Administrative Manual January 2025

First page Table of contents Next page Last page

Part 1. Introduction	5
1.1. Purpose	5
1.2. For Help in Using this Manual	5
1.3. Development Review Process Chart	5
Part 2. Application Review Procedures	7
2.1. Introduction	7
2.2. Standard Review Procedures	7
2.2.1. Pre-Application Conference	7
2.2.2. Application Submittal and Acceptance	7
2.2.3. Staff Review and Action	8
2.2.4. Public Meeting Notice	8
2.2.5. Planning and Zoning Board Review and Recommendation	8
2.2.6. Board of Adjustment or Town Council Review and Decision	9
2.2.7. Post-Decision Actions	9
2.3. Common Application Procedures	9
2.3.1. Site Plan Approval	9
2.3.2. Subdivision Approval	10
A. Preliminary Plat Approval	10
B. Final Plat Approval	10
C. Determination of Subdivision Exclusion	10
2.3.3. Construction Plan Approval / Stormwater Management Permit	11
2.3.4. Payment in Lieu of Public Improvements, Performance Guarantees, and Maintenance Guarantees	11
A. Payment in Lieu of Construction of Public Street Improvements	11
B. Performance Guarantees	11
C. Maintenance Guarantees	12
2.3.5. Pre-Construction Conference, Notice, and Report	12
A. Pre-Construction Conference	12
B. Pre-Construction Notice	12
C. Pre-Construction Report	12
2.3.6. Building Permit	13
2.3.7. Inspections during Development	13
2.3.8. Stormwater Final Inspection and As-Built Plans	14
2.3.9. Certificate of Compliance/Occupancy	14
2.3.10. Sign Permit	14
2.4. Additional Application Procedures	14
2.4.1. Annexation	14
A. General	14
B. Voluntary Annexation Procedure	15
2.4.2. Bulletin Drawing	15
A. General	15
B. Bulletin Drawing Approval Procedure	15
2.4.3. Comprehensive Plan Amendment	16
A. General	16
B. Comprehensive Plan Amendment Review Procedure	16
2.4.4. Conceptual Master Plan Approval	17
2.4.5. Floodplain Development Permit	18
2.4.6. Food Truck Permit	18
2.4.7. Grave Removal	18
A. General	18
B. Grave Removal Approval Procedure	18
2.4.8. Interpretation	19
2.4.9. Plot Plan	19
2.4.10. Retaining Wall	19
A. General	19
B. Retaining Wall Review Procedure	20
1. Design and Submittal Requirements	20
2. Construction Requirements	20
3. Post Construction	20
2.4.11. Right-of-Way Encroachment Agreement	20
2.4.12. Riparian Buffer Development Review	21
2.4.13. Road Closure	21
A. General	21
B. Road Closure Procedure	21
2.4.14. Road Renaming	22
A. General	22
B. Road Renaming Procedure	22
2.4.15. Site-Specific Development Plan Designation	22
2.4.16. Special Event Permit	22
2.4.17. Special Use Permit	23
2.4.18. Telecommunications Facility Approvals	23
2.4.19. Unified Development Ordinance Amendments	23
A. Rezoning (Map Amendment)	23
B. Text Amendment	24
2.4.20. Zoning Compliance Letter	24
2.4.21. TRANSPORTATION IMPACT ANALYSIS	25
A. General	25
B. Review Procedures	25
2.5. Procedures for Flexibility, Variances, and Appeals	25
2.5.1. Administrative Adjustment	25
2.5.2. Administrative Appeal	26
2.5.3. Alternative Equivalent Compliance	26
2.5.4. Alternative Standards	27
2.5.5. Development Agreement	27
2.5.6. Variance	27
A. General Variance Review Procedure	27
B. Riparian Buffer Variance Review Procedure	28
C. Stormwater Variance Review Procedure	28
Part 3. Outside Agency Permits and Approvals	29
3.1. Local Agency and Utility Approvals	29
3.1.1. Wake County Erosion and Sedimentation Control Regulations	29
3.1.2. Wake County Road Name Approvals	29
3.1.3. Town of Cary Water and Sewer Approvals	29
3.1.4. Other Utilities	29
A. Duke Energy	29
B. PSNC Energy	29
C. Telecommunication Services	29
3.2. State Agency Permits and Approvals	30
3.2.1. NCDOT Driveway Permits, Right-of-Way Encroachment Agreements, Street Design	30
3.2.2. North Carolina Department of Environmental Quality Permits and Approvals	30
3.3. Raleigh-Durham International Airport	32
3.3.1. RDU Sample Avigation Easement	32
Part 4. Appendices	33
4.1. Town Documents Related to Land Development	33
4.1.1. Comprehensive Plan	33
4.1.2. Regulations and Guidelines	34
4.1.3. Brochures, Examples, and Miscellaneous Agreements/Petitions	35
4.2. Contacts	35
4.2.1. Town of Morrisville Contacts	35
A. Planning Department	35
B. Engineering Department	35
C. Engineering Department – Stormwater	35
D. Inspections Department	35
E. Fire Department	35
F. Parks, Recreation, and Cultural Resources Department	35
G. Public Works	35
4.2.2 Outside Agency Contacts	35
H. Duke Energy Progress	35
I. PSNC Energy [Natural Gas]	35
J. State of North Carolina	36
1. Emergency Management – Flood Maps and Determinations	36
2. Division of Energy, Mineral and Land Resources	36
3. Department of Transportation	36
4. Division of Water Resources – Riparian Buffers; 401 Certificates	36
K. Town of Cary	36
L. Wake County	36
M. Raleigh-Durham International Airport	36
4.3 Plant Lists	37
4.3.1 General	37
A. Plant Characteristics + Conditions Definitions	37
B. Plant Characteristics + Conditions Key	37
4.3.2 Required Species Diversity	37
4.3.3 Recommended Trees and Shrubs	38
4.3.4 Non-Woody Plant Material	60
4.3.5 Prohibited Plants	61
A. Plant List Sources	62
4.4 Applications, Permits, and forms	63
4.4.1 Development Application	63
4.4.2 Annexation Petition	63
4.4.3 Assessment Inquiry Request Form	63
4.4.4 Food Truck Permit Request Form	63
4.4.5 Home Occupation Permit Request Form	63
4.4.6 Performance Guarantee Release/Reduction Request Form	63
4.4.7 Sign Permit Application	63
4.4.8 Special Event Permit Request Form	63
4.4.9 Street Vendor Permit Request Form	64
4.4.10 Stockpiling Permit Application	64
4.4.11 Telecommunication Application	64
4.4.12 Zoning Compliance Letter Request Form	64
4.5 Checklists	65
4.5.1 Site Plan Approval (Major or Minor)	65
4.5.2 Construction Plan Approval for a Site Plan (Major or Minor)	74
4.5.3 Preliminary Subdivision Plat Approval (Type 1 or Type 2)	84
4.5.4 Construction Plan Approval for a Type 1 or 2 Preliminary Subdivision Plat	91
4.5.5 Construction Plan Approval for Infrastructure Projects	99
4.5.6 Administrative Adjustment	104
4.5.7 Administrative Appeal	105
4.5.8 Alternative Equivalent Compliance	106
4.5.9 Alternative Standards (EDCM)	106
4.5.10 Bulletin Drawing	106
4.5.11 Comprehensive Plan Amendment	107
4.5.12 Annexation	108
4.5.13 Conceptual Master Plan Approval	109
4.5.14 Development Agreement	110
4.5.15 Final Plat	110
4.5.16 Food Truck Permit	113
4.5.17 Floodplain Development Permit	113
4.5.18 Interpretation	113
4.5.19 Plot Plan	114
4.5.20 Retaining Wall	115
4.5.21 Riparian Buffer Development Review	115
4.5.22 Riparian Buffer Variance	116
4.5.23 Structures in the Right-of-Way Encroachment Agreement	117
4.5.24 Rezoning	117
4.5.25 Sign Permit	117
4.5.26 Site-Specific Development Plan Designation	121
4.5.27 Special Event Permit	121
4.5.28 Special Use Permit	122
4.5.29 Stormwater Variance	123
4.5.30 Street Vendor	124
4.5.31 Telecommunications Facility Collocation/Modification	125
4.5.32 Telecommunications Facility New Tower	125
4.5.33 Variance Submittal	133
4.6 Fee Schedules	134
4.6.1 Application and Inspections Fee Schedule	134
4.7 Certifications and Approval Blocks	134
4.7.1 Acceptance of Public Dedication	134
4.7.2 Certificate of Approval of the Design and Installation of Streets, Public Utilities, and Other Required Improvements	134
4.7.3 Certificate of Approval for Recording	135
4.7.4 Review Officer Certification	135
4.7.5 Tree Preservation Certificate	135
4.7.6 Certificates of Ownership	136
4.7.6.1 Subdivision Plat	136
4.7.6.2 Exempt Plats	137
4.7.7 Cross Access Agreement	137
4.7.8 Exempt Plat Certification	138
4.7.9 Review Officer Certification Surveyor’s Certificate and Seal Certifying the Following	138
4.7.10 Town of Cary	138
4.8 Final Plat Standard Easement Blocks	139
4.8.1 Conservation Easement	139
4.8.2 Entry Monument/Signage and Landscape Easement	139
4.8.3 Private Access Easement	139
4.8.4 Private Open Space	139
4.8.5 Private Retaining Wall Easement	139
4.8.6 Public Access Easement	139
4.8.7 Public Greenway Easement	140
4.8.8 Public Sidewalk Easement	140
4.8.9 Public Utility Easement	140
4.8.10 Sight Triangle Easement	140
4.8.11 Storm Drainage Easements	140
4.8.11.1 Private Storm Drainage Easement	140
4.8.11.2 Public Storm Drainage Easement	140
4.8.12 Stormwater Control Measure and Access Easement	141
4.9 Review Schedules	142
4.9.1 Planning and Zoning Board Quasi-Judicial Decision Review Schedule	142
4.9.2 Staff Decision Review Timeframes	143
4.9.3 Town Council Decision Review Schedules	144
A. Administrative Review Schedules	144
4.9.3.1.1 Type 1 Subdivision Preliminary Plat	144
4.9.3.1.2 Site Specific Development Plan Designation	145
4.9.3.1.3 Right-of-Way Encroachment Agreement	146
B. Legislative Review Schedules	147
4.9.3.1.4 Comprehensive Plan Amendment and General Rezoning	147
4.9.3.1.5 Conceptual Master Plan and Planned Development Rezoning	148
4.9.3.1.6 Conditional Rezoning	149
C. Quasi-Judicial Review Schedules	150
4.9.3.1.7 Special Use Permit and Alternative Equivalent Compliance Review Schedule	150
4.10 TRANSPORTATION IMPACT ANALYSIS	151
4.10.1 CONTENT OF THE ANALYSIS	151
B. Site Location, Access, and Background Information	151
C. Existing Analysis	151
D. Future No-Build Analysis	151
E. Trip Generation	152
F. Trip Distribution and Assignment	152
G. Future Build Analysis	152
H. Future Build Improved Analysis	152
I. Supplemental Analysis	152
J. Summary of Findings and Identified Improvements	152
K. Appendices	152
4.10.2 Analysis Standards	153
A. Analysis Period	153
i. B. Annual Growth Rate	153
B. Analysis Software	153
C. Analysis Study Area Boundary	153
D. Analysis Scenarios	155
E. Traffic Counts	155
F. Trip Generation Standards	155
1. Internal Capture	155
2. Pass-by Trips	156
G. Signal Analysis	156
H. Modifications to Analysis Standards	157

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