- Home
- Government
- Departments P-Z
- Planning, Building & Development
- Construction
- Project Pages
- Comprehensive Development Plan
Comprehensive Development Plan
The process outlined in the following tabs is for the construction of any structure, parking, or other impervious surface of which 2,500 square feet or more of area will be disturbed.
A pre-application meeting with staff is recommended to ensure all required components of the project are being addressed adequately. A pre-application meeting may be scheduled online here. Please review these Pre-Application Requirements.
Application Requirements
- Completed Comprehensive Development Plan Application.
- Comprehensive Development Plans including plan sheets listed below. For a more detailed list of what is required on a comprehensive development plan, please reference Sections B-2 and B-3, Appendix B, of Chapter 36.2, Zoning, Of the City Code.
- Cover Sheet
- Existing Conditions/Demo Plan
- Site Dimensional Plan
- Grading/Storm Drainage Plan
- Erosion and Sediment Control Plan
- Landscaping Plan
- Lighting Plan
- Cost Estimates
- State Minimum Standards 1-18 (9VAC25-840-40) (MS-19 not required for less than 10K SF disturbance)
- Certificate of Appropriateness, if property located in designated H-1 or H-2 Historic Overlay District.
- Submission of a Neighborhood Design District Affidavit, if work conducted on the exterior of dwelling unit(s) located in the Neighborhood Design District.
- Flood Elevation Certificate, if in special flood hazard area.
- Required fees
Review Process
The Development Review Division of the Planning, Building, and Development Department conducts review for erosion and sediment control compliance in addition to coordinating the review of 9 other divisions and departments:
- Building
- Economic Development
- Engineering
- Environmental
- Fire and EMS
- Solid Waste
- Western Virginia Water Authority
- Transportation
- Zoning
All of these entities must approve the comprehensive development plan prior to issuance of any permits. Upon completion of the review, comments will be forwarded by email to the applicant/owner for a response and/or revision of the submission. Responses and revisions are reviewed within 12 business days.
Resubmission
A resubmission of a comprehensive development plan must be submitted with a Submission of Additional Information form. A response letter must be submitted with the resubmission and it must clearly identify, in detail, what action was taken for each comment, and be numbered/sectioned similar to the comment letter. Ensure any questions or discussions regarding he comments take place before resubmission.
If an essential part of the resubmission, such as the response letter, revised calculations, or revised plans is not included, the submission will not be reviewed and will be returned as incomplete. A letter will be sent to the designer and owner notifying them that the resubmission is incomplete and not adequate for review.
An applicant may correct and resubmit the comprehensive development plan within six (6) months of a disapproved plan. After six (6) months, the applicant must resubmit a new application, complete with new review fees.
Compliance
Comprehensive development plans are reviewed for compliance with the following codes:
- Chapter 36.2, Zoning Code, City of Roanoke
- Erosion and Sediment Control Code
Visit the City of Roanoke's Real Estate GIS page to determine your property's zoning designation.
Approval Process
A PDF of the approved Comprehensive Development Plan will be issued at the pre-construction meeting for land disturbance. It is the applicant's responsibility to have the plans printed at a location of their choice. The following items will need to be submitted and approved before the comprehensive development plan can be approved and subsequent land disturbance permit issuance:
- Comprehensive Development Agreement, executed and approved by the City Attorney's Office and the Department of Finance.
- A project guarantee must be posted with the City of Roanoke. If the applicant chooses to post a project surety in the form of a Letter of Credit or an Insurance Bond, the standard forms must be used. However, the applicant has the choice of posting cash, in the form of a certified check, for the guarantee.
- Subdivision plat must be approved, executed, and recorded, where applicable.
Expiration
An approved comprehensive development plan expires and becomes null and void unless a building permit has been issued or use of the land has commenced within 5 years from the date of approval.
Application Requirements
- Completed Comprehensive Development Plan application.
- Comprehensive Development Plans including plan sheets listed below. For a more detailed list of what is required on a comprehensive development plan, please reference Sections B-2 and B-3, Appendix B, of Chapter 36.2, Zoning, Of the City Code.
- Cover Sheet
- Existing Conditions/Demo Plan
- Site Dimensional Plan
- Grading/Stormwater Management Plan
- Erosion and Sediment Control Plan
- Landscaping Plan
- Lighting Plan
- Stormwater Pollution Prevention Plan (SWPPP), Erosion and Sediment Control Plan (may be included by reference)
- Erosion and Sediment Control Narrative (may be included by reference)
- Stormwater Management Plan (may be included by reference)
- Stormwater Management Calculations
- Pollution Prevention Plan
- Plan addressing TMDLs
- Construction General Permit
- Signed Registration Statement
- Cost Estimate
- Certificate of Appropriateness, if property located in designated H-1 or H-2 Overlay District.
- Submission of a Neighborhood Design District Affidavit, if work conducted on the exterior of dwelling unit(s) located in the Neighborhood Design District.
- Flood Elevation Certificate, if in special flood hazard area.
- Required fees (see below)
Review Process
The Development Review Division of the Planning, Building, and Development Department conducts review for erosion and sediment control compliance in addition to coordinating the review of 9 other divisions and departments:
- Building
- Economic Development
- Engineering
- Environmental
- Fire and EMS
- Solid Waste
- Western Virginia Water Authority
- Transportation
- Zoning
All of these entities must approve the comprehensive development plan prior to issuance of any permits. Upon completion of the review, comments will be forwarded by email to the applicant/owner for a response and/or revision of the submission. Responses and revisions are reviewed within 12 business days.
Resubmission
A resubmission of a comprehensive development plan must be submitted with a Submission of Additional Information form. A response letter must be submitted with the resubmission and it must clearly identify, in detail, what action was taken for each comment, and be numbered/sectioned similar to the comment letter. Ensure any questions or discussions regarding he comments take place before resubmission.
I an essential part of the resubmission, such as the response letter, revised calculations, or revised plans is not included, the submission will not be reviewed and will be returned as incomplete. A letter will be sent to the designer and owner notifying them that the resubmission is incomplete and not adequate for review.
An applicant may correct and resubmit the comprehensive development plan within 6 months of a disapproved plan. After 6 months, the applicant must resubmit a new application, complete with new review fees.
Compliance
Comprehensive development plans are reviewed for compliance with the following codes found at Municode.com:
- Chapter 36.2, Zoning, City of Roanoke
- Chapter 11.7, Erosion and Sediment Control, City of Roanoke
- Chapter 11.6, Stormwater Management, City of Roanoke
Visit the City of Roanoke's Real Estate GIS page to determine your property's zoning designation.
Approval Process
A digital pdf of the approved Comprehensive Development Plan will be issued at the pre-construction meeting for land disturbance. It is the applicant's responsibility to have the plans printed at a location of their choice. The following items will need to be submitted and approved before the comprehensive development plan can be approved and subsequent land disturbance permit issuance:
- Comprehensive Development Plan Agreement
- A project guarantee must be posted with the City of Roanoke. If the applicant chooses to post a project surety in the form of a Letter of Credit or an Insurance Bond, the standard forms must be used. However, the applicant has the choice of posting a certified check for the guarantee. Upon successful completion and stabilization of the project, the guarantee will be released by request to the Development Review Coordinator.
- Subdivision plat must be approved, executed, and recorded, where applicable.
- Stormwater Management Maintenance Agreement, executed and recorded in the office of the Clerk of the Circuit Court, where applicable.
- Nutrient Credit Purchase Affidavit, where applicable
- Virginia DEQ Construction General Permit (CGP) issued with Notice of Coverage Letter, where applicable
Expiration
An approved comprehensive development plan expires and becomes null and void unless a building permit has been issued or use of the land has commenced within 5 years from the date of approval.