A site plan is required for all construction, reconstruction, alteration, and changes of use within the multifamily, commercial, office, and industrial districts. Site plans shall also be required for nonresidential uses within the agricultural and residential districts. The purpose of the site plan is to demonstrate compliance with state and local development regulations as well as the provisions of the zoning ordinance.

All site plans shall be prepared in accordance with the regulations and standards established in the Prince William County Design and Construction Standards Manual.

(Ord. No. 94-1, 1-11-94; Ord. No. 04-78, 12-21-04)

Preliminary and final subdivision and site plans for a planned development district shall be submitted to the Planning Office and shall substantially conform to the master zoning plan, any proffers associated with the rezoning, any applicable Special Use Permit conditions, the applicable requirements of the Design and Construction Standards Manual, and the following provisions with respect to external and internal site planning:

1.

All service and loading areas, as permitted or required, shall be located in interior courtyards serving one or more principal structures, where practicable, or shall be screened from view from public streets and areas, and from adjacent properties, in accordance with section 800 of the Design and Construction Standards Manual.

2.

Principal vehicular access points into the site shall be designed to permit smooth traffic flow, with controlled turning movements, and minimization of hazard to vehicular or pedestrian traffic. Left-hand storage and right-hand turn lanes and/or traffic dividers shall be required where existing or anticipated heavy traffic flows indicate the need.

3.

Primary access into the site shall be provided from roads constructed in accordance with the requirements of the Comprehensive Plan, Design and Construction Standards Manual, or other standards for projects such as proposed. Direct access by industrial users to major collectors shall be discouraged.

4.

Uses within the planned development district shall be served by an internal road system. Intersections of the internal road systems with existing public roads shall provide reasonable access and service to uses contained within the planned development district, and planned or shared access shall be required where practicable.

5.

To encourage visual cohesiveness and a park-like atmosphere, and to protect adjoining residential areas, uses, structures and parking areas shall be oriented toward internal roads or travelways, and away from such adjoining residential districts.

6.

A buffer area shall be established in accordance with section 800 of the Design and Construction Standards Manual between any structure (including parking) or residential lot and the right-of-way for any street designated by the Comprehensive Plan as a freeway, interstate parkway, arterial or major collector when abutting a planned development district or planned through it. Except as otherwise provided in this Chapter, the buffer area shall remain free of structures except for perpendicular utility crossings, signage, or approved landscaping as provided for herein.

7.

Commercial buildings shall be located and grouped in relation to parking areas to promote pedestrian traffic by use of interconnected walkways.

8.

Facilities and access routes for deliveries, service, and maintenance shall be separated from customer access routes and parking areas.

9.

Areas where deliveries are to be made to customers in automobiles, or where services to automobiles themselves are to be provided, shall be so located as to minimize interference with pedestrian and vehicular traffic within the site.

10.

Sidewalks and trails shall be provided within the planned development district in accordance with the Design and Construction Standards Manual. In addition all commercial, industrial, and residential areas within the planned development district shall be linked by sidewalks/trails. The network of sidewalks and trails shall form a logical, safe, and convenient system for pedestrian access to all dwelling units, on-site structures, and principal off-site destinations. Trails shall be designed in accordance with trail safety requirements of the Design and Construction Standards Manual. The use of pedestrian underpasses and over-passes is encouraged and at-grade street crossings of sidewalks/trails shall be held to a minimum.

11.

All on-site utilities shall be installed underground, including telephone and power lines, in both public and private rights-of-way, except when extreme conditions of underlying rock or other subsurface condition makes this requirement unreasonable.

12.

Lighting shall be in accordance with section 32-250.200.

(Ord. No. 04-78, 12-21-04; Ord. No. 18-02, Attch., 1-16-18)

Editor's note— This section consists of former § 280.08, which derived from Ord. No. 91-127, adopted Oct. 22, 1991 and amended pursuant to Ord. No. 92-59, adopted June 16, 1992, Ord. No. 94-67, adopted Oct. 4, 1994 and Ord. No. 96-6, adopted Jan. 16, 1996, former § 32-280.21, which derived from Ord. No. 91-127, adopted Oct. 22, 1991, and amended pursuant to Ord. No. 94-1, adopted Jan. 11, 1994 and Ord. No. 96-6, adopted Jan. 16, 1996, and former § 32-280.22, which derived from Ord. No. 91-127, adopted Oct. 22, 1991, amended pursuant to Ord. No. 94-67, adopted Oct. 4, 1994, and relocated herein as § 32-800.11 pursuant to Ord. No. 04-78, adopted Dec. 21, 2004.

The site plans shall be prepared by a professional engineer, architect or land surveyor. In addition, plats and plans submitted by a designated plans examiner shall be processed in accordance with Chapter 33 of the Prince William County Code and other pertinent sections of the Design and Construction Standards Manual.

(Ord. No. 93-16, 4-20-93; Ord. No. 94-1, 1-11-94; Ord. No. 04-78, 12-21-04)

1.

An applicant shall file his proposed site plan at the Planning Office. The Planning Office shall then refer such application to the appropriate reviewing agencies for their comments.

2.

The Planning Director or his designee shall approve or disapprove all site plans with due respect for the reviewing authorities' comments and recommendations, and in accordance with the provisions of the Design and Construction Standards Manual and other established administrative procedures.

3.

Decisions of the Planning Director or his designee approving or disapproving a site plan are final.

(Ord. No. 92-59, 6-16-92; Ord. No. 94-1, 1-11-94; Ord. No. 04-78, 12-21-04)

1.

No site development permit, building permit or any other permits shall be issued by any County agency unless they are in strict accordance with the approved final site plan (including approved minor adjustments).

2.

It shall be a violation of this chapter to construct, retain, develop, erect, alter, or change any structure or develop, alter, or change land except in accordance with the approved final site plan.

(Ord. No. 92-59, 6-16-92; Ord. No. 94-1, 1-11-94)

1.

After a final site plan has been approved, adjustments, which comply with the intent of this section, other provisions of this chapter, and with the general purpose of the Comprehensive Plan for the development of the area, may be approved by the Planning Director after review by concerned reviewing authorities.

2.

Deviation from an approved site plan, without written approval of the Planning Director shall be deemed a violation of this chapter and shall be sufficient cause for revocation of any and all existing permits for building or construction on the subject site. An applicant who has had such permits revoked must immediately stop all work and correct the violation or submit a new site plan for consideration, and only after approval thereof and obtaining new construction/building permits, may continue progress on site construction.

(Ord. No. 92-59, 6-16-92; Ord. No. 94-1, 1-11-94; Ord. No. 04-78, 12-21-04)

1.

For a revision of an approved site plan which in the opinion of the Planning Director constitutes an amendment, the applicant shall submit a revised site plan in accordance with the provisions of the Design and Construction Standards Manual.

2.

One or more of the minimum requirements set forth in the Design and Construction Standards Manual may be waived by either the Planning Director or the Director of Public Works upon a showing by the applicant in accordance with the requirements of the Design and Construction Standards Manual.

(Ord. No. 92-59, 6-16-92; Ord. No. 94-1, 1-11-94; Ord. No. 94-67, 10-4-94)

1.

The following minimum requirements shall be assured by the applicant, and shall be constructed before any building permits are issued unless the applicant enters into an agreement to so construct and posts a security therefor in accordance with the bonding policy in the Design and Construction Standards Manual:

(a)

Screening, fences or walls and curb and gutter as are required by the provisions of this chapter and other ordinances of the County or by regulations of the Virginia Department of Transportation.

(b)

Easements or rights-of-way for all facilities to be publicly maintained; provided, however, that each easement shall be clearly defined for the purpose intended.

(c)

Dedication or reservation of land for streets and service roads.

2.

The construction standards for both off-site and on-site improvements required by this chapter shall conform to the criteria of the Design and Construction Standards Manual.

1.

Inspections during the installation of required off-site and on-site improvements shall be made by the County to assure compliance with the approved final site plan and applicable County standards. The owner or developer shall notify the Director of Public Works three days prior to the commencement of any street or storm sewer work shown to be constructed on the final site plan, in order that inspections may be scheduled.

2.

The owner shall provide adequate supervision on the site during the installation of all required improvements, and there shall be a responsible superintendent or foreman, together with one set of approved plans, profiles and specifications, available at the site at all times work is being performed.

3.

Upon satisfactory completion of the installation of required improvements, the owner shall receive a certificate of approval from the Director of Public Works, upon the application for such certificate. Such certificate shall serve only as a letter of recommendation to the bonding committee of the County, to be considered in conjunction with the requested release of any bonds or agreements.

(Ord. No. 92-59, 6-16-92)

1.

A fee, payable to the County Director of Finance, shall be paid at the time of submission of the application for approval of a site plan, in accordance with the fee schedule adopted by the Board of County Supervisors pursuant to resolution.

2.

A fee, payable to the County Director of Finance, shall be paid prior to the issuance of construction/building permits for construction pursuant to an approved final site plan, according to the fees established by the Board of County Supervisors pursuant to resolution.

(Ord. No. 94-1, 1-11-94)

As built plans shall be submitted where required by the provisions of the Design and Construction Standards Manual.