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 plan approval.

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 in 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 development plans.

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 of 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 be identified.

    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 Commission.

        b.    The North point, written and graphic scale and date.  The scale shall be not less than one (1) inch equals fifty (50) feet.

        c.    Existing 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.

        f.    Topography 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 the site.

        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 parking spaces.

        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.

        l.    Provisions 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.

        m.    Proposed finished grading by contour supplemented where necessary by spot elevations.

        n.    The location, character, size, height and orientation of proposed signs.

        o.    The location and dimensions of proposed recreation, open space and required amenities and improvements.

        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.

        s.    Project 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:

            [1] Total site area.

            [2] Area dedicated to public streets.

            [3] Building and building coverage.

            [4] Open space area.

            [5] Number and types of dwelling units.

            [6] Tree coverage requirements.

            [7] Number of parking and loading spaces required  and provided.

        v.      A 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.

        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.