The RA-1 district covers the more rural areas of the County where a state-maintained highway provides a major access route into a public recreational area. The purpose of this district is to protect and preserve the natural beauty and aesthetic or cultural value of the approaches and entrances to such public areas, and to prohibit uses and developments of a type that might depreciate or destroy the park-like environment.

The primary objective of this district is to encourage the continuation and expansion of agricultural and forestall production and limited low-density rural residential use of non-prime agricultural lands while also providing a buffer between agricultural lands and developing areas. Other key objectives of this district include conserving water and other natural resources, reducing soil erosion, protecting watersheds and reduce hazards from floods; preserving the rural character of the County; and promoting the retention of undisturbed open space. In particular, the provisions of this district are intended to significantly limit conventional and roadside strip development as well as development dependent upon public utilities such as public sewer and water systems.

(Ord. No. 11-05, § c, 7-12-2011)

Permitted uses and structures in the RA-1 district are as follows:

(1)

Minor subdivisions, conventional.

(2)

Major subdivisions, cluster.

(3)

Single-family detached dwellings.

(4)

Manufactured homes.

(5)

Modular housing units.

(6)

Accessory uses and structures.

(7)

Agriculture, provided that any agricultural industry plant shall be located at least two hundred (200) feet back from the street.

(8)

Churches, cemeteries.

(9)

Dairying and forestry, provided that any processing plant or sawmill shall be located at least two hundred (200) feet back from the street.

(10)

Foster care and adult family care (home-based).

(11)

General farming.

(12)

Home occupations.

(13)

In home daycare.

(14)

Kennels, private.

(15)

Lodges, hunting clubs, boat clubs and golf clubs.

(16)

Parks, playgrounds and recreation areas of a public or noncommercial nature.

(17)

Preserves and conservation areas.

(18)

Public utility booster or relay stations, transformer substations, transmission lines, pipes, meters and other facilities for the provision and maintenance of public utilities, including railroads and facilities, and water and sewer installations, all with a conditional use permit, and subject to the thirty-five-foot height limit for this district.

(19)

Sawmills, portable, with a conditional use permit.

(20)

Schools, hospitals and similar public or semipublic buildings.

(21)

Short-term rental dwellings.

(22)

Retail commercial establishments which provide goods and/or services directly related to the recreational activities available in the public recreational area to which access is provided in this zone, but only with conditional use permit, and provided the architectural design, any signs, and layout of the premises are in keeping with the natural and aesthetic qualities of the area.

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 14-05, 10-14-2014; Ord. No. 16-08, 10-11-2016; Ord. No. 22-03, 9-12-2023)

The following uses are permitted in the RA-1 district with a conditional use permit:

(1)

Child care centers.

(2)

Boarding, rooming or lodging houses and bed and breakfast inns.

(3)

Recreational facilities.

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 22-06, 8-9-2022)

The minimum gross residential density and the minimum lot area shall be as prescribed in Table 10.

(Ord. No. 11-05, § c, 7-12-2011)

(a)

The minimum required setbacks and the minimum required yards shall be as prescribed in Table 11.

(b)

No accessory structure, except for permitted fences, walls, and ornamental structures may occupy a required front setback.

(c)

Minor and limited encroachments are allowed as prescribed in section 74-136(b).

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 16-10, 3-14-2017; Ord. No. 18-04, 5-14-2019)

The minimum required lot frontage and the minimum required lot width shall be as prescribed in Table 12.

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 18-04, 5-14-2019)

Buildings in an RA-1 district may be erected up to thirty-five (35) feet in height except that:

(1)

Any building may be erected to a height of sixty (60) feet from grade, provided that the required front, side and rear yard setbacks must be increased by one (1) foot for each foot in height over thirty-five (35) feet.

(2)

Church spires, belfries, cupolas, chimneys, flues, flagpoles, television antennas, radio aerials, and bona fide farm buildings or structures as defined by Code of Virginia, § 36-97, as that section may from time to time be amended and/or recodified are exempt from height requirements.

(3)

No accessory building which is within twenty (20) feet of any common property line may be more than one (1) story high. All accessory buildings must be less than the primary structure in height.

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 18-04, 5-14-2019)

Any lot or parcel fronting on two (2) or more roads must conform to the frontage, minimum lot width, and setback requirements for all such roads.

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 18-04, 5-14-2019)

(a)

Residential density and lots: The minimum gross residential density and minimum residential lot area shall be as prescribed in Table 13.

(b)

Conservation lot required: A conservation lot shall be required in all RA-1 cluster developments. The minimum conservation lot area (as a percentage of the total gross development acreage) shall be as prescribed in Table 13. Additional requirements for conservation lots within a RA-1 cluster development shall be prescribed by Section 74-156.

(Ord. No. 11-05, § c, 7-12-2011)

(a)

The minimum required setbacks and the minimum required yards shall be as prescribed in Table 14.

(b)

No accessory structure, except for permitted fences, walls, and ornamental structures may occupy a required front setback.

(c)

Minor and limited encroachments are allowed as prescribed in section 74-136(b).

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 16-10, 3-14-2017; Ord. No. 18-04, 5-14-2019)

(a)

The minimum required lot frontage and the minimum required lot width shall be as prescribed in Table 15.

(b)

For the purposes of this section, any building lot which is separated from an existing public road by any conservation lot shall be deemed to front such existing public road for purposes of the application of such minimum frontage, setback and yard requirements unless the distance between the boundary of such conservation lot and any abutting residential lot shall be at least equal to the minimum setback requirement as listed in this subdivision.

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 18-04, 5-14-2019)

Buildings in an RA-1 district may be erected up to thirty-five (35) feet in height except that:

(1)

Any building may be erected to a height of sixty (60) feet from grade, provided that the required front, side, and rear yard setbacks must be increased by one (1) foot for each one (1) foot in height over thirty-five (35) feet.

(2)

Church spires, belfries, cupolas, chimneys, flues, flagpoles, television antennas, radio aerials, and bona fide farm buildings or structures as defined by Code of Virginia, § 36-97, as that section may from time to time be amended and/or recodified are exempt from height requirements.

(3)

No accessory building which is within twenty (20) feet of any common property line may be more than one (1) story high. All accessory buildings must be less than the main building in height.

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 18-04, 5-14-2019)

Any lot or parcel fronting on two (2) or more roads must conform to the frontage, minimum lot width, and setback requirements for all such roads.

(Ord. No. 11-05, § c, 7-12-2011; Ord. No. 18-04, 5-14-2019)