Considerations Before You Buy:
Before you make any investment in the property, make sure that the parcel is zoned for your intended stable. Ask yourself these questions:
Is your parcel zoned for a stable? Contact the Department of Planning and Zoning to verify.
The Zoning Ordinance provides specific development and use requirements, and your business needs a clear determination about what is allowed. Stables may be on parcels of at least 25 acres, either owned or leased:
- By right on parcels zoned AR-1, AR-2, or JLMA-20;
- By right, on a common open space parcel zoned AR-1 or AR-2, if the parcel has direct access to a state-maintained road;
- By right on parcels zoned A-3, A-10, CR-1, JLMA1, JLMA-2, JLMA-3, TR-1, TR-2, TR-3, TR-10, PDCV(VCSC), or PD-RV(VCSC), if the parcel has direct access to a state-maintained road;
- By Minor Special Exception on parcels zoned TR-3, TR-10 or PD-CV(VCSC), if the parcel does not have direct access to a state-maintained road;
- By Special Exception on a common open space parcel zoned AR-1, AR-2, if the parcel does not have direct access to a state-maintained road;
- By Special Exception, if the parcel is zoned A-3, A-10, CR-1, JLMA-1, JLMA-2, JLMA-3, TR-1, or TR-2, if the parcel does not have direct access to a state-maintained road
Planning and Zoning can also tell you if there are development regulations for your business, such as restrictions on structure size and location, signage, road width and access. They can also determine the required parking and landscaping. Your parcel must meet the zoning requirements for your zoning district and Section 5-627 or 5-630, which may be modified by Minor Special Exception.
Does the parcel have adequate well and septic to support the use? Contact the Health Department to verify.
Stables are located on parcels typically serviced by wells and septic systems. The Health Department will make the determination if your parcel’s systems can support a stable. If the systems are inadequate, they can help get your well and septic paperwork started with the Virginia Department of Health.
Do you plan to serve food on premises? Contact Department of Planning and Zoning and the Health Department with questions.
Whether it’s a snack bar, mobile food truck or commercial kitchen (restaurant), Planning and Zoning can answer any question as to the type of food service allowed and the Health Department can answer any questions on food service regulations or direct you to the Virginia Department of Agriculture and Consumer Services for limited food service approval.
Are you in an “environmentally sensitive” area? Contact Department of Building and Development to verify.
Whether you plan to construct buildings, parking, or just move some earth, there may be restrictions in a Floodplain Overlay District (Zoning Ordinance Section 4-1500), Mountainside Overlay District (Section 4-1600), Limestone Overlay District (Section 4-1900), or Steep Slopes (Section 5-1508).
Have you factored in location setbacks? Contact Department of Planning and Zoning to confirm.
A minimum amount of space is needed between your construction site and property boundaries or roads, whether for parking or structures. Setbacks vary, depending on your zoning district, type of business and the type of road that your parcel fronts. See Zoning Ordinance Section 5-600 and 5-900 for definitions.
Do you need to submit site plans? Contact Department of Building and Development to confirm.
Depending on your projects, you might have to submit a site plan or rural economy site plan to the engineering team in Building and Development.