(a)

A basic development plan shall be prepared in a clear and legible manner and shall be drawn to a suitable and fixed scale, such as one (1) inch equals thirty (30) feet. This scale may be larger or smaller depending upon the size of the lot or tract involved. The zoning administrator may require a basic development plan to be prepared by a design professional based on a survey when a high level of precision is required including construction close to a lot line, when specific building placement is required, or proximity to a flood zone. The zoning administrator may require an as-built survey to confirm proper location during or upon completion of construction when such level of precision is required.

(b)

A basic development plan submitted for approval shall include a completed application form, accompanied by payment of the required fees. One copy of the basic development plan, whether digital or paper, shall be submitted for any review by the Zoning Administrator.

(c)

A basic development plan shall include the following information, although the zoning administrator may waive any of the following required information, if it is not needed to determine compliance with a specific section of this chapter and if the agent identifies such code section pursuant to Sections 36.2-552(c) and 36.2-553(c)(1)(B) of the City Code:

(1)

Official tax map number and current zoning classification, including any conditions that may be applicable to the property.

(2)

Scale of the drawing.

(3)

Name and/or labeling of all adjoining streets and alleys.

(4)

All public easements affecting the property.

(5)

Accurate dimensions and shape of the lot.

(6)

Location and dimensions, to scale, of all existing and proposed structures on the lot, including the delineation and dimensions of any overhangs or eaves.

(7)

Setback measurements for all existing or proposed structures on the lot from all adjoining property lines. If the development is subject to the front yard dimensions for infill development in Section 36.2-313, the shallowest established front yard shall be delineated as required by that section. Setback measurements shall be based on the distance from adjoining property lines to the line parallel to the street right-of-way that passes nearest that street right-of-way, with such point being thirty (30) inches or greater above the graded ground level. (If a structure has overhangs or eaves, setbacks should be measured from the furthest projection of the overhang to the street right-of-way on a line that is parallel to that street right-of-way.)

(8)

Number, location, and dimensions of all on-site parking spaces, entrances to the site, driveways, or other paved areas; labeling of driveway surface.

(9)

Existing and proposed improvements in the right-of-way abutting the property or development area including edge of pavement, curb, sidewalk, driveway entrances and street trees.

(10)

Verification of available water and sanitary sewer facilities and location of any new water lines and sewer laterals, or septic systems, when permitted.

(11)

Delineation of all landscaping required pursuant to the regulations of Article 4 and Article 6 of this chapter, including:

(A)

Location, size, and description of all required planting areas and planting materials; however, such details on required tree canopy need not be specified and may be substituted by a statement on the plan indicating the amount (square feet) of required overall tree canopy to be provided before a certificate of occupancy is issued.

(B)

Tree protection areas and methods of protection for any existing vegetation to be preserved to satisfy any landscaping requirement; and

(C)

Delineation of any created slope of two to one (2:1), horizontal to vertical, or greater, and description of vegetative cover pursuant to Section 36.2-642(a)(4).

(12)

Delineation of any riparian buffers required pursuant to Section 36.2-335.

(13)

Outdoor lighting plan as required by Division 2, Article 6, of this chapter.

(14)

For any property located in a floodplain district as established by Section 36.2-333, or if the property is determined to be in such close proximity that a reasonable uncertainty exists as to the location of the floodplain district, the mean sea level elevations, prepared by a licensed surveyor or engineer, shall be given for:

(A)

The floodway and/or the 100-year floodplain;

(B)

The lowest floor elevation of all existing or proposed structures; and

(C)

The elevation to which the structure is or will be floodproofed.

(15)

Statement that all utilities will be located underground or statement of exception per Section 36.2-610.

(16)

Other information as may be required by the Zoning Administrator to determine compliance with this chapter.

(d)

If the application for basic development plan approval proposes construction that will require a land disturbing activity in or upon critical terrain that slopes towards adjacent properties, streets, alleys, streams, or creeks, or if the proposed land disturbing activity is found by the Zoning Administrator to involve site-specific features which warrant a review of erosion and sediment control or if such proposed activities are applicable under Chapter 11.7 Erosion and Sediment Control, of this Code, a grading and erosion and sediment control plan, prepared by a licensed professional engineer, surveyor, or architect, shall be required. An agreement in lieu of a plan may be substituted for an erosion and sediment control plan consistent with the provisions of Chapter 11.7 Erosion and Sediment Control, of this code.

(Ord. No. 37633, § 20, 11-20-06; Ord. No. 37984, § 9, 12-17-07; Ord. No. 40296, § 1, 7-6-15; Ord. No. 40710, § 1, 12-5-16; Ord. No. 41817, § 1, 7-20-20; Ord. No. 42205, § 1, 11-15-21)

(a)

A comprehensive development plan and associated calculations shall be prepared by a licensed, professional engineer, surveyor, architect, or landscape architect, unless otherwise approved by the Agent to the Planning Commission.

(b)

A comprehensive development plan may be submitted in either single or multi-sheet form, as appropriate to the needs of the specific development project, and shall comply with the following:

(1)

The plan shall be prepared in a clear and legible manner and shall be drawn to a fixed scale that is suitable and legible for conveying the information required.

(2)

The submitted plan sheet(s) shall provide a minimum border of one-half (½) inch to the edge of the plan sheet.

(3)

The sheet size of plans shall be a minimum of eighteen (18) inches by twenty-four (24) inches and shall be no larger than thirty (30) inches by forty-two (42) inches. Sheet sizes of thirty-six (36) inches by forty-eight (48) inches or eleven (11) inches by seventeen (17) inches may be permitted, when applicable and upon approval by the City Development Engineer.

(4)

When the plan entails construction, features, and data too numerous to be legibly shown on one (1) sheet, the comprehensive development plan shall be prepared on separate component sheets and shall be prefaced by a cover sheet with an index listing of the type and title of the various plan sheets included in the plan.

(5)

Each plan sheet, whether submitted in single sheet or multi-sheet form, shall identify the type of plan (i.e., site dimension, layout plan, utility plan, erosion and sediment control plan, stormwater management plan, landscape plan), the name of the property owner, business, firm, or company, and the property location.

(c)

One (1) copy of the basic development plan, whether digital or paper, shall be submitted for any review by the Zoning Administrator. The comprehensive development plan shall be submitted for review, accompanied by payment of the required fees.

(d)

A comprehensive development plan shall include the following information, although the agent to the planning commission may waive any of the following required information, if it is not needed to determine compliance with a specific section of this chapter and if the agent identifies such code section pursuant to Sections 36.2-552(c) and 36.2-553(c)(1)(B) of the Code of the City of Roanoke (1979), as amended:

(1)

Property owner identification that includes the name, address, and telephone number of the following:

(A)

Property owner and/or developer; and

(B)

Submitting engineer, architect, surveyor, or landscape architect.

(2)

Property identification:

(A)

Official tax map number(s) of property proposed for development and total acreage of those identified properties;

(B)

Zoning classification of property proposed for development and that of abutting properties, and a listing of any conditions to which the property proposed for development is subject by reason of a conditional rezoning or by order of the Board of Zoning Appeals (ordinance number or case number, with effective date, shall be included);

(C)

Total acreage of land being developed;

(D)

Total acreage of land to be disturbed (cleared, graded, excavated, or filled) as a result of proposed development; and

(E)

Legal reference, lot, block, and section of the recorded subdivision in which the property is situated (if any).

(3)

Proposed use of the property and buildings:

(A)

Total square footage (gross floor area) of all existing and proposed buildings occupying or proposed to occupy the premises;

(B)

Existing and proposed use of the total square footage of all buildings on the property, including the square footage existing or proposed for various and separate uses within all buildings on the property;

(C)

Height of all structures;

(D)

Finished floor elevation for all buildings;

(E)

Dimensional layout of all buildings and structures existing or proposed to be constructed, erected, or placed on the property, including the delineation and dimensions of any building overhangs or eaves, and the delineation of minimum, and maximum if applicable, yard depths for front, side, and rear yards, as required by the applicable zoning district regulations;

(F)

Impervious surface ratio calculations; and

(G)

Floor area ratio calculations, if applicable.

(4)

Parking, loading, and driveway requirements:

(A)

Number of minimum off-street parking spaces required by Section 36.2-652 and the maximum off-street parking spaces permitted as set forth in Section 36.2-653;

(B)

Number of on-site parking spaces provided by the plan;

(C)

Number of handicapped parking spaces required;

(D)

Number of handicapped spaces provided by the plan;

(E)

Number of off-street loading spaces required by Section 36.2-655;

(F)

Number of on-site loading spaces provided by the plan;

(G)

Number of employees to be situated on the premises, including peak shift periods, where applicable to parking requirement;

(H)

Dimensional layout of all paved surfaces, with delineation of distances from property lines, including parking areas, loading spaces, driveways, and related curbing, with the parking space angles and dimensions of typical parking and loading spaces, maneuvering aisles, and driveway entrances and exits noted;

(I)

Statement certifying that the sight distance at any proposed entrance conforms to American Association of State Highway and Transportation Officials (AASHTO) guidelines for intersection sight distance unless otherwise approved by the City Traffic Engineer;

(J)

Type of parking lot pavement shown in typical section; and

(K)

If applicable, details of a permeable pavement system to be utilized to exceed maximum permitted off-street parking pursuant to Section 36.2-653(c).

(5)

Where any new curb cut is proposed, location of all entrances and streets within four hundred (400) feet of the proposed development site:

(A)

This sketch may be separate from the site plan itself and may be shown at a smaller scale.

(B)

In the area immediately adjacent to the proposed site, the site plan shall also include the street pavement width, the existence of curb and gutter or ditches, and the existence of any median.

(6)

Standard City of Roanoke Construction Procedure Notes and other necessary notes or data.

(7)

An Erosion and Sediment Control Plan as required by Chapter 11.1, Erosion and Sediment Control, of this Code.

(8)

Standard flood statement, stating the flood zone in which the property is located and a declaration that no portion of the subject property is located within the limits of a 100-year flood boundary as designated by current FEMA maps.

(9)

Plan scale.

(10)

Vicinity map showing the location of the site in relation to surrounding features such as streets and major thoroughfares, drawn to a scale of one (1) inch equals eight hundred (800) feet, or comparable scale or size.

(11)

North arrow.

(12)

Abutting streets with proper name, suffix (such as N.E., S.W.), and right-of-way width.

(13)

Metes and bounds description (bearings and distances) shown along all property lines.

(14)

Stormwater management plan as required by Chapter 11.6, Stormwater Management, of this Code.

(15)

Location, design, and size (including size and type of all pipes and inlets) of all existing and proposed utility facilities (water lines, sewer lines, and storm drains) and related easements, and the location and type of refuse storage facilities.

(16)

Delineation of drop inlets, manholes, and similar facilities.

(17)

Concrete curb, gutter, and sidewalk delineated and noted by type, as required.

(18)

Outdoor lighting plan as required by Section 36.2-624

(19)

Landscape Plan (see Section B-3, Appendix B).

(20)

If constructing streets to be dedicated for public use, street plans and profiles showing the following shall be required:

(A)

Existing and proposed drains, sanitary sewers, sewer laterals extended to the property lines, water lines and laterals, fire hydrants, and similar facilities;

(B)

Center line grade of the street, the size, depth, and slope of all required drains, and the size, location, and depth of water mains;

(C)

Cross-sections of the streets taken at each fifty-foot station at street intersections or other points required to properly establish the grade of the street may be required by the Agent to the Planning Commission;

(D)

Plan and profile of all sanitary sewer lines, water lines, or storm sewers to be dedicated as public improvements; and

(E)

Existing and proposed contours along any proposed street to the point(s) at which it ties in with existing street(s).

(e)

If any development activity is projected to generate an increase in traffic of more than one hundred (100) vehicles per hour during the peak traffic hour of any adjacent street or more than one thousand (1,000) vehicles per day, a Traffic Impact Study or Statement, as approved by the City Traffic Engineer, shall be required. Projected trips shall be generated based upon the methodology included in the latest version of the Institute of Transportation Engineers' (ITE) Trip Generation Manual. Prior to preparation of the Traffic Impact Study or Statement, the City Traffic Engineer must approve the methodology and assumptions proposed for the Study.

(f)

Any development activity subject to section 15.2-2222.1, Code of Virginia (1950), as amended, shall have a Comprehensive Plan and Traffic Impact Analysis submitted to the Virginia Department of Transportation (VDOT) for review and recommendations in accordance with VDOT's Traffic Impact Analysis Regulations and Administrative Guidelines.

(Ord. No. 37633, § 21, 11-20-06; Ord. No. 37984, § 10, 12-17-07; Ord. No. 40088, § 1, 10-20-14; Ord. No. 40710, § 1, 12-5-16)

(a)

A landscape plan shall be drawn to scale of not less than one (1) inch equals fifty (50) feet, or a scale as necessary to establish compliance with this chapter, and shall include dimensions and distances.

(b)

In addition to the information required for a comprehensive development plan, as set forth in Section B-2, Appendix B, a landscape plan shall include the following additional information:

(1)

Sight distance triangles.

(2)

Areas reserved for dedications and easements, including above ground easements and overhead utility lines.

(3)

Delineation of all portions of a lot which are not included in the calculation of impervious surfaces and a schedule of all trees and other plant materials, including grass or other ground cover, required by Division 4, Article 6, of this chapter, noting the size, caliper, and scientific and common names consistent with the regulations set forth in Section 36.2-642.

(4)

Delineation of any created slope of two to one (2:1), horizontal to vertical, or greater, and schedule of vegetative cover pursuant to Section 36.2-642(a)(4).

(5)

Planting and installation methods.

(6)

Extent of preservation of existing landscape features and methods of protection:

(A)

Delineation of existing trees of six (6) inch caliper or greater measured at four and one-half (4½) feet above grade; existing ornamental trees of any size; existing trees within required yards, along property boundaries, or within twenty (20) feet of streams or other watercourses; and streams in their natural condition;

(B)

Delineation of existing trees and streams as set forth in subsection (A), above, and any other existing vegetation, to be removed;

(C)

Delineation of existing trees for which a tree preservation bonus is requested pursuant to Section 36.2-643(a)(3);

(D)

Delineation of Tree Protection Areas for groups of trees and individual trees that will be retained on the development site, noted by location, size, and type;

(E)

Protective features including trenching, landscape walls, tree wells, stormwater management, and Best Management Practices structures; and

(F)

Plans, cross sections, or illustrations and standard specifications depicting the manner in which the trees of the Tree Protection Areas and existing vegetation and streams to remain shall be protected.

(7)

Delineation of all landscaping, buffering, and screening, including location, size, and description of all landscaping material by size, caliper, and scientific and common names consistent with the regulations set forth in Section 36.2-642, for the following:

(A)

Street yard trees, as required by Section 36.2-645;

(B)

Buffer yards, as required by Section 36.2-647; and

(C)

Façade planting, as required by Section 36.2-646.

(8)

Delineation of screening of specific uses as required by Section 36.2-649, including location, size, and description of screening materials.

(9)

Delineation of all landscaping for parking areas as required by Section 36.2-648, including location, size, and description of all landscaping material by size, caliper, and scientific and common names consistent with the regulations set forth in Section 36.2-642, and including notation of the following:

(A)

Name, quantity, location, and spacing of trees, and the name, location, and spacing of shrubs, in landscaping strips along the perimeters of parking areas as required by Section 36.2-648;

(B)

Minimum tree canopy for parking areas as required by Section 36.2-648;

(C)

Minimum tree canopy within the interior of parking areas as required by Section 36.2-648;

(D)

Calculation of tree canopy within the interior of parking areas provided by the plan;

(E)

Calculation of the cumulative tree canopy along the perimeters and within the interior of parking areas provided by the plan; and

(F)

Dimensions of all planting islands or peninsulas and perimeter landscaping strips (width, length, and soil depth).

(10)

Overall tree canopy:

(A)

Minimum tree canopy required for the development site pursuant to Section 36.2-644;

(B)

Calculation of total tree canopy on the site provided by the plan; and

(C)

Location, size, and description of all trees used in the calculation of the tree canopy provided by the plan, noting the size, caliper, and scientific and common names consistent with the regulations set forth in Section 36.2-642.

(11)

If applicable, delineation of all landscaping, buffer yards, and screening as required by the supplemental regulations set forth in Article 4 of this chapter, including location, size, and description of all landscaping material by size, caliper, scientific and common names consistent with the regulations set forth in Section 36.2-642, and location, size, and description of screening materials.