Site Plan

A site plan is a set of engineering plans for any commercial, industrial, or multifamily development, as defined in the County Code. A site plan is needed whenever the footprint for a commercial building changes, which includes changes to utility lines and parking lots. A site plan is also needed for commercial additions such as sheds, storage areas, fences, and concrete pads.

Approval Requirements

You can obtain an application for a site plan with PermitLink. Staff recommends that you either submit a conceptual plan or set up a pre-application meeting to review the site plan process and answer questions.

Upon submission of your site plan, you must provide:
  • A properly completed and signed application form.
  • A site plan review fee. Contact the Planning Division at 757-253-6685 for a current fee schedule.
  • A list of adjacent property owners' addresses.
  • A copy of the letter you sent adjacent property owners advising them that site plans were submitted and are available for review in the Planning Division.
  • A copy of the previously approved conceptual plan.
  • Surveyed plans, which include the following items, if applicable:
    • Site layout
    • Drainage and erosion control plans
    • Utility plans
    • Landscape plans
    • Drainage calculation data
    • Water/sewer data sheets
    • Traffic, roadway, and parking data
    • Lighting plans
    • Water demand calculations
The James City Service Authority Standards and Specifications for Water and Sewer Systems and the Regulations Governing Utility Services outline the standards for submitting utility plans.

Related Documents

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Development Review Committee Review

The Development Review Committee (DRC) will review site plans that propose any of the following:
  • A multifamily development of 10 or more units which is not subject to a binding legislatively approved master plan.
  • A residential development of 50 or more units.
  • A single building or group of buildings with a total floor area exceeding 30,000 square feet which are not predominately to be used as a warehouse, distribution center, office, or for other industrial or manufacturing purpose. Predominately is defined as 85% or more of the total square feet of the building.
- OR -

  • If there are any unresolved problems between the applicant, adjacent property owners, or any departmental reviewing agency.
  • If a conceptual plan has not been submitted in accordance with County requirements.
  • If the site plan varies significantly from an approved conceptual or master plan.
  • There are requests for exceptions and waivers to the zoning and subdivision ordinances.

Review Submissions

If your site plan qualifies for DRC review, you will need to submit 14 sets of plans to the Planning Division at least 5 weeks prior to the DRC meeting date. Please contact Planning staff to find out the DRC meeting schedule. Staff will schedule your request on the DRC agenda. Prior to the DRC meeting, staff will review your application by making a site inspection and verifying the information on your application for compliance with County codes and ordinances. Staff will consider the impact of the site plan on surrounding land uses and public welfare. 

Additional County and State agencies will review and comment on the plan. When all comments are received, staff will incorporate them into a report for the DRC. You will receive a copy of the staff report in advance of the DRC meeting. At the DRC meeting, staff will present your request to the DRC. You or your representative should attend the meeting. The DRC will recommend preliminary approval, deny, or defer your request, and identify issues you need to address before the Zoning Administrator can sign and approve the plan.

Next, the DRC will present a summary of your case to the Planning Commission and make a recommendation. The Commission may discuss items and ask additional questions, so you or your representative should attend the Planning Commission meeting. The Planning Commission will vote to grant preliminary approval, deny, or defer your request. After the meeting, staff will write you a letter noting what action was taken on your case and what deficiencies need to be addressed before final approval can be granted.

Administrative Review

You need to submit 10 sets of plans for administrative review. The plans will be reviewed by the Planning Division and other agencies in the County. Planning staff will compile all comments and transmit them to you within 30 days of the submittal of plans. These comments will identify any deficiencies that need to be addressed. If the Planning Division grants preliminary approval, staff will notify you of all conditions which need to be addressed before final approval will be issued.