Steps for Starting an Agritainment Business
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Steps for Starting an
Agritainment Business
Thank you for considering what it takes to open an Is your parcel zoned for agritainment? Contact the
agritainment business in Loudoun County! Agritainment Department of Planning and Zoning to verify.
helps to make farming more accessible to visitors and
The Zoning Ordinance provides specific development
residents, thanks to talented farmers and entrepreneurs
and use requirements, and your business needs a clear
like you.
determination about what is allowed. Agritainment
This document is designed to give you an overview businesses can only be on parcels of at least five
of important considerations before establishing an acres, zoned AR-1, AR-2 and JLMA-20, either owned or
agritainment business, but your specific situation may leased. Planning and Zoning can also tell you if there
have different requirements. The Revised 1993 Loudoun are development regulations for your business, such as
County Zoning Ordinance is the ruling document. restrictions on structure size and location, signage, road
width and access. They can also determine required
Working with Loudoun County and Virginia
parking and landscaping.
Commonwealth staff will help verify that those
requirements are met. Our combined goal is to ensure The parcel must also meet requirements of Section 5-627,
that your operation is safe for customers, so that your which may be modified by Minor Special Exception.
business can be successful. For department contact
Does the parcel have adequate well and septic to
information and the latest updates, please visit
support the use? Contact the Health Department to
loudounruralbiz.org.
verify.
Before establishing an agritainment business, it is
Agritainment businesses are located on parcels typically
important to understand what is permitted with that
serviced by wells and septic systems. The Health
use. Agritainment exists to support parcels actively
Department will make the determination if your parcel’s
in agricultural use by allowing associated events and
systems can support an agritainment business.
activities, such as:
If the systems are inadequate, they can help get your
› Corn mazes
well and septic paperwork started with the Virginia
› Hay rides Department of Health.
› Petting zoos.
Do you plan to serve food on premises? Contact
The above examples of recreation, entertainment, and Department of Planning and Zoning and the Health
tourism activities and events must be directly tied to the Department with questions.
ongoing, on-site farming operation.
Whether it’s a snack bar, mobile food truck or
While this document focuses on agritainment businesses, commercial kitchen (restaurant), Planning and Zoning
think about what additional uses (if any) you might can answer any question as to the type of food service
consider later. Communicating these additional uses to allowed and the Health Department can answer any
Loudoun County and Virginia Commonwealth staff up questions on food service regulations or direct you to
front can help avoid surprises later in the process. If you the Virginia Department of Agriculture and Consumer
have questions at any point, please contact Loudoun Services for limited food service approval.
Economic Development at 1-800-LOUDOUN.
Are you in an “environmentally sensitive” area?
Considerations Before You Buy: Contact Department of Building and Development to
verify.
Before you make any investment in the property,
make sure that the parcel is zoned for your intended Whether you plan to construct buildings, parking, or
agritainment business. Ask yourself these questions: just move some earth, there may be restrictions in a
Let us be your partner.
This document is a supplement to the Rural Business Uses in Loudoun County booklet.
Floodplain Overlay District (Zoning Ordinance Section Department of Planning and Zoning can answer any
4-1500), Mountainside Overlay District (Section 4-1600), question as to whether on-site driveways may need to
Limestone Overlay District (Section 4-1900), or Steep be improved.
Slopes (Section 5-1508).
Do you need a zoning permit? Contact Department of
Have you factored in location setbacks? Contact Building and Development to verify.
Department of Planning and Zoning to confirm.
A zoning permit is required for new construction or the
A minimum amount of space is needed between your expansion of existing structures, to start a new use or
construction site and property boundaries or roads, to change use (turning another rural business into an
whether for parking or structures. Setbacks vary, agritainment business), or expand an approved use.
depending on your zoning district, type of business
and the type of road that your parcel fronts. See Zoning Considerations Before Opening for Business:
Ordinance Section 5-600 and 5-900 for definitions. Once you have completed the construction process,
there are a few more considerations before opening to
Do you need to submit site plans? Contact Department
the public. Ask yourself these questions:
of Building and Development to confirm.
Do you plan to use exterior signage? Contact
Depending on your projects, you might have to submit
Department of Building and Development for
a site plan or rural economy site plan to the engineering
information.
team in Building and Development.
Signs are an important factor in marketing your
Considerations Before You Break Ground: business and attracting customers. Contact Building and
Once you have property, a business plan and a Development for the permitted size and type of signs,
blueprint, there are steps to reach construction approval. then apply for a sign permit.
Ask yourself these questions:
Have you had a fire inspection? Contact the Loudoun
Do you need a grading permit? Contact Department of Fire Marshal to schedule an appointment.
Building and Development to confirm.
The Fire Marshal must inspect to determine that your
If you’re planning to disturb more than 5,000 square property and structures are safe for the public to use,
feet of land, which includes applying gravel or other and accessible for emergency personnel. You may also
materials, or move dirt in any “environmentally sensitive” need an approved fire safety and evacuation plan, as
area, you will need a grading permit. required by the Loudoun County Fire Prevention Code. If
necessary, the Fire Marshal issues your assembly permit.
Do you need a building permit? Contact Department of
Building and Development to confirm. Do you have enough parking? Contact Department of
Planning and Zoning to confirm.
Whether you’re building new, or expanding or changing
the use of an existing structure, you will need a building Minimum parking required is determined on a case-by-
permit from Building and Development, unless it is case basis and is dependent on the type of agritainment
exempt under Virginia law. Safety is an important business operation proposed. Contact Planning and
consideration for an agritainment business, so we Zoning with questions about parking and consult Zoning
encourage all rural businesses to utilize minimum fire Ordinance Section 5-1102 for specific information.
and life safety standards. Going through the permitting For the sake of your customers, consider what will be
process ensures that details of your plan aren’t enough to serve the best interests of your business.
overlooked. This reduces surprises later and could help
in getting your space insured.
Do you need to modify access to roads? Contact
Virginia Department of Transportation to verify and
Department of Planning and Zoning with questions.
If your parcel is accessible by state roads, access points
may need to be improved to accommodate customer
traffic. If so, you will need permit approval from VDOT.
Let us be your partner.
Revised on 6.3.2019
Steps for Starting a
Banquet/Event Facility
Thank you for considering what it takes to open a Is your parcel zoned for a banquet/event facility?
banquet/event facility in Loudoun County! Banquet/ Contact the Department of Planning and Zoning to verify.
event facilities provide community gathering spaces,
The Zoning Ordinance provides specific development
thanks to talented entrepreneurs like you.
and use requirements, and your business needs a clear
This document is designed to give you an overview of determination about what is allowed. Banquet/event
important considerations before establishing a banquet/ facilities may be on parcels of at least 20 acres, either
event facility, but your specific situation may have owned or leased:
different requirements. The Revised 1993 Loudoun
› By right on parcels zoned RC, CLI (5,000 square feet
County Zoning Ordinance is the ruling document.
or less with no direct access to Route 50), PD-TC or
Working with Loudoun County and Virginia PD-MUB;
Commonwealth staff will help verify that those › By Minor Special Exception on parcels zoned AR-1
requirements are met. Our combined goal is to ensure or AR-2, A-3, A-10, JLMA-20, TR-10, TR-3LBR or PD-
that your operation is safe for customers, so that your RV(RVCCWA);
business can be successful. For department contact › By Special Exception on parcels zoned CR-1, CR-2,
information and the latest updates, please visit CR-3, CR-4, JLMA-3, CLI or R-1.
loudounruralbiz.org.
Planning and Zoning can also tell you if there are
Before establishing a banquet/event facility, it is development regulations for your business, such as
important to understand what is permitted with that use. restrictions on structure size and location, signage, road
Opening a banquet/event facility permits you to provide width and access. They can also determine required
the following on-site services: parking and landscaping.
› Primarily hosting private parties at which food and Your parcel must meet the zoning requirements for
beverages are served; your zoning district and Section 5-642 (which does not
› Facilities for the refrigeration and preparation of food. apply to parcels zoned PD-MUB or CLI), which may be
The number of private party attendees allowed will modified by Minor Special Exception.
be determined during the legislative process to gain Does the parcel have adequate well and septic to
approval for the banquet/event facility. Such a facility support the use? Contact the Health Department to
may be ancillary to other uses such as a restaurant, verify.
hotel, rural resort, conference center, etc.
Banquet/event facilities are located on parcels typically
While this document focuses on banquet/event facilities, serviced by wells and septic systems. The Health
think about what additional uses (if any) you might Department will make the determination if your parcel’s
consider later. Communicating these additional uses to systems can support a banquet/event facility.
Loudoun County and Virginia Commonwealth staff up
front can help avoid surprises later in the process. If you If the systems are inadequate, they can help get your
have questions at any point, please contact Loudoun well and septic paperwork started with the Virginia
Economic Development at 1-800-LOUDOUN. Department of Health.
Do you plan to serve food on premises? Contact
Considerations Before You Buy: Department of Planning and Zoning and the Health
Before you make any investment in the property, make Department with questions.
sure that the parcel is zoned for your intended banquet/
Whether it’s a snack bar, mobile food truck or
event facility. Ask yourself these questions:
commercial kitchen (restaurant), Planning and Zoning
Let us be your partner.
This document is a supplement to the Rural Business Uses in Loudoun County booklet.
can answer any question as to the type of food service ensures that details of your plan aren’t overlooked. This
allowed and the Health Department can answer any reduces surprises later and could help in getting your
questions on food service regulations or direct you to space insured.
the Virginia Department of Agriculture and Consumer
Do you need to modify access to roads? Contact
Services for limited food service approval.
Virginia Department of Transportation to verify and
Are you in an “environmentally sensitive” area? Contact Department of Planning and Zoning with questions.
Department of Building and Development to verify.
If your parcel is accessible by state roads, access points
Whether you plan to construct buildings, parking, or may need to be improved to accommodate customer
just move some earth, there may be restrictions in a traffic. If so, you will need permit approval from VDOT.
Floodplain Overlay District (Zoning Ordinance Section Department of Planning and Zoning can answer any
4-1500), Mountainside Overlay District (Section 4-1600), question as to whether on-site driveways may need to
Limestone Overlay District (Section 4-1900), or Steep be improved.
Slopes (Section 5-1508).
Do you need a zoning permit? Contact Department of
Have you factored in location setbacks? Contact Building and Development to verify.
Department of Planning and Zoning to confirm.
A zoning permit is required for new construction or the
A minimum amount of space is needed between your expansion of existing structures, to start a new use or
construction site and property boundaries or roads, to change use (turning another rural business into a
whether for parking or structures. Setbacks vary, banquet/event facility), or expand an approved use.
depending on your zoning district, type of business
and the type of road that your parcel fronts. See Zoning Considerations Before Opening for Business:
Ordinance Section 5-600 and 5-900 for definitions. Once you have completed the construction process,
there are a few more considerations before opening to
Do you need to submit site plans? Contact Department
the public. Ask yourself these questions:
of Building and Development to confirm.
Do you plan to use exterior signage? Contact
Depending on your projects, you might have to submit
Department of Building and Development for information.
a site plan or rural economy site plan to the engineering
team in Building and Development. Signs are an important factor in marketing your
business and attracting customers. Contact Building and
Considerations Before You Break Ground: Development for the permitted size and type of signs,
Once you have property, a business plan and a then apply for a sign permit.
blueprint, there are steps to reach construction approval.
Have you had a fire inspection? Contact the Loudoun
Ask yourself these questions:
Fire Marshal to schedule an appointment.
Do you need a grading permit? Contact Department of
The Fire Marshal must inspect to determine that your
Building and Development to confirm.
property and structures are safe for the public to use,
If you’re planning to disturb more than 5,000 square and accessible for emergency personnel. You may also
feet of land, which includes applying gravel or other need an approved fire safety and evacuation plan, as
materials, or move dirt in any “environmentally sensitive” required by the Loudoun County Fire Prevention Code. If
area, you will need a grading permit. necessary, the Fire Marshal issues your assembly permit.
Do you need a building permit? Contact Department of Do you have enough parking? Contact Department of
Building and Development to confirm. Planning and Zoning to confirm.
Whether you’re building new or altering the use of an Parking is required at a banquet/event facility, with a
existing structure, you will need a building permit from minimum of one parking space per employee, plus 0.33
Building and Development, unless it is exempt under parking spaces per permitted party attendee. Contact
Virginia law. Safety is an important consideration for Planning and Zoning with questions about parking and
banquet/event facilities, so we encourage all rural consult Zoning Ordinance Section 5-1102 for specific
businesses to utilize minimum fire and life safety information. For the sake of your customers, consider what
standards. Going through the permitting process will be enough to serve the best interests of your business.
Let us be your partner.
Revised on 6.3.2019Steps for Starting a Bed &
Breakfast Homestay
Thank you for considering what it takes to open a sure that the parcel is zoned for your intended B&B
bed and breakfast homestay in Loudoun County! B&B homestay. Ask yourself these questions:
homestays provide valuable rural lodging amenities
Is your parcel zoned for a B&B homestay? Contact the
thanks to talented entrepreneurs like you.
Department of Planning and Zoning to verify.
This document is designed to give you an overview
The Zoning Ordinance provides specific development
of important considerations before establishing a B&B
and use requirements, and your business needs a clear
homestay, but your specific situation may have different
determination about what is allowed. B&B homestays
requirements. The Revised 1993 Loudoun County
can only be on parcels zoned AR-1, AR-2, A-3, A-10, CR-1,
Zoning Ordinance is the ruling document.
CR-2, RC, JLMA-1, JLMA-2, JLMA-20, TR-1, TR-3, TR-10, R-1,
Working with Loudoun County and Virginia R-2, PD-CV(VN), PD-CV(VC), PD-CV(VCSC), PD-RV(VCSC),
Commonwealth staff will help verify that those or PD-RV(VCRA), either owned or leased. Planning
requirements are met. Our combined goal is to ensure and Zoning can also tell you if there are development
that your operation is safe for customers, so that your regulations for your business, such as restrictions on
business can be successful. For department contact structure size and location, signage, road width and
information and the latest updates, please visit access. They can also determine required parking and
loudounruralbiz.org. landscaping.
Before establishing a B&B homestay, it is important to Your parcel must meet the zoning requirements for
understand what is permitted with that use. Opening a your zoning district and Section 5-601(A), which may be
B&B homestay permits you to provide: modified by Minor Special Exception.
› One to four guest rooms for overnight guests; Does the parcel have adequate well and septic to
› Daily private parties of up to 20 attendees; support the use? Contact the Health Department to
› Up to 10 annual private parties of more than 20 verify.
attendees (see more below); B&B homestays are located on parcels typically serviced
› Food service for overnight guests and private party by wells and septic systems. The Health Department
attendees. will make the determination if your parcel’s systems can
support a B&B homestay.
This does not allow you to provide more than four guest
rooms, 20 daily attendees or 10 annual private parties If the systems are inadequate, they can help get your
or to operate a restaurant, however you may choose well and septic paperwork started with the Virginia
to apply for a separate restaurant use if allowed in the Department of Health.
zoning district.
Do you plan to serve food on premises? Contact
While this document focuses on B&B homestays, think Department of Planning and Zoning and the Health
about what additional uses (if any) you might consider Department with questions.
later. Communicating these additional uses to Loudoun
Whether it’s a snack bar, mobile food truck or commercial
County and Virginia Commonwealth staff up front
kitchen (restaurant), Planning and Zoning can answer
can help avoid surprises later in the process. If you
any question as to the type of food service allowed and
have questions at any point, please contact Loudoun
the Health Department can answer any questions on
Economic Development at 1-800-LOUDOUN.
food service regulations or direct you to the Virginia
Department of Agriculture and Consumer Services for
Considerations Before You Buy:
limited food service approval.
Before you make any investment in the property, make
Let us be your partner.
This document is a supplement to the Rural Business Uses in Loudoun County booklet.Are you in an “environmentally sensitive” area? If your parcel is accessible by state roads, access points
Contact Department of Building and Development to may need to be improved to accommodate customer
verify. traffic. If so, you will need permit approval from VDOT.
Department of Planning and Zoning can answer any
Whether you plan to construct buildings, parking, or
question as to whether on-site driveways may need to
just move some earth, there may be restrictions in a
be improved.
Floodplain Overlay District (Zoning Ordinance Section
4-1500), Mountainside Overlay District (Section 4-1600), Do you need a zoning permit? Contact Department of
Limestone Overlay District (Section 4-1900), or Steep Building and Development to verify.
Slopes (Section 5-1508).
A zoning permit is required for new construction or the
Have you factored in location setbacks? Contact expansion of existing structures, to start a new use or to
Department of Planning and Zoning to confirm. change use (turning another rural business into a B&B
homestay), or expand an approved use.
A minimum amount of space is needed between your
construction site and property boundaries or roads,
Considerations Before Opening for Business:
whether for parking or structures. Setbacks vary,
Once you have completed the construction process,
depending on your zoning district, type of business
there are a few more considerations before opening to
and the type of road that your parcel fronts. See Zoning
the public. Ask yourself these questions:
Ordinance Section 5-600 and 5-900 for definitions.
Do you plan to use exterior signage? Contact
Do you need to submit site plans? Contact Department
Department of Building and Development for
of Building and Development to confirm.
information.
Depending on your projects, you might have to submit
Signs are an important factor in marketing your
a site plan, rural economy site plan or sketch plan to the
business and attracting customers. Contact Building and
engineering team in Building and Development.
Development for the permitted size and type of signs, then
Considerations Before You Break Ground: apply for a sign permit.
Once you have property, a business plan and a Have you had a fire inspection? Contact the Loudoun
blueprint, there are steps to reach construction approval. Fire Marshal to schedule an appointment.
Ask yourself these questions:
The Fire Marshal must inspect to determine that your
Do you need a grading permit? Contact Department of property and structures are safe for the public to use, and
Building and Development to confirm. accessible for emergency personnel. You may also need
an approved fire safety and evacuation plan, as required
If you’re planning to disturb more than 5,000 square
by the Loudoun County Fire Prevention Code. If necessary,
feet of land, which includes applying gravel or other
the Fire Marshal issues your assembly permit.
materials, or move dirt in any “environmentally sensitive”
area, you will need a grading permit. Is your private party permitted? Contact Department of
Planning and Zoning to confirm.
Do you need a building permit? Contact Department of
Building and Development to confirm. › If your private party has fewer than 20 attendees and
is hosted in accordance with your zoning permit, then
Whether you’re building new or altering the use of an
you do not need additional permission;
existing structure, you will need a building permit from
Building and Development, unless it is exempt under › If your private party has more than 20 attendees,
Virginia law. Safety is an important consideration for a then you need a private party permit (issued annually)
B&B homestay, so we encourage all rural businesses from Building and Development. This permit allows
to utilize minimum fire and life safety standards. Going 10 such private parties per year.;
through the permitting process ensures that details of › Agricultural buildings and structures may be used
your plan aren’t overlooked. This reduces surprises later for private parties as long as the building or structure
and could help in getting your space insured. remains primarily used for on-site agricultural
purposes;
Do you need to modify access to roads? Contact
› If you erect a tent for an outside event, you need a
Virginia Department of Transportation to verify and
zoning permit and may need a building permit;
Department of Planning and Zoning with questions.
Let us be your partner.
Revised on 6.3.2019› If your tent is more than 900 square feet, it requires
Fire Marshal inspection prior to each private party
use;
› Outdoor private parties must be screened from
adjacent properties by a specified number of trees
or a combination of landscaping and fencing. Please
contact Planning and Zoning or consult Zoning
Ordinance Section 5-653(A). You may request a
waiver of the screening requirements from the
affected adjacent property owner or request a
modification or waiver of the screening requirements
from the Zoning Administrator.
Do you have enough parking? Contact Department of
Planning and Zoning to confirm.
Parking is required at a B&B homestay, with a minimum
of 2.5 parking spaces per dwelling building, plus one
parking space per guest room, plus 0.33 parking
spaces per permitted private party attendee. Contact
Planning and Zoning with questions about parking and
consult Zoning Ordinance Section 5-1102 for specific
information. For the sake of your customers, consider
what will be enough to serve the best interests of your
business.
Let us be your partner.
Revised on 6.3.2019Steps for Starting a
Bed & Breakfast Inn
Thank you for considering what it takes to open a bed Considerations Before You Buy:
and breakfast inn in Loudoun County! B&B inns provide
Before you make any investment in the property, make
valuable rural lodging amenities thanks to talented
sure that the parcel is zoned for your intended B&B inn.
entrepreneurs like you.
Ask yourself these questions:
This document is designed to give you an overview
Is your parcel zoned for a B&B inn? Contact the
of important considerations before establishing a
Department of Planning and Zoning to verify.
B&B inn, but your specific situation may have different
requirements. The Revised 1993 Loudoun County The Zoning Ordinance provides specific development
Zoning Ordinance is the ruling document. and use requirements, and your business needs a clear
determination about what is allowed. A B&B inn can be
Working with Loudoun County and Virginia
by right on parcels of at least five acres, zoned AR-1,
Commonwealth staff will help verify that those
AR-2, A-3, A-10, JLMA-20, TR-3, TR-10, RC, PD-CV(VC),
requirements are met. Our combined goal is to ensure
PD-RV(VCCWA), or PD-RV(VCRA), either owned or
that your operation is safe for customers, so that your
leased. A B&B inn may be allowed by Minor Special
business can be successful. For department contact
Exception on parcels of at least five acres, zoned CR-1,
information and the latest updates, please visit
CR-2, CR-3, JLMA-1, JLMA-2, JLMA-3, TR-1, TR-2, R-1 or
loudounruralbiz.org.
R-2, either owned or leased. Planning and Zoning can
Before establishing a B&B inn, it is important to also tell you if there are development regulations for
understand what is permitted with that use. An owner or your business, such as restrictions on structure size and
manager shall provide full-time management while the location, signage, road width and access. They can also
B&B inn is operating. Opening a B&B inn permits you to determine required parking and landscaping.
provide:
Your parcel must meet the zoning requirements for
› Up to 10 guest rooms for overnight guests; your zoning district and Section 5-601(B), which may be
› Daily private parties of up to 50 attendees; modified by Minor Special Exception.
› Up to 20 annual private parties of more than 50 Does the parcel have adequate well and septic to
attendees (see more below); support the use? Contact the Health Department to
› Food service for overnight guests and private party verify.
attendees.
B&B inns are located on parcels typically serviced by
This does not allow you to operate a restaurant, wells and septic systems. The Health Department will
however you may choose to apply for a separate make the determination if your parcel’s systems can
restaurant use if allowed in the zoning district. support a B&B inn.
While this document focuses on B&B inns, think about If the systems are inadequate, they can help get your
what additional uses (if any) you might consider later. well and septic paperwork started with the Virginia
Communicating these additional uses to Loudoun Department of Health.
County and Virginia Commonwealth staff up front
Do you plan to serve food on premises? Contact
can help avoid surprises later in the process. If you
Department of Planning and Zoning and the Health
have questions at any point, please contact Loudoun
Department with questions.
Economic Development at 1-800-LOUDOUN.
Let us be your partner.
This document is a supplement to the Rural Business Uses in Loudoun County booklet.Whether it’s a snack bar, mobile food truck or commercial B&B inn, so we encourage all rural businesses to utilize
kitchen (restaurant), Planning and Zoning can answer minimum fire and life safety standards. Going through
any question as to the type of food service allowed and the permitting process ensures that details of your plan
the Health Department can answer any questions on aren’t overlooked. This reduces surprises later and could
food service regulations or direct you to the Virginia help in getting your space insured.
Department of Agriculture and Consumer Services for
Do you need to modify access to roads? Contact
limited food service approval.
Virginia Department of Transportation to verify and
Are you in an “environmentally sensitive” area? Department of Planning and Zoning with questions.
Contact Department of Building and Development to
If your parcel is accessible by state roads, access points
verify.
may need to be improved to accommodate customer
Whether you plan to construct buildings, parking, or traffic. If so, you will need permit approval from VDOT.
just move some earth, there may be restrictions in a Department of Planning and Zoning can answer any
Floodplain Overlay District (Zoning Ordinance Section question as to whether on-site driveways may need to
4-1500), Mountainside Overlay District (Section 4-1600), be improved.
Limestone Overlay District (Section 4-1900), or Steep
Do you need a zoning permit? Contact Department of
Slopes (Section 5-1508).
Building and Development to verify.
Have you factored in location setbacks? Contact
A zoning permit is required for new construction or the
Department of Planning and Zoning to confirm.
expansion of existing structures, to start a new use or to
A minimum amount of space is needed between your change use (turning another rural business into a B&B
construction site and property boundaries or roads, inn), or expand an approved use.
whether for parking or structures. Setbacks vary,
depending on your zoning district, type of business Considerations Before Opening for Business:
and the type of road that your parcel fronts. See Zoning Once you have completed the construction process,
Ordinance Section 5-600 and 5-900 for definitions. there are a few more considerations before opening to
the public. Ask yourself these questions:
Do you need to submit site plans? Contact Department
of Building and Development to confirm. Do you plan to use exterior signage? Contact Department
of Building and Development for information.
Depending on your projects, you might have to submit
a site plan or rural economy site plan to the engineering Signs are an important factor in marketing your
team in Building and Development. business and attracting customers. Contact Building and
Development for the permitted size and type of signs, then
Considerations Before You Break Ground: apply for a sign permit.
Once you have property, a business plan and a
Have you had a fire inspection? Contact the Loudoun
blueprint, there are steps to reach construction approval.
Fire Marshal to schedule an appointment.
Ask yourself these questions:
The Fire Marshal must inspect to determine that your
Do you need a grading permit? Contact Department of
property and structures are safe for the public to use, and
Building and Development to confirm.
accessible for emergency personnel. You may also need
If you’re planning to disturb more than 5,000 square an approved fire safety and evacuation plan, as required
feet of land, which includes applying gravel or other by the Loudoun County Fire Prevention Code. If necessary,
materials, or move dirt in any “environmentally sensitive” the Fire Marshal issues your assembly permit.
area, you will need a grading permit.
Is your private party permitted? Contact Department of
Do you need a building permit? Contact Department of Planning and Zoning to confirm.
Building and Development to confirm.
› If your private party has fewer than 50 attendees and
Whether you’re building new or altering the use of an is hosted in accordance with your zoning permit, then
existing structure, you will need a building permit from you do not need additional permission;
Building and Development, unless it is exempt under › If your private party has more than 50 attendees,
Virginia law. Safety is an important consideration for then you need a private party permit (issued annually)
Let us be your partner.
Revised on 6.3.2019from Building and Development. This permit allows
20 such private parties per year.;
› Agricultural buildings and structures may be used
for private parties as long as the building or structure
remains primarily used for on-site agricultural
purposes;
› If you erect a tent for an outside event you need a
zoning permit and may need a building permit;
› If your tent is more than 900 square feet, it requires
Fire Marshal inspection prior to each private party
use;
› Outdoor private parties must be screened from
adjacent properties by a specified number of trees
or a combination of landscaping and fencing. Please
contact Planning and Zoning or consult Zoning
Ordinance Section 5-653(A). You may request a
waiver of the screening requirements from the
affected adjacent property owner or request a
modification or waiver of the screening requirements
from the Zoning Administrator.
Do you have enough parking? Contact Department of
Planning and Zoning to confirm.
Parking is required at a B&B inn, with a minimum of 2.5
parking spaces per dwelling building, plus one parking
space per guest room, plus 0.33 parking spaces per
permitted private party attendee. Contact Planning and
Zoning with questions about parking and consult Zoning
Ordinance Section 5-1102 for specific information.
For the sake of your customers, consider what will be
enough to serve the best interests of your business.
Let us be your partner.
Revised on 6.3.2019Steps for Starting a
Commercial Winery
(Cidery, Meadery)
Thank you for considering what it takes to open a are regulated by Loudoun County (see Zoning
commercial winery! Loudoun grows more grapes and has Ordinance Section 5-500(C), Special Events).
more wineries than any other county in Virginia thanks to
While this document focuses on commercial wineries,
talented winemakers and entrepreneurs like you.
think about what additional uses (if any) you might
This document is designed to give you an overview consider later. Communicating these additional uses to
of important considerations before establishing a Loudoun County and Virginia Commonwealth staff up
commercial winery, but your specific situation may have front can help avoid surprises later in the process. If you
different requirements. The Revised 1993 Loudoun have questions at any point, please contact Loudoun
County Zoning Ordinance is the ruling document. Economic Development at 1-800-LOUDOUN.
Working with Loudoun County and Virginia
Considerations Before You Buy:
Commonwealth staff will help verify that those
Before you make any investment in the property,
requirements are met. Our combined goal is to ensure
make sure that the parcel is zoned for your intended
that your operation is safe for customers, so that your
commercial winery. Ask yourself these questions:
business can be successful. For department contact
information and the latest updates, please visit Is your parcel zoned for a commercial winery? Contact
loudounruralbiz.org. the Department of Planning and zoning to verify.
Before establishing a commercial winery, it is The Zoning Ordinance provides specific development
important to understand what is permitted with that and use requirements, and your business needs a clear
use. A commercial winery is subject to Alcoholic determination about what is allowed. Commercial wineries
Beverage Control (ABC) regulations and applicable may be commenced on parcels of at least 10 acres:
federal laws. Commercial wineries may, but are
› By right with structures of 20,000 square feet or less
not required to grow agricultural products for the
and on parcels zoned AR-1 or AR-2;
production of wine. Commercial wineries are defined
to allow your business to: › By Special Exception with structures over 20,000
square feet and on parcels zoned AR-1 or AR-2;
› Produce and harvest fruit and other agricultural › By Special Exception on parcels zoned JLMA-20.
products;
› Manufacture and bottle wine; Planning and Zoning can also tell you if there are
development regulations for your business, such as
› Offer for sale, taste and consumption of wine on-
restrictions on structure size and location, signage, road
premises during regular business hours;
width and access. They can also determine required
› Directly sell and ship wine;
parking and landscaping.
› Store and warehouse wine;
› Host educational activities and events. The parcel must also meet requirements of Section
5-656 Standards, which may be modified by Minor
Commercial wineries are not commercial/full-service Special Exception.
kitchens, restaurants, or a catering operation, however
you may choose to apply for a separate restaurant use if Does the parcel have adequate well and septic to
allowed in the zoning district. support the use? Contact the Health Department to verify.
Events associated with on-site wine production are Commercial wineries are located on parcels typically
regulated by ABC. Special events open to the public serviced by wells and septic systems. The Health
or private parties not open to the public and are by Department will make the determination if your parcel’s
invitation only, such as weddings or wedding receptions, systems can support a commercial winery.
Let us be your partner.
This document is a supplement to the Rural Business Uses in Loudoun County booklet.If the systems are inadequate, they can help get your Do you need a building permit? Contact Department of
well and septic paperwork started with the Virginia Building and Development to confirm.
Department of Health.
Whether you’re building new or altering the use of an
Do you plan to serve food on premises? Contact existing structure, you will need a building permit from
Department of Planning and Zoning and the Health Building and Development, unless it is exempt under
Department with questions. Virginia law. Safety is an important consideration for
commercial wineries, so we encourage all rural businesses
Whether it’s a snack bar, mobile food truck or commercial
to utilize minimum fire and life safety standards. Going
kitchen (restaurant), Planning and Zoning can answer any
through the permitting process ensures that details of your
question as to the type of food service allowed and the
plan aren’t overlooked. This reduces surprises later and
Health Department can answer any questions on food
could help in getting your space insured.
service regulations or direct you to the Virginia Department
of Agriculture and Consumer Services for limited food Do you need to modify access to roads? Contact
service approval. Virginia Department of Transportation to verify and
Department of Planning and Zoning with questions.
Are you in an “environmentally sensitive” area? Contact
Department of Building and Development to verify. If your parcel is accessible by state roads, access points
may need to be improved to accommodate customer
Whether you plan to construct buildings, parking, or
traffic. If so, you will need permit approval from VDOT.
just move some earth, there may be restrictions in a
Department of Planning and Zoning can answer any
Floodplain Overlay District (Zoning Ordinance Section
question as to whether on-site driveways may need to
4-1500), Mountainside Overlay District (Section 4-1600),
be improved.
Limestone Overlay District (Section 4-1900), or Steep
Slopes (Section 5-1508). Do you need a zoning permit? Contact Department of
Building and Development to verify.
Have you factored in location setbacks? Contact
Department of Planning and Zoning to confirm. A zoning permit is required for new construction or the
expansion of existing structures, to start a new use or
A minimum amount of space is needed between your
to change use (turning another rural business into a
construction site and property boundaries or roads,
commercial winery), or expand an approved use.
whether for parking or structures. Setbacks vary,
depending on your zoning district, type of business
Considerations Before Opening for Business:
and the type of road that your parcel fronts. See Zoning
Once you have completed the construction process,
Ordinance Section 5-600 and 5-900 for definitions.
there are a few more considerations before opening to
Do you need to submit site plans? Contact Department the public. Ask yourself these questions:
of Building and Development to confirm.
Do you have a license to serve or sell alcohol? Contact
Depending on your projects, you might have to submit Virginia ABC for information.
a site plan or rural economy site plan to the engineering
Whether you plan to serve, sell or retail alcohol on
team in Building and Development.
premises, you will need a Commercial Winery license
Considerations Before You Break Ground: from Virginia ABC.
Once you have property, a business plan and a Do you plan to use exterior signage? Contact
blueprint, there are steps to reach construction approval. Department of Building and Development for information.
Ask yourself these questions:
Signs are an important factor in marketing your
Do you need a grading permit? Contact Department of business and attracting customers. Contact Building and
Building and Development to confirm. Development for the permitted size and type of signs,
then apply for a sign permit.
If you’re planning to disturb more than 5,000 square
feet of land, which includes applying gravel or other Have you had a fire inspection? Contact the Loudoun
materials, or move dirt in any “environmentally sensitive” Fire Marshal to schedule an appointment.
area, you will need a grading permit.
The Fire Marshal must inspect to determine that your
property and structures are safe for the public to use,
Let us be your partner.
Revised on 6.3.2019and accessible for emergency personnel. You will also
need an approved fire safety and evacuation plan, as
required by the Loudoun County Fire Prevention Code. If
necessary, the Fire Marshal issues your assembly permit.
Do you have enough parking?
Parking is required for commercial wineries. This formula
will determine the minimum parking required:
› 2 parking spaces per 1,000 square feet of
manufacturing and office floor area;
› 10 parking spaces per 1,000 square feet of tasting
room floor area.
For the sake of your customers, you might want to
consider what will be enough to serve the best interests
of your business.
Let us be your partner.
Revised on 6.3.2019Steps for Starting a
Country Inn
Thank you for considering what it takes to open a sure that the parcel is zoned for your intended country
country inn in Loudoun County! Country inns provide inn. Ask yourself these questions:
valuable rural lodging amenities thanks to talented
Is your parcel zoned for a country inn? Contact the
entrepreneurs like you.
Department of Planning and Zoning to verify.
This document is designed to give you an overview of
The Zoning Ordinance provides specific development
important considerations before establishing a country
and use requirements, and your business needs a clear
inn, but your specific situation may have different
determination about what is allowed. Country inns may be
requirements. The Revised 1993 Loudoun County
on parcels of at least 20 acres, either owned or leased:
Zoning Ordinance is the ruling document.
› By right, if zoned AR-1, AR-2, RC or PD-RV(VCCWA);
Working with Loudoun County and Virginia
Commonwealth staff will help verify that those › By Minor Special Exception on parcels zoned A-3,
requirements are met. Our combined goal is to ensure A-10, CR-1, CR-2, CR-3, JLMA-3, JLMA-20, TR-10 or
that your operation is safe for customers, so that your TR-3LBR;
business can be successful. For department contact › By Minor Special Exception on parcels zoned AR-1 or
information and the latest updates, please visit AR-2, to establish the use with a restaurant that has
loudounruralbiz.org. an occupancy of more than 100 people;
› By Special Exception on parcels zoned A-3, A-10,
Before establishing a country inn, it is important to
CR-1, CR-2, CR-3, CR-4, JLMA-3, JLMA-20, TR-10 or
understand what is permitted with that use. An owner or
TR-3LBR to establish the use with a restaurant with
manager shall provide full-time management while the
an occupancy of more than 100 people.
country inn is operating. Opening a country inn permits
you to provide: Planning and Zoning can also tell you if there are
development regulations for your business, such as
› Up to 40 guest rooms for overnight guests;
restrictions on structure size and location, signage, road
› Daily private parties of up to 100 attendees; width and access. They can also determine required
› Up to 20 annual private parties of more than 100 parking and landscaping.
attendees (see more below);
Your parcel must meet the zoning requirements for
› Food service for overnight guests and private party
your zoning district and Section 5-601(C), which may be
attendees.
modified by Minor Special Exception.
This does not allow you to operate a restaurant,
Does the parcel have adequate well and septic to
however, you may choose to apply for a separate
support the use? Contact the Health Department to verify.
restaurant use if allowed in the zoning district.
Country inns are located on parcels typically serviced
While this document focuses on country inns, think
by wells and septic systems. The Health Department
about what additional uses (if any) you might consider
will make the determination if your parcel’s systems can
later. Communicating these additional uses to Loudoun
support a country inn.
County and Virginia Commonwealth staff up front
can help avoid surprises later in the process. If you If the systems are inadequate, they can help get your
have questions at any point, please contact Loudoun well and septic paperwork started with the Virginia
Economic Development at 1-800-LOUDOUN. Department of Health.
Do you plan to serve food on premises? Contact
Considerations Before You Buy:
Department of Planning and Zoning and the Health
Before you make any investment in the property, make Department with questions.
Let us be your partner.
This document is a supplement to the Rural Business Uses in Loudoun County booklet.Whether it’s a snack bar, mobile food truck or commercial country inn, so we encourage all rural businesses to
kitchen (restaurant), Planning and Zoning can answer utilize minimum fire and life safety standards. Going
any question as to the type of food service allowed and through the permitting process ensures that details of
the Health Department can answer any questions on your plan aren’t overlooked. This reduces surprises later
food service regulations or direct you to the Virginia and could help in getting your space insured.
Department of Agriculture and Consumer Services for
Do you need to modify access to roads? Contact
limited food service approval.
Virginia Department of Transportation to verify and
Are you in an “environmentally sensitive” area? Department of Planning and Zoning with questions.
Contact Department of Building and Development to
If your parcel is accessible by state roads, access points
verify.
may need to be improved to accommodate customer
Whether you plan to construct buildings, parking, or traffic. If so, you will need permit approval from VDOT.
just move some earth, there may be restrictions in a Department of Planning and Zoning can answer any
Floodplain Overlay District (Zoning Ordinance Section question as to whether on-site driveways may need to
4-1500), Mountainside Overlay District (Section 4-1600), be improved.
Limestone Overlay District (Section 4-1900), or Steep
Do you need a zoning permit? Contact Department of
Slopes (Section 5-1508).
Building and Development to verify.
Have you factored in location setbacks? Contact
A zoning permit is required for new construction or the
Department of Planning and Zoning to confirm.
expansion of existing structures, to start a new use or
A minimum amount of space is needed between your to change use (turning another rural business into a
construction site and property boundaries or roads, country inn), or expand an approved use.
whether for parking or structures. Setbacks vary,
depending on your zoning district, type of business Considerations Before Opening for Business:
and the type of road that your parcel fronts. See Zoning Once you have completed the construction process,
Ordinance Section 5-600 and 5-900 for definitions. there are a few more considerations before opening to
the public. Ask yourself these questions:
Do you need to submit site plans? Contact Department
of Building and Development to confirm. Do you plan to use exterior signage? Contact
Department of Building and Development for
Depending on your projects, you might have to submit
information.
a site plan or rural economy site plan to the engineering
team in Building and Development. Signs are an important factor in marketing your
business and attracting customers. Contact Building and
Considerations Before You Break Ground: Development for the permitted size and type of signs, then
Once you have property, a business plan and a apply for a sign permit.
blueprint, there are steps to reach construction approval.
Have you had a fire inspection? Contact the Loudoun
Ask yourself these questions:
Fire Marshal to schedule an appointment.
Do you need a grading permit? Contact Department of
The Fire Marshal must inspect to determine that your
Building and Development to confirm.
property and structures are safe for the public to use, and
If you’re planning to disturb more than 5,000 square accessible for emergency personnel. You may also need
feet of land, which includes applying gravel or other an approved fire safety and evacuation plan, as required
materials, or move dirt in any “environmentally sensitive” by the Loudoun County Fire Prevention Code. If necessary,
area, you will need a grading permit. the Fire Marshal issues your assembly permit.
Do you need a building permit? Contact Department of Is your private party permitted? Contact Department of
Building and Development to confirm. Planning and Zoning to confirm.
Whether you’re building new or altering the use of an › If your private party has fewer than 100 attendees
existing structure, you will need a building permit from and is hosted in accordance with your zoning permit,
Building and Development, unless it is exempt under then you do not need additional permission;
Virginia law. Safety is an important consideration for › If your private party has more than 100 attendees,
Let us be your partner.
Revised on 6.3.2019then you need a private party permit (issued annually)
from Building and Development. This permit allows
20 such private parties per year.;
› Agricultural buildings and structures may be used
for private parties as long as the building or structure
remains primarily used for on-site agricultural
purposes;
› If you erect a tent for an outside event you need a
zoning permit and may need a building permit;
› If your tent is more than 900 square feet, it requires
Fire Marshal inspection prior to each private party
use;
› Outdoor private parties must be screened from
adjacent properties by a specified number of trees
or a combination of landscaping and fencing. Please
contact Planning and Zoning or consult Zoning
Ordinance Section 5-653(A). You may request a
waiver of the screening requirements from the
affected adjacent property owner or request a
modification or waiver of the screening requirements
from the Zoning Administrator.
Do you have enough parking? Contact Department of
Planning and Zoning to confirm.
Parking is required at a country inn, with a minimum of
one parking space per guest room, plus 0.33 parking
spaces per permitted private party attendee, plus 15
parking spaces per 1,000 square feet of floor for a
restaurant (kitchen included). Contact Planning and
Zoning with questions about parking and consult Zoning
Ordinance Section 5-1102 for specific information.
For the sake of your customers, consider what will be
enough to serve the best interests of your business.
Let us be your partner.
Revised on 6.3.2019Steps for Starting an
Equestrian Event Facility
Thank you for considering what it takes to open an Considerations Before You Buy:
equestrian event facility in Loudoun County! Equestrian Before you make any investment in the property,
event facilities provide the necessary event space make sure that the parcel is zoned for your intended
for Loudoun’s world-class equine industry, thanks to equestrian event facility. Ask yourself these questions:
talented entrepreneurs like you.
Is your parcel zoned for an equestrian event facility?
This document is designed to give you an overview Contact the Department of Planning and Zoning to
of important considerations before establishing an verify.
equestrian event facility, but your specific situation may
The Zoning Ordinance provides specific development
have different requirements. The Revised 1993 Loudoun
and use requirements, and your business needs a clear
County Zoning Ordinance is the ruling document.
determination about what is allowed. Equestrian event
Working with Loudoun County and Virginia facilities may be on parcels of at least 25 acres, either
Commonwealth staff will help verify that those owned or leased:
requirements are met. Our combined goal is to ensure
› By right, if the parcel is zoned AR-1, AR-2, JLMA-20,
that your operation is safe for customers, so that your
TR-10 or PD-CV(CVSC);
business can be successful. For department contact
information and the latest updates, please visit › By right, if the parcel is zoned A-3, A-10, JLMA-1,
loudounruralbiz.org. JLMA-2, JLMA-3, TR-1, TR-2, TR-3, TR-10, or PD-
RV(VCSS), if the property has direct access to a state-
Before establishing an equestrian event facility, it is maintained road;
important to understand what is permitted with that use.
› By Minor Special Exception if the parcel is zoned
With the approval of an equestrian event facility, you are
TR-3UBF or TR-3LF, and does not have access to a
permitted to provide the following on-site services:
state-maintained road;
› Equestrian events, including competitions, › By Special Exception if the parcel is zoned A-3, A-10,
exhibitions, skill displays and teaching; CR-1, JLMA-1, JLMA-2, JLMA-3, TR-1, or TR-2, TR-10,
› Caretaker’s quarters; TR-3LBR, and does not have direct access to a state-
› Care for, breeding, boarding, riding or training horses. maintained road.
Non-equestrian events are not permitted as part of an Planning and Zoning can also tell you if there are
equestrian event facility. Special events open to the development regulations for your business, such as
public or private parties not open to the public and restrictions on structure size and location, signage, road
are by invitation only, such as weddings or wedding width and access. They can also determine required
receptions, are regulated separately (see Zoning parking and landscaping.
Ordinance Section 5-500(C), Special Events). Your parcel must meet the zoning requirements for your
While this document focuses on equestrian event zoning district and Section 5-627 or 5-630, which may
facilities, think about what additional uses (if any) be modified by Minor Special Exception.
you might consider later. Communicating these Does the parcel have adequate well and septic to
additional uses to Loudoun County and Virginia support the use? Contact the Health Department to
Commonwealth staff up front can help avoid surprises verify.
later in the process. If you have questions at any point,
please contact Loudoun Economic Development at Equestrian event facilities are located on parcels typically
1-800-LOUDOUN. serviced by wells and septic systems. The Health
Department will make the determination if your parcel’s
Let us be your partner.
This document is a supplement to the Rural Business Uses in Loudoun County booklet.You can also read
