Zoning
Zoning is intended to promote the health, safety, and general welfare of the public and the orderly development of Frederick County. It is further intended to accomplish the purposes listes in 15.2-2200 of the Code of Virginia, as amended. It is also intended to provide a one avenue to achieve the goals set forth in the Frederick County Comprehensive Plan.

The Following is a brief description of the various Zoning types found in Frederick County. 

1. B1 (Business, Neighborhood District)
The intent of this district is to provide small business areas to serve the daily household needs of surrounding residential neighborhoods. Uses allowed primarily consist of limited retailing and personal service uses. Business uses in this district should be small in size and should not produce substantial vehicle traffic in excess of what is usual in the residential neighborhoods. See Zoning ordinance page 165-82, 16612 for allowed uses.

2. B2 (Business, General District)
The intent of this district is to provide large areas for a variety of business, office and service uses. General business areas are located on arterial highways at major intersections and at interchange areas. Businesses allowed involve frequent and direct access by the general public but not heavy truck traffic on a consistant basis other than required for delivery of retail goods. General business areas should have direct access to major thoroughfares and should be properly seperated from residential areas. Adequate frontage and depth should be provided, and access should be properly controlled to promote safety anf orderly development. Nuisance factors are to be avioded. See Zoning ordiance page 165-82, 16614 for allowed uses.

3. B3 (Business, Industrial Transition Zone)
The intent of this district is to provide for heavy commercial activities, involving large scale markerting or wholesaling, in locations that are seperate from but un the vicinity of business and industrial areas. In some cases, such areas may be transitional, located between business and industrial areas. In these areas, there will be a mixture of automobile and truck traffic. Some of the uses in this district will require large areas of land and may have outdoor storage and display. It is intended that the uses in this district shall not be sources of noise, dust, smoke or other nuisances. Such industrial transition areas shall be provided with safe and sufficient access. See Zoning ordinance page 165-82, 16620 for allowed uses.

4. M1 (Light Industrial District)
The intent of this district is to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. See Zoning ordinance page 165-82, 16624 for allowed uses.

5. M2 (Industrial, General District)
The intent of this district is to provide for a wide variety of manufacturing, commercial office and heavy industrial uses, including those which may not be compatible with nearby residential and business areas. Performance controls are used to control potential nuisances, especially in relation to zoning district boundaries. Such industrial areas shall be provided with safe and sufficient access. See Zoning ordinance page 165-82, 16624.6 for allowed uses.

6. EM (Extractive Manufacturing District)
The intent of this district is to provide for mining and related industries, all of which rely on the extraction of natural resources. Provisions and performance standards are provided to protect surrounding uses from adverse impacts. It is also the intent to avoid the enchroachment of incompatible uses on the borders of the EM District. See Zoning ordinance page 165-82, 16624.9 for allowed uses.

7. MS (Medical Support District)
The intent of this district to provide for areas to support hospitals, medical centers, medical offices, clinics, and schools of medicine. These areas are intended to allow for a variety of support services and related residential land uses to be within close proximity of each other to provide for professional and patient convenience. All land to be contained within the Medical Support District shall be included within a master development plan to ensure that land uses are compatibly mixed., designed in a harmonious fashion, and developed to minimize adverse impacts to adjoining properties. See Zoning ordinance page 165-82, 16628 for allowed uses.

8. RA (Rural Area District)
The purpose of the rural area regulations is to preserve large, open parcels of land, tree cover, scenic views, sensitive environmental areas and prime agricultural and locallu significant soils. The regulations provide for a variation in lot size, at a density not to exceed one unit per five acres. The varying lot size is permitted in order to facilitate designs that blend in with th existing landscape and preserve some larger tracts of undeveloped land in order to maintian the rural character of the county, as well as provide a choice to home buyers.

The regulations are intended to reduce environmental impacts, such as soil erosion, by requiring development which is sensitive to the existing features ot the natural terrain and by reducing the amount of clearing needed for roads. Diversity and originality in the lot layout are encouraged in order to achieve the best possible relationship between the development and the land. Individual lots and streets should be designed to minimize alteration of the natural site features, relate positively to surrounding properties and protect the views from the surrounding areas. It is intended that by allowing flexibility in the subdivision design, while at the same time requiring that environmental concernsa be addressedm a more attractive environmentally sound and economically viable development will result. See Zoning ordinance page 165-82, 16572.6 for allowed uses.

9. RP (Residential Performance District)
It is the intent to allow a mixture of housing types on the land within an approved master development plan. The permitted multifamily development percentages and densities are identified in the zoning ordinance Sec 165-58.16579-16599. Multifamily housing types are allowed only when they adjoin similar uses or are properly seperated from different uses. The preliminary master development plan shall specify the amount and percentages of all proposed housing types. 

While a mixture of housing types is allowed on a site, the intest is to use the master development plan and the other regulations to place the different housing types on the site in a way that will protect the living environment of the new developments with different housing types. The zoning ordinance attempts to encourage the provision of some amenities through density bonuses which are intended to enhance the development without increasing housing costs.

10. R4 (Residential Planned Community District)
The intention of the Residential Planned Community District is to provide for a mixture of housing types and uses within the Residential Planned Community District shall be included within an approved master development plan. The layout, phasing, density and intensity of development is determined through the adoption of the master development plan by the Planning Commission and Board of Supervisors.
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