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Supervisors discuss new Rural Service (RS) zoning district to support small rural businesses
Summary
Board and staff reviewed a draft Rural Service (RS) zoning district intended to allow small, low‑impact rural commercial uses that serve local residents while preserving rural character; discussion focused on permitted uses, how to treat existing nonconforming businesses, signs, setbacks and design guidance.
County staff and supervisors reviewed a draft Rural Service (RS) zoning district intended to accommodate small, locally oriented commercial uses—such as small markets, service stations, farm stands and low‑impact visitor uses—while retaining rural character and limiting traffic and infrastructure demands.
Michelle, staff member, opened the RS discussion by summarizing the proposed intent: the district would “accommodate small scale rural‑oriented commercial uses that provide essential goods and services to residents in rural residential and agricultural areas,” and would not be intended for chain stores, large retail or urban‑scale commercial development.
Why it matters: Many existing rural businesses operate as nonconforming uses under current zoning. The RS district is intended as an optional tool for property owners who want a pathway to conforming status or who seek to place small new uses in rural locations without triggering urban infrastructure standards.
Key topics covered
- Purpose and scope: Staff framed RS as a targeted district for low‑impact, neighborhood‑serving uses: small convenience stores, feed stores, veterinary clinics, antique shops, small manufacturing related to agriculture, bed‑and‑breakfasts (with and without incidental food service), short‑term lodging, and similar uses. Discussion emphasized the district’s emphasis on compatibility with adjacent agricultural and low‑density residential areas.
- Existing nonconforming uses: Supervisors asked how longstanding nonconforming businesses would be treated. Staff said RS is not an automatic cure for every nonconformance, but it would provide a zoning pathway for some businesses to become conforming if they meet the RS standards or secure a special use permit. Several board members stressed that maintaining options for mom‑and‑pop businesses was a goal, and they asked staff to avoid drafting rules that would effectively exclude existing small enterprises.
- Size thresholds and special permits: The Planning Commission’s draft included a 4,000‑square‑foot ceiling for many retail and office uses, with larger uses potentially allowed by special use permit (SUP). Supervisors asked staff to confirm the size caps and to return with a clear SUP list so that applicants and neighbors understand what may be allowed by exception.
- Setbacks, parking and parcel context: The draft included a 35‑foot setback from VDOT secondary roads and private streets, plus other district‑specific standards. Supervisors debated the setback figure’s appropriateness for existing roadside businesses (many of which sit much closer to roads) and asked staff to inventory existing RS‑candidate sites and provide examples.
- Signs, lighting and building character: Staff and supervisors discussed sign size and location, especially for small service stations and stores where fuel price signage is commonly used. Board members expressed a desire to support small local businesses while preventing large, highway‑style signage and excessive lighting; they asked staff to propose standards that allow practical, safety‑related signage for rural businesses but restrict billboard‑style or highly illuminated advertising.
- Design guidance vs. formal architectural controls: Several supervisors said they do not want overly prescriptive architectural regulations, but they asked staff to compile voluntary design guidance or examples (materials, muted color palettes, native landscaping, stone foundations or barn‑like profiles) so applicants and reviewers have a shared understanding of policies that preserve rural character.
Next steps and staff direction
Staff will refine the RS draft, confirm size thresholds and the SUP list, and prepare example sites and imagery for the Planning Commission. The board asked staff to ensure RS standards are practical for existing small businesses and to clarify whether some nonconforming uses can reasonably be transitioned into RS through the SUP process or a rezoning application. No formal vote was taken; the item will move to Planning Commission review after staff revisions.
