Zoning, building permits and septic rules in Town of Independence, Virginia

Town of Independence’s own rules

• Local zoningPresent (with conditions)

  All land within Independence town corporate limits.

  “The provisions of this chapter shall apply to all land within the corporate limits of the town.”

• Zoning districtsPublished (with conditions)

  All land within Independence town corporate limits.

  districts: CN Conservation; A Agriculture; R-1 Medium Density Residential; R-2 Multi-Family Residential; MHP Mobile Home Park; NC Neighborhood Commercial; CC Core Commercial; GC General Commercial; I Industrial; Flood Hazard; Historic

  “CN Conservation; [...] A Agriculture. [...] R-1 Medium Density Residential; [...] R-2 Multi-Family Residential; [...] MHP Mobile Home Park. [...] NC Neighborhood Commercial; [...] CC Core Commercial; [...] GC General Commercial. [...] I Industrial; [...] Flood Hazard District; and [...] Historic District.”

• Manufactured homesLimited

  Mobile-home dwellings inside Independence town limits.

  • A mobile home must be in an approved and duly licensed mobile home park or in the Agricultural District.

  “No mobile home may be located in the town, unless the same shall be in an approved and duly licensed mobile home park or in the Agricultural District.”

Rules another office applies inside Town of Independence

Town of Independence does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

• Minimum lot sizeSpecified

  R-1 Medium Density Residential District inside Independence town limits.

  • Applies within the R-1 District.

  minimum required lot area: 11500 square feet

  “Within the R-1 District, the minimum required lot area shall be 11,500 square feet.”

• SetbacksSpecified

  R-1 Medium Density Residential District inside Independence town limits.

  • On double-frontage and corner lots, there shall be a front yard on each street.

  front yard: >= 30 feet · side yard each side: >= 10 feet · side yards total: >= 20 feet · rear yard: >= 30 feet

  “Front yards shall not be less than 30 feet. On double frontage and corner lots, there shall be a front yard on each street. [...] Side yards shall not be less than ten feet, on each side and a total of 20 feet. [...] Rear yards shall not be less than 30 feet.”

• Lot coverageSpecified

  R-1 Medium Density Residential District inside Independence town limits.

  • Includes accessory structures.

  maximum lot coverage: <= 35 percent of total lot area

  “Within the R-1 District, the maximum lot coverage for all structures, including accessory structures, shall not exceed 35% of the total lot area.”

• Building heightSpecified

  R-1 Medium Density Residential District inside Independence town limits.

  • The limitation does not apply to belfries, spires, flagpoles, or antennas.

  maximum height: <= 35 feet above curb level (Does not apply to belfries; spires; flagpoles; or antennas.)

  “The maximum height of a front wall or other portion of a building or other structure shall be 35 feet above the curb level. However, this limitation shall not apply to belfries; spires; flagpoles; or antennas.”

• Driveway accessLimited

  Mobile home spaces in MHP Mobile Home Park Residential Districts inside Independence town limits.

  • Applies to mobile home spaces in a mobile home park.

  minimum driveway width: >= 30 feet (Driveway must have unobstructed access to a public street.)

  “All mobile home spaces shall abut upon a driveway of not less than 30 feet in width which shall have unobstructed access to a public street.”

• Permit processPartial

  Mobile home park zoning permits inside Independence town limits.

  • Application must be filed with the Zoning Administrator; the Zoning Administrator, County Health Department, and Mayor review proposed plans and specifications; the occupancy permit follows completion according to approved plans.

  “Applications for a mobile home park zoning permit shall be filed with and issued by the Zoning Administrator. [...] The Zoning Administrator, the County Health Department and the Mayor shall review the proposed plans and specifications. [...] The Zoning Administrator shall approve the application and upon completion of the park according to the plans, shall issue the occupancy permit.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Independence or Grayson County directly.

• Building permit — Residential construction inside Independence town limits.
• Owner-builder exemption — Owner-built homes inside Independence town limits.
• Building code adopted — Construction inside Independence town limits.
• Inspections — Building inspections inside Independence town limits.
• Certificate of occupancy — Occupancy and use inside Independence town limits.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Off-grid gear

Going off-grid in Town of Independence means bringing your own water and power. The kit we’d start with:

• Water Crystal Quest Filter any source — well, rain, or creek — to drinking-clean.
• Power Bluetti Solar generators and home battery backup for living off the grid.
• Septic Soil percolation test kit Run your own perc test before paying an engineer — the first thing a septic office asks about.
• Water Well water test kit Bacteria, nitrates, hardness — know what the well on a parcel is really pumping.

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