Edinburg City Zoning Code
ARTICLE IV
Site Plan Requirements
§ 175-24 Statement of intent.
The purpose of these requirements is to promote the orderly development of certain activities in the Town and to ensure that such activities are developed in a manner harmonious with surrounding properties and in the general public welfare. More specifically, the site plan shall be used to review the project's compatibility with its environment; to review the ability of the project's traffic circulation system to provide for the convenient and safe internal and external movement of vehicles and pedestrians; to review the quantity, quality, utility and type of the project's required community facilities; and to review the location and adequacy of the project's provision for drainage and utilities.
§ 175-25 When required.
A.
The provisions of this article shall apply to all buildings, structures or uses as noted in this chapter.
B.
Where a change of use of an existing structure requires additional parking or other requirements applicable to a new use, a site plan shall be submitted for review to ensure the change of use can be accomplished within the purpose and intent of this chapter.
§ 175-26 Waiver of requirements.
A.
Any requirement of this article may be waived by the Administrator where the waiver is not adverse to the purpose of this article and the applicant establishes that, in his specific case, an undue hardship would result from a strict enforcement of this article or that the requirement is unreasonable.
B.
The Administrator may waive the requirements for site plan review for additions to buildings, structures and uses if, in his opinion, such addition does not substantially affect the purpose and intent of this article.
§ 175-27 Site plan specifications.
Every site plan shall be prepared in accordance with the following specifications:
A.
The scale shall not be less than 50 feet to one inch.
B.
All site plans shall be submitted on sheets, the minimum size required being eight inches by 11 inches.
C.
If the site plan is prepared on more than one sheet, match lines shall clearly indicate where the several sheets join.
D.
Horizontal dimensions shall be in feet and decimals of feet to the closest 1/100 of a foot.
§ 175-28 Site plan contents.
Site plans shall be certified by an architect, engineer or land surveyor licensed to practice by the Commonwealth of Virginia within the limits of their respective licenses. The site plan shall provide the following:
A.
The proposed title of the project and the name of the engineer, architect, landscape architect, surveyor and/or developer and a signature panel for the Administrator's approval.
B.
The North point, scale and date.
C.
Existing zoning and zoning district boundaries on the property in question and on immediately surrounding properties.
D.
The present use of all abutting property.
E.
The boundaries of the property involved by bearings and distances, certified by a land surveyor licensed to practice in the Commonwealth of Virginia.
F.
All existing property lines, existing streets, buildings, watercourses, waterways or lakes and other existing physical features in or adjoining the project. Those physical features, such as watercourses, waterways or lakes on adjoining properties, need only be shown in approximate scale.
G.
Topography of the project area with contour intervals of two feet or less.
H.
The location and sizes of sanitary and storm sewers, gas lines, water mains, culverts and other underground structures in or affecting the project, including existing and proposed facilities and easements for these facilities.
I.
The location, dimensions and character of construction of proposed streets, alleys, and driveways and the location, type and size of ingress and egress to the site.
J.
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.
K.
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 systems.
L.
The location of all proposed buildings and structures, accessory and main; number of stories and height; proposed general use for each building; and the number, size and type of dwelling units where applicable.
M.
Provisions for the adequate disposition of natural and stormwater indicating location, sizes, types and grades of ditches, catch basins and pipes and connection to existing drainage system.
O.
Proposed finished grading by contour.
P.
The location, character, size, height and orientation of proposed signs.
Q.
The location and dimensions of proposed recreation, open space and required amenities and improvements, including details of disposition.
R.
Any necessary notes required by the Administrator to explain the purpose of specific items on the plan.
§ 175-29 Improvements and standards.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
The following improvements and minimum standards, as applicable, shall be required and provided for in a site plan:
A.
All street and highway construction standards shall be in accordance with those specified in Chapter 141, Subdivision of Land, of the Code of the Town of Edinburg.
B.
Minimum utility easement width shall be 20 feet. The nearest edge of any easement shall be a minimum of five feet from any building.
§ 175-30 Procedures.
A.
Authority for review and approval. The Administrator shall request a review by the Planning Commission prior to his decision on a site plan. Approval of Town Council is needed for those uses permitted by special use permit.
B.
Review and approval of site plan.
(1)
Five copies of the plan shall be submitted to the Administrator. The Administrator shall circulate the plan to the relevant departments and boards and the Planning Commission for written comments and notify the applicant of the action taken which may be approval, approval subject to conditions or disapproval. Copies shall be submitted to Town Council for uses needing a special use permit.
(2)
Site plans for the Planning Commission shall be submitted to the Administrator at least seven days prior to the next regularly or specially scheduled Planning Commission meeting. The site plan shall be considered approved unless the Planning Commission acts within 60 days after submission of the final site plan to the Planning Commission. If no action is taken within this period, the plan shall be deemed approved.
§ 175-31 Expiration of approval.
An approved site plan shall expire and become null and void if no building permit has been obtained for the site in 12 months after the approval.
§ 175-32 Amendments to approved site plan.
If it becomes necessary for an approved site plan to be changed, the Administrator shall, at the applicant's request, either administratively approve an amendment to the site plan or, if the change is major, require that a new site plan be drawn up and submitted for review and action in accordance with this article.
§ 175-33 Site plan prerequisite to issuance of permits.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
No building permit shall be issued to construct, erect or alter any building or structure or any permit or authorization granted to improve or develop land subject to the provisions of this article unless a site plan has been submitted and approved.