Shenandoah County, VA Article XVIII Old Valley Pike Overlay District

[Added 8-26-2008 by Ord. No. 2008-10; amended 8-22-2017 by Ord. No. 2017-10]

§ 165-150 Old Valley Pike Corridor Overlay District.

A. It is the intent of this district to ensure that U.S. Route 11, the "Old Valley Pike," continues to offer local residents and tourists a safe and beautiful route through rural countryside and historic towns, a scenic byway and an artery offering opportunities for tourism and economic development. To this end, these regulations are intended to:

(1) Protect and promote the aesthetic and historic character of the Old Valley Pike as a scenic byway.

(2) Promote and create attractive gateways to the County's historic towns and villages.

(3) Ensure safe and functional transportation systems.

(4) Manage access from the Old Valley Pike to adjacent parcels for the safety and convenience of vehicular travelers, bicyclists, and pedestrians.

(5) Support quality economic development and tourism along the corridor.

B. To the extent practicable, this article shall be interpreted so as to be consistent with the Old Valley Pike Overlay District Vision Statement and Design Guidelines (the "Guidelines"), which expresses the Board's legislative intent adopted on August 26, 2008. The Guidelines are available for review in the Community Development Office.

C. The boundaries of the Old Valley Pike Corridor Overlay District, the Rural Landscape Area, and the Town Gateway Area are delineated on the Official Zoning Map.[1] If the map is ambiguous in any way, the Zoning Administrator shall resolve such ambiguities using the following:

(1) The roadway corridor affected by this article includes all segments of U.S. Route 11 within the unincorporated areas of Shenandoah County.

(2) The area subject to regulation by this article includes all land within 540 feet of the center line of:

(a) The pavement area of U.S. 11, where the roadway is undivided; or

(b) The pavement area of the closest lanes, where the roadway is divided.

[1] Editor's Note: The Zoning Map is on file in the County offices.

D. Permitted uses.

(1) All uses permitted by right in the underlying zoning districts.

(2) All uses authorized by special use permit in the underlying zoning districts.

E. Nonconforming uses. Any use, activity, parcel, or structure subject to the provisions of this article which does not conform to such provisions at the time of adoption shall be considered nonconforming and subject to the regulations in Article IV, Nonconforming Uses, of this chapter.

F. General provisions.

(1) Approval of the following requires review under this article:

(a) Any application made to the County for a use described in § 165-150G through L and requiring a formal site plan as set forth in Article XIV of this chapter shall be reviewed by the Zoning Administrator and forwarded to the Planning Commission.

(b) Any application made to the County for a use described in § 165-150G through L not requiring a formal site plan as set forth in Article XIV of this chapter shall be administratively reviewed and approved by the Zoning Administrator.

(2) Any addition, remodel, modification, or new accessory building to a structure existing on September 1, 2008, shall not require a review under the overlay district.

(3) Applicable design standards.

(a) Section 165-150G through L provides regulations for development within the corridor overlay district.

(b) This article establishes two areas within the Old Valley Pike Corridor Overlay District: the Rural Landscape Area and the Town Gateway Area.

(c) All future entrances along Route 11 will be located and designed to meet VDOT standards and comply with VDOT's Land Use Permit Regulations (24 VAC 30-151).

(d) Landscaping, street trees, existing vegetation and/or screen buffers shall not impede sight distance for vehicles entering or leaving the site.

G. Rural Landscape Area: residential. Agricultural buildings used for agriculture production and new single-family dwellings not in subdivisions, existing single-family dwellings, and new and existing accessory structures on lots of record are exempt from these provisions. New residential subdivisions (two or more new lots created), new townhouse developments, and new multifamily projects approved after the adoption of the overlay district shall meet the following requirements:

(1) A one-hundred-foot buffer shall be created along the entire Route 11 frontage and include the following:

(a) The buffer shall be maintained as green space and include an opaque screen buffer as defined in § 165-4 of this chapter. Existing vegetation may be used if it is determined by the Zoning Administrator to be sufficient.

(b) Provisions for the continued maintenance of all screen buffers shall be provided by the property owner. In the event that any part of the buffer dies, replacement shall occur within 60 days. Extensions of time to replace any part of the buffer shall be permitted by the Zoning Administrator due to weather conditions.

(2) Access to the site shall be limited to one access point on Route 11 unless it is determined by the Virginia Department of Transportation that other access points are necessary. Separate entrance-only and exit-only access systems may be used if it is determined this method is the safest means of providing ingress and egress. Additional methods of access may be used, such as:

(a) Shared entrances.

(b) Inter-parcel connections.

(c) Service drives connecting to adjacent parcels.

(d) Access via secondary public streets.

(3) Outdoor lighting shall be downcast and fully shielded to prevent light trespass onto neighboring properties and Route 11 travel lanes. Parking lot light fixtures and building-mounted light fixtures shall be downcast and fully shielded.

(4) A parking lot landscaping plan shall be provided for all parking lots of 15 or more spaces and shall include:

(a) At least 5% of the total parking area shall be landscaped in the form of landscaped planting islands located every 10 or fewer spaces. The interior dimensions shall be a minimum of six feet in width or an area sufficient in size to protect the landscaping material planted therein. Depending on the parking lot configuration, the length shall be equivalent to the length of adjacent parking spaces or the length of the parking bay.

(b) Planting islands shall include a minimum of one tree (minimum caliper of 1.75 inches) from the tree list in Section 4.3.9 of the Guidelines as well as with shrubs and/or a vegetated ground cover or mulch.

(c) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacements shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(5) One sign shall be allowed along Route 11 for each major entrance into the development, including entrances off secondary streets, and shall include the following:

(a) The sign shall be a ground-mounted monument sign no taller than six feet, and no larger than 24 square feet.

(b) The sign may be illuminated internally or may be illuminated by top-mounted lighting downcast and fully shielded. Concealed ground-mounted spotlights may be used but shall be placed such that they are directed to the object to be illuminated. No light trespass from the site shall occur.

(c) The sign shall be constructed of wood, brick, or stone masonry or other materials included in the Guidelines.

(6) Common service function areas, including trash receptacles and dumpsters, shall be screened from view from all sides by using the following methods:

(a) Screened from view on all sides by a solid fence or wall.

(b) Screened from view on all sides by a light screen buffer as defined in § 165-4. Existing natural vegetation located on the property under development may be used for screening.

(c) Provisions for the continued maintenance of all screen buffers shall be provided by the property owner. In the event that any part of the light screen buffer or natural vegetation dies, replacement shall occur within 60 days. Extensions of time to replace any part of the buffer shall be permitted by the Zoning Administrator due to weather conditions.

H. Rural Landscape Area: commercial/institutional developments. All new commercial developments and all new institutional developments (churches, schools, etc.) approved after the adoption of the overlay district shall meet the following requirements.

(1) A twenty-foot landscaped buffer shall be created along the entire Route 11 frontage and shall include the following:

(a) The buffer shall be maintained as green space and include landscaping with bushes, vegetated ground cover, grass, or mulch; or

(b) Street trees (from the tree list in Section 5.1.4 of the Guidelines) placed one tree per 30 linear feet of frontage; or

(c) An opaque screen buffer as defined in § 165-4 of this chapter. Existing vegetation may be used in lieu of planting where it is determined by the Zoning Administrator to be sufficient.

(d) Provisions for the continued maintenance of all buffers shall be provided by the property owner. In the event that any part of the buffer dies, replacement shall occur within 60 days. Extensions of time to replace any part of the buffer shall be permitted by the Zoning Administrator due to weather conditions.

(2) Access to the site shall be limited to one access point on Route 11 unless it is determined by the Virginia Department of Transportation that other access points are necessary. Separate entrance-only and exit-only access systems may be used if it is determined this method is the safest means of providing ingress and egress. Additional methods of access may be used, such as:

(a) Shared entrances.

(b) Inter-parcel connections.

(c) Service drives connecting to adjacent parcels.

(d) Access via secondary public streets.

(3) Outdoor lighting shall be downcast and fully shielded to prevent light trespass onto neighboring properties and Route 11 travel lanes. Parking lot light fixtures and building-mounted light fixtures shall be downcast and fully shielded.

(4) Off-street parking lots located in front of buildings shall not exceed one two-sided bay of parking between the building and Route 11.

(5) A parking lot landscaping plan shall be provided for all parking lots of 15 or more spaces and shall include:

(a) At least 5% of the total parking area shall be landscaped in the form of landscaped planting islands located every 10 or fewer spaces. The interior dimensions shall be a minimum of six feet in width or an area sufficient in size to protect the landscaping material planted therein. Depending on the parking lot configuration, the length shall be equivalent to the length of adjacent parking spaces or the length of the parking bay.

(b) Planting islands shall include a minimum of one tree (minimum caliper of 1.75 inches) from the tree list in Section 4.3.9 of the Guidelines as well as with shrubs and/or a vegetated ground cover or mulch.

(c) Provisions for the continued maintenance of landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacement shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(6) A perimeter parking lot landscaping plan shall be provided for all parking lots and shall include:

(a) An evergreen shrub of a type that will reach a height of three feet to four feet at maturity and planted in a manner to create a solid screen on the perimeter of the parking lot.

(b) The landscaping may be placed within the twenty-foot buffer required in § 165-150H(1)(a).

(c) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacement shall occur within 60 days. Extensions of time to replace any part of the landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(7) One sign shall be allowed along Route 11 for each major entrance into the development, including entrances off secondary streets, and shall include the following:

(a) The sign shall be no taller than 12 feet, and no larger than 48 square feet.

(b) The sign may be illuminated internally or may be illuminated by top-mounted lighting downcast and fully shielded. Concealed ground-mounted spotlights may be used but shall be placed such that they are directed to the object to be illuminated. No light trespass from the site shall occur.

(c) The sign shall be constructed of wood, brick, or stone masonry, or other materials included in the Guidelines.

(8) Common service function areas, including loading docks and doors, garage doors, trash receptacles and dumpsters, electrical and mechanical equipment, and HVAC units, shall be located to the rear of the building and screened from view from adjacent properties using the following methods:

(a) Screened from view on all sides by a solid fence or wall.

(b) Screened from view on all sides by a light screen buffer as defined in § 165-4. Existing natural vegetation located on the property under development may be used for screening.

(c) Provisions for the continued maintenance of all screen buffers shall be provided by the property owner. In the event that any part of the light screen buffer or natural vegetation dies, replacement shall occur within 60 days. Extensions of time to replace any part of the screening shall be permitted by the Zoning Administrator due to weather conditions.

(d) Rooftop mechanical equipment shall be screened from Route 11 travel lanes using parapet walls or other architectural screens.

(9) All new primary structures shall face the front facade of the structure to Route 11. In the event that topography, lot size or another restrictive feature prohibits the structure from facing Route 11, the Zoning Administrator may make a modification to this requirement. The front facade shall include the following:

(a) The front facade shall be architecturally compatible with structures found in the corridor.

(b) Features that provide visual variety to wall surfaces, such as windows, doors, arcades, porches, pilasters, and/or awnings, shall be used. In lieu of these features, landscaping, such as trees, bushes, berms, etc., may be used to provide visual variety.

(c) All landscaping shall be maintained by the property owner. In the event that any part of the landscaping dies, replacement shall occur within 60 days. Extension of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(10) All buildings shall have a minimum setback of 40 feet from the property line fronting on Route 11.

I. Rural industrial developments. All industrial developments approved after the adoption of the overlay district shall meet the following requirements.

(1) A seventy-five-foot landscaped buffer shall be created along the entire Route 11 frontage and include the following:

(a) The buffer shall be maintained as green space and include landscaping with bushes, vegetated ground cover, grass or mulch; or

(b) Street trees from the tree list in Section 5.1.4 of the Guidelines, placed one tree per 30 linear feet of frontage; or

(c) An opaque screen buffer as defined in § 165-4. Existing vegetation may be used in lieu of new planting where it is determined by the Zoning Administrator to be sufficient.

(d) Trees and bushes shall be selected from the list in Section 4.3.9 of the Guidelines.

(e) Provisions for the continued maintenance of buffers shall be provided by the property owner. In the event that any part of the buffer dies, replacement shall occur within 60 days. Extensions of time to replace any part of the buffer may be permitted by the Zoning Administrator due to weather conditions.

(2) Access to the site shall be limited to one access point on Route 11 unless it is determined by the Virginia Department of Transportation that other access points are necessary. Separate entrance-only and exit-only access systems may be used if it is determined this method is the safest means of providing ingress and egress. Additional methods of access may be used, such as:

(a) Shared entrances.

(b) Inter-parcel connections.

(c) Service drives connecting to adjacent parcels.

(d) Access via secondary public streets.

(3) Outdoor lighting shall be downcast and fully shielded to prevent light trespass onto neighboring properties and Route 11 travel lanes. Parking lot light fixtures and building-mounted light fixtures shall be downcast and fully shielded.

(4) Off-street parking lots located in front of buildings shall not exceed one two-sided bay of parking between the building and Route 11.

(5) A parking lot landscaping plan shall be provided for all parking lots of 15 or more spaces and shall include:

(a) At least 5% of the total parking area shall be landscaped in the form of landscaped planting islands located every 10 or fewer spaces. The interior dimensions shall be a minimum of six feet in width or an area sufficient in size to protect the landscaping material planted therein. Depending on the parking lot configuration, the length shall be equivalent to the length of adjacent parking spaces or the length of the parking bay.

(b) Planting islands shall include a minimum of one tree (minimum caliper of 1.75 inches) from the tree list in Section 4.3.9 of the Guidelines, as well as shrubs and/or a vegetated ground cover or mulch.

(c) Provisions for the continued maintenance of landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacement shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(6) A perimeter parking lot landscaping plan shall be provided for all parking lots and shall include:

(a) An evergreen shrub of a type that will reach a height of three feet to four feet at maturity and planted in a manner to create a solid screen on the perimeter of the parking lot.

(b) The landscaping may be placed within the twenty-foot buffer required in § 165-150H(1)(a).

(c) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacement shall occur within 60 days. Extensions of time to replace any part of the landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(7) One sign shall be allowed along Route 11 for each industrial development entrance and shall include the following:

(a) The sign shall be a freestanding or ground-mounted monument sign, no taller than 12 feet, and no larger than 48 square feet.

(b) The sign may be illuminated internally or may be illuminated by top-mounted lighting downcast and fully shielded. Concealed ground-mounted spotlights may be used but shall be placed such that they are directed to the object to be illuminated. No light trespass from the site shall occur.

(c) The sign shall be constructed of wood, brick, or stone masonry, or other materials included in the Guidelines. Wall signs may also be allowed as permitted in Article XIII of this chapter.

J. Town Gateway Area: residential. Agricultural buildings used for agriculture production, new single-family dwellings not in subdivisions, existing single-family dwellings, and new and existing accessory structures on lots of record are exempt from these provisions. New residential subdivisions (two or more new lots created), new townhouse developments, and new multifamily projects approved after the adoption of the overlay district shall meet the following requirements:

(1) All new developments shall be designed so that the dwellings that front on Route 11 shall address Route 11 by facing the front facade of the dwelling to the road and including a major building entrance.

(2) The setback for new dwellings is a minimum front setback of 15 feet and a maximum setback of 50 feet from the property line fronting on Route 11.

(3) Access to the site shall be limited to no more than one access point on Route 11 unless it is determined by the Virginia Department of Transportation that other access points are necessary. Separate entrance-only and exit-only access systems may be used if it is determined this method is the safest means of providing ingress and egress. Additional methods of access may be used, such as:

(a) Shared entrances.

(b) Inter-parcel connections.

(c) Service drives connecting to adjacent parcels.

(d) Access via secondary public streets.

(4) Outdoor lighting shall be downcast and fully shielded to prevent light trespass onto neighboring properties and Route 11 travel lanes. Parking lot light fixtures and building-mounted light fixtures shall be downcast and fully shielded.

(5) Off-street parking lots located in front of buildings shall not exceed one two-sided bay of parking between the building and Route 11. In the Town Gateway, where on-street parking spaces are allowed along the public road frontage of the lot, the spaces shall be counted toward fulfilling the requirements of §§ 165-86 and 165-87 of this chapter.

(6) A parking lot landscaping plan shall be provided for all parking lots of 15 or more parking spaces and shall include:

(a) At least 5% of the total parking area shall be landscaped in the form of landscaped planting islands located every 10 or fewer spaces. The interior dimensions shall be a minimum of six feet in width or an area sufficient in size to protect the landscaping material planted therein. Depending on the parking lot configuration, the length shall be equivalent to the length of adjacent parking spaces or the length of the parking bay.

(b) Planting islands shall include at least one tree (minimum caliper of 1.75 inches) from the tree list in Section 4.3.9 of the Guidelines, as well as shrubs and/or a vegetated ground cover or mulch.

(c) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacements shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(7) A perimeter parking lot landscaping plan shall be provided for all parking lots and shall include:

(a) An evergreen shrub of a type that will reach a height of three to four feet at maturity and planted in a manner to create a solid screen on the perimeter of the parking lot.

(b) The landscaping can be placed within the twenty-foot buffer as required in § 165-150J(1)(a).

(c) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacements shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(8) A five-foot sidewalk shall be provided by the property owner along the entire Route 11 frontage in a location to connect with adjoining properties.

(9) One sign shall be allowed along Route 11 for each development and shall include the following:

(a) The sign shall be a ground-mounted monument sign.

(b) The sign shall be no taller than six feet, and no larger than 24 square feet.

(c) The sign may be illuminated internally or may be illuminated by top-mounted lighting downcast and fully shielded. Concealed ground-mounted spotlights may be used but shall be placed such that they are directed to the object to be illuminated. No light trespass from the site shall occur.

(d) The sign shall be constructed of wood, brick, or stone masonry, or other materials included in the Guidelines.

(10) Street trees shall be installed by the property owner along the entire Route 11 frontage and shall include:

(a) One tree per 30 linear feet of frontage.

(b) The trees shall be chosen from the tree list in Section 5.1.4 of the Guidelines.

(c) All street trees shall have a minimum tree caliper of 1.75 inches at the time of planting.

(d) Existing vegetation may be used in lieu of new planting where it is determined by the Zoning Administrator to be sufficient.

(e) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacements shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(11) Common service function areas, including trash receptacles and dumpsters, mechanical equipment and HVAC units, shall be located to the rear of the building and screened from view from adjacent properties using the following methods:

(a) Screened from view from all sides by a solid fence or wall; or

(b) Screened from view on all sides by a light screen buffer as defined in § 165-4, if not otherwise screened by natural vegetation or other obstruction.

(c) Provisions for the continued maintenance of all screen buffers shall be provided by the property owner. In the event that any part of the light screen buffer or natural vegetation dies, replacement shall occur within 60 days. Extensions of time to replace any part of the screening shall be permitted by the Zoning Administrator due to weather conditions.

(d) Rooftop mechanical equipment shall be screened from Route 11 travel lanes using parapet walls or architectural screens.

K. Town Gateway: commercial and institutional. All new commercial and new institutional projects approved after the adoption of the overlay district shall meet the following requirements:

(1) All new structures shall address Route 11 by facing the front facade of the structure to Route 11 and include a major building entrance facing on the road. The front facade shall include the following:

(a) The front facade shall be architecturally compatible with structures found in the corridor.

(b) Features that provide visual variety to wall surfaces, such as windows, doors, arcades, porches, pilasters, and/or awnings, shall be used.

(2) The setback for new structures is a minimum front setback of 10 feet and a maximum setback of 80 feet from the property line fronting on Route 11.

(3) Access to the development as shown on the site plan shall be limited to no more than one access point on Route 11 unless it is determined by the Virginia Department of Transportation that other access points are necessary. Separate entrance-only and exit-only access systems may be used if it is determined this method is the safest means of providing ingress and egress. Additional methods of access may be used such as:

(a) Shared entrances.

(b) Inter-parcel connections.

(c) Service drives connecting to adjacent parcels.

(d) Access via secondary public streets.

(4) Outdoor lighting shall be downcast and shielded to prevent light trespass onto neighboring properties and Route 11 travel lanes. Parking lot light fixtures and building-mounted light fixtures shall be downcast and fully shielded.

(5) Off-street parking lots located in front of buildings shall not exceed one two-sided bay or parking between the building and Route 11. In areas of the Town Gateway where on-street parking spaces are allowed along the public road frontage of the lot, the spaces shall be counted as fulfilling the requirements of §§ 165-86 and 165-87 of this chapter.

(6) A parking lot landscaping plan shall be provided for all parking lots of 15 or more spaces and shall include:

(a) At least 5% of the total parking area shall be landscaped in the form of landscaped planting islands located every 10 or fewer spaces. The interior dimensions shall be a minimum of six feet in width or an area sufficient in size to protect the landscaping material planted therein. Depending on the parking lot configuration, the length shall be equivalent to the length of adjacent parking spaces or the length of the parking bay.

(b) Planting islands shall include a minimum of one tree (minimum caliper of 1.75 inches) from the tree list in Section 4.3.9 of the Guidelines, as well as shrubs and/or a vegetated ground cover or mulch.

(7) A perimeter parking lot landscaping plan shall be provided for all parking lots and shall include:

(a) Screening using an evergreen shrub of a type that will reach a height of three feet to four feet at maturity and planted in a manner to create a solid screen on the perimeter of the parking lot.

(b) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacements shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(8) A five-foot sidewalk shall be provided by the developer along the entire Route 11 frontage in a location to connect with adjoining properties.

(9) One sign shall be allowed along Route 11 for each development and shall include the following:

(a) The sign shall be no taller than eight feet, and no larger than 24 square feet.

(b) The sign may be illuminated internally or may be illuminated by top-mounted lighting downcast and fully shielded. Concealed ground-mounted spotlights may be used but shall be placed such that they are directed to the object to be illuminated. No light trespass from the site shall occur.

(c) The sign shall be constructed of wood, brick, or stone masonry, or other materials included in the Guidelines. Wall signs may also be allowed as permitted in Article XIII of this chapter.

(10) Street trees shall be installed by the property owner along the entire Route 11 frontage and shall include:

(a) One tree per 30 linear feet of frontage.

(b) The trees shall be chosen from the tree list in Section 5.1.4 of the Guidelines.

(c) All street trees shall have a minimum tree caliper of 1.75 inches at the time of planting. Existing vegetation may be used in lieu of new planting where it is determined by the Zoning Administrator to be sufficient and approved by the Planning Commission.

(d) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacements shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(11) Common service function areas, including trash receptacles and dumpsters, mechanical equipment and HVAC units, shall be located to the rear of the building and screened from view from adjacent properties using the following methods:

(a) Screened from view from all sides by a solid fence or wall; or

(b) A light screen buffer as defined in § 165-4, if not otherwise screened by natural vegetation or other obstruction.

(c) Rooftop mechanical equipment shall be screened from Route 11 travel lanes using parapet walls or architectural screens.

L. Town Gateway: industrial developments. All new industrial developments approved after the adoption of the overlay district shall meet the following requirements:

(1) A forty-foot buffer shall be created along the entire Route 11 frontage and shall include the following:

(a) The buffer shall be maintained as green space and include landscaping and street trees placed one tree per 30 linear feet of frontage.

(b) The trees shall be selected from the list of trees in Section 4.3.9 of the Guidelines.

(c) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacements shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(2) Access to the development shall be limited to one access point on Route 11 unless it is determined by the Virginia Department of Transportation that other access points are necessary. Separate entrance-only and exit-only access systems may be used if it is determined this method is the safest means of providing ingress and egress. Additional methods of access may be used, such as:

(a) Shared entrances.

(b) Inter-parcel connections.

(c) Service drives connecting to adjacent parcels.

(d) Access via secondary public streets.

(3) Outdoor lighting shall be downcast and fully shielded to prevent light trespass onto neighboring properties and Route 11 travel lanes. Parking lot light fixtures and building-mounted fixtures shall be downcast and fully shielded.

(4) Parking lot landscaping plans shall be provided for all parking lots of 15 or more spaces and shall include:

(a) At least 5% of the total parking area shall be landscaped in the form of landscaped planting islands located every 10 or fewer spaces. The interior dimensions shall be a minimum of six feet in width or an area sufficient in size to protect the landscaping material planted therein. Depending on the parking lot configuration, the length shall be equivalent to the length of adjacent parking spaces or the length of the parking bay.

(b) Planting islands shall include a minimum of one tree (minimum caliper of 1.75 inches) from the tree list in Section 4.3.9 of the Guidelines, as well as shrubs and/or a vegetated ground cover or mulch.

(c) Provisions for the continued maintenance of all landscaping shall be provided by the property owner. In the event that any part of the landscaping dies, replacements shall occur within 60 days. Extensions of time to replace landscaping shall be permitted by the Zoning Administrator due to weather conditions.

(5) A five-foot sidewalk shall be provided by the property owner in the forty-foot buffer area along the entire Route 11 frontage in a location to connect with adjoining properties.

(6) One sign shall be allowed along Route 11 for each industrial complex or park entrance and shall include the following:

(a) The sign shall be no taller than eight feet and no larger than 32 square feet.

(b) The sign may be illuminated internally or may be illuminated by top-mounted lighting downcast and fully shielded. Concealed ground-mounted spotlights may be used but shall be placed such that they are directed to the object to be illuminated. No light trespass from the site shall occur.

(c) The sign shall be constructed of wood, brick, or stone masonry, or other materials included in the Guidelines. Wall signs may also be allowed as permitted in Article XIII of this chapter.

M. Administration.

(1) Review of development proposals. The Zoning Administrator shall determine within 30 days of receiving an application whether a proposal requires a review under this article, and if a review is needed, the following action shall be taken.

(a) For development proposals requiring a formal site plan in accordance with Article XIV, § 165-97, the proposal shall be forwarded to the Planning Commission.

(b) For development proposals requiring no formal site plan, the proposal shall be administratively reviewed and approved if all requirements of the section have been met.

(c) No zoning permit or building permit shall be issued, or site plan be approved, until such zoning or building permit or site plan is determined to be in compliance with, or not subject to, this article.

(2) Actions on development proposals. The application shall be approved or disapproved within the period for action specified in the Zoning Ordinance for the type of application being considered:

(a) The application may be approved together with such modifications deemed necessary to ensure compliance with this article.

(b) If a decision of denial is made, the applicant shall be provided in writing findings of fact for denial.

(3) Expiration. Development proposal approvals issued based on the reviews required by this article shall expire:

(a) After five years for all site plans; and

(b) After six months for all zoning permits and building permits, if the approved work has not commenced.

(4) Appeals.

(a) The Board of Supervisors shall have the right to review all decisions of the Planning Commission made in the administration of this article. Any person aggrieved by any decision of the Planning Commission may request a review by the Board of Supervisors. Such request shall be made in writing to the clerk of the Board of Supervisors within 30 calendar days of decision. The Board of Supervisors may affirm, reverse, or modify, in whole or in part, the decision. In considering an appeal, the Board of Supervisors shall give due consideration to the recommendations of the Planning Commission, together with such other evidence as it deems necessary for a proper review. Appeals of the Board of Supervisors' decision may be made directly to the Circuit Court of Shenandoah County within 30 days of the Board of Supervisors' decision.

(b) The Board of Zoning Appeals shall have the right to review all decisions of the Zoning Administrator made in the administration of this article. Any person aggrieved by a decision of the Zoning Administrator may request a review by the Board of Zoning Appeals. Such request shall be made in writing to the Zoning Administrator within 30 calendar days of the date of the decision. The Board of Zoning Appeals may affirm, reverse, or modify, in whole or in part, the decision. In considering an appeal, the Board of Zoning Appeals shall give due consideration to the recommendations of the Zoning Administrator together with such other evidence as it deems necessary for a proper review. Appeals of the Board of Zoning Appeals' decision may be made directly to the Circuit Court of Shenandoah County within 30 days of the Board of Zoning Appeals' decision.

(5) Additional submission requirements for development proposals within the Old Valley Pike Corridor Overlay District.

(a) Site plans:

[1] Existing site conditions, including topography as specified in § 165-98, woodlands, existing trees that are outside wooded areas and are at least six inches in caliper (measured at 4.5 feet above the ground) or more and in good health, tree rows, stone walls, streams, rivers, and other water bodies.

[2] Proposed site grading.

[3] Building footprint dimensions and total area in square feet.

[4] Location of all service function areas, dumpsters, mechanical, electrical, and telecommunications units, and utilities.

[5] Proposed pedestrian and bicycle facilities.

[6] Lighting plan.

[7] Landscaping plan.

[8] Location of loading docks and doors and garage doors.

[9] Sign illustration, including type of materials, height, size, location, and specifications on lighting.

[10] Architectural rendering of proposed structures, including building materials, roof pitch, and color schemes.

(b) Subdivision plats:

[1] Tree and landscaping plan, showing tree locations and species.

[2] Proposed pedestrian and bicycle facilities.