Zoning Process

Initiate Request

Contact the Planning Department by calling 804-748-1050 to speak to a planner and discuss your zoning proposal. During this call, planners will help identify the need for supporting documentation for your request, which may include a sketch plan of the site showing existing and proposed improvements, a list of proposed uses and any other documentation to provide the scale and extent of the planned uses for the property.

Staff Evaluation

The zoning request and supporting documentation will be forwarded to a case manager who will contact the applicant to discuss the request and schedule an appointment to review the request, the type of zoning application to file, and to discuss the application process at the Pre-Application Meeting.

For applicants that have initiated zoning applications on a regular basis and are ready to review the zoning request with staff, the Pre-Application Meeting Request Form (PDF) is used to directly notify staff that an applicant has a finalized zoning proposal and is ready to meet and discuss the request with staff. First time applicants are not encouraged to use this form but instead discuss the request with staff first to determine if a zoning action is necessary.

Pre-Application Meeting

A meeting between the Planning case manager, Community Development staff reviewers and the applicant is scheduled to review the request and submittal requirements for the application. Applicants may use the Pre-Application Meeting Checklist (PDF) to assist them during the meeting. 

Staff and the applicant will discuss the request and review potential issues or questions relative to the proposed zoning action. Supporting documentation for the zoning application may be requested. This documentation may include a survey plat for partial parcels/split zoning requests, special limited power of attorney, conceptual plans and/or elevations, conditions, and exceptions to ordinance requirements (e.g. a Textual Statement).

Submittal of Online Zoning Application

The applicant will submit an online zoning application through the Enterprise Land Management (ELM) citizen access portal. Staff evaluates the application and determines if the application is complete. The applicant is notified if the application is accepted or needs further revisions. Once deemed complete, an application fee (PDF) will be due from the applicant.

Technical Review Committee (TRC)

The application is reviewed by county and state representatives at a Technical Review Committee (TRC) meeting. This meeting is an internal staff meeting to discuss pending zoning applications. Questions, comments and edits relative to the application and supporting documentation are compiled and then communicated to the applicant. The applicant will then review and respond to staff’s initial review. Additional TRC reviews may be necessary to develop supporting case documents and conditions for the zoning amendment request.

Community Meeting

After the initial TRC review, the district planning commissioner will determine if a community meeting will be scheduled for the case. If needed, the time, date and location for the meeting will be determined and advertised to the public. The applicant is responsible for:

• Notifying adjacent property owners with a letter detailing the time, date and location (in-person or virtual) of the community meeting. Planning staff will provide the adjacent property owner list. 
• Posting a community meeting notice sign(s) on the property. Planning staff will provide the signs to be posted on the property.

Planning Commission Public Hearing

A staff report to the Planning Commission, with staff’s recommendation, is prepared and then published a week prior to the public hearing. 

1. Notification Requirements - Prior to the public hearing, the following notices are completed by Planning staff for the Planning Commission public hearing.
   • Advertisement in Newspaper - The public notice for the case is advertised in a local newspaper 21 days prior to the public hearing. 
   • Mailing - The county is required to notify adjacent property owners with a notice listing the date and time of the public hearing and a description of the request via first class mail. Notices are mailed a minimum of 15 days before the public hearing.
   • Sign Posting - A pending zoning amendment sign is posted on the property 21 days prior to the Planning Commission public hearing. 
2. Staff and Applicant Presentation of Zoning Request - The Planning case manager will provide an overview of the applicant’s request to the Planning Commission. The applicant is then asked if they would like to address the case before the Planning Commission.  
3. Public Input - After the applicant’s presentation, the Planning Commission will open the public hearing for the request. Neighbors, citizens and other community stakeholders are encouraged to attend and provide input on the zoning request. Citizens may attend the public hearing to voice input during the public hearing or provide comments in the Planning Commission Citizen Comment Portal. 
4. Recommendation - Once the public hearing is closed, the Planning Commission will discuss the zoning request and determine a motion to recommend approval (with conditions), denial or deferral of the zoning request to a future meeting. Recommendations of approval or denial are sent to the Board of Supervisors for consideration at the next monthly meeting.

Board of Supervisors Public Hearing

A staff report to the Board of Supervisors, with the Planning Commission and staff’s recommendation, is prepared and then published a week prior to the public hearing. 

1. Notification Requirements - Prior to the public hearing, the following notices are once again completed for the Board of Supervisors public hearing.
   • Advertisement in Newspaper - The public notice for the case is advertised in a local newspaper 21 days prior to the public hearing. 
   • Mailing - The county is required to notify adjacent property owners with a postcard listing the date and time of the public hearing and a description of the request via first class mail. Postcards are mailed 15 days before the public hearing.
   • Sign Posting - A pending zoning amendment sign is posted on the property 21 days prior to the Board of Supervisors public hearing. 
2. Staff and Applicant Presentation of Zoning Request - The Planning case manager will provide an overview of the applicant’s request to the Board of Supervisors. The applicant is then asked if they would like to address the case before the Board of Supervisors.  
3. Public Input - After the applicant’s presentation, the Board will open the public hearing for the request. Neighbors, citizens and other community stakeholders are encouraged to attend and provide input on the zoning request. Citizens may attend the public hearing to voice input during the public hearing or provide comments in the Board of Supervisors Citizen Comment Portal.
4. Approval, Denial or Deferral of the Request - Once the public hearing is closed, the Board will discuss the zoning request and determine a motion to either approve (with conditions), deny or defer the zoning request to a future meeting.