Frequently Asked Questions

How can Zoning Ordinances be beneficial to county residents?

Zoning laws (or ordinances) can protect and enhance the value of real estate and prevent the incompatibility of different land uses within the Zoned Unincorporated Areas of Putnam County. Most importantly, zoning ordinances can help accomplish the overall goals of the county and stimulate economic growth.

What is the permitted principal use within a specific zoning district?

 The primary use of a lot or parcel of land which is permitted, as of right, in a specific zoning district, provided that the applicant meets the minimum requirements of the zoning ordinance.

What are the various Zoning Districts in the Zoned Unincorporated Areas of the county?

‘A’ – AGRICULTURAL DISTRICT
‘R-C’ – RURAL COUNTY DISTRICT
‘R-R’ – RURAL RESIDENTIAL DISTRICT
‘R-1’ – SINGLE FAMILY RESIDENTIAL DISTRICT
‘R-2’ – MIXED RESIDENTIAL DISTRICT
‘R-3’ – NEIGHBORHOOD RESIDENTIAL DISTRICT
‘N-C’ – NEIGHBORHOOD COMMERCIAL DISTRICT
‘C-1’ – SUBURBAN COMMERCIAL DISTRICT
‘C-2’ – HIGH DENSITY COMMERCIAL DISTRICT
‘H-I’ – HIGHWAY INTERCHANGE DISTRICT
‘IOP’ – INDUSTRIAL OFFICE PARK DISTRICT
‘I-1’ – LIGHT INDUSTRIAL DISTRICT
‘PUD’ – PLANNED UNIT DEVELOPMENT

What is a special permit use within a specific Zoning District?

 A use that meets the intents and purposes of the zoning district in which the use is situated, but which requires the review and approval of the Board of Zoning Appeals to ensure that any possible adverse impacts on adjacent uses, structures or public services and facilities will be mitigated.

What is a Development Permit?

A Development Permit may also be known as a Building Permit or an Improvement Location Permit. A permit is required PRIOR TO the construction of any permanent structure, placement of a mobile home or other manufactured housing, and all other items as referred to by the Floodplain Management Program Ordinance and Improvement Location Permit Ordinance. If development takes place before a development permit is issued by the Putnam County Office of Planning and Infrastructure, the applicant will incur a late fee to accompany the typical development permit fee.

What is Commercial Development?

Any development on private land that is not heavy industrial or residential. The category includes, but is not limited to hospitals, laboratories and other medical facilities, educational institutions, recreational facilities, plant nurseries, multi-apartment buildings, car wash facilities, mini-malls and other business complexes, shopping malls, hotels, office buildings, public warehouses, and other light industrial complexes.

What is a Change of Land Use (CLU)?

A change in the primary activity conducted on the land or within a building such as from agricultural to business, business to residential, residential to business, commercial to industrial, or one industrial use to another that significantly differs from the former use. A change of business type to a type that is the same or of a similar type as the former business type or land use shall not constitute a change of land use and shall not require a new or separate permit. This determination is to be made by the Planning Director.

What is a Variance?

 A modification of the strict terms of the relevant regulations of a county ordinance where such modification will not be contrary to the public interest and, where owing to conditions peculiar to the property that are not the result of the action of the applicant, a literal enforcement of the regulations would result in an unnecessary and undue hardship.

What is the Floodplain?

A relatively flat or low land area adjoining a river, stream, or watercourse which is subject to partial or complete inundation. Also, any area is subject to the unusual and rapid accumulation or runoff of surface waters from any source.

What is the base flood?

The flood has been selected to serve as the basis upon which the floodplain management provisions of the Putnam County Floodplain Ordinance and other ordinances have been prepared; in this case, the one hundred (100) year flood.

What is a Flood Insurance Rate Map (FIRM)?

The official map on which the Federal Emergency Management Agency has delineated both the special flood hazard areas and the risk premium zones applicable to the community.

When do I need an Elevation Certificate?

If your property is considered high risk for flooding, you have the option to obtain FEMA’s Elevation Certificate for your property to potentially lower costs when you buy flood insurance. The certificate shows how your property’s elevation compares to the base flood elevation on a flood map. Your property’s lowest point of elevation is compared to the base flood elevation to help determine its flood risk and how much you’ll pay for a flood insurance policy.

In addition, you will probably need a new Elevation Certificate if you make significant changes to your property. For example, building an addition or converting a garage into a livable space may change your home’s lowest point of elevation and flood risk.

Is fill permissible in the floodplain?

Placement of fill in the floodplain area is discouraged and should be minimized. All fill placed in the floodplain area shall meet or exceed the exact standards outlined in the Putnam County Floodplain Ordinance to obtain a permit from the Floodplain Administrator.

What are the dirt work conditions for Zoned areas of Putnam County that are not within the 100-year floodplain?

1. DIRT WORK may require engineering data for permitting purposes to ensure compliance with the adopted zoning ordinance.  Please contact the Office of Planning and Infrastructure to verify before commencing dirt work.
2. DIRT WORK should be performed only to the extent to which it does not adversely impact adjacent properties or the environment.
3. Any development or construction to take place on the subject property may require a development permit.  Please contact the Office of Planning and Infrastructure.

4. Private Property owners are responsible for storm drainage flowing through their property. Putnam County does not maintain drainage utility easements located on privately owned property. Private drainage and erosion issues are the responsibility of the private property owner.  Putnam County is not responsible for ensuring proper drainage on privately owned property.
5. Drainage disputes among neighboring properties is a civil matter between the private property owners. Moreover, private property owners that place obstructions, or fail to maintain property within public drainage easements (i.e., structures, sheds, buildings, curbs, retaining walls) may be subject to civil action.
6. It is the property owner’s responsibility to obtain all applicable permits and plan approvals from all authorities having jurisdiction in the State of West Virginia (i.e., Department of Environmental Protection, West Virginia Department of Highways, Putnam County Health Department, Putnam Public Service District, West Virginia American Water, etc.).  It is the responsibility of the stated West Virginia entities to enforce their own agency regulations and violations.
7. A PERMIT IS REQUIRED FOR ANY TYPE OF DEVELOPMENT (INCLUDING DIRT WORK) FOR PROPERTIES LOCATED WITHIN THE 100-YEAR FLOODPLAIN.
8. BEFORE DIGGING OR OTHERWISE DISTURBING THE EARTH CALL 1-800-245-4848 TO VERIFY THE LOCATION OF BURIED UTILITIES. THIS IS A FREE SERVICE.  “IT’S THE LAW IN WEST VIRGINIA.”

 *Includes excavation, grading, fill, etc.

What are the dirt work conditions for Non-Zoned areas of Putnam County that are not within the 100-year floodplain?

1. DIRT WORK should be performed only to the extent to which it does not adversely impact adjacent properties or the environment.
2. DIRT WORK (as applicable) should be contoured to drain properly and avoid ponding.
3. Any development or construction (other than DIRT WORK) to take place on the subject property may require a development permit. Please contact the Office of Planning and Infrastructure.
4. Implement and maintain proper sediment erosion control measures so no soil leaves the property. Use best management practices. Seed and mulch as soon as possible to avoid having exposed soil.
5. Private Property owners are responsible for storm drainage flowing through their property. Putnam County does not maintain drainage utility easements located on privately owned property. Private drainage and erosion issues are the responsibility of the private property owner. Putnam County is not responsible for ensuring proper drainage on privately owned property.
6. Drainage disputes among neighboring properties is a civil matter between the private property owners. Moreover, private property owners that place obstructions, or fail to maintain property within public drainage easements (i.e., structures, sheds, buildings, curbs, retaining walls) may be subject to civil action.
7. It is the property owner’s responsibility to obtain all applicable permits and plan approvals from all authorities having jurisdiction in the State of West Virginia (i.e., Department of Environmental Protection, West Virginia Department of Highways, Putnam County Health Department, Putnam Public Service District, West Virginia American Water, etc.). It is the responsibility of the stated West Virginia entities to enforce their own agency regulations and violations.
8. A PERMIT IS REQUIRED FOR ANY TYPE OF DEVELOPMENT (INCLUDING DIRT WORK) FOR PROPERTIES LOCATED WITHIN THE 100-YEAR FLOODPLAIN.
9. BEFORE DIGGING OR OTHERWISE DISTURBING THE EARTH CALL 1-800-245-4848 TO VERIFY THE LOCATION OF BURIED UTILITIES. THIS IS A FREE SERVICE. “IT’S THE LAW IN WEST VIRGINIA.”

*Includes excavation, grading, fill, etc.

Is the county responsible for stormwater and/or drainage management on my property?

1. Private Property owners are responsible for storm drainage flowing through their property.
2. Putnam County does not maintain drainage utility easements (including culverts, concrete channels, retention walls, retention ponds, detention ponds, etc.) located on privately owned property.
3. Private drainage and erosion issues, as well as groundwater issues (i.e., natural springs), are the responsibility of the private property owner (and/or any applicable homeowner’s association or maintenance association). Putnam County is not responsible for ensuring proper drainage on privately owned property. In general, the easement holder (property owner) has the duty to maintain the easement. This includes public drainage utility easements located on private property.
4. Driveways, and their associated culverts, bridges, or other appurtenances, that cross public drainage systems (i.e., ditches or streams) are also the private property owner’s responsibility.
5. Drainage directed from gutters, French drains, downspouts, swimming pools, retention walls, or other private systems to neighboring properties is a civil matter between the private property owners. Moreover, private property owners that place obstructions, or fail to maintain property within public drainage easements (i.e., structures, sheds, buildings, curbs, retaining walls) may be subject to civil action from adjacent property owners.