Section 175-37.18
DEVELOPMENT REVIEW.
Within
one
year
of approval of a Master Land Use Plan for
development of a Planned Neighborhood, prior to the approval of
building
permits, the applicant shall prepare and submit for review and approval
an
engineered Development Plan, along with the fee as established in the
approved
schedule of fees. The applicant may petition the Town Council for
an
extension of time for submission of a development plan, provided such
extension
is requested at least 20 days prior to the expiration of the one-year
period.
The Town Council may grant an extension upon demonstration of
good cause
for up to one year.
A. Development
Plan: A Development Plan shall
be submitted for all proposed commercial, residential, community
facility,
institutional, or multi-family residential development within a Planned
Neighborhood Development. The Development Plan shall be drawn to scale
and
shall be accompanied by a narrative, as appropriate. The
Development Plan
shall comply with the provisions of Sections 175-111 through 175 – 122
and
Section 148-20 of the Code of Front Royal, Virginia, unless otherwise
provided
for herein, and the following:
1. All
information required for the master plan submission.
2. A
development
schedule.
If
phasing is proposed, indication of the proposed phasing schedule, along
with a
plan indicating phased sections.
3. A
landscape
plan
prepared by a
certified landscape architect or land surveyor shall be submitted with
each
site development plan application. The development plan shall
identify
proposed trees, shrubs, ground cover, natural features such as rock
outcroppings, other landscaping elements and planting details.
When
existing natural growth is proposed to remain, the applicant shall
include in
the plans a description of the landscaping to be retained, a statement
from a
certified arborist that the material is desirable and healthy, and the
proposed
methods to protect the retained trees and growth during and after
construction.
(Ord.
No.
24-05
Added “land surveyor” (3) 9-26-05-Effective
Upon Passage)
4.
Proposed
number
of dwelling units by
residential types, and the area of non-residential buildings by use
type
(retail, office, service, etc.).
5.
Calculation
of
the percentage of land area
covered by the various land uses, including landscaped areas.
6.
Proposed
circulation
plan showing
patterns of vehicular, pedestrian, or other traffic, parking areas
(including
the number of parking spaces).
7. Notes
identifying any deviations from the approved master plan.
(Ord.
No.
13-11 Removed (8) 12-12-11-Effective
Upon Passage)
B. Development
Plan
Revisions,
Modifications: After
approval, all subsequent plans, plats, and permits for the PND shall be
in
substantial compliance with the approved PND Master Land Use Plan.
Minor
adjustment to the Master Land Use Plan may be approved administratively
provided there is no increase in the overall density or number of
housing units
in the development and no reduction in useable open space.
Revisions or
modifications which substantially change the development, design,
density,
concept, uses, or magnitude shall cause the revised plan to be referred
back
through the review process as if it were an original submission.
Revisions
to
the
Site Development Plan may be proposed by the
applicant prior to the Town Council’s review. The Town Council at
its
discretion may consider the application with minor revisions as
proposed or may
return the plan to the Planning Commission for further review.
C. Amendments
to
Planned
Development Districts:
Land area may be added to an established PND if it adjoins and is
demonstrated
to become an integral part of the approved development. The procedures
for any addition
of land shall be the same as for an original application and all
requirements
shall apply.
D. Final
Plats: Final Plats shall be submitted
concurrently with the Site Development Plan. Except as provided herein,
Planned
Neighborhood Development plats shall comply with the Zoning Ordinance,
Chapter
175 and the Subdivision and Land Development Ordinance, Chapter 148 of
the Town
of Front Royal, Virginia, except that reasonable waivers and variances
as
described in Chapter 148 may be granted by the Town Council in order to
facilitate creative design consistent with good community planning
standards.
(Ord.
No.
13-11
Amended (D) 12-12-11-Effective Upon Passage)
E. Recordation
of
Documents: Any applicable
covenants, governance documents and easements shall be recorded in the
Warren
County Circuit Court Clerk’s office within six (6) months of approval
of the
Final Plat.
F. Appearance
Review: Appearance Review by the
Planning Commission shall be required for all proposed commercial,
community,
institutional, or multi-family residential development within a planned
neighborhood development to ensure conformity with the appearance
standards
established by the approved design guidelines for the Planned
Neighborhood
Development. Such review shall occur in conjunction with the Site
Development
Review. Compliance with the requirements for Appearance Review
shall be
in addition to all other requirements.
(Ord.
No.
Z-1-05 Added Entire Section 4-11-05-Effective Upon Passage)