Subdivision & Land Development Ordinance

Article 3¬†–¬†Procedures

 

Article 3 – Procedures

3.1 Subdivision Preapplication Procedure

Prior to submission of a preliminary plat, the applicant may request a meeting with the Administrator to present a concept plan of the proposed subdivision in accordance with the following:

A sketch plan of the proposed subdivision at a scale not less than 1″=100′ shall be provided to the Administrator at least five (5) days prior to the preapplication conference. The sketch plan shall show the name, location, and dimensions of all streets entering the property, adjacent to the property, or terminating at the boundary of the property. It shall show the location of all proposed streets, lots, parks, playgrounds and other proposed uses of the land to be subdivided and shall include approximate dimensions. A brief written summary of the conference shall be prepared by the Administrator and a copy provided to the applicant within ten (10) days of the conference. The applicant shall not be bound by the determination of the pre-application conference, nor shall the Administrator or other reviewing agency be bound by such review.

3.2 Preliminary Subdivision Plat

3.2.1 The applicant shall submit a preliminary plat and application for approval of the proposed subdivision to the Administrator as set out below:

Three (3) copies of an application form and checklist for preliminary plat approval shall be submitted at least thirty (30) days prior to the Planning Commission meeting at which first consideration is desired.

Three (3) copies each of the preliminary plat shall be submitted with the application.
The applicant shall pay the required fee for filing preliminary plats when the application is submitted.

3.2.2 The Administrator shall review the application and the application shall be declared complete or incomplete within seven (7) days from the date of submission. The applicant shall be notified in writing as to the status of the application and, if declared incomplete, shall be provided with the reasons for not accepting the application. Additional copies of the application and/or plat may be requested by the Administrator for review purposes.

3.2.3 The Administrator shall review the application and preliminary plat of the subdivision and shall forward the plat for review to other officials or agencies, as deemed necessary by the Administrator. The Administrator shall report in writing corrections or additions deemed necessary by the Administrator and other officials or agencies interested in the application to the Planning Commission and the applicant prior to the Planning Commission’s first consideration of the application.

3.2.4 Any state agency reviewing a preliminary plat shall complete its review within forty-five (45) days of receipt of the preliminary plat. The Planning Commission shall act on the application and preliminary plat within thirty-five (35) days after receipt of the state agency’s written response.

3.2.5 The Planning Commission shall act to approve, conditionally approve, or disapprove the application and preliminary plat in accordance with the following:

Approval of an application and preliminary plat shall be valid for one (1) year from the date of Planning Commission action and may be extended by the Planning Commission upon application.

The Planning Commission may grant conditional approval of an application and plat if the applicant agrees to make the corrections or additions required by the Planning Commission. Conditionally approved applications and plats are valid for one (1) year from the date the applicant submits the required number of documents to the Administrator with all corrections or additions made. The Administrator shall return to the applicant one copy each of the Planning Commission approved application and preliminary plat within 14 days of approval.
The Administrator shall return to the applicant one (1) copy each of an application and preliminary plat which has been disapproved by the Planning Commission noted with the reasons for the disapproval and non-conformance with this ordinance. The applicant shall be advised of the date for second or subsequent consideration by the Planning Commission and shall submit additions or corrections to the application and plat to the Administrator at least seven days prior to the date specified. Preliminary plat approval does not authorize the construction of improvements within the subdivision.

3.2.6 Submission Requirements

The preliminary plat shall provide all the facts necessary to show conformance with this ordinance.

Nothing herein shall be deemed to prohibit the preparation of preliminary studies, plans or plats of a proposed subdivision by the owner of the land, land planners, architects, landscape architects, or others having training or experience in subdivision planning or design.

All preliminary plats shall contain the following information:

General information to include name of proposed subdivision, proposed use of the property, names and addresses of the owner of record and the subdivider.
Deed reference, tax map and parcel number, date plat was drawn and dates of any revisions, vicinity map at scale of 1″=1000′, and existing zoning.
Project tabulation data to include gross acreage of the subdivision, to the nearest one-tenth (1/10) of an acre, number of proposed lots, minimum lot area, average lot area, and minimum lot width.

Boundary survey or existing survey of record provided such survey shows an error of closure within the limit of one in twenty-five hundred (1/2500).

Existing topography with a maximum of five foot contour intervals.

Existing rights-of-way, location and width of existing roadways, location and dimensions of existing driveways and access points to the site and within 200 feet of the site, and locations of any existing easements.

Location of the 100-year flood plain as shown on the most recent Federal Emergency Management Agency (FEMA) maps and all overland watercourses and drainage structures within the subdivision or within 100 feet of the subdivision.
Names of all abutting subdivisions or names of owners of record of abutting property, zone and use of abutting property.

Location, right-of-way width and pavement section of all proposed streets, proposed lot and building restriction lines with approximate dimensions, lot areas, and tentative lot numbers.

Preliminary layout for water mains, storm drains and sanitary sewers, proposed connections to existing water lines, sewer lines, and storm drainage structures.

Preliminary layout of provisions for collecting and discharging surface drainage.
Preliminary plans for sediment and erosion control.

An indication of the sections within the proposed subdivision and the order of development.
A soils overlay map at a scale of not less than 1″=200′ with accompanying narrative.

Location and size of existing and proposed public open spaces within and adjacent to the subdivision, approximate location and size of all parcels of land and easements proposed to be dedicated for public use and the conditions of each dedication, including temporary dedications for cul-de-sacs.

All sheets to be clearly and legibly drawn at a scale not less than 1″=100′ on numbered sheets 24″ x 36″ in size and shall be clearly marked “Preliminary Plat” and shall have a blank space two by three inches in size on the first sheet for use as a signature block for approval.

3.3 Construction Plans

3.3.1 The applicant shall submit construction plans and application for approval of the proposed subdivision to the Administrator as set out below:

Three (3) copies of an application form and checklist for construction plan approval shall be submitted.

Three (3) copies each of the construction plans shall be submitted with the application.
The applicant shall pay the required fee for filing construction plans when the application is submitted.

3.3.2 The Administrator shall review the application and the application shall be declared complete or incomplete within seven (7) days from the date of submission. The applicant shall be notified in writing as to the status of the application and, if declared incomplete, shall be provided with the reasons for not accepting the application. Additional copies of the application and/or plans may be requested by the Administrator for review purposes.

3.3.3The Administrator shall review the application and construction plans of the subdivision and shall forward the plat for review to other officials or agencies, as deemed necessary by the Administrator. The Administrator shall report in writing corrections or additions deemed necessary by him and other officials or agencies interested in the application to the applicant.

3.3.4 The Administrator shall act to approve, conditionally approve or disapprove the application and construction plans within thirty (30) days from the date the application was first considered in accordance with the following:

The Administrator shall return one (1) set of approved construction plans to the subdivider within fourteen (14) days of approval.

The Administrator shall return one (1) set of conditionally approved plans to the subdivider with written conditions of approval. It shall be the subdivider’s responsibility to resubmit revised plans meeting the conditions of approval. The Administrator shall return one (1) set of approved construction plans to the subdivider within fourteen (14) days of approval.
The Administrator shall return disapproved plans to the subdivider with the reason for the disapproval in writing.

Following approval of the construction plans, the subdivider shall submit additional copies of the plan as requested by the Administrator for inspection.

3.3.5 Submission Requirements

Construction plans shall consist of construction drawings, notes and specifications for public improvements required by this Ordinance, signed and sealed by an engineer or surveyor duly licensed by the State of Virginia, substantially in accordance with the approved preliminary plat and may include all or any part of the area covered by the approved preliminary plat. Construction plans shall be submitted with a detailed cost estimate of all public improvements and erosion control measures.

Construction plans shall be clearly and legibly drawn on numbered sheets 24 by 36 inches in size and shall include:

Cover sheet showing vicinity map, subdivision name, cost estimates and required signature approval blocks.

General information and project tabulation as required for preliminary plats; boundary survey with an error closure of not less than one in ten thousand (1/10,000); existing rights-of-way, roadways and easements.

Street and utility improvement plans to consist of plan and profile drawn to the scale of not less than one 1″=50′ horizontally and 1″=5′ vertically. The plan portion of the streets shall include in sufficient detail, the location of all existing and proposed streets, lots, storm drainage, sanitary sewerage, and water distribution systems. The profiles shall show the existing and proposed street profiles and profiles of all existing and proposed sanitary sewer, water main and storm drainage improvements. Details of standard street sections and miscellaneous construction items, including street name signs, shall appear on the sheets as well as any construction notes pertaining to the proposed improvements.

Grading and drainage plans drawn at a scale of not less than 1″=50′ showing the proposed street and lot layout including dimensions. The existing topography shall be shown at not less than two (2) foot contour intervals; 100-year flood zone limits shall be delineated.
Water, sanitary sewer, and storm drainage calculations with a statement of the basis of design, drainage area map showing individual and cumulative drainage areas tributary to each point of concentration.

Erosion and sediment control plans including the necessary measures and specifications so as to comply with the requirements of the Virginia Erosion and Sediment Control Handbook.
A landscape plan showing location, number, type and size of plant materials.
A plan for the symmetrical transition at intersections with existing street and road edges.

3.4 Final Plat

The subdivider shall submit an application for approval of a final plat of a proposed subdivision to the Administrator as set out below:

Three (3) copies of an application and checklist for final plat approval shall be submitted at least thirty (30) days prior to the Planning Commission meeting at which first consideration is desired. This application may be made concurrently with the application for approval of construction plans.

Three (3) copies of the proposed final plat shall be submitted with the application.
The applicant shall pay the fee required for filing final plats when the application is submitted.

Before consideration of final plat approval by the Planning Commission, the applicant shall execute an agreement for compliance with this ordinance and installation of required improvements within the specified periods, as approved by the Council and shall furnish a bond in accordance with the provisions of Section 2.3 of this Ordinance.

3.4.1 The Administrator shall review the application and the application shall be declared complete or incomplete within 7 days from the date of submission. The applicant shall be notified in writing as to the status of the application and, if declared incomplete, shall be provided with the reasons for not accepting the application. Additional copies of the application and/or plat may be requested by the Administrator for review purposes.

3.4.2 The Administrator shall review the application and final plat of the subdivision and shall forward the plat for review to other officials or agencies, as deemed necessary by the Administrator. The Administrator shall report in writing corrections or additions deemed necessary by him and other officials or agencies interested in the application to the Planning Commission and the applicant prior to the Planning Commission’s first consideration of the application.

3.4.3 The Planning Commission shall act to approve, conditionally approve or disapprove the application and final plat within sixty (60) days from the date the application was accepted for review in accordance with the following:

The Administrator shall return to the applicant one (1) copy each of the approved application and final plat within fourteen (14) days of approval.

The Planning Commission may grant conditional approval of an application and plat if the applicant agrees to make the corrections or additions required by the Planning Commission. Conditionally approved application and final plats are approved when the applicant submits the required number of documents to the Administrator with all corrections or additions made. The Administrator shall return to the applicant one copy each of the Planning Commission approved application and final plat within fourteen (14) days of approval.
The Administrator shall return to the applicant one copy each of an application and final plat which has been disapproved by the Planning Commission noted with the reasons for the disapproval and non-conformance with this ordinance. The applicant shall be advised of the date for second or subsequent consideration by the Planning Commission and shall submit additions or corrections to the application and plat to the Administrator at least seven (7) days prior to the date specified.

3.4.4 The applicant shall file or record the approved final plat within six months of the date of final approval by the Planning Commission with the Clerk of the Circuit Court of Loudoun County and shall furnish one copy to the Administrator. In addition, one plat shall also be filed with the Commissioner of Revenue for Loudoun County within thirty (30) days of recordation of said plat. If the applicant fails to file or record the final plat and provide copies as required, final approval shall be withdrawn by the Planning Commission, after giving notice to the subdivider, and the final plat shall be marked void.

3.4.5 Final Plat Contents

The final plat shall be prepared in substantial conformance with the preliminary plat together with any changes or additions required by the Planning Commission as a condition of approval.

The final plat may include all or any part of the area covered by the preliminary plat.
The final plat shall include the following:

The original tracings shall be drawn legibly and accurately in black ink upon a scale-stable polyester film base sheet 18″ x 24″ in size, including a margin of 1/2″ outside the ruled border lines.

The plat shall be drawn to a scale of 1″=50′ for any subdivision having lots on 1/4 acres or less; 1″=100′ for any subdivision having lots larger than 1/4 acre. The Planning Commission, at its discretion, may permit suitable scales for plats of dedication or other special plats.

If the subdivision is shown on more than one sheet, the sheet number, the total number of sheets, and the subdivision name shall be shown on each sheet, and matchlines shall indicate clearly where the several sheets join.

Name of subdivision, town, county, state, owner and subdivider, and the names of any holders of easements or liens affecting the property; the scale and date of the drawing; and the name, signature and seal of the engineer or land surveyor, duly licensed by the Commonwealth of Virginia, who prepared the plat.

Location of proposed subdivision by an inset map at a scale of 1″=1000′ indicating thereon adjoining roads and their names and numbers, town, subdivision and other landmarks.
Certificate signed by an engineer or surveyor, duly licensed by the Commonwealth of Virginia, setting forth the source of title of the owner of the land subdivided and the place of record of the last instrument in the chain of title.

A boundary survey, with an error of closure within the limit of one in ten thousand (1/10,000) referring to the Virginia Coordinate System or the current boundary survey of the Town.

All survey monuments and benchmarks shall be shown; a minimum of two benchmarks shall be shown on the plat.

The accurate location an dimensions of all lot and street lines and the centerlines of all streets, both within and adjoining the subdivision, shall be included, along with the names and right-of-way widths of all streets.

The accurate outline, dimensions and purposes of all property which is offered for dedication or is to be reserved for acquisition for public use, or is to be reserved by deed covenant for the common use of the property owners in the subdivision.

Building setback lines, shown as dashed lines, with dimensions to each property line along each street and the length of the setback line within each lot shall be included.
All dimensions, shown in feet and decimals of a foot to the closet one-hundredth (1/100) of a foot, and all bearings in degrees, minutes, and seconds, to the nearest ten (10) seconds, shall be included.

The data for all curves shall be shown in detail at the curve or in a curve data table containing the following: radius, delta, arc, tangent, chord and chord bearing.
Total area within the final plat shall be indicated to the nearest one-thousandth (1/1000) of an acre.

All covenants and restrictions which will run with the land by recitation or reference.
Names of adjoining recorded subdivision and owner’s name of adjoining unplatted land.
The plat shall contain a correct description of the property being subdivided and a statement to the effect that the subdivision is with the free consent and in accordance with the desire and the undersigned by the owners or trustees of the property and shall be duly acknowledged in accordance with Section 15.1-477 of the Code of Virginia, as amended.
It shall conform in all other respects to the requirements of Section 15.1-465 through 15.1-185, inclusive, of the Code of Virginia, as amended.

3.5 Boundary Line Adjustments

The relocation, alteration, or adjustment of the boundary lines of any lot or parcel or land shall not be considered a subdivision thereof, so long as:

Such action does not involve the relocation or alteration of street, alleys, easements, for public passage or utilities or other public areas without the express consent of all persons holding any interest therein.

The plat or deed evidencing such relocation, alteration, or adjustment is signed, acknowledged and recorded by the property owners affected thereby as provided in Section 15.1-477 of the Code of Virginia, as amended.

3.5.1 The proposed plat and deed evidencing such relocation, alteration, and adjustment shall be submitted to the Planning Commission for review. Within thirty (30) days of receipt of the proposed plat and deed, the Planning Commission shall act to approve, conditionally approve or disapprove the same. In the event of disapproval of the plat and deed, the Planning Commission shall sate the reasons for the disapproval in writing.
3.6 Waiver Provision

3.6.1 Where a single lot or parcel is to be subdivided into any two (2) parcels, the Administrator may waive any and all requirements of this Ordinance and approve the subdivision, as evidenced by the Administrator’s signature on the plat, in accordance with the following conditions:

All applicable requirements of the Zoning Ordinance shall be met.
The creation of a subdivision in this manner shall not be for the purpose of circumventing this ordinance.
No lot creation through the subdivision waiver process shall be eligible for further subdivision for a period of one (1) year.
3.6.2 The Administrator shall not process a subdivision application by means of the waiver process if any of the following conditions are found to exist.

Conflict with the Round Hill Comprehensive Plan.
Bond requirements for public improvements requiring Town Council action.

3.7 Transfers, Sales and Building Permits

No lot or other portion of a proposed subdivision shall be transferred, or offered for sale, nor shall a building permit be issued for a structure thereon, until a final plat of such subdivision shall have been recorded in accordance with this ordinance, pursuant to Section 15.1-473 of the Code of Virginia, 1950, as amended.
3.8 Plat of Vacation

Any plat of record may be vacated in accordance with the provision of Sections 15.1-481 through 15.1-485, Code of Virginia, 1950, as amended.

The plat of vacation shall be signed by all owners, proprietors and trustees of lots shown on the plat.

The plat shall be approved and signed by the Chairman of the Planning Commission and filed for record in the Office of the Clerk of the Circuit Court.

3.9 Land Development Procedures

Developments with the following features are governed by this ordinance.
All uses in the commercial and industrial districts.

All permitted uses in residential districts, except single family detached dwellings on a 1/2 acre lot or larger.

Developments in which automobile parking space is to be used by more than on establishment.
When an alteration is proposed to the site improvements of design of a previously approved site development plan.

All other uses involving a building required to be reviewed by the Planning Commission under Section 15.1-456 of the Code of Virginia, 1950, as amended.
Developments involving new construction or expansion of structures, except as otherwise provided in 3.9(b).

Developments described below are not governed by this article:
Construction, reconstruction or expansion of structures where no public facilities are required or proposed and where the Administrator has certified to the Planning Commission the development will have no adverse impact on existing public improvements or adjacent private property and adheres to Town planning documents.
Construction, reconstruction or expansion of structure where the Administrator has certified to the Planning Commission that the bonded value of the proposed public facility is less than three thousand dollars ($3000), and the private improvements have no adverse physical impact on adjacent private property and adheres to Town planning documents.
The Administrator’s certification requires a guarantee or bond to insure compliance with any conditions imposed.

3.9.1 Land Development Preapplication Procedure

Prior to submission of a preliminary site plan, the applicant may request a meeting with the Administrator to present a concept plan of the proposed development in accordance with the following:

A sketch plan of the proposed development at a scale not less than 1″=100′ shall be provided to the Administrator at least five (5) days prior to the preapplication conference. The sketch plan shall show the name, location, and dimensions of all streets entering the property, adjacent to the property, or terminating at the boundary of the property. It shall show the location of all proposed physical improvements and shall include approximate dimensions.

A brief written summary of the conference shall be prepared by the Administrator and a copy provided to the applicant within ten (10) days of the conference.
The applicant shall not be bound by the determination of the pre-application conference, nor shall the Administrator or other reviewing agency be bound by such review.

3.10 Preliminary Site Plan

3.10.1 The applicant shall submit a preliminary site plan and application for approval of the proposed development to the Administrator as set out below:

Three (3) copies of an application form and checklist for preliminary site plan approval shall be submitted at least thirty (30) days prior to the Planning Commission meeting at which first consideration is desired.

Three (3) copies each of the preliminary site plan shall be submitted with the application.
The applicant shall pay the required fee for filing preliminary site plans when the application is submitted.

3.10.2 The Administrator shall review the application and the application shall be declared complete or incomplete within seven (7) days from the date of submission. The applicant shall be notified in writing as to the status of the application and, if declared incomplete, shall be provided with the reasons for not accepting the application. Additional copies of the application and/or plan may be requested by the Administrator for review purposes.

3.10.3 The Administrator shall review the application and preliminary site plan and shall forward the plans for review to other officials or agencies, as deemed necessary by the Administrator. The Administrator shall report in writing corrections or additions deemed necessary by the Administrator and other officials or agencies interested in the application to the Planning Commission and the application prior to the Planning Commission’s first consideration of the application.

3.10.4 The Planning Commission shall act to approve, conditionally approve or disapprove the application and preliminary site plan within sixty (60) days from the date the application was accepted for review.

Approval of an application and preliminary site plan shall be valid for one (1) year from the date of Planning Commission action and may be extended by the Planning Commission upon application.

The Planning Commission may grant conditional approval of an application and site plan if the applicant agrees to make the corrections or additions required by the Planning Commission. Conditionally approved applications and site plans are valid for one year from the date the applicant submits the required number of documents to the Administrator with all corrections or additions made. The Administrator shall return to the applicant one (1) copy each of the Planning Commission approved application and preliminary site plan within fourteen (14) days of approval.

The Administrator shall return to the applicant one copy each of an application and preliminary site plan which has been disapproved by the Planning Commission noted with the reasons for the disapproval and non-conformance with this ordinance. The applicant shall be advised of the date for second or subsequent consideration by the Planning Commission and shall submit additions or corrections to the application and site plan to the Administrator at least seven (7) days prior to the date specified.

Preliminary site plan approval does not authorize the construction of improvements within the development.

3.10.5 Submission Requirements

The preliminary site plan shall provide all the facts necessary to show conformance with this ordinance.

All preliminary site plans shall be drawn on numbered sheets 24″ x 36″ in size and shall contain the following information:

General information to include name of the proposed development, proposed use of the property, names and addresses of the owner of record and the developer, names and addresses, signature and registration of engineer or surveyor, duly licensed by the Commonwealth of Virginia, preparing the plan.

Deed reference, tax map and parcel number, date plan was drawn and dates of any revisions, vicinity map at scale of 1″=1000′, and existing zoning.

Zoning requirements, including the district, as well as the required and proposed minimum lot size, FAR, floor area in square feet, open space in square feet, open space ration, building setback lines for front, rear and sides, parking setback lines and parking spaces.
Boundary survey or existing survey of record providing such survey shows an error of closure within the limit of one in twenty five hundred (1/2500), exiting easements, building water courses, existing utilities, culverts, and drainage outlets.

A topographic map, conforming to the National Map Accuracy Standards, indicating by whom and by what means it was made, having a contour interval of no greater than five (5) feet, and related to the United States Coast and Geodetic Survey sea level datum.
Existing rights-of-way, location and width of existing roadways, location and dimensions of existing driveways and access points to the site and within 200′ of the site, and locations of any existing easements.

Location of the 100-year flood plain as shown on the most recent Federal Emergency Management Agency (FEMA) maps or the Floodplain Map of Loudoun County and all overland watercourses and drainage structures within the subdivision or within 200′ of the subdivision.

Names of all owners of record of abutting property, zone and use of abutting property.
Preliminary layout plan of streets, sidewalks, sanitary sewers, storm sewers, water mains, curbs and gutters, including proposed connections to existing water lines, sewer lines and storm drainage structures.

Preliminary layout of provisions for collecting and discharging surface drainage and preliminary designs for any bridges or culverts which may be required; and the provision for facilities for temporary storm drains terminating at the edge of the development.
Preliminary plans for sediment and erosion control.

A soils overlay map at a scale of not less than 1″=200′ with accompanying narrative.
All sheets to be clearly and legibly drawn at a scale not less than 1″=100′ on numbered sheets 24″ x 36″ in size and shall be clearly marked “Preliminary Site Plan” and shall have a blank space two by three inches in size on the first sheet for use as a signature block for approval.

The location and type of all existing trees eight (8) inches in diameter and greater; if the property is densely wooded in whole or in part, the limits of such densely wooded area may be shown on the plan in lieu of locating individual trees within those areas.

3.11 Final Site Plan

The developer shall submit an application for approval of a final site plan of a proposed development to the Administrator as set out below:

Three (3) copies of an application for final site plan approval shall be submitted at least thirty (30) days prior to the Planning Commission meeting at which first consideration is desired.

Three (3) copies of the proposed final site plan shall be submitted with the application.
The applicant shall pay the fee required for filing final site plans when the application is submitted.

Before consideration of final site plan approval by the Planning Commission, the applicant shall execute an agreement for compliance with this ordinance and installation of required improvements within the specified period, as approved by the Council and shall furnish a bond in accordance with the provisions of section 2.3 of this Ordinance.

3.11.1 The Administrator shall review the application and the application shall be declared complete or incomplete within seven (7) working days from the date of submission. The applicant shall be notified in writing as to the status of the application and, if declared incomplete, shall be provided with the reasons for not accepting the application. Additional copies of the application and/or site plan may be requested by the Administrator for review purposes.

3.11.2 The Administrator shall review the application and final site plan of the development and shall forward the site plan for review to other officials or agencies, as deemed necessary by the Administrator. The Administrator shall report in writing corrections or additions deemed necessary by him and other officials or agencies interested in the application to the Planning Commission and the applicant prior to the Planning Commission’s first consideration of the application.

3.11.3 The Planning Commission shall act to approve, conditionally approve or disapprove the application and final site plan within forty-five (45) days from the date the application was accepted for review in accordance with the following:

The Administrator shall return to the applicant one copy each of the approved application and final site plan within fourteen (14) days of approval.

The Planning Commission may grant conditional approval of an application and site plan if the applicant agrees to make the corrections or additions required by the Planning Commission. Conditionally approved application and final site plans are approved when the applicant submits the required number of documents to the Administrator with a corrections or additions made. The Administrator shall return to the applicant one copy each of the Planning Commission approved application and final site plan within fourteen (14) days of approval.

The Administrator shall return to the applicant one copy each of an application and final site plan which has been disapproved by the Planning Commission noted with the reasons for the disapproval and non-conformance with this ordinance. The applicant shall be advised of the date for second or subsequent consideration by the Planning Commission, and shall submit additions or corrections to the application and site plan to the Administrator at least thirty (30) days prior to the date specified.

3.11.4 Final Site Plan Contents

Final site plans shall consist of construction drawings, notes, and specifications for public improvements required by this Ordinance, signed and sealed by an engineer or surveyor, duly licensed by the Commonwealth of Virginia, substantially in accordance with the approved preliminary site plan. Final site plans shall be submitted with a detailed cost estimate of all public improvements and erosion control measures.
The final site plan shall be clearly and legibly drawn on numbered sheets 24 by 36 inches in size and shall include:

Cover sheet showing vicinity map, development name, cost estimates and required signature approval blocks.

General information and zoning requirements as required for preliminary site plans; boundary survey with an error of closure of not less than one in ten thousand (1/10,000); existing rights-of-way, roadways and easements.

Street and utility improvement plans to consist of plan and profile drawn to the scale of not less than 1″=50′ horizontally and 1″=5′ vertically. The plan portion of the streets shall include, in sufficient detail, the location of all streets, lots, storm drainage, sanitary sewerage, and water distribution systems. The profiles shall show the existing and proposed street profiles and profiles of all sanitary sewer, water main and storm drainage improvements.

Details of standard street sections and miscellaneous construction items, including street name signs, shall appear on the sheets as well as any construction notes pertaining to the proposed improvements.

Grading and drainage plans drawn at a scale of not less than one inch to fifty feet showing the proposed street and lot layout including dimensions. The existing topography shall be shown at not less than two (2) foot contour intervals. Proposed grading shall be shown by proposed contour lines. In addition, proposed elevations of the finished grade at the building and all lot corner elevations shall be shown. Shown drainage pipes and structures and their sizes and elevations shall be shown.

Water, sanitary sewer, and storm drainage calculations, with a statement of the basis of design and drainage area map showing individual and cumulative drainage areas tributary to each point of concentration shall be included.

Location, type and dimensions of vehicular ingress and egress to the site, including required sight distance at all entrances.

Location, type, size and height of all fencing, screening, and retaining walls.
All off-street parking and parking bays, loading spaces, walkways, and bike paths, indicating type of surfacing, size and angle of stalls, width of aisles, and a specific schedule showing the number of parking spaces provided and the number required according to the applicable Zoning Ordinance requirements.

The number of floors, floor area, height, exterior dimensions, location and proposed use of each building, location of building ingress and egress, building classification, and type of construction (as outlined in the governing building code) shall be indicated.
Erosion and sediment control plans including the necessary measures and specifications so as to comply with the requirements of the Virginia Erosion and Sediment Control Handbook.
A landscape plan showing location, number, type and size of planting material in accordance with the requirements of the Zoning Ordinance.

A plan for the symmetrical transition at intersections with existing street and road edges.

3.12 Preliminary/Final Site Plans

3.12.1 A Preliminary/Final Site plan may be submitted for those developments which have a lot size of five (5) acres or less. A preliminary/final site plan shall be designated in accordance with the provisions of this Ordinance and shall contain all required detail as specified for both a preliminary site plan and a final site plan. All documents that are required by this ordinance for preliminary site and a final site plan shall be submitted.

3.12.2 The review and approval procedure for a preliminary/final site plan shall follow that of the final site plan as specified in this Ordinance.