Chapter 148 SUBDIVISION AND LAND DEVELOPMENT. (updated 7-28-08)
Section 148-20 SITE PLANS.
A. Application procedures.
1. An applicant for site development
plan approval shall submit plans developed in
accordance with Section 148-20D, accompanied by an application form, to the Director of
Planning in numbers determined sufficient for distribution to and review by the appropriate town
departments, any necessary state agencies and the Planning Commission. Such plans shall be
submitted thirty (30) days prior to the Planning Commission meeting at which the application is
desired to be first considered.
2. In the event that special permit
approval is required for the use, development or any
features therein, special permit application shall be made in conjunction with site development
B. Site plan review procedures.
1. The application shall be reviewed
for completeness and, if found complete, shall be
accepted as an official submission for review by the town. The date of submission shall be noted
on the application.
2. Copies shall be forwarded to the
appropriate town officials, including but not limited to
the Director of Public Works, Director of Public Utilities, Director of Electrical Services,
Director of Emergency Services and Zoning Administrator, for review. If approval of a feature
or features of the site development plan by a state agency is necessary, copies shall be forwarded
to the appropriate state agencies. The advice of other officials or consultants may be sought
reviewing the site development plan.
3. The Director of Planning shall
report, in writing, on any corrections or additions deemed
necessary after review to the Planning Commission and to the applicant prior to the
Commission's first consideration of the application.
4. The site development plan review
shall ensure that the plans are in conformance with the
requirements and standards of this chapter, that the proposed development will not adversely
impact any adjacent properties and that no harmful effects are created for present and future
residents of the town. The Town Comprehensive Plan and the requirements of all the plans,
standards and ordinances adopted by the town shall be considered in the review of all
C. Site plan approval procedures.
1. The Planning Commission shall act
to approve, conditionally approve or disapprove the
site development plan within sixty (60) days from the date of official submission. In the event
review by state agencies, the Planning Commission shall act on the application and preliminary
plat within forty-five (45) days from receipt of approvals from all necessary state agencies.
These time limits may be extended on request or consent of the applicant, in writing.
2. The Director of Planning shall
communicate the decision of the Planning Commission to
the applicant, in writing. If the plans are disapproved, the reasons for disapproval shall be
specifically enumerated and the modifications or corrections necessary to permit approval shall
3. If the Planning Commission requires
changes to the site development plans, provided that
such changes are made to the satisfaction of the Planning Commission and provided that the
resubmission has occurred no less than seven (7) days prior to meeting, the Planning
Commission shall approve or disapprove the plans at its next regularly scheduled meeting.
4. Except where a phased project has
been approved by the town, a site development plan
shall be void if a building permit for all aspects of the approved plan is not obtained within one
(1) year of final approval by the Planning Commission.
5. Where a site development plan has
been approved or approved subject to any conditions,
no subsequent changes or amendments to the Zoning Ordinance
* and Subdivision Ordinance or
other governing ordinance or plan shall be applied to adversely affect the right of the applicant to
commence and to complete any item for which site plan approval was granted. If such ordinance
is amended after approval of such plans, the plan will be rendered nonconforming and will be
subject to all requirements placed on such nonconformities.
D. Site development plan submission requirements.
1. The site development plan or any
portion thereof involving engineering, planning,
landscape architecture or land surveying shall be prepared by qualified persons and shall be
certified by an architect, engineer or land surveyor licensed to practice by the Commonwealth of
Virginia within the limits of his respective license.
2. The site development plan shall
provide the following:
a. The proposed
title of the project and the name of the engineer, architect, landscape
architect and/or surveyor, the name of the developer and a signature panel for the Planning
b. The North
point, written and graphic scale and date. The scale shall be not less than
one (1) inch equals fifty (50) feet.
zoning, zoning district boundaries and present use of the property and the
immediately contiguous or surrounding properties.
d. The boundaries
of the property by bearings and distances, certified by a land surveyor.
e. All existing
property lines, existing streets, buildings, watercourses, waterways,
floodplains, wetlands or lakes and other existing physical features in and adjoining the project.
Those physical features, such as watercourses, lakes or waterways, on adjoining properties need
only be shown in approximate scale and proportion.
of the project area with contour intervals of two (2) feet or less on the
USGS or USCGS datum. The topography may be plotted in the field or from aerial photography,
but the information must be current, and the contouring method must provide the precision
normally expected for two-foot contour topography.
g. The location
and sizes of sanitary and storm sewers, gas lines, water mains, culverts,
electricity and other underground structures in or affecting the project, including existing and
proposed facilities and easements for these facilities.
h. The location,
dimensions and character of construction of proposed streets, alleys,
driveways, curb and gutter improvements, and the location, type and size of ingress and egress to
(Ord. No. 03-05 Amended 2-14-05-Effective Upon Passage)
i. The location
of all off-street parking, loading spaces and walkways, indicating types of
surfacing, size, angle of stalls, width of aisles and a specific schedule showing the number of
j. The location,
height, type and material of all fences, walls, screen planting and
landscaping details of all buildings and grounds and the location, height and character of all
outdoor lighting and sound systems.
k. The location
of all proposed buildings and structures, accessory and principal; the
number of stories and height; the proposed general use of each building; and the number, size
and type of dwelling units, where applicable.
for the adequate control and disposition of natural and storm water
indicating, where applicable, location, sizes, types and grades of ditches, catch basins, detention
ponds, pipes and other structural measures.
finished grading by contour supplemented where necessary by spot
n. The location,
character, size, height and orientation of proposed signs.
o. The location
and dimensions of proposed recreation, open space and required amenities
p. The location
of any grave, object or structure marking a place of burial on the site.
q. A vicinity
map showing where the site is located within the community.
r. Any necessary
notes required to explain the purpose of specific items on the plan.
phasing, if applicable.
t. A landscape
plan showing the location, number, species and size of plant materials. The
plan shall show existing trees that are to be preserved on the site and the methods employed for
ensuring preservation during the construction process.
u. The following
information shall be provided in tabular form:
dedicated to public streets.
and building coverage.
and types of dwelling units.
of parking and loading spaces required and provided.
Phase I environmental site assessment based on the anticipated use of the property
proposed for development that meets generally accepted national standards for such assessments,
such as those developed by the American Society for Testing and Materials (ASTM), and Phase
II environmental site assessments, that also meet accepted national standards, such as, but not
limited to, those developed by ASTM, if the Town deems such to be reasonably necessary, based
on the findings of the Phase I assessment, and in accordance with the regulations of the United
States Environmental Protection Agency and the ASTM. A reasonable fee, to be set by the Town
Council by resolution, shall be charged for the review of such environmental assessments;
provided, however, that where the applicant clearly demonstrates to the satisfaction of the
Director of Planning and Zoning that there will be no land disturbing activity as a consequence of
the approval of the site plan, the requirement for a Phase I environmental site assessment may be
waived in writing, and a notation shall be made on the site plan that a Phase I environmental site
assessment has been waived due to the absence of land disturbing activity; further provided tha
the occurrence of any such land activity on the site shall void the approval of the site plan.
(Ord. No. 2-07 Added (v) 1-8-07-Effective Upon Passage)
w. A proposed developer shall
disclose and remediate any contamination and other adverse
environmental conditions of property proposed to be developed, revealed by such environmental
assessment, prior to the approval of site development plans.
(Ord. 18-91 Amended Entire Section 6-24-91-Effective Upon Passage)
(Ord. No. 2-07 Added (w) 1-8-07-Effective Upon Passage)