1. A site plan is required and shall be submitted for all of the following, except as provided in subsection (b) below:
   
   1. All development in all districts, except a single-family detached dwelling on an individual lot and its accessory structures;
      
   2. All development requiring a site plan as a component of the plan of development process under the provisions of ATC sections 4.1-211 or 4.1-406 of chapter 4.1 pertaining to environmental protection.
      
2. A site plan shall not be required for any of the following, unless the zoning administrator determines that the proposed improvement or development will result in alteration or modification of site elements materially affecting ingress, egress, or vehicular circulation:
   
   1. Internal building improvements or modifications.
      
   2. Additions to existing buildings when such additions do not exceed a cumulative total of ten (10) percent of the gross floor area of the original building, or one thousand (1,000) square feet of floor area, whichever is less;
      
   3. Accessory buildings containing not more than five hundred (500) square feet.
      
   4. Minor changes in the physical improvements of a previously approved site plan, such as changes in utility service, location of sidewalks, or similar features, or any modification or addition to an existing parking or vehicle circulation area where not more than four (4) parking spaces are added.

Every site plan shall be prepared in accordance with the following specifications:

1. The scale shall not be smaller than forty (40) feet to one inch.
   
2. Horizontal dimensions shall be in feet and decimals of feet to the closest one-hundredth of a foot.
   
3. Bearings shall be in minutes and seconds to the nearest second.
   
4. No sheet shall exceed forty-two (42) inches.
   
5. If the plan is prepared on more than one sheet, match lines shall clearly indicate where the several sheets join.
   
6. Clearly legible blue or black line copies of the plan shall be furnished in the number required by the zoning administrator.
   
7. Profiles shall be submitted for all sanitary and storm sewers, streets and curbs adjacent thereto, other utilities and floodplain limit studies, as required by the zoning administrator.
   
8. A minimum of two (2) datum references for elevations used on plans and profiles correlated to U.S. Geological Survey datum where practicable.

Every final site plan submitted in accordance with this article shall contain the following general information:

1. Name and address of the owners of record and the applicant.
   
2. Name and address of developer.
   
3. North point, date, scale and number of sheets.
   
4. Blank space four inches by four inches (4" × 4") for use of approving authority.
   
5. Existing topography with a maximum of two-foot contour intervals. Where existing ground is on a slope of less than two (2) per cent, either one foot contours or spot elevations where necessary, but not more than fifty (50) feet apart in both directions.
   
6. Location by vicinity map at a scale of not less than one inch to two thousand (2,000) feet.
   
7. Boundary of the tract by courses and distances.
   
8. Owner, tax map number and present use of all contiguous or abutting property.
   
9. The name, address, signature and registration number of professionals drawing up the plan.
   
10. Sufficient information to satisfy the requirements of ATC Appendix B, Floodplain Management.

In addition to the information required by ATC section 21-183 and ATC section 21-184, a final site plan shall include a landscape plan as required by ATC section 21-231 of this chapter, and shall contain the following specific information relative to on-site and off-site features:

1. Existing and proposed streets and easements, their names, numbers and widths, and the location, type and size of all means of ingress to and egress from the site.
2. Existing wooded areas on the property, significant trees, groups of trees, and other significant vegetation and other natural features, including indication of areas and features to be retained and preserved and means of protecting such areas during construction and development.
3. Location, type, design and character, size and height of all fencing, screening and retaining walls, and all signs, whether freestanding or attached to buildings or other structures, and the location, type, and means of shielding all on-site exterior lighting, including a photometric plan showing intensity and light throw pattern.
4. All off-street parking and vehicle circulation areas, parking bays, loading spaces and walkways, indicating type of surfacing, wheel stops and bumpers, size and angle of stalls, width of aisles and a specific schedule showing the number of parking spaces.
5. Number of floors, floor area, height and location of each building, proposed general use for each building, typical elevation drawings showing the general character of buildings, and the number, size and type of dwelling units where applicable.
6. A traffic impact analysis is required if the site is expected to generate more than 380 vehicle trips per day. The Zoning Administrator may waive this requirement if they do not find that an analysis is necessary. Waiver requests must be submitted in writing to the Zoning Administrator for review and consideration.

The following minimum standards shall be followed in accordance with the standards, specifications, regulations and guidelines of the Virginia Department of Transportation (VDOT) in each site plan. All VDOT standards, specifications, regulations, and guidelines are hereby incorporated by reference, as well as all amendments thereto, insofar as they are not inconsistent with any other requirement(s) that are in writing and approved by the town:

1. All street and highway construction standards and geometric design standards shall be in accord with those specified by VDOT, or as required by the director of public works.
   
2. The pavement of vehicular travel lanes, driveways or alleys designed to permit vehicular travel on the site and to and from adjacent property and parking areas shall be not less than twenty-two (22) feet in width for two-way traffic.
   
3. Adequate off-street loading spaces, as required by the nature of the business, shall be provided as required by the zoning administrator.
   
4. A parking bay shall be paved in accordance with the requirements of the director of public works. This requirement shall apply also to interior travel lanes, private roads or driveways. Every parking bay shall be so designed that no vehicle when parked will overhang property, sidewalks or moving travel lanes, public or private.
   
5. Minimum drainage easement width shall be twenty (20) feet unless specifically reduced as specified by the director of public works. Where multiple structures or pipes are installed, the edge of the easement shall be five (5) feet clear of the outside pipes.
   
6. Sidewalk and trail requirements.
   
   1. Sidewalks required on-site. Sidewalks and/or trails shall be required to enable pedestrians to walk safely and conveniently from one (1) building to another within the site, to adjoining roads, public facilities, or nearby commercial or industrial destinations. 
      
   2. Sidewalks required along adjacent streets. Sidewalks and/or trails shall be required to be installed in conjunction with development of sites along all public roads except in areas zoned RR-1. These sidewalks or trails shall be located within the public right-of-way, unless physical constraints require encroachment onto private property. In the event that an encroachment is necessary, a pedestrian access easement to the town will be required.
      
   3. Waiver to sidewalk requirements. The town council may waive the requirement for sidewalks and trails when it is determined that a site is very remote from the existing sidewalk network, and there are no plans by the town to construct sidewalk across the frontage of the property. Any such waiver shall be documented by the town manager.
      
7. Curb and gutter requirements. The purpose of curb and gutter is to manage storm drainage, to channelize traffic, protect buildings and landscaped areas, and separate pedestrian and vehicular circulation areas.
   
   1. Curb and gutter required on-site. Curb and gutter shall be installed around all parking and loading areas, as well as all access lanes thereto. 
      
   2. Curb and gutter required along adjacent streets. Curb and gutter shall be required to be installed in conjunction with the development of sites along all public roads.
      
   3. Waiver to curb and gutter requirements. Waivers may be granted to curb and gutter requirements based upon drainage or other engineering considerations. The town manager may waive the requirement for on-site curb and gutter as required in (1) above. The town council may waive the requirement for curb and gutter requirements adjacent to a site as required in (2) above.
      
      1. Permanent markers shall be installed where property lines intersect public street or alley rights-of-way.

1. The required number of copies of the site plan, including an eight and one-half (8 1/2) inch by eleven (11) inch copy, shall be filed with the zoning administrator accompanied by payment of a filing fee in the amount set forth in the schedule of fees established by policy of the town council. The filing of the plan signed by the applicant or the applicant's agent does not constitute an application for approval.
   
2. The nature and extent of pre- and post-application conferences and the details required on preliminary plans shall be discretionary with the zoning administrator.
   
3. Prior to the approval of any final site plan, the applicant or owner shall execute an agreement to construct such required improvements as are located within public rights-of-way or easements connected to any public facility, together with a performance bond with surety acceptable to the town manager. The bond shall be in the amount of the estimated cost of the required physical improvements as determined by the town and shall provide for completion of the work within a specific time.
   
4. The zoning administrator shall approve, modify, approve or disapprove a site plan within sixty (60) days of filing the required documents unless abnormal circumstances exist, in which case the time may be extended.
   
5. An approved site plan shall become null and void if no complete and valid application for a building permit has been submitted for the improvements authorized by such site plan within twelve (12) months after final approval. The zoning administrator may grant an extension for up to twelve (12) months upon written request by the applicant or agent.
   
6. Minor adjustments of approved site plans may be approved by the zoning administrator.
   
7. A major revision of an approved site plan shall be filed and processed in the same manner as the original site plan.
   
8. Any of the site plan contents requirements of this article may be waived by the zoning administrator when the administrator is satisfied that the information is not necessary for determining compliance with the requirements of this chapter or maintaining a record of the particular case.
   
9. An applicant may appeal the decision of the zoning administrator in regard to a submitted site plan within thirty (30) days in writing to the board of zoning appeals in accordance with ATC chapter 21, article XXI.
   
10. The applicant shall be required to furnish a maintenance bond with the town in the amount of ten (10) percent of the estimated cost of improvements to be maintained by the town. Such bond shall be in a form satisfactory to the town and be for a period of one (1) year after the date of the acceptance of such improvements by the director of public works. Letters of credit or bonds may be issues by out-of-area agents or banks, but must maintain at all times a physical draw address at a bank that is located in the Town of Ashland, Hanover County, City of Richmond, or Henrico County, Virginia.
    
11. If the real estate affected by the proposed site plan is located in an area defined as a wetlands pursuant to section 404 of the United States Clean Water Act or is affected by such other federal or state, rule or regulation and when in the opinion of the zoning administrator, such federal or state regulatory body compliance with the rules and regulations of such federal or state statute, rule or regulation is necessary, the applicant shall prior to the approval of the site plan seek the review and/or approval of the appropriate federal or state regulatory agency for the improvements to the real estate that is subject to the site plan review process.
    
12. An as-built copy of the final site plan shall be submitted to the Town of Ashland after completion of all required improvements on an approved site plan. The developer shall submit this plan one week prior to the anticipated occupancy of any building for a review and approval by the agent for conformity with the approved site plan and the ordinances of the town. An electronic copy of the as-built site plan, in a format specified by the town, is required provided that electronic media was used by the engineering/surveying firm in the preparation of such a plan.
    
13. Upon approval of the final site plan said plan will remain valid for a period of five (5) years from the date of approval. For so long as the final site plan remains valid no change or amendment to any local ordinance map, resolution, sale, regulation, policy or plan adopted subsequent to the date of approval of the final site plan shall adversely affect the right of the developer to commence and complete an approved development in accordance with the site plan, unless an amendment is required to comply with state law or there has been a mistake, fraud or change in circumstances substantially affecting the public health, safety or welfare.
    
14. A certificate of use and occupancy shall not be issued until the zoning administrator verifies that all improvements required by the approved site plan and landscape plan are completed, provided that in any case where lack of compliance with such plans is of a temporary nature due to weather or seasonal conditions and involves paving, tree planting, landscaping, buffers, screening or similar features, a temporary certificate of use and occupancy may be issued upon verification by the zoning administrator that surety has been provided in a manner and amount satisfactory to guarantee the cost of completing such improvements. Surety may be in the form of a certified check, cash escrow, letter of credit, or bond payable to the treasurer of the town. Letters of credit or bonds may be issued by out-of-area agents or banks, but must maintain at all times a physical draw address at a bank that is located in the Town of Ashland, Hanover County, City of Richmond, or Henrico County, Virginia. Such temporary certificate of use and occupancy shall specify the incomplete improvements and the period of time within which they are to be provided.

Editors Note: Ord. No. 2002-5, adopted April 23, 2002, added subsection (k) to § 21-187. Inasmuch as there already exists subsections (k) and (l), the new provisions have been relettered as (m) to avoid duplication of letters.

1. Inspections shall be made during the installation of off-site and on-site improvements by the zoning administrator or the director of public works in their areas of responsibility to ensure compliance with the approved site development plan.
2. The owner or developer shall provide adequate supervision at the site during installation of required improvements denoted by the site development plan and shall make a set of approved plans available at the site at all times that work is being performed.