Skip to main content

Zoning  |  Planning  |  Subdivisions

The Zoning/Subdivision Office administers plans and ordinances intended to protect both individual property rights and the public's interest. The office works to promote the health, safety, and general welfare of present and future county residents. It maintains all subdivision and zoning ordinances and handles special use permits, variance, and rezoning requests.

 

Planning Commission and Board of Supervisors Actions

Upcoming public hearings for the Planning Commission, Board of Supervisors, and Board of Zoning Appeals can be seen at
Public Hearing Notices.

 
General Information

 

Board of Supervisors meetings/agendas     TOP

Meetings of the Board of Supervisors are generally held on the first Monday of each month at 7 PM and the third Monday of each month at 1 PM in the Board of Supervisors Room, located on the basement level of the Haberer Building in Rustburg (47 Courthouse Road). Public hearings are held during evening meetings. Contact the Clerk of the Board at (434) 332-9525 for more information or go to the Board's webpage.

Complaints     TOP

The Zoning office investigates certain complaints while other issues may be handled by other departments. It is best to call the responsible office directly to file a complaint or to get information.

Typical Complaint Issues and the Responsible Departments:

Sheriff

  • Five (5) junk cars or less
  • Grass not maintained
  • Unsightly or hazardous conditions
  • Noise or odor
  • General public safety or nuisances

Zoning

  • More than five (5) junk cars
  • Manufactured home used as storage
  • Multiple manufactured homes on a lot
  • Non-conforming use of a structure or land

Building Inspections

  • If you rent and have a complaint about conditions of your residence.
  • A building or structure is being built, or has been built, without a permit.

Campbell County has no maintenance regulations for buildings in poor condition or utilities that do not work; in other words, we cannot force homeowners to fix their houses. However, renters have rights to a safe and functioning living environment, and if a renter complains about these issues we will investigate.  

Erosion & Sediment Control

  • An area 10,000 square feet or more that has been disturbed without a permit (excluding logging or farming/agricultural)
  • Anytime sediment from cleared land is not being contained (excluding logging or farming/agricultural)

Health Department

  • Well and septic issues

Home-based business     TOP

Running a business out of a residence requires a zoning permit. You must either be the owner of the property or include written approval from the owner. Please review the Home Occupation form. If you meet the criteria, fill out the form and bring it or mail it to the Zoning office for a permit. The permit is required to obtain a business license from the Commissioner of Revenue. Businesses in commercial or industrial zones have a different set of requirements.

 PEC (Project Evaluation Committee) meetings     TOP

Site plans for certain developments, which because of size, phasing, or other complexities necessitate more intensive review, shall be reviewed by the PEC. The Zoning Administrator is the contact person; he/she coordinates all meetings and disseminates information. The PEC reviews plans and conducts a meeting with the project representative for the following types of projects: 

  • Commercial or industrial construction greater than 5,000 square feet
  • Multi-family development of greater than 30 units
  • New Planned Unit Development (PUD)
  • New shopping center
  • New industrial park
  • Subdivision greater than 30 lots and/or any that require new road construction*
  • New manufactured home park
  • New telecommunications tower and antennae

The Campbell County PEC consists of the following: 

  • Community Development Director
  • Public Works Director
  • Zoning Administrator
  • Environmental Manager
  • Building Official
  • Fire Marshal
  • Campbell County Utilities & Service Authority (CCUSA)
  • VDOT
  • AEP

Applications for PEC review may be made at any time by appointment with the Zoning Administrator to submit fees and all required copies of plans. The Zoning Administrator will usually schedule a PEC meeting to occur at least two (2) weeks after the date of submission. For projects that require a public hearing with the Planning Commission, the PEC meeting shall occur no less than three (3) weeks before the information packets are to be mailed to Planning Commissioners. Packets are mailed at least 10 days prior to the monthly meeting date.

Application Requirements

  1. 15 sets of plans
  2. $100 review fee
  3. PEC Application

Planning Commission meetings/agendas     TOP

Meetings of the Planning Commission are generally held on the fourth Monday of each month at 7 PM in the Board Room, located on the basement level of the Haberer Building in Rustburg (47 Courthouse Road). Contact the Planner at (434) 332-9780 for more information or find the latest Meeting Minutes.

Plats / Record a plat     TOP

All new plats, including resurveys, subdivisions, lot line vacations, deeds of vacation, and easements, must be reviewed by a Planning or Zoning official before they are recorded at the County Clerk’s office. Resurveys, lot line vacations, boundary adjustments, single-lot divisions, and most easement plats require a review fee of $25. Review fees for multiple-lot subdivision plats are $50 plus $10 for each lot.

Private roads     TOP

Campbell County does not maintain roads. Private roads and roads dedicated to the County are the responsibility of the owners of the land that are serviced by the roads. State maintained roads are managed by the Virginia Department of Transportation (VDOT). To become state maintained, a road is first required to meet VDOT design standards that may require costly improvements. If you are interested in having your road accepted into the state system, please refer to VDOT's Getting Roads Accepted into the Secondary System of State Highways.

Setbacks - Property setbacks     TOP

A Setback is a distance from a property line, inside of which you cannot build or place structures. In most cases, especially in residential and agricultural zones, structures such as houses, decks, sheds, and swimming pools must be placed a certain distance from the property boundary. When applying for a permit, you will have to provide the distances from the property line for any new structures. Setbacks vary depending on the zoning of the property and the project.
Call the Zoning office for setback information or refer to the Campbell County Zoning Ordinances.

Site Plans     TOP

Site plans must be prepared by a Virginia-licensed Architect, Professional Engineer, Certified Landscape Architect, or Land Surveyor and are required for the following developments: 

  1. All business and industrial facilities including offstreet parking;
  2. All institutional facilities such as schools, hospitals, and clubs;
  3. All residential developments involving more than four (4) dwelling units in one building or on one lot;
  4. All residential developments in A-1 districts involving more than two (2) dwelling units in one building or on one lot; the site plan shall show that the arrangement of such additional dwellings are in such a manner that if the lot or parcel of land is ever divided, no substandard lots or non-conforming buildings are created; 
  5. Manufactured home parks;
  6. Conditional zoning, rezoning applications, or special use permit applications.

Each Site Plan shall include or identify as a minimum:

  1. Lot dimensions with property line monuments;
  2. Location and size of existing and proposed structures;
  3. Easements (public and private);
  4. Water courses;
  5. Fences;
  6. Roads or street names;
  7. Road rights of way;
  8. Owners of record of all abutting property affected by the proposed development;
  9. Location of all utilities and connections thereto;
  10. Drainage districts;
  11. Any grave, object or structure marking a place of burial; and
  12. When the land involved lies wholly or partly within an area subject to the joint control of more than one political subdivision, the site plan shall be submitted to the local commission or other designated agent of the political subdivision in which the tract of land is located.
  13. When the land involved lies wholly or partly within a zoning district subject to landscaping requirements imposed under this chapter, the area to be landscaped shall be clearly marked on the site plan and shall include a detailed list of the materials to be used, plant species and height or size at time of planting.
  14. When the land involved lies wholly or partly within a zoning district subject to sidewalk requirements imposed under this chapter, such proposed sidewalks shall be clearly marked on the site plan, such plan being approved by VDOT and Campbell County as evidenced by the appropriate signatures. The Zoning Administrator may waive this requirement after consultation with VDOT, for areas where sidewalks do not presently exist, and are not likely to be constructed.
  15. When any part of the land proposed for subdivision lies in a mapped dam break inundation zone such fact shall be set forth on the site plan.

Subdivisions - Acreage requirements for subdividing land     TOP

This depends on how your property is zoned. Parcels zoned A-1 Agricultural require a minimum lot size of three (3) acres, with some exceptions for immediate family members. Acreage requirements for residential land depend on access to public water and/or sewer; the minimum lot size is greater if well and/or septic is required. For all zoning districts, road frontage requirements must also be met. Please call the Planning office (434-332-9780) for assistance.

Trees     TOP

The County does not regulate trees, including those that are located on one property but naturally extend into another property. Issues concerning a tree's location, tree trimming or removal, root problems, branches, etc. are matters of personal property to be resolved between residents or landowners. If a problem cannot be resolved, retaining a private attorney may be required.

Zoning - Find a property's zoning     TOP

Call the our office at (434) 592-9597 or 9596, or see our online GIS map of the county (open the LAYERS tab, highlight the Zoning layer (you do not need to check the box unless you want the layer to be visible), then use the Identity tool to click on the subject parcel. The zoning will appear as NEW_ZONE under the INFORMATION tab). 

Zoning - Permits     TOP

A Zoning permit is needed in most instances where something is being added on a property. This includes the primary structure, additions to the primary structure, and accessory structures such as garages, sheds, carports, and swimming pools. For commercial properties, it also includes parking and landscaping. Zoning permits are usually required in conjunction with building permits, but are also needed in some cases where no building is taking place (such as for signs, for an Occupany permit, or a Home Occupation permit).

Zoning - Rezoning     TOP

All zoning changes must go through public hearings with the Planning Commission and with the Board of Supervisors. The application fee for the process is $300. Please review the complete Rezoning Process for more information.

Rezoning, Special Use permit, Plat Approval, or Variance - Required infomation     TOP

    (open this information as a PDF)

    REZONING and/or SPECIAL USE PERMIT 

    New Commercial Construction (less than 5,000 sf)

    1. 22 site plans
    2. Narrative
    3. Proffers – if applicable (signed by current property owner)
    4. Letter of Consent (if not property owner)
    5. $300 fee

    New Commercial Construction (5,000 sf or greater)

    1. 42 site plans (22 packets + 20 for PEC)
    2. Narrative
    3. Proffers – if applicable (signed by current property owner)
    4. Letter of Consent (if not property owner)
    5. PEC Application
    6. $400 fee ($300 rezoning + $100 for PEC)

    REZONING

    Residential Subdivision (3 – 30 lots)

    1. 26 plats (22 packets + 4 Approval Agents)
    2. Narrative
    3. Proffers – if applicable (signed by current property owner)
    4. Letter of Consent (if not property owner)
    5. $300 fee 

     Residential Subdivision (31 lots or more)

    1. 46 plats (22 packets + 20 for PEC + 4 approval Agents)
    2. Narrative
    3. Proffers – if applicable (signed by current property owner)
    4. Letter of Consent (if not property owner)
    5. $400 fee ($300 rezoning + 100 PEC)
    6. PEC Application

    Residential Subdivision (Single Lot Division)

    1. 22 plats
    2. Narrative
    3. Letter of Consent (if not property owner)
    4. $300 fee

     PLAT APPROVAL ONLY

    Residential Subdivision (3 – 30 lots)

    1. 18 plats 

     Residential Subdivision (31 lots or more)

    1. 38 plats
    2. PEC Application
    3. $100 fee

     VARIANCE REQUEST 

    1. 11 plats / site plans
    2. Letter of Consent (if not property owner)
    3. $200 fee

Variances     TOP

The Zoning Administrator is authorized to grant a modification of the physical requirements on a lot or parcel of land, including but not limited to the size, height, and location (which includes setbacks) of a building or structure if the Administrator finds in writing that:

  1. the strict application of the ordinance would produce undue hardship;
  2. such hardship is not shared generally by other properties in the same zoning district and the same vicinity; and
  3. the authorization of the modification will not be of substantial detriment to the adjacent property and the character of the zoning district will not be changed.

Click here for the application

Vehicles, junk     TOP

'Junk' vehicles are formally known as 'inoperable motor vehicles,' which means any motor vehicle, trailer, or semitrailer that is not in operating condition OR on which there are displayed neither valid license plates nor a valid inspection decal. It is unlawful to have ANY inoperable vehicle in ANY zoning district unless it is in an enclosed structure or otherwise screened from view from anywhere outside of the property. Licensed and legal junkyard/auto graveyard dealers are exempt.

More than five (5) inoperable vehicles are considered an Automobile Graveyard. You must have a license, issued by the Commissioner of Revenue, to operate or maintain an automobile graveyard or junkyard. It is only allowed in Industrial and Agricultural zoning districts and a Special Use Permit is also required. Automobile graveyards or junkyards should be screened by natural objects, walls, or fences of a minimum height of eight (8) feet.