FAQs

Planning and Zoning

• Are the Zoning and Subdivision Ordinances available online?

  Yes. Use the link on our website to the Culpeper County Code. This will take you to a site with all segments of the Code. The Zoning Ordinance is Appendix A and the Subdivision Ordinance is Appendix B.

• Are ‘mobile homes’ permitted as residences in Culpeper County?

  Yes, but there are many factors involved, and it depends on what zoning district you are seeking to locate the home in. First, keep in mind that modular homes which are constructed to meet the Virginia Statewide Building Code are treated just as any stick built home would be, and as such, they are permitted in most zoning districts. Manufactured homes, commonly called mobile homes, which do not meet building codes, but do meet HUD standards, are permitted only in the A‐1 (Agricultural) district. It does not matter if a manufactured home is placed onto a permanent foundation, it is still limited to the A‐1 zone for use as a permanent single family dwelling. There are certain hardship conditions which, if met, can qualify manufactured homes for use with a special use permit. Please contact the Planning and Zoning Office for details.

• Can I have a business in my home?

  There are many factors that go into answering this question, such as the zoning of the property, whether there will be outdoor storage and whether customers of the business would have to come to the home. Generally, home businesses can usually be approved as a “home occupation” as long as there are no employees other than family members residing in the home; there is no signage; and the business utilizes no more than 25% of the floor area in the home.  Although the County does not require a business license, it is critical that the Planning and Zoning Office be consulted before starting any type of business in Culpeper County.

• Do I need a permit to clear land, excavate or to put in a driveway?

  Generally, yes. A land disturbance permit is required when you are planning to disturb 10,000 square feet or more of land. There are exceptions, such as agriculture, but there are also instances where a permit is required to disturb as little as 5,000 square feet (in the Lake Pelham/Mountain Run Lake Watershed, for example). It is best to contact the Planning and Zoning Office to inquire before disturbing any substantial amount of your land.

• Do I need any kind of permit to build a shed?

  Residential storage sheds do not require a building permit provided that they are 256 square feet or less and the structure not intended for vehicle storage.They will however still require a Zoning Permit.  This permit will indicate setbacks from property lines, which are applicable to any structure.

• How accurate is the GIS? Is it up to date?

  The GIS is not survey accurate.  The system was built originally from tax map data and aerial photography. As new surveys are done they are entered and inaccuracies are rectified to the extent practicable, but you should not rely on the GIS to determine property line setbacks or other such measurements. The GIS is updated with new data on a quarterly basis, so it is fairly up to date. If a new lot is created, it should be reflected on the site within three months, or in some cases, much sooner, depending on the timing of recordation versus the quarterly update.

• How close can I put my fence to the property line? My driveway?

  Driveways and fences can be right up to the property line as long as they do not encroach on the neighboring property. However, it is recommended that fences and driveways be kept a few feet inside the property line for maintenance purposes.

• I need to make an application which goes to the Planning Commission

  The most common issues to be reviewed by the Planning Commission are site plans, major subdivisions, use permits and rezonings. If you need to make an application, the staff will assist you with the details of what is required. Generally, the first Monday of each month is a deadline to apply for the following months Planning Commission meeting. No application will be accepted for placement on the Planning Commission agenda until it is complete, which in many cases means that it first must have the approval of outside agencies such as VDOT and the SWCD.

• What can I do about my neighbor’s unsightly junk vehicles / trash?

  Culpeper County has an Abandoned Vehicle Ordinance and we also have County Code provisions addressing solid waste. These provisions allow for storage of vehicles under certain circumstances, and with regard to solid waste, “one man’s trash is another man’s treasure” sometimes applies.  In other words, call the Planning and Zoning Office with any complaint you have. We will have someone visit the site and determine if a violation exists. If it does, we will take appropriate enforcement action. You can also file a complaint online using the “Zoning Complaint” link to a form on our website.

• What is an Agricultural and Forestal (A&F) District?

  A&F Districts are not to be confused with the Agricultural zoning district. A&F Districts are voluntary districts which agricultural landowners can enroll their land in.  Once enrolled, A&F District properties cannot be developed for the time period during which the District is valid, usually for eight years.

• What is involved in subdividing my land?

  The subdivision process is somewhat complex. Any division of land at all is a subdivision and will be subject to certain provisions of the Zoning and Subdivision Ordinances, INCLUDING Family Divisions. PLEASE CONTACT THE PLANNING AND ZONING OFFICE TO DISCUSS THE PARTICULARS OF YOUR SITUATION.

• What is the Geographic Information System (GIS) and how can I use it?

  The GIS is online and available to the public. We believe that the site is very user friendly, and we are always willing to walk you through it and give you tips and assistance. Click the link on our website that says
  “Online GIS.” This will take you to a site hosted by MSAG Data Consultants. Once there, you can look up any property by tax map number, address or property owner’s name. You can see magisterial (voting) districts, zoning, topography, aerial photography and parcel information including owner, acreage and real estate tax value assessments. There is a wealth of information available and many ways to use the GIS.

• What is the Planning Commission? What is its relationship to the Board?

  First, we should state that the Planning and Zoning Office, or Planning Staff, is made up of County employees working at the direction of the County Planning Director, John Egertson. Mr. Egertson and his staff are NOT the Planning Commission. The Planning Commission is a nine member body appointed by the Board of Supervisors. The creation of the Planning Commission and the duties it performs are state mandated. The Planning Commission is an advisory body which makes recommendations to the Board of Supervisors. The Board has granted authority to the Planning Commission to make final decisions on some land use applications, such as site plans. Generally however, the Planning Commission makes only a recommendation, and final authority to approve or deny applications lies with the Board of Supervisors.

• Where can I obtain a survey plat of my property?

  The Planning and Zoning Office keeps copies of plats that we approve. We keep them in a digital format, and our older paper copies are gradually being scanned into digital format. If we have a plat of your property, we will be happy to print a copy for you for a small fee. Keep in mind that we do not have a complete record of all plats. In the event that we do not have what you need, the next place to look would be the records room in the Circuit Court Clerk’s Office, at the Courthouse. If all you need is a general look at your property as it relates to the properties around you, use our GIS system (see below).

• Where can I own / keep horses in Culpeper County, and how many may I?

  The keeping of horses, or any livestock, is limited to the A‐1 and RA zoning districts, although there are numerous ‘grandfathered’ situations and a use permit can be obtained for such uses in the R‐1 zoning district. There is no limitation to the number of animals which can be kept per acre.

• Who is on the Planning Commission and when and where do they meet?

  A list of the Commission members, their contact information and length of term is posted as a link from our website. The Planning Commission meets on the second Wednesday of each month at 7:00 p.m. in the Board Meeting Room, 302 N. Main Street, Culpeper, VA 22701.