Chapter 18.169
SITE PLANS
Sections:
18.169.010 Purpose and intent.
18.169.030 Requirements and applicability.
18.169.040 Procedure and administration.
18.169.070 Exceptions and waivers.
18.169.080 Approval period and revisions.
18.169.090 Plans required prior to issuance of building permit.
18.169.010 Purpose and intent.
These site plan regulations are intended to facilitate the utilization of the most advantageous techniques in the development of land in the city. These regulations are also designed to promote high standards and innovations in the layout, design and landscaping of new and existing developments to ensure that land is used in a manner which is efficient and harmonious with the community and the environment. (Ord. 2020-03).
18.169.020 Definitions.
For the purpose of this chapter, the following definitions apply:
(1) “Site plan” means a detailed engineering drawing of proposed improvements to a given lot. A site plan usually displays a building footprint, travel ways, parking, grading, drainage facilities, sanitary sewer and water lines, trails, lighting, and landscaping. (Ord. 2020-03).
18.169.030 Requirements and applicability.
(1) All nonresidential and multiple-family development (multifamily buildings) shall be subject to the site plan review requirements of this chapter.
(2) Any development that requires an erosion and sediment control plan, a stormwater plan, a traffic impact analysis, or a connection to or an extension of public utilities shall be subject to the site plan review requirements of this chapter. (Ord. 2020-03).
18.169.040 Procedure and administration.
A site plan is required to be submitted by the owner, authorized agent, or the developer of the particular property involved, to the zoning administrator, who shall be responsible for the receipt and processing of such applications and shall have the authority to approve or disapprove such plans. The zoning administrator is hereby designated as the agent of the city for such purposes. If the zoning administrator does not approve the plan, then the applicant shall be promptly notified of the reasons why the plan was disapproved and, if necessary, of any suggestions as to corrections. (Ord. 2020-03).
18.169.050 Plan contents.
The site plan shall provide the following information, at a minimum, unless expressly waived in writing by the zoning administrator due to the scope and scale of the project:
(1) Title and description of the project; names and contact information of the engineer, architect, landscape architect and surveyor, if any; names of the developer and property owner; and a signature panel for the zoning administrator’s agent’s approval;
(2) The boundaries, by bearings and distance utilizing the city datum, of the property involved, the acreage, all existing property lines, setback lines, buildings, structures, watercourses, topography, adjacent property lines, easements with deed or instrument source references, waterways or lakes and other existing physical features in or adjoining the project, including flood hazard areas as provided in Chapter 18.170 SCC, Floodplain Districts and Regulations;
(3) The owners with instrument number or deed book and page number, present zoning, parcel identification numbers, and current use of the property involved and adjoining properties;
(4) Approved proffers, special use permit conditions, waivers, or granted variance on the property involved;
(5) Building lot coverage, building usage, dimensions, square footage, height, number of floors and finished floor elevation; location of accessory structures;
(6) Open space for multiple-family structures as provided in SCC 18.30.050;
(7) Physical features such as watercourses, waterways, or lakes on adjoining properties shown only in approximate scale and proportion;
(8) The location, dimensions, construction type, and names of existing and proposed streets, alleys, sidewalks, curbs and gutters, and all curb cuts;
(9) The location and size of existing and proposed sanitary sewers; water, gas, telephone, electric and other utility lines (if known); culverts and other underground or overhead structures in or affecting the project, including existing and proposed facilities and easements for these facilities;
(10) All parking, travel lanes, driveways, loading spaces, walkways and outdoor lighting systems, including luminary size, indicating type of surfacing, size, angle of stalls, width of aisles and a specific schedule showing the number of parking spaces provided and the number required by the provisions of Chapter 18.125 SCC, Minimum Off-Street Parking Requirements;
(11) Existing and proposed stormwater management facilities and erosion and sediment control measures, indicating location, size, type and grade of ditches, catch basins, and pipes, including on-site water retention and related requirements of Chapter 13.05 SCC;
(12) The location of existing and proposed fire hydrants and fire lines; verification of adequacy of fire flow when required by the fire chief; location of fire department connections and valves; fire lanes with access widths and heights for fire apparatus;
(13) Location of all existing and proposed advertisement (if known) and traffic signs and traffic markings as provided in Chapter 18.140 SCC, Signs, Billboards, and Other Advertising Structures;
(14) Additional information as deemed necessary by the zoning administrator to ensure compliance with federal, state, or local code requirements or to clarify requirements herein. (Ord. 2020-03).
18.169.060 Standards.
(1) Plans involving engineering, architecture, landscape architecture or land surveying shall be certified by an engineer, architect, land surveyor or landscape architect licensed to practice in accordance with Chapter 4 of Title 54.1 of the Code of Virginia, Professions and Occupations, as amended.
(2) Plans shall be prepared to an engineer’s scale at not greater than one inch equals 30 feet on a sheet size of 24 inches by 36 inches. In response to the scope and scale of the project, the zoning administrator may authorize a smaller sheet size in advance of plan submission, if requested by the applicant. Seven copies of the site plan shall be submitted, along with a digital file (portable document format) for each submittal.
(3) All plan sheets shall include a north arrow, scale, and date. Plans shall include a title sheet with a general information section indicating the number of sheets comprising the site plan, a vicinity map, an index showing the locations of the various sheets and a three-inch by four-inch signature block reserved for the use of the city.
(4) Existing topography with a maximum contour interval of two feet; proposed final grade with contours at an interval not greater than two feet.
(5) Landscaping and screening as provided in Chapter 18.175 SCC.
(6) Outdoor lighting as provided in Chapter 18.165 SCC.
(7) If the site is within the entrance corridor overlay district, then architectural elevations in color, building and site materials, outdoor lighting, and screening of refuse and recycling containers shall be provided in accordance with Chapter 18.83 SCC, Entrance Corridor Overlay District.
(8) Information necessary to demonstrate that all construction or development will fully comply with applicable federal, state, and local requirements for accessibility, i.e., grades, elevation, dimensions, etc. (Ord. 2020-03).
18.169.070 Exceptions and waivers.
(1) New construction involving an individual single-family dwelling on an individual lot, townhouses, and temporary uses are exempted from the site plan requirements. Any such waiver shall be expressly in writing.
(2) If the site is located within the enterprise zone or opportunity zone, and the zoning administrator finds that extraordinary hardship or practical difficulty may result from strict compliance with the regulations herein, and where the purpose of this chapter or either zone may be served to greater extent by an alternative proposal, a waiver(s) may be granted. Waivers shall not be granted where compliance with the applicable standards is practical and achievable or where such waiver would jeopardize the public health, welfare or safety. (Ord. 2020-03).
18.169.080 Approval period and revisions.
(1) A site plan shall be approved, approved with conditions or a written explanation of deficiencies shall be sent to the applicant within 30 days after receiving a completed application, unless there is written mutual consent between the applicant and the zoning administrator for an extended review time.
(2) Once approved, a total of three copies of the final site plan shall be provided to the zoning administrator for a signature. Digital CAD file of approved plans shall also be provided.
(3) The zoning administrator shall act on any site plan that has been previously reviewed within 30 days after the modified, corrected, and resubmitted site plan has been officially submitted for approval unless there is written mutual consent between the applicant and the zoning administrator for an extended review time.
(4) Approval of a site plan shall be valid for a period of five years starting the day following the date of approval, unless a building permit has been issued for construction; or, if a building permit has been issued and construction has not commenced, provided that upon the expiration of the building permit, the site plan approval also expires.
(5) When a site is being developed in phases, a development phasing plan shall be submitted if the proposed project is to be constructed in two or more phases. The site plan shall remain valid so long as construction work does not stop for more than two years after the issuance of an occupancy permit.
(6) No change, revision, addition or deletion shall be made on any site plan or on any accompanying data sheet where approval has been endorsed on the plan or sheet unless authorization for such change is granted in writing by the zoning administrator. (Ord. 2020-03).
18.169.090 Plans required prior to issuance of building permit.
Building construction plans may be submitted for review prior to the approval of a site plan; however, a building permit will not be issued until the site plan has been approved by the zoning administrator. (Ord. 2020-03).
18.169.100 Occupancy permit.
An occupancy permit shall not be issued for such development until all aspects of the approved site plan required hereunder have been completed. When a site is being developed in phases, all aspects noted in the phasing plan for the specific phase shall be completed before the issuance of an occupancy permit. Notwithstanding the foregoing, however, a temporary occupancy permit with respect to the development may be issued by the building official, if, in the opinion of the zoning administrator, the landscaping and/or screening has been delayed for reasons beyond the control of the developer, such as weather and other causes. (Ord. 2020-03).