ownership or building development, or, if a new street is
involved in such division, any division of a parcel of land. The term includes resubdivision and, when
appropriate to the context, shall relate to the process of subdividing or to the land subdivided and
solely for the purpose of recordation of any single division of land into two lots or parcels, a plat of
such division shall be submitted for approval in accordance with § 15.2-2258 of the Code of Virginia.
including any parcel previously separated by the owner or prior owner of such land for such purpose.
SUBDIVISION AGENT (“AGENT”) — The appointed representative of the governing body of Page
County who is charged with the responsibility for administering and enforcing the provisions of this
chapter and with such other specific duties as stated herein.
SURVEYOR — A person licensed and certified as such by the Commonwealth of Virginia.1

Commented [JH10]: 9/4/26: BG did not define this role in
the definitions section.

§ 100-4. Exceptions. [Amended 6-21-2005; 11-18-2014]
The Page County Board of Zoning Appeals (the board) is authorized to grant variances in accordance with
§ 15.2-2309 of the Code of Virginia. Applications for special exceptions and variances may be made by
any property owner, government official, department, board or bureau. Applications shall be made to the
Zoning Administrator in accordance with rules adopted by the board. The application and accompanying
maps, plans or other information shall be transmitted promptly to the secretary of the board who shall place
the matter on the docket to be acted upon by the board. No special exceptions or variances shall be
authorized except after notice and hearing as required by § 15.2-2204. The Zoning Administrator shall also
transmit a copy of the application to the local planning commission which may send a recommendation to the
board or appear as a party at the hearing. No application for a special exception or variance shall be considered
by the board within one year from the date that an application for the same or substantially the same request on
the same parcel of land was denied.
§ 100-5. Violations Enforcement and penalties. [Amended 12-12-2004]
Any person violating the provisions of this chapter shall be subject to a fine of not more than $2,500
or imprisonment for not more than 12 months, or both, per each lot or parcel of land so subdivided or
transferred or sold, and the description of such lot or parcel by metes and bounds in the instrument of
transfer or other document used in the process of selling or transferring shall not exempt the transaction
from such penalties or from the remedies herein provided.2
A. Generally. As authorized in Article II. – Administration and Enforcement, the Agent shall enforce this
article and enforce conditions attached to any approval granted pursuant to this chapter.
B. Permits Withheld. In addition to other actions, the Agent may seek to obtain compliance with this
article, failure to comply with the provisions of this article and all applicable conditions shall constitute
cause to deny the issuance of any of the required occupancy or building permits.
C. Violation and Penalties. As allowed by Virginia Code §15.2-2254, any person violating the provisions
of this article shall be subject to a judicially imposed fine in the appropriate court of not more than
$500.00 for each lot or parcel of land so subdivided or transferred or sold. The description of such lot
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Commented [JH11]: 9/4/6: BG was much briefer in their
“Exceptions to Standards” section, but only because they
were able to make direct reference to variances in the Zoning
section of the same consolidated chapter. BG stated: “The
Page County Board of Zoning Appeals is authorized to grant
variances to the requirements of this article upon
determination of injustice or hardship as permitted under the
provisions of Article III. Permits and Applications.”
Commented [JH12]: BG recommended an Enforcement
and Penalties section, and I’ve copied their language. Note
that there appears to have been an Exemptions and an
Enforcement Section that were repealed in 2005 and 1994,
respectively (see copied Editor’s notes in footer).

Page County, VA

PAGE COUNTY CODE
§ 100-7
§ 100-4
or parcel by metes and bounds in the instrument of transfer or other document used in the process of
selling or transferring shall not exempt the transaction from such penalties or remedies provided in this
article.
§ 100-6. Amendments.
This chapter may be amended in whole or in part by the governing body in accordance with the requirements
of § 15.1-431 of the Code of Virginia, as amended.

1.

Editor's Note: Former § 100-4, Exemptions, which immediately followed this section, was repealed 6-21-2005. This ordinance also
provided for the redesignation of former §§ 100-5 through 100-13 as §§ 100-4 through 100-12, respectively.

2.

Editor's Note: Original Section 10-7, Enforcement, which immediately followed this section, was deleted 12-12-1994.

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Page County, VA

§ 100-4

PAGE COUNTY CODE

§ 100-7

§ 100-7. Administration and enforcement.
A.

The Clerk of the Commission shall be charged with the enforcement of the provisions of this chapter. This
Chapter shall be administered, interpreted, and enforced by the Subdivision Agent (Agent), who shall be
appointed by the Board of Supervisors. The Agent may also hold another office in the County. The Agent
may designate a Deputy Subdivision Agent or other designee to assist in these duties.

B.

The Agent shall have such duties as are conferred by this Chapter and the Code of Virginia and as are
reasonably implied for those purposes.

B.

The Clerk of the Commission shall be the agency or person appointed by the governing body. If no
such agency or person is appointed as Clerk, the governing body shall be deemed the Clerk and so act
until a Clerk is duly appointed. In so doing, the Clerk shall be considered the Clerk of the governing
body, and approval or disapproval by the Clerk shall constitute approval or disapproval as though it
were given by the governing body. The Clerk shall also consult with the Commission on matters
contained herein.

C.

In the performance of his these duties, the Clerk Agent may call for opinions or decisions, either verbal
or written, from other county departments or qualified persons in considering details of any submitted
plat state and other governmental agencies.

D.

In addition to the regulations herein contained for the platting of the subdivisions, the Clerk Agent
may, from time to time, establish any reasonable additional administrative procedures with the
approval of the governing body for the proper administration of this chapter Chapter.

3.

Editor's Note: Original Section 10-7, Enforcement, which immediately followed this section, was deleted 12-12-1994.

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Commented [JH13]: 9/4/26: Any proposed changes in
100-7 follow BG’s recommendations, with minor
organizational exceptions related to BG’s consolidation of
Zoning and Subdivision, which is no longer the direction.
Note: BG resituated their version of this section at the very
top of the section, though that would fall under
Interpretation, given their version was consolidated.

Commented [JH14]: 9/4/26: These had been in a
combined subsection, but BG’s draft recommended
separating them.

Page County, VA

§ 100-8

SUBDIVISION OF LAND

§ 100-9

ARTICLE II
Classification of Boundary Line Adjustments, Divisions and Subdivisions; Requirements
§ 100-X4. Boundary Line Adjustments
A. As allowed by the Code of Virginia, § 15.2-2275, the straightening, re-arranging or vacation of property
lines between adjacent properties, as a part of an otherwise valid and properly recorded plat of division,
subdivision or resubdivision approved as part of this article or properly recorded prior to the applicability
of this article provided such change does not create any additional lots, shall be approved by the Agent prior
to recordation of these plats.
B. No easements or utility rights-of-way shall be relocated or altered without the express consent of all persons
holding any interest therein.
C. The boundary line adjustment shall maintain legal access to all affected parcels.
D. No boundary line adjustment shall be approved that reduces any parcel below the minimum lot area or
dimensional requirements of the underlying zoning district as required in § 125, or below the minimum lot
size established by any prior subdivision approval, family division, or administrative division plat, except
as provided in Subsection D.
E. No boundary line adjustment shall create a parcel that results in the parcel being split-zoned.
F. No boundary line adjustment shall reduce any parcel subject to or created through a 25-acre division within
five years of date of the recording of that division.
G. A boundary line adjustment involving a lawfully recorded, non-conforming lot (a lot containing less than
the minimum lot area required by the zoning district) may be approved provided that:
(1) The adjustment increases the lot area of the non-conforming parcel; or

Commented [JH15]: 9/4/26: Note that there are plat
requirements included in various types of “SUBDIVIDE”
exceptions in the definitions section. If the PC agrees to shift
this language out of definitions, staff thinks it also makes
sense to have universal plat requirements in their own
subsection that would generally apply to
divisions/subdivision, as proposed by BG. Staff is still
working on its review of those sections, which will benefit
from initial discussion by the Planning Commission before
proceeding.
Commented [JH16]: 9/4/26: This BLA section is far more
robust than the current Subdivision section, includes a lot
more language than proposed by BG. It does, however, try to
capture current interpretations of the Clerk of the
Commission (intent of chapter, etc.). Note that BG also
included within this section language regarding Vacation of
Plats. I recommend discussing briefly before staff works on
adding such language.
Deleted: ¶

Commented [JH17]: 9/4/26: Although this language
reflects recent Clerk of the Commission interpretation, this
proposed language merits further discussion, and regardless
may benefit from rewording.
Commented [JH18]: 9/4/26: This would be a brand new
concept, and merits further discussion. It presupposes,
perhaps errantly, that BLAs are a significant feature in chain
divisions.

(2) The adjustment maintains the exact same lot area of the non-conforming parcel while reconfiguring
its boundaries; and
(3) The adjustment does not cause any surrounding or adjoining conforming parcel to become nonconforming; and
(4) The adjustment does not increase any other dimensional non-conformity (e.g., reducing existing
non-conforming setbacks or road frontage).
§ 100-X5 Twenty-Five Acre Division
A Twenty-five Acre division is a division in which all resulting parcels are at least 25 acres and each resulting
parcel has legal access of a width of at least 20 feet. No parcel created under this subsection, and no parent
parcel from which it was created, may be further divided under this subsection within five years of the date of
recording of the division. No parcel created under this subsection may be reduced below 25 acres by boundary
line adjustment, recombination, or subsequent division during such five-year period. The five-year restriction
shall run with the affected parcels and shall not be altered by a transfer or change in ownership. The proposed
division of land shall not include any dedication of land to public use. All new or existing entrances to a
dedicated recorded public street are subject to Virginia Department of Transportation (VDOT) approval, and
shall comply with VDOT's Road Design Manual, Appendix F, and otherwise comply with VDOT requirements.
The location of the entrances approved by VDOT shall be shown on a plat surveyed by a Commonwealth of
Virginia certified surveyor.

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Commented [JH19]: 9/4/26: BG recommended removal
of the 25-acre rule. Previous recommendations by the
Planning Commission to remove this provision in band-aide
amendments have not been approved. This draft retains it,
but imposes a time delay similar to non-family divisions.
Note that the current ordinance does not name this division.
Perhaps a different name could be discussed, if it is the intent
of the Planning Commission to retain this type of division.

Page County, VA

SUBDIVISION OF LAND

§ 100-8

§ 100-9

§ 100-X6 Single-Lot Division (excluding Immediate Family Division)
One division of a parcel into two parcels once every five years is permitted, provided that:
A. Any streets, roads or rights-of-way providing means of ingress and egress for the tract to be subdivided
shall be a minimum width of 50 feet to a dedicated recorded public street.
B. The applicant has obtained VDOT approval for any new or existing entrances and must comply with
VDOT's Road Design Manual, Appendix F and otherwise comply with VDOT requirements.
C. Each resulting parcel is in accordance with §§ 125-9 and 125-10 of the Zoning Ordinance.
D. The parent tract has not been the subject of a previous division under either Subsection X5 or X6 within
the last five years.
E. [PLAT REQUIREMENTS TO BE REVISED AND RELOCATED.]
F. [APPROVAL PERIOD TO BE REVISED AND RELOCATED.]
G. [FEES TO BE REVISED AND RELOCATED.]
§ 100-X7 Family Division
A family division is a single division of a lot or parcel for the purpose of its conveyance to a member of the
immediate family of the property owner. For the purposes of this Section, a member of the immediate family is
defined as any person who is the natural or legally defined offspring, stepchild, spouse, sibling, grandchild,
grandparent, or parent of the owner. If the property to be subdivided is owned in joint tenancy, the necessary
relationship to the grantee may exist with any one (1) or more of the joint tenants.
A. Conditions and Procedures. Per the Code of Virginia, §§ 15.2-2244, 2244.1, and 2244.2, all family
subdivisions shall be subject to the following provisions and conditions in lieu of the other subdivision
regulations imposed by this chapter.
(1) Only one (1) such division shall be allowed within Page County for each immediate family member.
(2) The lot or parcel to be divided shall have been titled of record in the name(s) of the owner(s) for a
minimum of five (5) years prior to the date of recordation of the family subdivision.
(3) The grantor of the transferred parcel shall include a restriction in the deed to the transferred parcel that
prohibits the transfer of such parcel to a non-member of the immediate family of the grantor for a period
of five (5) years form the date of the original transfer. Such restriction shall provide that any attempted
conveyance in violation of the restriction shall be null and void, except for conveyances otherwise
permitted under this Section.
(4) All lots or parcels, including the parent tract, created under this Section shall remain titled in the name(s)
of an immediate family member of the grantor for a period of not less than five (5) years from the date
of recordation of the deed of conveyance unless:
(a) The parcel to be transferred out of the immediate family is the subject of an involuntary transfer
such as foreclosure, divorce, death, judicial sale, condemnation, or bankruptcy, in which case, upon
application to the Agent, any remaining required holding period shall be waived; or
(b) The owner(s) of the parent tract dies in which case, upon application to the Agent, any remaining
holding period shall be waived for the parent tract; or
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Commented [JH20]: 9/4/26: This is essentially the nonfamily division. Plat requirements, approval times, and fees
would be consolidated in in new sections rather than
separately described in individual division types. Note that
the current ordinance reserves non-family divisions to
Agriculture and Woodland-Conservation, but this current
version does not.

Page County, VA

§ 100-8

SUBDIVISION OF LAND
§ 100-9
(c) The transferred parcel is later transferred to a subsequent grantee who qualifies as an immediate
family member of the original grantor as set forth in this Section, in which case only the remainder
of the initial required holding period shall apply to the subsequent grantee; or
(d) The proposed transfer is submitted to the Agent for approval and all requirements of subdivision in
accordance with this article are met.

(5) The minimum width, yard, and area requirements of all lots or parcels, including the remaining property
from which the lot or parcel is subdivided, shall be in accordance with the applicable provisions of this
chapter.
(6) Each lot or parcel shall front on a public road or upon a private driveway or street that is in a permanent
easement of right-of-way and designed, constructed and maintain in accordance with Section 125.774.,
for private streets. Passable condition refers to not only the surface, but also to horizontal and vertical
clearances.
(7) All provisions of this chapter and the County code governing erosion and sediment control and the
dedication of drainage and utility easements shall apply as fully and completely as if set forth herein
for subdivisions of land.
(8) A final plat, in compliance with all applicable requirements of this article, shall be submitted to the
Agent for approval. Along with the plat, an affidavit, under oath, shall be submitted, in the form
prescribed by the Agent, describing the purposes of the subdivision and identifying the member of the
immediate family receiving the lot created. Such plat shall be subject to the fees set forth in Appendix
A of this chapter. The proposed deed of conveyance shall be submitted to the Agent and, once approved
for compliance with this Section, recorded along with the approved plat. Both the deed and the plat
shall contain the following statement set forth so as to be seen readily in a minimum of [twelve] (12)
point type: THIS LOT IS CREATED AS A FAMILY SUBDIVISION PURSUANT TO THE
PROVISIONS OF THE PAGE COUNTY SUBDIVISION ORDINANCE. THE USE AND
TRANSFER OF THIS PROPERTY ARE RESTRICTED BY
THE TERMS OF THAT ORDINANCE.
(9) The Agent shall reject any proposed family subdivision if, after investigation of the facts and
circumstances involved in the proposed subdivision, the Agent believes that the proposed subdivision
is for the purpose of circumventing the requirements of this chapter and is not in accordance with the
purpose and intent of this Section. The burden of proving compliance with the purpose, intent, and
conditions of this Section shall be on the property owner. Nothing in this Section shall be deemed to
exempt family subdivisions from the requirements of other provisions of this chapter or the Page
County Code which are deemed to be applicable by the Agent.

STAFF NOTE: NOTHING BELOW THIS SECTION HAS BEEN REDLINED IN THIS VERSION.

§ 100-8. Subdivisions classified. [Amended 9-16-2008]
Subdivisions not otherwise exempted by definition as stated in Article I, § 100-3, of this chapter, shall be
classified as follows:
A.

Class A subdivision: a subdivision creating any lot less than three acres in the R (Residential), C-1
(Commercial), or I-1 (Industrial) Zoning District.

B.

Class B subdivision: a subdivision which results in all lots being three acres or more in the R
(Residential), C-1 (Commercial), or I-1 (Industrial) Zoning District.

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Commented [JH21]: 9/4/26: Besides review of plat
requirements, approval periods, and fees, staff is also
working on “functional rights-of-ways” as per earlier Board
direction, which would be relevant to divisions (and maybe
subdivisions), road maintenance agreements (which would
apply to private lanes/functional rights-of-way), and
language limiting new flag lots. Staff requests discussion on
these items, as well as discussion on cluster divisions or a
less dense rural cluster division allowance, perhaps in
conjunction with a new rural residential zoning district in the
ZO.

Page County, VA

§ 100-8
§ 100-9. General requirements.

SUBDIVISION OF LAND

§ 100-9

General requirements for Class A and Class B subdivisions shall be as follows:
A.

B.

Preliminary sketch.
(1)

The subdivider may, if he so chooses, submit to the Clerk a preliminary sketch of the proposed
subdivision prior to his preparing engineered preliminary and final plats. The purpose of such
preliminary sketch is to permit the Clerk to advise the subdivider whether his plans in general
are in accordance with the requirements of this chapter. The Clerk, upon submission of any
preliminary sketch, shall study it and advise the subdivider wherein it appears that changes would
be necessary. The Clerk may mark the preliminary sketch indicating the necessary changes, and
any such marked sketch shall be returned to the subdivider with the preliminary plat.

(2)

Requisites for preliminary sketch. It shall be drawn on white paper or on a print of a topographic
map of the property. It shall be drawn to a scale of 200 feet or less to the inch. It shall show the
name, location and dimensions of all streets entering the property, adjacent to the property or
terminating at the boundary of the property to be subdivided. It shall show the location of all
proposed streets, lots, parks, playgrounds and other proposed uses of the land to be subdivided
and shall include the approximate dimensions.

Preliminary plat. The subdivider shall present to the Clerk five prints of a preliminary layout at a scale
of 200 feet or less to the inch as a preliminary plat.
(1)

Requisites for preliminary plat shall be as follows:
(a)

The name of the subdivision owner, subdivider, surveyor or engineer, the date of the
drawing, the number of sheets, North point and scale. If true North is used, the method of
determination must be shown.

(b)

The location of the proposed subdivision by an inset map at a scale of not less than one
inch equals one mile, showing adjoining roads, their names and numbers, towns,
subdivisions and other landmarks.

(c)

The boundary survey or existing survey of record, provided that such survey shows a
closure with an accuracy of not less than one in 2,500; total acreage, the acreage of the
subdivided area, the number and approximate area and frontage of all building sites, the
existing buildings within the boundaries of the tract and the names of owners and their

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Page County, VA

PAGE COUNTY CODE

§ 100-9

§ 100-9

property lines within the boundaries of the tract and adjoining such boundaries.

(2)

C.

(d)

All existing, platted and proposed streets, their names, number and width; existing utility
or other easements, public areas and parking spaces; and culverts, drains and watercourses,
their names and other pertinent data.

(e)

The complete drainage layout, including all pipe sizes, types, drainage easements and
means of transporting the drainage to a well-defined natural drainage.

(f)

A cross section showing the proposed street construction depth and type of base, type of
surface, etc.

(g)

A profile or contour map showing the proposed grades for the streets and drainage
facilities, including elevations of existing and proposed ground surface at all street
intersections and at points of major grade change along the center line of streets, together
with proposed grade lines connecting therewith.

(h)

Proposed connections with existing sanitary sewers and existing water supply or alternate
means of sewage disposal and water supply.

(i)

All parcels of land to be dedicated for public use and the conditions of such dedication.

(j)

A copy of all protective covenants and deed restrictions shall accompany the plat.

Approval. The Clerk or his appointed representative shall discuss the preliminary plat with the
subdivider in order to determine whether or not his preliminary plat generally conforms to the
requirements of this chapter. The subdivider shall then be advised, in writing, within 45 days,
which may be by formal letter or by legible markings on his copy of the preliminary plat,
concerning any additional data that may be required, the character and extent of public
improvements that will have to be made and an estimate of the cost of construction or
improvements and the amount of the performance bond which will be required as prerequisite
to approval of the final subdivision plat. In determining the cost of required improvements and
the amount of the performance bond, the Clerk shall consult with a duly licensed engineer who
shall prepare this data for the Clerk and/or may require a bona fide estimate of the cost of
improvements to be furnished by the subdivider. Approval by the Clerk of the preliminary plat
does not constitute a guarantee of approval of the final plat.

Final plat. Any owner or developer of any tract of land situated within Page County, Virginia, who
proposes to subdivide the same shall cause a plat of such subdivision, with reference to known or
permanent monuments, to be made and recorded in the office of the Clerk of the Circuit Court. No
such plat of subdivision shall be recorded unless and until it shall have been submitted, approved and
certified by the Clerk of the Commission in accordance with the requirements set forth in this chapter.
No lot shall be transferred or sold until a final plat for the subdivision shall have been approved and
recorded. The subdivider shall have not more than six months after receiving official notification
concerning the preliminary plat to file with the Clerk a final subdivision plat in accordance with this
chapter. Failure to do so shall make preliminary approval null and void. The Clerk may, on written
request by the subdivider, grant an extension of this time limit.
(1)

Requisites for final plat.
(a)

Every subdivision plat which is intended for recording shall be prepared by a certified
professional engineer or land surveyor, who shall endorse upon each such plat a certificate
signed by him setting forth the source of title of the owner of the land subdivided and the

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Page County, VA

SUBDIVISION OF LAND

§ 100-9

§ 100-9

place of record of the last instrument in the chain of title; when the plat is of land acquired
from more than one source of title, the outlines of the several tracts shall be indicated upon
such plat; provided, however, that nothing herein shall be deemed to prohibit the
preparation of preliminary studies, plans or plats of a proposed subdivision by the owner
of the land, city planners, land planners, architects, landscape architects or others having
training or experience in subdivision planning or design.

4.

(b)

In addition, the plat submitted for approval and recording shall be clearly and legibly drawn
on stable transparent material at a scale of 200 feet to the inch on sheets having a size of
13 1/2 inches by 17 inches, and a blank oblong space three inches shall be reserved for the
use of the Commission.

(c)

In addition, there shall be an accurate location and dimensions by bearings and distances
with all curve data on all lots and street lines and center lines of streets, boundaries of all
proposed or existing easements, parks, school sites or other public areas, the number and
area of all building sites, all existing public and private streets, their names, numbers and
widths, existing utilities and those to be provided, such as sanitary sewers, storm drains,
water mains, manholes and underground conduits, including their size and type,
watercourses and their names and names of owners and their property lines, both within
the boundary of the subdivision and adjoining said boundaries.

(d)

Distances and bearings must balance and close with an accuracy of not less than one in
10,000. All bearings shall be calculated from State Grid North, and at least one point shall
have State Plane coordinates.

(e)

The data of all curves along the street frontage shall be shown in detail at the curve or in a
curve data table containing the following: Delta, radius, arc, tangent, chord and chord
bearings.

(f)

There shall be so indicated on the face of the plat the lots which are currently suitable for
sewage disposal system installation by using the following language: "preliminary
approval of the local Health Department for sewage disposal system installation." There
shall be so indicated on the face of the plat the lots which are not currently suitable for
sewage disposal system installation by using the following language: "preliminary testing
by the local Health Department indicates not suitable for sewage disposal system
installation." The Clerk shall require the subdivider to furnish evidence from the local
Health Department showing the results of the testing of the lots shown on the final plat.
There shall be indicated on the face of the plat the date of sewage disposal system approval
or disapproval of each lot by the Health Department. [Amended 6-21-2005]

(g)

All lots or parcels that are not approved for sewage disposal systems after subdividing must
be added to adjacent lots or otherwise disposed of rather than being allowed to be used as
unusable parcels. [Added 6-21-20053]

(h)

A deed of dedication shall accompany the final plat, and every such plat or deed of
dedication to which the plat is attached shall contain, in addition to the professional
engineer's or land surveyor's certificate, 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

Editor's Note: This ordinance also provided for the redesignation of former Subsection C(1)(g) as Subsection C(1)(h).

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Page County, VA

PAGE COUNTY CODE

§ 100-9

§ 100-9

acknowledged before some officer authorized to take acknowledgment of deeds. When
thus executed and acknowledged, the plat, if so approved, shall be filed and recorded in the
office of the Clerk of the Circuit Court and indexed in the general index to deeds under the
names of the owners of land signing such statement and under the name of the subdivision.
(2)

(3)

Approval and recordation.
(a)

The Clerk shall act on any proposed plat within 60 days after it has been officially
submitted for approval by either approving or disapproving such plat, in writing, and giving
with the latter specific reasons therefor. Specific reasons for disapproval may be contained
in a separate document or may be written on the plat itself and shall relate in general terms
such modifications or corrections as will permit approval of the plat.

(b)

If the Clerk fails to approve or disapprove the plat within 60 days after it has been officially
submitted for approval, the subdivider, after 10 days' written notice to the Commission or
the Clerk, may petition the Circuit Court of the County to decide whether the plat should
or should not be approved. The Court shall hear the matter and make and enter such order
with respect thereto as it deems proper, which may include directing approval of the plat.

(c)

The plat shall not be approved until the subdivider has complied with the general
requirements and minimum standards of designs in accordance with this chapter and has
made satisfactory arrangements for bond with surety to cover the cost of necessary
improvements, in lieu of construction, to the satisfaction of the Clerk. Approval of the final
plat shall be written on the face of the plat by the Clerk. The subdivider shall record the
plat within 60 days after final approval; otherwise, the Clerk shall mark the plat "void" and
return the same to the subdivider.

(d)

A plat of the size and scale required by this chapter shall be submitted to the Commissioner
of Revenue's office for transfer to the Page County Tax Maps and Records at the time of
recording of any subdivision with the Clerk of the Circuit Court of Page County.

(e)

Recordation of plat as transfer of streets, termination of easements and rights-of-way, etc.
The recordation of such plat shall operate to transfer, in fee simple, to the County such
portion of the premises platted as is on such plat set apart for streets, alleys or other public
use and to transfer to the County any easement indicated on such plat to create a public
right of passage over the same; but nothing contained in this subsection shall affect any
right of a subdivider of land heretofore validly reserved.

Appeal. In the event that a plat for a subdivision is disapproved by the Clerk, the subdivider may
appeal directly to the Planning Commission of Page County, which may override the
recommendation of the Clerk and approve said plat. In the event that a plat for subdivision is
disapproved on appeal by the Planning Commission, the subdivider may appeal to the Board of
Supervisors of Page County, which may override the recommendation of the Planning
Commission and approve said plat. If the Planning Commission and the Board of Supervisors
disapprove the proposed plat and the subdivider contends that such disapproval was not properly
based on the chapter applicable thereto or was arbitrary or capricious, he may appeal to the
Circuit Court, and said Court shall hear and determine the case as soon as may be, provided that
the appeal is filed with the Circuit Court within 60 days of the written disapproval by the Board
of Supervisors. The subdivider shall, however, have the right to appeal the decision of the
Planning Commission directly to the Circuit Court within 60 days of the written disapproval by
such Planning Commission.

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Page County, VA

SUBDIVISION OF LAND

§ 100-9

§ 100-9

D.

Changes. No change, erasure or revision shall be made on any preliminary or final plat, nor on
accompanying data sheets after approval of the Clerk has been endorsed, in writing, on the plat or
sheets, unless authorization for such changes has been granted, in writing, by the Clerk.

E.

Fees. There shall be a fee of $250 per plat and $40 per lot for the examination and review of every
plat submitted to the Clerk, said fee to be filed with the preliminary plat in the form of a check made
payable to the Treasurer of Page County. A record of the plat and lot fee will be kept by the Clerk of
the Commission regardless of approval or disapproval of the plat. Lot fees shall be returned if the plat
is not approved; however, the plat fee of $250 will be retained. [Amended 6-15-1992]

F.

Bonding.
(1)

Before any subdivision plat will be finally approved by the Clerk, the subdivider shall, as a
condition for the acceptance of dedication for public use of any right-of-way located within any
subdivision which has constructed or proposed to be constructed within the subdivision any
street, curb, gutter, sidewalk, bicycle trail, drainage or sewer system, waterline, as part of a public
system, or other improvement, financed or to be financed in whole or in part by private funds,
be required to certify to the governing body that the construction costs have been paid to the
person constructing such facilities or furnish to the governing body a certified check or cash
escrow in the amount of the estimated costs of construction or a personal, corporate or property
bond, with surety satisfactory to the governing body, in an amount sufficient for and conditioned
upon the construction of such facilities or a contract for the construction of such facilities and
the contractor's bond, with like surety, in like amount and so conditioned, or furnish to the
governing body a bank or savings and loan association's letter of credit on designated funds
satisfactory to the governing body as to the bank or savings and loan association, the amount and
the form; and, in the event that the governing body has accepted the dedication of a road for public
use and such road, due to factors other than its quality of construction, is not acceptable into the
Virginia Department of Transportation system, the governing body shall require the subdivider
or developer to furnish the County with a maintenance and indemnifying bond, with surety
satisfactory to the governing body, in an amount sufficient for and conditioned upon the
maintenance of such road until such time as it is accepted into the state highway system or, in
lieu of such bond, a bank or savings and loan association's letter of credit on certain designated
funds satisfactory to the governing body as to the bank or savings and loan association, the
amount and the form. "Maintenance of such road" shall be deemed to mean maintenance of the
streets, curbs, gutters, drainage facilities, utilities or other street improvements, including the
correction of defects or damages and the removal of snow, water or debris, so as to keep such
road reasonably open for public usage. [Amended 6-21-2005]

(2)

The performance guaranty shall be calculated by the Clerk to secure the required improvements
in a workmanlike manner and in accordance with specifications, geometric design standards and
construction schedules established or approved by the Virginia Department of Transportation
Engineer, the Health Official, etc. The completion schedules shall be made known by the
subdivider to the purchasers of the properties affected. Such performance guaranty may be
extended upon application to and approval by the Clerk and the governing body. All performance
guaranties shall be payable to and held by the governing body. [Amended 6-21-2005]

(3)

The governing body shall provide a complete release of any bond, escrow, letter of credit or
other performance guaranty required hereunder within 30 days after receipt of written notice by
the subdivider or developer of completion of part or all of any facilities required to be constructed
hereunder unless the governing body notifies said subdivider or developer, in

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Page County, VA

§ 100-9

PAGE COUNTY CODE

§ 100-9

writing, of any specified defects or deficiencies in construction and suggested corrective
measures prior to the expiration of said thirty-day period; provided, however, that the governing
body shall not be required to release such bond, escrow, letter of credit or other performance
guaranty in an amount to exceed 90% of the actual cost of the construction for which the bond
was taken until such facilities have been completed and accepted by the governing body or state
agency. For the purposes of this subsection, a certificate of partial or final completion of
such facilities from either a duly licensed professional engineer or land surveyor or from a
department or agency designated by the local government may be accepted without requiring
further inspection of such facilities.
G.

H.

Resubdivision of existing lots. [Amended 9-6-1994]
(1)

Lots in an existing subdivision may be resubdivided if the lots resulting from such resubdivision
meet all other requirements of the Code of Page County, Virginia, including, but not limited to,
lot size, acreage and road or right-of-way access. The owner of such lot requesting a
resubdivision shall furnish to the Zoning Administrator certified copies from the Clerk's Office
of the Circuit Court of Page County, Virginia, evidencing the restrictive covenants and
restrictions currently in effect in such subdivision. If the restrictive covenants or restrictions in
effect in such subdivision disallow redivision of lots in the subdivision, then such proposed
resubdivision shall not be approved by the Zoning Administrator. Prior to the Zoning
Administrator authorizing approval of the resubdivision, the owner of such lot shall apply for
and receive written approval of the Page County Health Department that the proposed lots
resulting from said resubdivision shall meet preliminary approval for a sewage disposal system
installation. [Amended 9-15-1997; 6-21-2005]

(2)

Resubdivided lots shall not be smaller in size than those lots allowed in the original subdivision.
Requests for such resubdivision shall be accompanied by the appropriate plat as required by this
chapter.

Suitability of land; flood control and drainage; sediment and erosion control.
(1)

The Clerk shall not approve the subdivision of land if, from adequate investigations, including a
soil survey where required, conducted by all public agencies concerned, it has been determined
that in the best interest of the public the site is not suitable for plotting and development purposes
of the kind proposed.

(2)

Land subject to frequent overflow or land with Category E or F slopes with highly erosive soils,
as determined by a soil survey, shall not be platted for residential occupancy nor for such other
uses as may increase danger to health, life or property or aggravate erosion or flood hazard. Such
land within the subdivision shall be set aside on the plat for such uses as shall not be endangered
by frequent overflow or shall not produce conditions contrary to public welfare.

(3)

To ensure that residents will have sufficient land upon which to build a house which is floodfree, the Clerk may require the subdivider to provide elevation and flood profiles sufficient to
demonstrate the land to be completely free of the danger of floodwaters.

(4)

The subdivider shall provide all necessary information needed to determine what improvements
are necessary to properly develop the subject property, including contour intervals, drainage
plans and flood control devices. The subdivider shall also provide a qualified certified engineer's
or surveyor's statement that such improvements, when properly installed, will be adequate for
proper development. The Virginia Department of Transportation Engineer shall then approve or
disapprove the plans. The subdivider shall also provide any other information required by the

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Page County, VA

SUBDIVISION OF LAND

§ 100-9

§ 100-10

Virginia Department of Transportation Engineer. [Amended 6-15-2005]
§ 100-10. Class A subdivision.
A.

In addition to those general requirements specified in Article II, § 100-9, a proposed Class A
subdivision shall be subject to the following requirements and regulations acknowledging that there
is a mutual responsibility between the subdivider and Page County, Virginia, to divide the land so as
to improve the general use pattern of the land being subdivided.

B.

Required improvements. All required improvements shall be installed by the subdivider at his cost. In
cases where specifications and geometric design standards have been established either by the Virginia
Department of Highways for streets, curbs, etc., or by local chapters and codes, such specifications
shall be followed.
(1)

(2)

5.

Lot size. [Amended 6-21-2005]
(a)

See Zoning Ordinance § 125-11.E

(b)

Exceptions. Greater lot areas may be required where individual sewage disposal systems
or individual wells are used if the Health Official determines that there are factors of
drainage, soil conditions or other conditions to cause potential health problems.

Lot shape, design, arrangement and purpose. The lot arrangement, design and shape shall be
such that lots will provide satisfactory and desirable sites for buildings and be properly related
to topography and conform to requirements of this chapter. Lots shall not contain peculiarly
shaped elongations solely to provide necessary square footage of area which would be unusable
for normal purposes.
(a)

Location. Each lot shall abut on a street dedicated by the subdivision plat or on an existing
publicly dedicated street or part of the highway system. If the existing streets are not of
sufficient width to comply with this chapter, the subdivider shall dedicate enough land to
provide a street of sufficient width to conform with the requirements of this chapter
measuring from the center line of said existing street for 1/2 of the total width.4

(b)

Side lines. Side lines of lots shall be approximately at right angles or radial to the street
line. [Amended 6-21-2005]

(c)

Remnants. All remnants of lots below minimum size left over after subdividing of a tract
must be added to adjacent lots or otherwise disposed of rather than allowed to remain as
unusable parcels.

(d)

Separate ownership. Where the land covered by a subdivision includes two or more parcels
in separate ownership and lot arrangement is such that a property ownership line divides
one or more lots, the land in each lot so divided shall be transferred by deed to single
ownership, simultaneously with the recording of the final plat. Said deed is to be deposited
with the Clerk of the Court and held with the final plat until the subdivider is ready to
record the same, and they both shall then be recorded together.

(e)

Business or industrial lots. Lots intended for business or industrial use shall be designated

Editor's Note: Former Subsection B(2)(b), Building line; B(2)(c) Corner; and B(2)(d), Cul-de-sac, which immediately followed this
subsection, were repealed 6-21-2005. This ordinance also provided for the redesignation of former Subsections B(2)(e) through (j) as
Subsections B(2)(b) through (g), respectively.

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Page County, VA

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§ 100-10

specifically for such purposes with adequate space set aside for off-street parking and
delivery facilities. Each case must be approved in advance by the Planning Commission of
Page County.

(3)

(4)

(f)

Automobile access required. All lots appearing on a subdivision plat will have access by
conventional automobiles primarily designed for highway use to an approved building site
on that lot, or, if any lot does not have such access, sufficient warning will be set forth on
the plat to so alert prospective purchasers. Any lot not having such access and which is
identified by such warning will have access to sufficient area for off-street parking that will
accommodate at least two ten-foot by twenty-foot parking spaces.

(g)

Lots marked. Lot corners shall be marked with iron pipe not less than 3/4 inch in diameter
and 36 inches long and driven so as to be not less than 10 inches above the ground with
finished grade. When rock is encountered, a hole shall be drilled four inches deep in the
rock, into which shall be cemented a steel rod 1/2 inch in diameter, the top of which shall
be not less than 10 inches above the finished grade.

Blocks.
(a)

Length. The maximum length of blocks shall be 1,200 feet, and the minimum length of
blocks upon which lots have frontage shall be 500 feet.

(b)

Width. Blocks shall be wide enough to allow two tiers of lots of minimum depth, except
where backing on major streets, unless prevented by topographical conditions or size of
the property, in which case the Clerk may approve a single tier of lots of minimum depth.

(c)

Orientation. Where a proposed subdivision will adjoin a major road, the Clerk may require
that the greater dimension of the block shall back upon such major thoroughfare to avoid
unnecessary ingress or egress.

Streets.
(a)

Alignment and layout. The arrangement of streets in new subdivisions shall make provision
for the continuation of existing streets in adjoining areas. The street arrangement must be
such as to cause no unnecessary hardship to owners of adjoining property when they plat
their own land and seek to provide for convenient access to it. Where, in the opinion of the
Clerk, it is desirable to provide for street access to adjoining property, proposed streets
shall be extended by dedication to the boundary line of such property where they shall
terminate in temporary culs-de-sac. Upon extension to the adjacent street system, remnants
of the temporary cul-de-sac shall revert to the lot owners adjoining said cul-de-sac. Half
streets along the boundary of land proposed for subdivision shall not be permitted.
Whenever possible, streets shall intersect at right angles as established by the standards and
rules of the Virginia Department of Transportation. [Amended 6-21-2005]

(b)

Service drives. Whenever a proposed subdivision contains or is adjacent to a limited access
highway or expressway, provision shall be made for a service drive or marginal street
approximately parallel to such right-of-way at a distance suitable for an appropriate use of
the land between such highway and the proposed subdivision. Such distance shall be
determined with due consideration of the minimum distance required for ingress and egress
to the main thoroughfare. The right-of-way of any major highway or street projected across
any railroad, limited access highway or expressway shall be of adequate width to provide
for the cuts or fills required for any future separation of grades as

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SUBDIVISION OF LAND

§ 100-10

§ 100-10

established by the standards and rules of the Virginia Department of Transportation.
[Amended 6-21-2005]
(c)

Approach angle. Major streets shall approach major, collector or minor streets at an angle
of not less than 80°; and in all hillside areas, streets running with contours shall be required
to intersect at angles not less than 60°, unless the Clerk, upon recommendation by the
Virginia Department of Transportation Engineer, shall approve a lesser angle of approach
for reasons of contour, terrain or matching of existing patterns as established by the
standards and rules of the Virginia Department of Transportation. [Amended 6-21-2005]

(d)

Minimum widths. The minimum widths of proposed streets, measured from lot line to lot
line, shall be as shown on the major street plan as established by the standards and rules of
the Virginia Department of Transportation. [Amended 6-21-2005]
[1]

Local service drives which cannot be extended in the future: not less than 50 feet.

[2]

Alleys, if permitted: not less than 20 feet nor more than 28 feet.

(e)

Access streets, roads or rights-of-way. Any street, road or right-of-way providing means of
ingress and egress for the tract to be subdivided shall be of a minimum width of 50 feet.

(f)

Construction requirements. All subdivision streets and roads shall be constructed in
accordance with the Virginia Department of Transportation secondary subdivision roads
specifications and requirements. [Amended 6-21-2005]

(g)

Alleys. Alleys should be avoided wherever possible. Dead-end alleys, if unavoidable, shall
be provided with adequate turnaround facilities as determined by the Clerk.

(h)

Private streets and reserve strips. There shall be no private streets platted in any
subdivision. Every subdivided property shall be served from a publicly dedicated street.
There shall be no reserve strips controlling access to streets.

(i)

Cul-de-sac. Minor terminal streets (cul-de-sac) designed to have one end permanently
closed shall be no longer than 400 feet to the beginning of the turnaround. Each cul-de-sac
must be terminated by a turnaround having a right-of-way width as established by the
standards and rules of the Virginia Department of Transportation. [Amended 6-21-2005]

(j)

Names. Proposed streets which are obviously in alignment with other already existing and
named streets shall bear the names of the existing streets. In no case shall the names of
proposed streets duplicate existing street names, irrespective of the use of the suffix street,
avenue, boulevard, drive, way, place, lane or court. Street names shall be indicated on the
preliminary and final plat and shall be approved by the Clerk. Names of existing streets
shall not be changed except by approval of the governing body. The Clerk shall keep a list
of all street names.

(k)

Identification signs. Street identification signs of a design consistent with the regulations
of the Virginia Department of Transportation shall be installed at all intersections. Also
need to be consistent with regulations of County of Page since named street identification
signs are not installed or maintained by VDOT. [Amended 6-21-2005]

(l)

Monuments. Concrete monuments four inches in diameter or square and three feet long,
with flat top, shall be set at all street corners, at all points where the street line intersects
the exterior boundaries of the subdivision, and at right angles, point and points of curve in

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Page County, VA

PAGE COUNTY CODE

§ 100-10

§ 100-11

each street. The top of the monument shall have an appropriate mark to identify properly
the location and shall be set three inches above the finished grade. Upon completion of
subdivision streets, sewers and other improvements, the subdivider shall make certain that
all monuments required by this chapter are clearly visible for inspection and use. Such
monuments shall be inspected and approved by the Clerk before any improvements are
accepted by the governing body.
(5)

Sewage disposal system. The Clerk shall require that data from a soil survey be submitted as a
basis for passing upon subdivisions dependent upon on site sewage disposal as a means of
sewage disposal. The Clerk shall not approve any subdivision where a sanitary sewer system is
not provided, unless the Clerk shall receive, in writing, from the Soil Conservationist of the
United States Department of Agriculture a statement to the effect that the area contained in the
subdivision is generally satisfactory for the installation of sewage disposal systems and that they
will not, so far as can be determined, create hazards to public health and that such approval by
the Clerk is only with the understanding that where on site sewage disposal systems are to be
installed these must be approved on an individual lot basis by the State Health Department of
Virginia or the Local Health Official. [Amended 6-21-2005]

(6)

Easements. The Clerk may require that easements for drainage through adjoining property be
provided by the subdivider. Easements of not less than 15 feet in width shall be provided for
water, sewer, power lines and other utilities in the subdivision when required by the Clerk.

(7)

Public water. Where public water is available within 200 feet of the boundary line of the
subdivision, the services shall be extended to all lots within said subdivision.

(8)

Private water and/or sewer. Nothing in this chapter shall prevent the installation of privately
owned water distribution systems or sewage collection and treatment facilities; provided,
however, that any such installations must meet all of the specific requirements of the State Health
Department, and specific approval of the same must be obtained from the Commission.
[Amended 6-21-2005]

(9)

Fire protection. The installation of adequate fire hydrants in a subdivision at locations approved
by the Clerk shall be required, provided that public water is available. The Clerk shall consult
with the National Board of Fire Underwriters before approving such locations.

§ 100-11. Class B subdivision.
A.

In addition to those general requirements specified in Article II, § 100-9, a proposed Class B
subdivision shall be subject to the following requirements and regulations, acknowledging that there
is a mutual responsibility between the subdivider and Page County, Virginia, to divide the land so as
to improve the general use pattern of the land being subdivided.

B.

Requirements.
(1)

Roads. Each lot shall front on a public right-of-way of a minimum to be in accordance with the
Virginia Department of Transportation secondary subdivision road specifications and
requirements, and each lot shall have a minimum frontage on said right-of-way of 200 feet with
specific requirements as follows: [Amended 6-21-2005]
(a)

All subdivision streets and roads shall be constructed in accordance with the Virginia
Department of Transportation secondary subdivision roads specifications and
requirements.

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§ 100-11

(2)

SUBDIVISION OF LAND

§ 100-14

(b)

An adequate cul-de-sac shall be provided in accordance with the Virginia Department of
Transportation to allow safe maneuvering by service vehicles, highway equipment, school
buses and fire trucks.

(c)

Private entrances to lots shall be at least 50 feet apart and shall be arranged in such manner
as to assure the safe channelization of traffic.

(d)

At all intersecting streets, a relatively flat landing should be provided on the side streets
and should be of sufficient length to accommodate at least one vehicle. An appropriate
transition vertical curve shall be provided to blend intersecting routes and to direct storm
drainage to the curb or ditch to prevent the sheet flow of drainage across the intersection
from the intersecting street.

Access streets, roads or rights-of-way. Any streets, roads or rights-of-way providing means of
ingress and egress for the tract to be subdivided shall be of a minimum width of 50 feet.

§ 100-12. Subdivision of land adjacent to incorporated town.
Whenever any part of any subdivision lies within the corporate limits of any town having a zoning or other
land use ordinance, the Planning Commission may require compliance with such town's ordinances, in lieu
of this chapter, in order to provide for unity of subdivision and to avoid future conflicts in case of the
expansion of such town if, in their judgment, this compliance would be necessary for the protection of the
health, safety and welfare of future residents and for the orderly development of the general area.
§ 100-13. Pit and tank privies. [Added 6-21-2005]
In no case shall pit or tank privies be approved in any zoning districts unless approved by the Board of
Supervisors.
§ 100-14. Advertising standards.
A subdivider, when advertising a subdivided tract of land for sale, shall be specific as to the following
items:
A.

Whether officially approved public water and public sewage facilities are available or not;

B.

The amount of officially public approved water available to each lot purchaser in terms of gallons per
day; and [Amended 6-21-2005]

C.

No advertising signs advertising a subdivision tract for sale shall be placed within VDOT's roadways
rights-of-way. [Amended 6-21-2005]

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Commented [JH22]: 9/4/26: BG had slightly different
language, and appears earlier in the section.