CPHD
Development Proposals/Site Plans
Site Plan Review Process
Items Related:
- What is the "Site Plan Review Process"?
- What is Administrative Regulation 4.1?
- Standards for Planting & Preservation of Trees
- What is the Process Time for Site Plans?
- What happens after a Site Plan is approved?
- Section 36.H of the Zoning Ordinance
- Schedule of Filing Deadlines
What is the “Site Plan Review Process”?
In certain districts within the County's Zoning Ordinance, a site plan option is available. This form of “special exception” allows more flexibility in development form, use, and density than that permitted “ by-right (PDF Format)” in a zoning district. Site plan districts are written to give the County Board flexibility to approve modifications based on the individual characteristics of each site. In each site plan district, there are standards set forth. Unless otherwise stated within the site plan district, all standards within site plan districts can be modified using Zoning Ordinance Section 36.H.5.a. The majority of site plan review proposals are for hotel, residential, office and mixed-use development in certain high density zoning districts and typically within the Metro Station corridors. Please feel free to view the Site Plan Brochure (PDF Format).
The Zoning Administrator establishes an annual calendar of filing dates for site plan applications. Site Plan applications are submitted in accordance with Administrative Regulation 4.1 . The site plan is reviewed internally by the Departments of Community Planning, Housing & Development; Public Works; Parks, Recreation, and Cultural Resources; Police; Fire; Environmental Services; and Economic Development.
Site Plans are also reviewed by a committee of the Planning Commission , the Site Plan Review Committee (SPRC). The SPRC is comprised of members of the Planning Commission, County Advisory Commissions and Committee representatives, and Civic Association and neighborhood representatives. The SPRC meetings are informal, and provide an opportunity for the developer to present their plans and for the community to provide comments and direction on the plans. Typically, the SPRC meets on the project until they believe that the project is ready to proceed to the Planning Commission.
Site plan review requires public hearings before both the Planning Commission and the County Board. The Planning Commission reviews new site plans and major amendments and makes a recommendation to the County Board. The Planning Commission receives a written County Manager's report (staff report) and a report from the SPRC. The staff report recommendation includes a number of suggested conditions for approval. The County Board then takes final action on the site plan. If the project is approved, then the applicant can proceed with the development process and obtaining permits for development.
The County Board may impose specific conditions in the approval of a site plan. Such conditions typically include provisions for protecting adjacent properties, access and design of off-street parking and loading, landscaping, and space for, or construction of, public facilities such as streets and utilities or those improvements necessary to serve the site. Also, the conditions are structured to require compliance by the developer in order to receive building permits and for the site plan to continue to be in compliance with the approval and the property's zoning classification. These conditions continue with the property and guide all future decisions regarding development on the property. The conditions also address transportation issues, sign standards, urban design standards, streetscape standards, permit timing, emergency equipment access, state and federal approval issues, and a wide variety of site specific issues. Most recently, efforts have focused on residential relocation, replacement of affordable housing, open space, retail relocation and replacement, transportation demand management, public access conference facilities, and tree preservation plans.
What is Administrative Regulation 4.1?
Administrative Regulation 4.1 ( PDF Format ) governs the submission and review of applications for site plans and includes the required forms and regulations, and describes the required attachments and documents for site plan application submittal. The Administrative Regulation 4.1 includes, for example, criteria for traffic impact analyses and requirements for completing a LEED™ scorecard for the project as part of Arlington County's Green Building Initiatives . On December 7, 2002 , the County Board endorsed The Standards for Planting & Preservation of Trees on Site Plan Projects ( PDF Format ) as an update to Administrative Regulation 4.1. A copy of Administrative Regulation 4.1 can be obtained from the Planning Office (703-228-3525).
What is the Process Time for Site Plans?
Prior to submitting a site plan application, the applicant, architects, engineers and attorneys generally meet with staff members in order to gain an understanding of the requirements and to identify any unique problems or constraints in the physical development of the site. Staff also strongly encourage prospective applicants to contact the impacted Civic Associations or neighbors to present the proposed development. The process is a minimum of 90 days long from the final submission date to the County Board hearing date, assuming that there are no major issues requiring deferrals. There is a preliminary submission date two weeks before the final submission date to allow staff time to review the application for completeness before the final filing date.
What happens after a Site Plan is approved?
The post-County Board site plan (final 4.1 plan) is required to be submitted within 90 days of the County Board's approval of the site plan. This “final 4.1 plan” represents the approved site plan and includes any changes made by the County Board at the hearing. Following approval of the "final 4.1 plan", the applicant can file for permits. Construction plans (final engineering and architectural plans) are reviewed and compared against the "final 4.1 plans". Permits are issued in stages and include: demolition of existing structures; excavation; sheeting and shoring; the foundation to grade (garage) permit; and the final building permit. At each stage, the Zoning and Planning offices check the plans for compliance with the approved site plan and conditions of approval. A building permit will not be issued if the building plans fail to comply with the approved plan. In this case, the applicant must either file for a site plan amendment or make the necessary adjustments to the building plan to bring it into compliance with the approved plan. If a building permit is not obtained and construction begun within the time period stated in the conditions of approval (typically 3 years), then the site plan approval becomes void. An extension may be requested by site plan amendment provided that it is filed prior to expiration of the site plan approval. Otherwise, a new site plan must be submitted for approval.
