Luray

Page County, Virginia regulates accessory dwelling units through its Zoning Ordinance, administered by the Department of Community Development / Planning and Zoning and adopted by the Page County Board of Supervisors. Virginia is a Dillon Rule state and has NOT enacted a statewide ADU preemption law — Va. Code § 15.2-2280 et seq. delegates zoning authority entirely to localities — so every ADU rule that applies to a Page County parcel is local. Page County sits in the central Shenandoah Valley, in the narrow north-south trough known as the Page Valley or Luray Valley, bounded on the west by Massanutten Mountain and on the east by the Blue Ridge Mountains (with Shenandoah National Park forming much of the eastern county boundary). The county contains three incorporated towns — Luray (the county seat and home of Luray Caverns), Stanley, and Shenandoah — which under Virginia's unusual city/town/county structure remain inside the county's jurisdiction for zoning purposes (each town has its own town zoning, but county ordinances still apply on town-limits parcels except where superseded by town rules). The Page County Zoning Ordinance permits 'accessory apartments' and 'accessory dwelling units' as accessory uses subject to zoning-district conditions in certain districts; the county's rural / agricultural districts (A-1 Agricultural and adjacent designations) and residential districts include specific provisions for single-family-dwelling-related accessory units. Because Virginia's 2022-2025 General Assembly sessions did not enact statewide ADU preemption, accessory-dwelling approval in Page County is a locally-administered process without a statewide ministerial-review floor, minimum ADU size, parking cap, or owner-occupancy preemption. The combination of (a) tourism demand driven by Shenandoah National Park and Luray Caverns and (b) a limited rural housing stock has made short-term rental regulation a recurring item on the Board of Supervisors' agenda, and short-term-rental ordinance interpretation frequently intersects with accessory-dwelling applications in practice.

• Page County Code — Zoning Ordinance (Accessory uses and accessory dwelling provisions)
• Page County Code — Subdivision Ordinance and supplementary land-use regulations
• Page County Comprehensive Plan — Land-use and housing elements
• Virginia Code § 15.2-2280 et seq. — State zoning enabling authority (Dillon Rule)
• Virginia Code § 15.2-2316.3 — Statutory framework for family-member accessory dwelling
• Page County Short-Term Rental regulations (interaction with accessory dwellings)

State-floor overlay: None. Virginia has not enacted a statewide ADU preemption law. Va. Code § 15.2-2280 et seq. delegates zoning authority to localities without imposing a floor on ADU permissibility, ministerial approval, minimum size, or parking. Page County's Zoning Ordinance is therefore the operative rule set for every ADU question — allowance by district, size limits, owner-occupancy, parking, permit process, and fees are all locally set. ADU bills introduced in the 2022-2025 General Assembly sessions did not advance; the 2026 session had not closed the gap as of 2026-04-21. Additionally, note that the incorporated towns within Page County (Luray, Stanley, Shenandoah) maintain their own town zoning in addition to county zoning — for a town-limits parcel, both the town ordinance and any county supplemental rules apply; for an unincorporated county parcel outside all town limits, only the county ordinance applies.

Page County, Virginia administers or cooperates in several overlay and environmental-review regimes that can affect ADU siting on unincorporated parcels: (1) FEMA Special Flood Hazard Areas along the South Fork of the Shenandoah River (the county's principal drainage, flowing northeast the length of the county from the Rockingham County line through Shenandoah, Stanley, and Luray before exiting to Warren County) and along Hawksbill Creek, Pass Run, Jeremy's Run, and numerous Blue Ridge and Massanutten tributaries, subject to the county's floodplain-management ordinance; (2) Shenandoah National Park boundary coordination — the park forms much of the county's eastern boundary along the Blue Ridge crest, and parcels close to the NP boundary face view-shed, access, and National Park Service coordination considerations even though NPS does not hold regulatory authority over private-parcel construction outside park limits; (3) historic overlay / advisory review — Page County has significant Civil War, 18th/19th-century Shenandoah Valley agricultural-settlement, and tourism-era heritage, including the Luray Historic District, Luray Caverns (a National Natural Landmark), and numerous individual properties on the Virginia Landmarks Register and National Register of Historic Places; (4) karst / sinkhole geology review — the county sits on carbonate bedrock in the Great Valley, where limestone and dolomite dissolution creates sinkholes, closed depressions, caves (Luray Caverns is the most famous but is one of many), and compromised septic-drainfield suitability — the karst regime is among the most intense in Virginia; (5) Massanutten Mountain and George Washington National Forest interface on the county's western boundary, where the Massanutten ridge and the GWNF Lee Ranger District create significant forest / wildland interface; (6) Chesapeake Bay Preservation Act framework — Page County lies in the Potomac River drainage and is subject to statewide erosion-and-sediment-control and stormwater-management provisions; (7) Virginia Department of Forestry wildfire-prevention programs for forest-interface parcels. Unlike California, Virginia does not maintain a Very-High-Fire-Hazard Severity Zone regime triggering mandatory WUI-rated construction.

• FEMA Special Flood Hazard Areas / Page County Floodplain Management Ordinance — Page County's floodplain-district regulations enforce FEMA NFIP minimum floodplain-management standards. Applicants should confirm effective FIRM panel numbers and BFEs at design time. FEMA is conducting ongoing FIRM updates in the Potomac drainage basin, and effective panels should be verified before design commitments. The South Fork Shenandoah has well-mapped floodplain with a history of significant flood events; parcels close to the river or to secondary drainages from Shenandoah NP or Massanutten Mountain are the most likely to face floodplain-district constraints.
• Shenandoah National Park boundary coordination — NPS does not regulate private-parcel construction, but accessory-dwelling projects near the park boundary benefit from early coordination on (a) access (some private parcels are accessed only through park land, with NPS-issued rights-of-way), (b) utilities (electric, communications, and water service to boundary parcels can involve park-land crossing permits), and (c) viewshed-sensitive siting (an ADU visible from a Skyline Drive overlook may draw public comment during any required land-use hearing, even though NPS has no regulatory voice). The park boundary is NOT an exclusion zone for private-parcel ADUs; it is simply a boundary that introduces additional coordination complexity for parcels immediately adjacent to it.
• Page County historic-preservation review / Luray Historic District and rural historic resources — Historic-overlay review does not typically prohibit an accessory dwelling outright but may add design-review requirements (materials, scale, siting, fenestration) for construction on or adjacent to designated historic resources. Projects in the Luray Historic District are regulated by the Town of Luray directly, not the county. The Luray Caverns site itself is a private operation and a National Natural Landmark; development on adjacent private parcels should consider potential effects on the commercial cave system (ingress, viewshed, drainage) through the county's normal site-plan review process.
• Karst / sinkhole / cave geotechnical review (carbonate-bedrock Page Valley) — Karst review in Page County is more intense in practice than in many other Virginia karst counties because of the density of documented cave systems. Karst review is not a formal 'overlay' in the zoning-ordinance sense — it is a set of engineering and health-department constraints applied parcel-by-parcel. An accessory dwelling that requires a new or expanded septic drainfield on a karst-affected parcel is the category most likely to face substantive review, including geotechnical investigation, hydrogeologic evaluation, and alternative septic-system design (sand-mound, drip-irrigation, or advanced treatment systems approved by VDH). Groundwater-protection considerations are heightened because karst systems can transmit contamination rapidly from surface infiltration to private wells and to the cave systems downgradient, including commercial cave operations such as Luray Caverns.
• George Washington National Forest interface and Massanutten Mountain ridge (forest / wildland interface) — There is no Page County-specific WUI ordinance comparable to western-state WUI regimes. Construction standards for accessory dwellings on forest-interface parcels follow the general Virginia USBC; voluntary Firewise USA measures (defensible space, ignition-resistant materials, roof and vent design, Class-A roof assemblies) are encouraged but not mandated by county zoning. Access for wildland firefighting apparatus on steep or long-driveway parcels adjacent to Massanutten Mountain or the Blue Ridge can be a practical permitting consideration that Planning and Zoning or Building Inspections may flag during site-plan review.
• Virginia Chesapeake Bay Preservation Act framework / stormwater and erosion-and-sediment-control requirements — The ESC / stormwater requirements are land-disturbance-based, not ADU-specific. Their relevance to an accessory-dwelling project depends on the site-disturbance footprint rather than the dwelling program. Applicants should request a pre-application conference with Planning and Zoning if the parcel involves steep slopes (common on parcels near the Massanutten ridge or the Blue Ridge), proximity to streams or the South Fork Shenandoah, significant site grading, or known karst features.

Page County, Virginia's Department of Planning and Zoning / Community Development (zoning, site-plan review, planning, and land-use approvals) and the county's Building Inspections function (building-permit, plan review, and inspection services under the Virginia Uniform Statewide Building Code) jointly administer ADU / accessory-dwelling permitting for parcels in the unincorporated county. Page County contains three incorporated TOWNS (Luray, Stanley, Shenandoah) which under Virginia law remain inside the county's jurisdiction — each town has its own town zoning, but county ordinances still apply on town-limits parcels except where superseded by town rules, and the county handles building-inspection permitting for the whole county including town parcels. Page County permitting therefore applies (a) to the unincorporated balance of the county — the majority of its roughly 320 square miles of land area in the Page Valley between Massanutten Mountain and the Blue Ridge — and (b) with town coordination, to parcels inside the incorporated town limits of Luray, Stanley, and Shenandoah. The county's permitting path for an accessory dwelling is sequenced: (a) zoning determination by Planning and Zoning confirming the parcel's district and the district's accessory-dwelling allowance; (b) special-use-permit or conditional-use-permit application heard by the Planning Commission and decided by the Board of Supervisors when required by the zoning district; (c) building-permit application to county Building Inspections; (d) Lord Fairfax Health District (Virginia Department of Health) approval for on-site septic and private-well where applicable (the majority of Page County's rural parcels are on private well and septic, not public water/sewer, which is largely confined to the three incorporated towns); (e) inspection and certificate of occupancy. Because Page County abuts Shenandoah National Park along much of its eastern ridgeline, parcels close to the NP boundary may also face National Park Service coordination on access, view-shed, or permitted-uses questions, though the NPS does not have regulatory authority over private-parcel construction outside park boundaries.