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1. How do I find the zoning classification for a piece of property?

The best method for checking the zoning information for a piece of property is to use the County's Geographic Information System (GIS). A link, labeled "County Maps (GIS)", can be found on the County's website (orangecountyva.gov), or the GIS can be accessed directly via the County's Tax Parcel Viewer. Once you search and find the property on the GIS, the zoning layer should be turned on under the "layers" tab to see the zoning of the property. If the zoning on the property is striped, it means it is subject to special conditions called proffers. Striped zoning areas will also be labeled with a rezoning application number (REZ xx-xx) that can be used to obtain proffer information from the Planning Department. It is important to note that the GIS is not always up-to-date/current due to website updating schedules. It is also important to note that the GIS should only be used for general information and is not guaranteed to be 100% accurate. Any questions about zoning requirements or requests for zoning verification should be directed to the Department of Planning & Zoning.

Orange County GIS

2. I would like to subdivide my land. What is the process?

It is strongly recommended to contact the Department of Planning & Zoning before embarking on the subdivision process. There are several "moving pieces," so to speak, conditions, and situations which may impact the ability to subdivide or the process itself. Planning & Zoning is the best source of this information and can help guide you in the process. The fees and required submittal documents vary by the type of subdivision being performed.

Once you have contacted Planning & Zoning and have reasonable assurance about the subdivision process, you should contact a licensed land surveyor and/or professional engineer (if improvements plans are needed). The county cannot recommend any particular surveyor or engineer, but we do advise that local professionals typically prove to be more knowledgeable of local conditions and procedures. The surveyor will survey your land and draw subdivision plats to submit to the county for review. If necessary, the engineer will produce improvements plans to submit along with the plats. The Virginia Department of Transportation must review and approve all subdivisions of land, even if they are served by private roads. It is therefore strongly recommended to contact VDOT prior to submitting plats to the county. Additionally, the Virginia Department of Health must review all subdivisions which involve private well and septic drainfield installations. It is the responsibility of the landowner to submit this application to VDH along with any supporting documents. If the subdivision will be served by public utilities via Rapidan Service Authority, Town of Orange, or Town of Gordonsville, they will review the plats as well.

Once accepted for review, the county will determine if the plats are in compliance with the county's laws (i.e. the Zoning Ordinance and Subdivision Ordinance). If they are determined to be compliant, the plats will be transmitted to the necessary review agencies for approval. If the plats are not compliant, you will receive comments from the county about necessary corrections. In these cases, the landowner should work with the surveyor to address the deficiencies and then resubmit the plats to the county. It is important to note that subdivision plats involving private roads must be approved by the Orange County Planning Commission before a plat submittal will be accepted by the Department for review.

Once all other agencies have reviewed and approved the plats, the county provides the last and final approval. You will then be notified that the plats are approved and are available for pickup to be recorded in the Orange County Circuit Court. Approved plats must be recorded within 6 months or they become void; proof of recordation to the Department of Planning & Zoning is required. Recorded plats are transmitted to the Commissioner of Revenue so that the new/revised tax parcels can be assigned values and will begin being taxed accordingly.

3. Can I operate a business out of my house?

Yes. Depending on the size of the property and the zoning district in which your property/house is located, you may be eligible for either a home enterprise or a home occupation. Home enterprises are more intensive, so they are only allowed on properties zoned Agricultural (A) and that are at least 2 acres in size. Home occupations are less intensive and permitted for residentially-zoned properties and those that are zoned Agricultural but are under 2 acres in size. Home enterprises may be conducted in the home and/or in an accessory structure (e.g. a garage or shed), and may utilize the land around these structures for the business. Home occupations must be conducted within the home only.

It is advised that business owners review the home occupation and home enterprise forms, which can be found under the Planning & Zoning Department's "Permit Applications, Forms, & Guides" page on the County's website. If there are additional questions, the owner should contact the department directly.

Orange County does not have a business license program. Zoning is the only local approval required for home-based businesses, but additional permits may be needed for signs, new construction, or other types of new development.

4. What do I need to build a home in Orange County?

A Zoning Permit, an Agreement in Lieu of an Erosion and Sediment Control Plan (or a Land Disturbance Permit in certain cases), and a Building Permit must be obtained prior to building a house in Orange County. The posting of an erosion control bond is also required for most projects. If the home will utilize a private well and septic drainfield, an application must be made to the local Virginia Department of Health office. If the home will utilize public water and sewer, the provider of those utilities should be contacted to arrange the connection(s).

Obtaining the Zoning Permit, Erosion Control Permit, and posting the erosion control bond are always the first steps in the process. A thorough guide for new home construction is available on the Planning & Zoning Department's "Permit Applications, Forms, & Guides" page on the County website.

5. What is required to obtain a Zoning Permit?

A completed and signed Zoning Permit Application is required. Additionally, applicants must provide an administrative site plan (i.e. a "sketch plan") on a current plat or survey which shows the following:
- property lines and their courses and measurements;
- the tax parcel number, acreage of the lot, scale, and north arrow;
- the location, dimensions, height, and proposed setbacks from property lines and from bodies of water for all existing and proposed buildings and structures on the lot;
- existing and proposed driveways, travelways, and parking areas;
- the location of streams and other bodies of water on the lot;
- modifications to existing drainageways;
- installation or modification of a stormwater best management practice (BMP);
- compliance with any proffers, variances, and/or county-imposed conditions; and
- all public and private rights-of-way (including easements), their name(s), and the width of said rights-of-way.

These sketch plan requirements apply to single-family residential projects, duplexes, manufactured homes, signs, temporary uses, certain agricultural uses, and certain small-scale nonresidential/commercial uses. Sketch plans may be hand-drawn unless the property is zoned R--3 or R-4 or if the project involves a nonconforming structure. Sketch plans in these instances must be prepared by a professional.

If the project involves the installation of a new access onto a state-maintained road, VDOT approval must be supplied prior to or in conjunction with the Zoning Permit Application.

Other uses, particularly nonresidential/commercial uses involving 2,500 sq. ft. of land disturbance or more must submit site plans (either minor or major) prepared by a professional. These site plans must be approved by the county before the Zoning Permit Application can be submitted.

Individuals applying for a Zoning Permit who are not shown as the owner of record on county real estate records must provide proof of ownership (in the event of a recent land transfer) or permission in writing from the landowner in order to obtain the Zoning Permit.

The following related forms are available online:
- Authorized Agent Affidavit
- Application for Zoning Permit

6. When is an Agreement in Lieu of an Erosion and Sediment Control needed?

An Agreement in Lieu of an Erosion and Sediment Control Plan is issued only for single-family dwelling construction projects which meet certain requirements (see the permit application for these complete requirements). When approved and issued by the County, this Agreement serves as the erosion control permit for the project. The Agreement is needed when the project involves 10,000 square feet of land disturbance or greater. This threshold is 2,500 square feet in the Town of Orange, Town of Gordonsville, and on any residential-zoned property (the County administers erosion control regulations for the entire county, including the towns).

The vast majority of single-family dwelling construction projects will require an Agreement in Lieu of an Erosion and Sediment Control Plan.

7. What is required to obtain an Agreement in Lieu of an Erosion and Sediment Control Plan?

For the County to approve and issue an Agreement in Lieu of an Erosion and Sediment Control Plan for a single-family dwelling construction project, the following must be completed:

- The application for the Agreement must be completed, signed, and submitted.
- The fee for the Agreement must be submitted.
- The Erosion & Sediment Control Bond packet should be read, and the appropriate bond form must be completed and submitted. The appropriate bond form will depend on how the bond is being posted (cash/check, letter of credit, or performance bond). Issuers of letters of credit and performance bonds are required to submit documentation that they are licensed by the State Corporation Commission to conduct business in the Commonwealth of Virginia.
- The actual bond must be submitted with the application. This will either be cash/check, or a physical document from the issuer. Documents must be originals; photocopies will not be accepted.

8. When is approval of an Erosion and Sediment Control Plan and issuance of a Land Disturbance Permit required?

The above are required for any project that involves total land disturbance of 10,000 square feet or more (2,500 square feet or more in either town or on residentially-zoned property) which is not eligible for an Agreement in Lieu of an Erosion and Sediment Control Plan.

Engineered Erosion & Sediment Control plans and the issuance of a Land Disturbance Permit are always required for commercial/nonresidential projects which involve 10,000 square feet or more of land disturbance. All projects involving land disturbance of 1 acre or greater are also required to obtain permit coverage under the Virginia Stormwater Management Program (VSMP).

9. Are any land disturbance activities exempt from permitting and bonding requirements?

Yes. The activities below are exempt from the requirement to obtain a permit and post a bond prior to beginning the project. They are however NOT exempt from controlling erosion from the site.

* Any project which results in total land disturbance under 10,000 square feet, or under 2,500 square feet in the Town of Orange, Town of Gordonsville, and/or on any residentially-zoned property.
* Structures utilizing pier or post foundations (e.g. a deck or pole barn)
* Home gardens and/or landscaping.
* Individual utility connections (i.e. power, water, sewer, communications, etc. connections). This does not include the installation of new wells and septic fields during home construction.
* Septic tank and drainfield repair work.
* Tilling, planting, and harvesting of agricultural crops and timber crops. The exemption for timber harvesting ONLY applies if the area will be reforested in accordance with state law, or converted to cropland and/or for livestock. The general clearing of trees is NOT exempt.
* Agricultural engineering operations (e.g. terraces, ponds, check dams, ditches, strip cropping, contour cultivating, irrigation, etc.)

10. How much land is required to build a house in Orange County?

Any parcel of land currently in existence is considered buildable, provided however that existing regulations (e.g. minimum setbacks, floodplain requirements, etc.) can be met. For lots that are going to be created, the lots must conform to the minimum lot size and other minimum requirements of the zoning district in which they're located.

11. How many dwellings are allowed on one piece of property?

Generally speaking, only one home (i.e. one principal structure) is permitted per parcel (an "over-and-under" style duplex is considered one principal structure). For a parcel with an existing single-family dwelling, an additional home known as an accessory apartment may be permitted. An accessory apartment must be detached from the main house, and cannot exceed 800 gross square feet in size (among other requirements). Gross square footage is measured from the exterior walls and includes all area within.

For any bona fide farm, up to seven additional homes may be permitted for farm tenants, managers, and similar employees. The property owner must certify, via an affidavit supplied by the county, that a tenant house is not being built to circumvent county law.

12. Do I need a permit for a shed or storage building?

Generally, yes, zoning and building permits are required for sheds and other accessory buildings. The exception is for buildings which do not exceed 150 square feet; such structures are not required to obtain permits for construction.

13. Where are manufactured homes allowed?

Manufactured homes are permitted on any lot within the Agricultural (A) zoning district, including manufactured home parks, and follow the same permitting requirements for site-built homes. In addition, the HUD number, serial number, year, make, and model of the home will be needed. Homes built prior to adoption of the federal HUD code (prior to June 15, 1976) are not allowed due to them not meeting minimum standards for housing.

14. What is my tax parcel number?

Tax parcel numbers are unique numbers assigned to every parcel of land in the county by the Commissioner of Revenue. No two tax parcel numbers are the same. They are always 14 digits and typically contain several zeros. Tax parcel numbers can be broken down as follows:

* The first 3 digits equate to the tax map page; the first 0 is a placeholder and doesn't have any relevance.
* The next 2 digits correspond to the tax map page insert, if one exists. If there is no insert, these digits will be zeros.
* The next 2 digits are known as the double-circle, and typically indicate major subdivisions of land. If there is no double-circle, these digits will be zeros.
* The next 2 digits correspond to the block number. These can be thought of as subdivisions within subdivisions. Block numbers are used in denser or more urban areas, such as the towns and Lake of the Woods. Zeros indicate the parcel is not within a block.
* The next 4 digits correspond to the lot number. Zeros before the actual lot number are placeholders and have no relevance.
* The last digit is the sub-lot. A sub-lot value other than 0 typically indicates that the lot was subdivided at some point in the past.

In everyday speech, tax parcel numbers have shorthand. Examples: parcel number 07700000000500 can be described as 77-50; parcel number 02600050001230 can be described as 26-((5))-123. Either method may be used for searching the county's Geographic Information System (GIS) to identify a property, but the shorthand requires use of the advanced search function of the GIS.