Planning Glossary

HELPFUL TERMS:

Accessory Apartment – A secondary dwelling unit or units established in conjunction with, and clearly subordinate to a primary dwelling unit, whether part of the same structure or detached structures on the same lot.  These can be considered granny flats, or accessory dwelling units (ADUs).

Accessory Building or Structure — A building or structure that stands separate from the main building on the same property and usually serves as an extra or supporting structure.  
If this extra building is connected to the main building by a significant wall or roof, it is considered part of the main building.  A shed or detached garage is an example of an accessory structure. 

Accessory Use — The use of land, a building, or part of a building that is typically secondary to the main use of the land or building. This secondary use is located on the same property as the main use. An example of an accessory use is a childcare facility housed within a facility used for religious assembly. 

Applicant – An applicant is an individual or entity that submits a formal request or application to the Town to obtain approval for a development project.

Buffer Yard – A yard improved with screening and landscaping intended to mitigate the impacts of zoning districts or uses of differing intensities.

By Right – A by right development means that there are no special permissions required to develop a property.  An example of a by-right development is building a small office in an area zoned for commercial use; as long as the development adheres to the zoning requirements like size, height, and parking, it can proceed without needing special approvals.

Comprehensive Plan — The Comprehensive Plan is the community’s vision for Blacksburg’s future.  This document helps guide decision-making in our community and covers topics such as sustainability, housing, infrastructure and public services, economy, transportation, parks, and land use. 

Concept Plan – A map or drawing showing the general layout of a proposed development. Concept plans do not contain fully engineered construction drawings but more generally show the location of structures, parking, landscaping, and major utilities.

Conditional Rezoning – Conditional rezoning is a rezoning request in which the applicant offers additional conditions, or proffers, that go beyond the zoning district standards to mitigate potential impacts or provide additional safeguards that a development will appear a certain way. An example of conditional rezoning is the town’s Midtown development, which proffered several different regulations to dictate building appearance and form.

Conditional Use Permit (CUP) - A conditional use permit allows a property to be used in a way that is different from what is normally allowed in a specific zoning area. However, this use might still fit well with the area if certain conditions are met and if it goes through a sufficient public review process. The permit must be approved by Town Council; this approval usually happens after receiving a recommendation from the Planning Commission. For example, if a business wants to open in a residential neighborhood, the permit might include rules about noise, lighting, or operating hours.

Contributing (Historic) Structure — Any structure individually listed in the local Historic District, or the National Register of Historic Places (a list managed by the Department of the Interior), or identified by the Secretary of the Interior as meeting the criteria for being listed on the National Register.

Development – Any manmade change to improved or unimproved real estate including but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation, or storage of equipment or materials. The term development includes construction, reconstruction, alteration, restoration, and demolition of a structure.

Façade – An entire outside wall of a structure, including wall faces, parapets, fascia, windows, and doors of one complete elevation.

Future Land Use (FLU) – An FLU designation is a designation on the future land use map that pertains to the town’s vision for the uses of a particular property or properties. It tends to be the 50-year vision for what should occur in a specific area.  This designation is one of the considerations in evaluating the needs of the community. 

Historic District — A site, building, landmark, or a group of these that have special architectural, historic, cultural, or archaeological significance to the Town, the state, or the country.  These are marked on the Town's official zoning map as part of a specific historic district.

Historic or Design Review Board —A board appointed by Town Council to provide for the protection and preservation of historic or archaeological sites or structures in the Town’s local historic district.

Homestay (Short-Term Rental) – The use of a dwelling or part of a dwelling unit for short-term leasing to guest occupants, sometimes referred to as Airbnb or Vacation Rentals by Owner (VRBO). 

Lot Coverage – The portion of a lot, when viewed from directly above, that is covered in impervious material such as roof or pavement.

Neighborhood Meeting – A meeting hosted by the Town to provide a forum for preliminary discussions between developers and nearby property owners and other attendees who may be affected by a proposed development, subdivision, or change in use. 

Open Space   – Land that has been conserved for horticulture, agriculture, forestry, or open space uses and is not to be developed. 
Open space can contain active recreation areas. 

Planning Commission - The Blacksburg Planning Commission reviews issues related to community growth and development. The commission makes recommendations to the Town Council on zoning and subdivision policies and land development requests. Public hearings are held by the Planning Commission to allow citizens to speak on land use recommendations which are then forwarded to the Town Council for final action. Planning Commission meetings are held on the first Tuesday of each month at 6:30pm in the Roger E. Hedgepeth Chambers, second floor of the Blacksburg Municipal Building, 300 S. Main St. These meetings are open to the public and televised live on WTOB Channel 2.

Plat - a plan, map, or chart of a piece of land with actual or proposed features (such as lots and structures).  Approved and recorded plats are considered legal documents and are kept at the county courthouse.

Proffer – Commitments from the developer that go beyond basic regulations to mitigate potential impacts.  An example of a proffer could be the developer agreeing to preserve green space/wetlands or implement measures to reduce environmental impact in an area where new development is planned. 

Public Hearings - Public hearings take place during the first regular meeting of each month, at which time citizens are welcome to comment before the Council takes action. Information about upcoming public hearings, including staff reports and input opportunities may be viewed online, in advance of the meeting. Notices of public hearings are advertised through the local news media, Citizens Alert, and social media.

Regular Meetings Regular meetings of the Town Council take place on the second and fourth Tuesdays of the month at 6:30 pm, Blacksburg Municipal Building Chambers, 300 S. Main Street. The public is invited to attend, live stream on YouTube, or watch the meetings on WTOB Channel 2, Comcast. Meeting agendas, minutes, and videos are also available on the Town Council meeting portal.

Residential Dwelling/Dwelling Unit — A building or part of a building, containing living, sleeping, housekeeping accommodations, and sanitary facilities for occupancy by one (1) or more individuals or families. Click here for a list of residential dwelling types.

Rezoning  - The process of changing the zoning designation of a specific area or property to allow for different land uses or development types than those currently permitted.  This process typically involves a formal application to the Town, public hearings, and review by the Planning Commission and Town Council.

Right-Of-Way — The public portion of Town streets. The right-of-way typically includes the street pavement, curb and gutter, and sidewalk, if present.  Alleys and other transportation networks such as trails can also be included in public right-of-way.

Right-of-Way Vacation – A right-of-way vacation is when the Town sells or otherwise gives up interest in a public road, alley, trail, or other public way. An example is the vacation of Rimrock Road for the development of an addition to the Blue Ridge Cancer Care Center.

Site Plan – Engineered construction drawings for new buildings and site improvements such as parking and driveways. Site plans are reviewed by staff for conformance with the zoning ordinance, subdivision ordinance, and engineering standards.  Once a site plan is approved, construction may begin.

Small Lot - A small lot development refers to a type of residential development built on a smaller-than-usual plot of land. These developments often focus on maximizing the use of limited space and are commonly used in urban areas to address housing shortages and promote efficient land use.

Subdivision – The creation of two or more lots from one or more lots.  

Subdivision Preliminary Plat – a map that shows a proposed subdivision of 50 or more lots that is reviewed by the Planning Commission for its conformance to the subdivision ordinance.  Preliminary plats are like concept plans that show the general layout of a subdivision.

Subdivision Variance - A subdivision variance is a request to deviate from the current subdivision rules. If approved, it allows the landowner to use the property in a way that the subdivision regulations would not usually allow. It does not change the regulations but grants a variance or modification to specific requirements. An example of this is when a developer requests to locate driveways closer to an intersection than the standard allows.

Town Council - Since 1952, the Town of Blacksburg has been organized under the Council-Manager form of government. Blacksburg Town Council is the legislative body responsible for adopting all ordinances and resolutions, approving the annual operating and capital budgets, setting all tax rates, approving the five-year Capital Improvement Program, setting all user fees, making land use and zoning decisions, and establishing long-range plans and policies.

Work Sessions - Town Council Work Sessions take place on the first and third Tuesday of the month at 11am in the Blacksburg Motor Company Building, 400 S. Main Street. Planning Commission work sessions are held on the third Tuesday of each month at 5pm in the same location. Work Sessions are held in advance of regular meetings to introduce the Council to upcoming agenda items and allow them the opportunity to converse and ask questions of staff. Town Council does not take action on agenda items during a work session. Due to the working format of these meetings, there is no opportunity for citizens to address the Council, and the meetings are not televised or recorded, but meeting agendas and minutes are available on the Town Council meeting portal.

ZONING:

Blacksburg is divided into zoning districts that determine what land use activities and building types are allowed, or not allowed. Map of Town of Blacksburg Zoning Districts.

RR-1 – Rural Residential 1 - The purpose of the Rural Residential district is to provide for residential development at a scale intended to conserve the rural character of the district. 

RR-2 – Rural Residential 2 - The purpose of the Rural Residential 2 District is to encourage high-quality planned residential development, to preserve agricultural and forestal lands, to maximize the conservation of scenic and recreational open space, and to implement the Comprehensive Plan.

OTR – Old Town Residential – Includes areas near the campus and downtown that are facing pressure to change into commercial or high-density residential zones.  These areas are the historic center of the Town, contributing to its small-town feel and unique architecture.  The goal of the Old Town Residential District is to preserve and protect this character while allowing a range of conditional uses that facilitate the shift from commercial and campus areas to residential use.  The district is designed for low- and medium-density housing, with opportunities for small offices, commercial, and retail businesses in updated or replica homes, all connected by a shared historic residential charm.

R-4 – Low-Density Residential - Intended to keep residential areas with fewer houses per acre buffered from uses that do not fit well with a residential setting.  It aims to make these areas attractive and orderly by ensuring there is enough space for each home, with good light, air, and room while maintaining a uniform density.  This district helps add variety to the overall residential area while encouraging balance and stability.

R-5 – Transitional Residential - Serves as a buffer between low-density residential areas and higher-intensity uses.  It is mostly residential, with low-intensity conditional uses that fit the neighborhood's character.  Properties along main roads are ideal for these uses.  The district features tree-lined streets, open spaces, and greenways, blending a small-town feel with urban living.

RM-27 – Low-Density Multiunit Residential - Allows for multiunit buildings as the main use of the land.  It aims to ensure attractiveness, order, efficiency, and safety by balancing the density of development with the capacity of public services and facilities.  These areas are intended to be on the edge of lower-density residential zones, typically along major roads, to support overall residential development without overloading public services.

RM-48 – Medium Density Multiunit Residential - Intended to allow higher-density multiunit dwellings in association with other residential development types while maintaining open space and recreation areas within the total residential area.

O - Office - The purpose of the office district is to provide for areas that are suitable for low-intensity office uses.  They should generate a minimum of light, noise, and traffic impacts.  This zone provides a transitional zoning district between commercial and less intensive uses.

DC – Downtown Commercial – This district is the Town's cultural, geographic, and historical center.  It provides the small-town look and feel, and caters to pedestrian and cyclist use.  The area features multi-story storefronts close to the street, wide sidewalks, street trees, and limited, well-screened parking.  The downtown area is a mix of commercial, office, and residential uses, often vertically integrated within buildings. 

GC – General Commercial – This district supports a range of commercial uses for both pedestrians and drivers.  It allows for more intense commercial activities than the Downtown Commercial district while maintaining the Town's character.  This district is intended for high-intensity uses that tend to have a high impact concerning traffic, noise, light, and other impacts. 

MXD – Mixed-Use Development – This district aims to allow diverse land uses aligned with the Town's Comprehensive Plan while protecting nearby residential areas, and is designed to support developments that are both transit-friendly and pedestrian-oriented.

Additionally, this district encourages investment in areas where small lot sizes or other issues hinder development, ensuring it fits with the Town's character and offers a variety of housing types. This district also creates lively public spaces with a focus on pedestrian-friendly design and attractive buildings.

RD – Research and Development – This district is designed for light industry and research facilities within an office park setting.  It places buildings in areas with easy access to major roads, featuring green spaces and ample light to support these activities.  

IN – Industrial – This district is for identifying areas suitable for various industrial activities and establishing standards to protect both the industrial areas and nearby land uses.

PC – Planned Commercial - The purpose of the Planned Commercial District is to provide for the development of planned commercial centers or parks.  These areas have all the necessary services and facilities comprehensively provided per a predetermined development plan.

PR – Planned Residential - The purpose of this district is to provide for the development of planned residential communities with various housing options and some commercial and office uses for residents.  It allows more flexibility than standard zoning to encourage creative, high-quality design for a better living environment, in exchange for a binding plan of development.

PMH – Planned Manufactured Home – This district is intended to allow the development of manufactured home parks in association with other residential development types while maintaining a reasonable population density and by providing for the unique requirements for this type of development.

PI – Planned Industrial – This district is intended to allow the development of efficient industrial uses together in a park-like atmosphere.  

UNIV University - The main campus of Virginia Tech is located near the town's geographical center, and the university's presence is central to the Town's character.  The purpose of the UNIV University and College District is to provide for the orderly growth and development of the university campus. 

OVERLAY DISTRICTS:

Creek Valley Overlay District – This is a special zoning area designed to protect and manage land near creeks or valleys. It typically includes rules to preserve the natural environment, prevent flooding, and guide development in a way that respects the landscape.

Floodplain Overlay District - This area has extra rules in place to protect buildings, people, and the environment in flood-prone areas. The regulations may limit construction or require special building techniques to reduce flood damage.

Historic or Design Review Overlay District - In this district, any changes to buildings or new construction must be reviewed to ensure they fit the historic or aesthetic character of the area. This is often used in older neighborhoods or areas with significant architectural styles. The Historic or Design Review Board makes recommendations on new construction and additions and has mandatory authority over demolition and new construction in association with demolition. The district is a specific geographic area mostly around downtown and the historic 16 squares.  

Live/Work/Sell Arts Overlay District - This special zoning area is designed to support artists by allowing them to live, work, and sell their art from the same location. 

Open Space Overlay District - This district is intended to allow for more compact development on smaller lots in the R-4, R-5, OTR, RM-27, and RM-48 zoning districts in exchange for more open space.

Special Housing Overlay District - This is a designated district in Town where student organizations, including Greek organization housing, are permitted.  It is only in the area of Turner Street, between Main Street and Gilbert Street. Other Greek organization housing may exist in other locations in Town as legal non-conformities.