Accessory Structures in James City County, VA (2026)
3 rules for unincorporated James City County, Virginia.
Verified from official government sources
ADU Rules
James City County allows one accessory apartment per single-family lot under Sec. 24-32 of the Zoning Ordinance. An attached unit cannot exceed 35 percent of the dwelling's floor area, while a detached unit is capped at 50 percent of the accessory structure and 400 square feet, and both must meet district setback and yard standards.
Accessory Apartment Zoning Rules, James City County
Some RestrictionsJames City County Code § 24-32(a)-(b)
(a)Attached accessory apartments shall comply with the following requirements:(1)Only one accessory apartment shall be created within a single-family dwelling.(2)The accessory apartment shall be designed so that the appearance of the building remains that of a single-family residence. New entrances shall be located on the side or rear of the building and the apartment may not occupy more than 3...
ADU Owner Occupancy
James City County requires that the property owner or an immediate family member actually live in either the main house or the accessory apartment before a detached accessory apartment is allowed. Sec. 24-32(b)(4) of the Zoning Ordinance sets the owner-occupancy condition, and a well or septic property also needs health department sign-off.
Detached ADU Owner-Occupancy Rule, James City
Some RestrictionsJames City County Code § 24-32(b)(4)-(5)
(b)Detached, accessory apartments, where approved, shall comply with the following requirements: ... (4)The property owner or an immediate family member as defined in section 19-17 of the subdivision ordinance shall reside in either the single-family dwelling or the accessory apartment.(5)Approval from the health department shall be required where the property is served by an individual well an...
Shed & Carport Rules
A backyard shed in James City County's R-1 Limited Residential District needs only a five-foot side and rear setback under Zoning Ordinance § 24-238, unless the shed is more than one story, which pushes the required setback to 15 feet on both sides. Overall accessory-building height is capped separately under § 24-240.
James City County Shed Setback Rules
Some RestrictionsJames City County Code § 24-238
(a)Side. The minimum side yard for each main structure shall be 15 feet. The minimum side yard for accessory structures shall be five feet, except that accessory buildings exceeding one story shall have a minimum side yard of 15 feet.(b)Rear. Each main structure shall have a minimum rear yard of 35 feet. The minimum rear yard for accessory structures shall be five feet, except that accessory bu...
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