Planning and Zoning
1.
Rezoning/Special Use Permit
Rezoning/Special
Use Permit Application Checklist
2. Subdivision
Subdivision
Application Checklist
Variance Request
Application Checklist
4.
Appeal of Zoning Administrator’s Decision
Appeal of Zoning Administrator’s Decision
Application Checklist
Planning and Zoning information
2. Fence
3. Sign
Rezoning
The land in City of Radford has been divided into zoning districts. Within each of these districts, certain uses of the land and certain minimum lot sizes are allowed. It is often the desire of the landowner to use his land for a purpose other than those allowed in the land’s present zoning. When this is the case, the owner may apply to have the land rezoned to a district, which allows for the desired use. In a rezoning, the desired land use is compared with the uses around the land in question. Neighbors’ views and the possible benefits and costs to the people of City of Radford are also taken into
consideration, along with matters like the availability of water and sewer lines, accessibility, slope of the land, existing use, potential problems due to poor soils, flood proneness, and so on. Consistency with the Comprehensive Plan is of major importance. If the Planning Commission and the City Council, after considering all sides of a request, feel that the request is in the City’s best interest, then the land in question is rezoned into a new zoning district.
Special Use Permit
There is sometimes a need to attach conditions to a new use to help it fit into its surrounding area. The special use permit application procedure is intended to provide the opportunity for the planning commission and the city council to review each proposed special use and its potential impacts on surrounding properties and land uses, with special regard for the particular circumstances of each case. It is also intended to provide an opportunity for the planning commission to recommend and for the city council to impose such conditions as are necessary to ensure that the use will be compatible with the surrounding area and consistent with the intent of the particular district
Application Process
The application process begins when a completed application is filed and accepted by the Zoning Administrator. The attached checklist identifies all items that are required before an application is deemed complete. Unsigned or incomplete applications will be deemed incomplete. If the application is deemed incomplete, the Zoning Administrator will advise the applicant what additional information is required before the application is deemed complete and ready for processing.
After the Zoning Administrator deems an application complete, the Zoning Administrator will review the application and accompanying materials, and forward them to the Planning Commission and the City Council. The Planning Commission holds a public hearing to solicit public comment on the proposal. Following the public hearing, the Commission makes a recommendation to the City Council. The recommendation may be for denial, approval, or approval if certain changes are made.
An application for a rezoning or special use permit shall contain the
following information and shall specify:
- The nature and extent of the desired change.
- The reason for seeking the special use permit.
- The names and addresses of the owner or owners of all property abutting and immediately across the street from the property for which a special use permit is proposed, unless the change involves more than 25 parcels.
A Site Plan shall be required according to Section 120.1-262:
-
Rezoning/Special
Use Permit Application Form and
Rezoning/ Special
Use Permit
Checklist. - Subdivision
Application Form and
Subdivision
Checklist - Variance Request
Application Form and
Variance Request
Checklist -
Appeal of Zoning
Administrator’s Decision and
Appeal of Zoning Administrator’s Decision
Application Checklist - Home
Occupation
- Preliminary site plan submitted by developer to Zoning Administrator (5 copies).
- Zoning Administrator distributes one copy to each Department: City Engineer, Director of Electric Utilities, Director of Water/Sewer Utilities, Building Official (1 Day).
- Staff reviews preliminary site plan; written comments returned to Zoning Administrator (review time 10 days).
- Zoning Administrator provides written notification to developer of need for additional information, corrections or modifications (if required, 1 day).
- Developer makes any needed changes or corrections to site plan.
- a. Final site plan submitted to Zoning Administrator (5 copies) along with Soil Erosion and Sediment Control Plan (5 copies) and building specifications (1 set).b. Developer files Erosion and Sediment Control permit application
with City Engineer.c. Developer signs “Signature Sheet”.
- Zoning Administrator distributes one copy of final site plan to each department: City Engineer, Director of Electric Utilities, Director of Water/Sewer Utilities, and Building Official; Erosion and Sediment Control Plan application submitted to City Engineer; building specifications submitted to the Building Official (1 day).
- Staff review final site plan, Erosion and Sediment Control Plan and building specifications (review time - 1 week).
- Building Official circulates staff “Signature Sheet” at the time of application for all building and water/sewer permits.
- “Signature Sheet” returned to Building Official (10 days).
- Copy of signed “Signature Sheet” forwarded to City Engineer, Director of Water/Wastewater Utilities, Zoning Administrator, Director of Electric Utilities, and Director of Finance.
- Permits approved and issued by staff.
- Construction begins.
APPROXIMATE SCHEDULE FOR PROCESSING A REZONING
AND/OR SPECIAL USE PERMIT
- $250 for each rezoning request
- $125 for each special use permit petition.
- This fee is applied to the cost of advertising,
special notices, and other review and processing expenses.
Planning and Zoning Information
Zoning is the legislative process by which a local government classifies land within the community into areas and districts referred to as zones. Zoning regulates
building and structure dimensions, design, placement and use. Requirements vary from district to district, but they must be uniform within districts.
The Zoning Ordinance for the City of Radford (Ordinance #1243) was adopted January 11, 1993. To further the objectives of the comprehensive plan,
the city has established the following zoning districts:
- CD Conservation District
- R-1 Single-Family Residential District
- R-2 Single-Family Residential District
- R-3 Single-Family Residential District
- R-4 Multi-Family Residential District
- Mu Mixed Use Residential/Business
District - R-MH Manufactured Home Residential District
- B-1 Limited Business District
- B-2 General Business District
- B-3 Central Business District
- MD Medical Arts District
- UD University District
- M-1 Restricted Industrial District
- M-2 General Industrial District
- FP-1 Floodway District
- FP-2 Flood-Fringe District
- PUD Planned Unit Development Districts
Home occupations are very popular today and are a permitted use in every zoning district provided they meet certain guidelines.
A home occupation is defined as “an occupation, profession, enterprise or similar activity which is conducted within your home or its accessory buildings.” If you have a home business or plan to start one in your home, it must meet the following guidelines:
- The activity must be clearly secondary to the principle use as a residence.
- Not more than 25 percent of the floor area of the main building shall be devoted to such activity, and in no case more than a total of 400 square feet on any premises.
- No one other than a member of the family residing on the premises shall be employed on the premises in the conduct of the activity.
- There shall be no signs, other than one non-illuminated sign not exceeding two square feet in area attached to the building, and no displays or alterations to the exterior of the building that would distinguish it as being devoted to any non-dwelling use.
- There shall be no group instruction or assembly, no housing of persons for compensation, no repair of vehicles and no product offered for sale or stored other than that which is incidental to a service rendered directly to persons on the premises.
- No mechanical equipment or machinery shall be used in the conduct of the activity that produces noise, smoke, odor, vibration or other effects discernable beyond the property lines.
A business license is required for a home occupation and may be obtained from the Office of the Commissioner of Revenue at 731-3613.
If you plan to begin a home occupation and have questions, contact the Community Development Office at 731-3603.
Fence means permanent or temporary architectural structure of any material that encircles any or all of lot. Temporary fencing shall be removed when the purpose has been satisfied or within 6 months.
Temporary fencing means fencing designated for particular uses for limited time.
Construction fencing is allowed during the construction on a lot but not to be considered permanent fencing. This type of fencing must be removed within two (2) months of construction completion. Fencing for protection against blowing snow (snow
fencing) is allowed from November 1 until March 31 of the immediately following year (no more than 4 ½ months) but is not considered permanent.
Height limitations for fences and walls in required yards:
a. Fences and walls not exceeding four feet in height may be located within required front and street side yards.
b. Fences and walls not exceeding six and one-half feet in height may be located within required side and rear yards.
c. Fences and walls not specifically exempted by the provisions of Section 120-163 shall be construed as structures, and shall be subject to all yard requirements.
Sign means any structure or device or part represented on a building or structure, or included any letter, work, banner, decoration, device or representation used as, or which is in the nature of, any announcement, direction, advertisement directing service, excluding soft drink, snack and ice machines. A “sign” designed to be seen from two (2) opposite directions shall be considered as one (1) sign, provided that the two (2) sign faces shall not be more than forty-two (42) inches apart, if parallel, or form an angle of more than sixty degrees (60°) in angular sequence.
Nonconforming sign means a sign which was lawfully existing at the effective date of the Zoning Ordinance or subsequent amendment thereto, which sign does not conform with the area, height, location, placement, type, number, or other regulation
pertaining to signs established by this chapter or any amendment thereto.
Signs shall be permitted which are in accordance with:
(1) The general provisions of Zoning Ordinance.
(2) The district sign regulations of Zoning Ordinance for the district in which such signs are located.
(3) All applicable provisions of the building code of the city, as adopted, and all amendments thereto of the Virginia Uniform Statewide Building Code.
Signs on Corner Lots
(1) On corner lots, the front shall be either:
a. The side fronting the street providing major access; or
b. The side which the main entrance of the structure faces.
(2) For business or industrial uses, the front shall not be a primary residential street. In cases where the front cannot be determined, the Administrator shall
designate the front.
(3) On corner lots where a building or buildings have more than one (1) principal use, sign area shall be allowed for front linear footage as indicated in the district regulations and for one-half (1/2) the side street frontage, provided that:
a. The side street does not front on a primary residential area.
b. The sign area as determined by each frontage is placed only on the frontage from which it is determined.
c. No freestanding sign shall be displayed on the side street frontage.
The following shall apply in the Central Business District
(1)
Permitted signs; size.
(2) Location. All
signs, unless otherwise stated, shall be subject to the same setback and
yard requirements as other structures.
(3) Number of signs permitted. Excluding public service signs, only one (1) sign shall be permitted, except that a corner lot occupied by a single establishment shall be allowed up to two (2) signs as provided in Sec. 120-234.
(4) Suspended and projecting signs. Sign of these types shall be less than eight (8) feet from the ground or larger than twenty (20) square feet.
(5) Review by Main Street Radford Design Committee. All sign permits for this district must be reviewed by the Design Committee.
(6) Temporary signs. Temporary sign can be displayed no more
than fourteen (14) consecutive days. Sales and special events signs shall be removed within three (3) days after the event. No person may display temporary signs more than five (5) times per calendar year.
Location and use of accessory buildings
An accessory building shall be located on the same lot as the main building to which it is accessory, and the use of an accessory building shall be limited to purposes incidental and subordinate to the use of the main building on the lot.
Permits and relation to main building
No accessory building shall be constructed or located on a lot until a building permit has been obtained, and no permanent accessory building shall be constructed until a permit for construction of the main building has been issued. No permanent accessory building shall be used, except for temporary storage or materials
related to construction on the premises, until the main building is completed and a certificate of use and occupancy is issued.
Height of accessory buildings
Subject to the provisions of section 120-169, no accessory building shall exceed the height of the main building located on the lot, nor shall any accessory building exceed the maximum permitted height in the district in which it is located.
Dwelling use prohibited
No accessory building shall be used for dwelling purposes except by domestic employees or caretakers whose principal occupation is rendering services on the premises for benefit of persons who occupy or use the main building on the lot.
Yards for accessory buildings
(1) Yard requirements applicable. Except as provided in this section, no accessory building shall be located within any yard required for the main building on the lot.
(2) Location in rear yard. A building accessory to a single-family, single-family attached or duplex dwelling and not exceeding 12 feet in height may be located within a required rear yard, but not within five feet of any lot line.
(3) Location in side yard. A building accessory to a single-family, single-family attached or duplex dwelling and not exceeding 12 feet in height may be located within a required side yard, other than a required street side yard, but not within
five feet of any lot line. An accessory building attached to another accessory building on an adjoining lot shall not be subject to a side yard requirement along the intervening lot line.
Most Frequently Asked Development Questions
(Items listed are general and subject to change. Please consult with Department on specifics of a project.)
- When is a building permit required? A building permit is a document showing that all zoning, architectural and health requirements have been met in order for construction to begin. Permits are required for all signs and any construction project which will exceed $500.00.
Its purpose is to protect you, your family and neighbors from the effects of repairs or additions which violate building codes and could cause fire or other hazards to life and property.
Building permits are obtained from the Building Official’s office. - When is a site plan required?
A site plan is required prior to the issuance of a building permit in the event of construction of a new building, enlargement of or moving an existing building or modification of the parking or vehicular circulation system on a site. Five copies of a site plan are required and submitted to the Community Development Director’s
office. - What are my setbacks?
Setbacks (or yard regulations) are areas not occupied by any structure. They vary from each zoning district and by use.
- What is Erosion and Sediment Control permit and when is it required?
- How long does it take to get a site plan approved?
Usually, four weeks, unless a subdivision is involved, then 90 days is required. Erosion and Sediments Control permits usually take a week. Single-family homes, duplexes and additions usually take two or three days.
- How do I know if a building site has utilities? Utility availability may be obtained through the Electric Department and Water/Sewer Departments. Gas and telephone utilities are not regulated by the City.
- What are the regulations for accessory structures?
An Erosion and Sediment Control Plan is a document containing materials and management information for the conservation of soil and water resources. A plan and permit are required when the land disturbed is more than 5,000 sq. ft. Permits are obtained from the City Engineer’s office.
The setbacks for an accessory structure are 5′ from both the side and rear property lines. Accessory structures include tool sheds and garages. Fences are allowed on the property line provided they are no more than 6.5′ tall in rear yards and 4′ in front yards.
Zoning Water / Sewer Building Official Electric Engineer