Morrisville UDO Administrative Manual - July 2016

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Part 1. Introduction	7
1.1. Purpose	7
1.2. For Help in Using this Manual	7
1.3. Development Review Process Chart	7
Part 2. Application Review Procedures	10
2.1. Introduction	10
2.2. Standard Review Procedures	10
2.2.1. Pre-Application Conference	10
2.2.2. Application Submittal and Acceptance	10
2.2.3. Staff Review and Action	11
2.2.4. Public Meeting Notice	11
2.2.5. Planning and Zoning Board Review and Recommendation	11
2.2.6. Board of Adjustment or Town Council Review and Decision	12
2.2.7. Post-Decision Actions	12
2.3. Common Application Procedures	12
2.3.1. Site Plan Approval	13
2.3.2. Subdivision Approval	13
A. Preliminary Plat Approval	13
B. Final Plat Approval	14
C. Determination of Subdivision Exclusion	14
2.3.3. Construction Plan Approval / Stormwater Management Permit	14
2.3.4. Payment in Lieu of Public Improvements, Performance Guarantees, and Maintenance Guarantees	14
A. Payment in Lieu of Construction of Public Street Improvements	14
B. Performance Guarantees	15
C. Maintenance Guarantees	15
2.3.5. Pre-Construction Conference, Notice, and Report	15
A. Pre-Construction Conference	15
B. Pre-Construction Notice	16
C. Pre-Construction Report	16
2.3.6. Building Permit	16
2.3.7. Inspections during Development	16
2.3.8. Stormwater Final Inspection and As-Built Plans	17
2.3.9. Certificate of Compliance/Occupancy	17
2.3.10. Sign Permit	17
2.4. Additional Application Procedures	17
2.4.1. Annexation	17
A. General	17
B. Voluntary Annexation Procedure	18
2.4.2. Bulletin Drawing	18
A. General	18
B. Bulletin Drawing Approval Procedure	18
2.4.3. Comprehensive Plan Amendment	19
A. General	19
B. Comprehensive Plan Amendment Review Procedure	19
2.4.4. Conceptual Master Plan Approval	20
2.4.5. Floodplain Development Permit	21
2.4.6. Food Truck Permit	21
2.4.7. Grave Removal	21
A. General	21
B. Grave Removal Approval Procedure	21
2.4.8. Interpretation	22
2.4.9. Plot Plan	22
2.4.10. Retaining Wall	22
A. General	22
B. Retaining Wall Review Procedure	23
1. Design and Submittal Requirements	23
2. Construction Requirements	23
3. Post Construction	23
2.4.11. Right-of-Way Encroachment Agreement	24
2.4.12. Riparian Buffer Development Review	24
2.4.13. Road Closure	24
A. General	24
B. Road Closure Procedure	24
2.4.14. Road Renaming	25
A. General	25
B. Road Renaming Procedure	25
2.4.15. Site-Specific Development Plan Designation	25
2.4.16. Special Event Permit	26
2.4.17. Special Use Permit	26
2.4.18. Telecommunications Facility Approvals	26
2.4.19. Unified Development Ordinance Amendments	27
A. Rezoning (Map Amendment)	27
B. Text Amendment	28
2.4.20. Zoning Compliance Letter	28
2.5. Procedures for Flexibility, Variances, and Appeals	28
2.5.1. Administrative Adjustment	28
2.5.2. Administrative Appeal	28
2.5.3. Alternative Equivalent Compliance	29
2.5.4. Alternative Standards	29
2.5.5. Development Agreement	29
2.5.6. Variance	30
A. General Variance Review Procedure	30
B. Riparian Buffer Variance Review Procedure	30
C. Stormwater Variance Review Procedure	30
Part 3. Outside Agency Permits and Approvals	31
3.1. Local Agency and Utility Approvals	31
3.1.1. Wake County Erosion and Sedimentation Control Regulations	31
3.1.2. Wake County Road Name Approvals	31
3.1.3. Town of Cary Water and Sewer Approvals	31
3.1.4. Other Utilities	31
A. Duke Energy Progress	31
B. PSNC Energy	31
C. Telecommunication Services	32
3.2. State Agency Permits and Approvals	32
3.2.1. NCDOT Driveway Permits, Right-of-Way Encroachment Agreements, Street Design	32
3.2.2. North Carolina Department of Environmental Quality Permits and Approvals	33
Part 4. Appendices	35
4.1. Town Documents Related to Land Development	35
4.1.1. Comprehensive Plan	35
4.1.2. Regulations and Guidelines	36
4.1.3. Brochures, Examples, and Miscellaneous Agreements/Petitions	37
4.2. Contacts	38
4.2.1. Town of Morrisville Contacts	38
A. Planning Department – Current Planning	38
B. Planning Department – Long Range Planning	38
C. Planning Department – GIS	38
D. Engineering Department	38
E. Engineering Department - Stormwater	38
F. Inspections Department	38
G. Fire Department	39
H. Parks, Recreation, and Cultural Resources Department	39
I. Public Works	39
4.2.2. Outside Agency Contacts	39
A. Duke Energy Progress - Electric Power	39
B. Duke Energy - Transmission Right-of-Way	39
C. North Carolina Emergency Management - Flood Maps and Determinations	39
D. North Carolina Division of Energy, Mineral and Land Resources - Stormwater Management	40
E. North Carolina Department of Transportation (NCDOT) - Streets and Driveway Connections	40
F. North Carolina Division of Water Resources - Riparian Buffers; 401 Certifications	40
G. PSNC Energy [Natural Gas]	40
H. Town of Cary Permitting	40
I. Town of Cary Transportation & Facilities Department	40
J. Town of Cary Water Resources Department	40
K. Wake County Historic Landmarks	41
L. Wake County Sedimentation and Erosion Control	41
4.3. Plant Lists	41
4.3.1. Recommended Trees and Shrubs	41
4.3.2. Xeriscape and Native Vegetation Guide	44
4.3.3. Herbaceous Plants Suitable for Sunny, Dry Conditions	48
4.4. Applications, Permits, and forms	48
4.4.1. Development Application	48
4.4.2. Annexation Petition	48
4.4.3. Assessment Inquiry Request Form	49
4.4.4. Food Truck Permit Request Form	49
4.4.5. Home Occupation Permit Request Form	49
4.4.6. Performance Guarantee Release/Reduction Request Form	49
4.4.7. Sign Permit Application	49
4.4.8. Special Event Permit Request Form	49
4.4.9. Street Vendor Permit Request Form	49
4.4.10. Stockpiling Permit Request Form	49
4.4.11. Telecommunication Facility Application	50
4.4.12. Zoning Compliance Letter Request Form	50
4.5. Checklists	51
4.5.1. Site Plan Approval (Major or Minor)	51
4.5.2. Construction Plan Approval for a Site Plan (Major or Minor)	60
4.5.3. Preliminary Subdivision Plat Approval (Type 1 or Type 2)	70
4.5.4. Construction Plan Approval for a Type 1 or 2 Preliminary Subdivision Plat	77
4.5.5. Construction Plan Approval for Infrastructure Projects	84
4.5.6. Administrative Adjustment	90
4.5.7. Administrative Appeal	91
4.5.8. Alternative Equivalent Compliance	92
4.5.9. Alternative Standards (EDCM)	92
4.5.10. Bulletin Drawing	93
4.5.11. Comprehensive Plan Amendment	94
4.5.12. Conceptual Master Plan Approval	95
4.5.13. Development Agreement	96
4.5.14. Final Plat	96
4.5.15. Food Truck Permit	99
4.5.16. Floodplain Development Permit	99
4.5.17. Interpretation	99
4.5.18. Plot Plan	100
4.5.19. Retaining Wall	101
4.5.20. Riparian Buffer Development Review	101
4.5.21. Riparian Buffer Variance	102
4.5.22. Structures in the Right-of-Way Encroachment Agreement	103
4.5.23. Rezoning	103
4.5.24. Sign Permit	104
4.5.25. Site-Specific Development Plan Designation	107
4.5.26. Special Event Permit	107
4.5.27. Special Use Permit	108
4.5.28. Stormwater Variance	110
4.5.29. Street Vendor	111
4.5.30. Telecommunications Facility Collocation/Modification	111
4.5.31. Telecommunications Facility New Tower	112
4.5.32. Variance Submittal	119
4.6. Fee Schedules	121
4.6.1. Application and Inspections Fee Schedule	121
4.6.2. Map, Plans, and Copying Fee Schedule	121
4.7. Certifications and Approval Blocks	122
4.7.1. Acceptance of Public Dedication	122
4.7.2. Certificate of Approval of the Design and Installation of Streets, Public Utilities, and Other Required Improvements	122
4.7.3. Certificate of Approval for Recording	122
4.7.4. Certificates of Ownership	123
A. Subdivision Plat	123
B. Exempt Plats	124
4.7.5. Cross Access Agreement	124
4.7.6. Exempt Plat Certification	125
4.7.7. Review Officer Certification	125
4.7.8. Surveyor’s Certificate and Seal Certifying the Following	125
4.7.9. Town of Cary	125
4.8. Final Plat Standard Easement Blocks	126
4.8.1. Conservation Easement	126
4.8.2. Entry Monument/Signage and Landscape Easement	126
4.8.3. Private Access Easement	126
4.8.4. Private Open Space	126
4.8.5. Private Retaining Wall Easement	126
4.8.6. Public Access Easement	126
4.8.7. Public Greenway Easement	127
4.8.8. Public Sidewalk Easement	127
4.8.9. Public Utility Easement	127
4.8.10. Sight Triangle Easement	127
4.8.11. Storm Drainage Easements	127
A. Private Storm Drainage Easement	127
B. Public Storm Drainage Easement	127
4.8.12. Stormwater Control Measure and Access Easement	128
4.9. Review Schedules	128
4.9.1. Board of Adjustment Decision Review Schedule	128
4.9.2. Staff Decision Review Timeframes	129
4.9.3. Town Council Decision Review Schedules	130
A. Administrative Review Schedules	130
1. Major Site Plan and Type 1 Subdivision Preliminary Plat	130
2. Site Specific Development Plan Designation	131
3. Right-of-Way Encroachment Agreement	132
B. Legislative Review Schedules	133
1. Comprehensive Plan Amendment and General Rezoning	133
2. Conceptual Master Plan and Planned Development Rezoning	134
3. Conditional Rezoning	135
C. Quasi-Judicial Review Schedules	136
1. Special Use Permit and Alternative Equivalent Compliance Review Schedule	136

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