Morrisville Unified Development Ordinance – September 2018

Table of Contents

ARTICLE 1: GENERAL PROVISIONS ............................................................................................ 1-1 Section 1.1. Title, Authority, and Purpose .............................................................................................1-1 Section 1.2. Applicability.......................................................................................................................1-2 Section 1.3. Relationship to Comprehensive Plan .................................................................................1-3 Section 1.4. Relationship to Other Laws................................................................................................1-4 Section 1.5. Official Zoning Map...........................................................................................................1-4 Section 1.6. Transitional Provisions ......................................................................................................1-5 Section 1.7. Severability ........................................................................................................................1-6 ARTICLE 2: ADMINISTRATION.................................................................................................... 2-1 Section 2.1. Purpose and Organization of this Article...........................................................................2-1 Section 2.2. Review Authorities ............................................................................................................2-1 Section 2.3. Summary Table of Development Review Procedures ......................................................2-10 Section 2.4. Standard Review Procedures ...........................................................................................2-13 Section 2.5. Application-Specific Review Procedures ..........................................................................2-25 ARTICLE 3: ZONING DISTRICTS .................................................................................................. 3-1 Section 3.1. General Provisions.............................................................................................................3-1 Section 3.2. Conservation Districts ........................................................................................................3-4 Section 3.3. Residential Districts............................................................................................................3-6 Section 3.4. Activity Center Districts ....................................................................................................3-17 Section 3.5. Town Center Districts .......................................................................................................3-29 Section 3.6. Commercial and Industrial Districts .................................................................................3-49 Section 3.7. Planned Development Districts ........................................................................................3-58 Section 3.8. Overlay Districts ..............................................................................................................3-63 ARTICLE 4: USE STANDARDS...................................................................................................... 4-1 Section 4.1. Organization......................................................................................................................4-1 Section 4.2. Principal Uses ....................................................................................................................4-1 Section 4.3. Accessory Uses and Structures.........................................................................................4-33 Section 4.4. Temporary Uses and Structures........................................................................................4-50 ARTICLE 5: DEVELOPMENT STANDARDS ................................................................................... 5-1 Section 5.1. General Provisions.............................................................................................................5-1 Section 5.2. General Site Layout and Design.........................................................................................5-1 Section 5.3. Subdivision Blocks, Lots, and Reference Points..................................................................5-1 Section 5.4. Tree Protection ...................................................................................................................5-4 Section 5.5. Common Open Space and Public Recreation Area ..........................................................5-13

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Section 5.6. Floodplain Management ..................................................................................................5-22 Section 5.7. Perimeter and Streetyard Buffers......................................................................................5-30 Section 5.8. Access and Circulation.....................................................................................................5-40 Section 5.9. Building Configuration and Design..................................................................................5-63 Section 5.10. Parking and Loading......................................................................................................5-93 Section 5.11. Utilities and Services....................................................................................................5-120 Section 5.12. Landscaping.................................................................................................................5-121 Section 5.13. Screening .....................................................................................................................5-131 Section 5.14. Fences and Walls .........................................................................................................5-135 Section 5.15. Exterior Lighting ...........................................................................................................5-140 Section 5.16. Signage ........................................................................................................................5-151 Section 5.17. Sustainable Development Practices..............................................................................5-165 ARTICLE 6: RIPARIAN BUFFERS .................................................................................................. 6-1 Section 6.1. Purpose ..............................................................................................................................6-1 Section 6.2. General ..............................................................................................................................6-1 Section 6.3. Riparian Buffers and Zones ...............................................................................................6-3 Section 6.4. Identification of Riparian Buffers .......................................................................................6-4 Section 6.5. Riparian Buffer Development Review................................................................................6-5 Section 6.6. Variances from Riparian Buffer Regulations......................................................................6-8 Section 6.7. Diffuse Flow Requirements ..............................................................................................6-11 Section 6.8. Uses and Activities Permitted in Riparian Buffers ............................................................6-11 Section 6.9. Mitigation.........................................................................................................................6-18 ARTICLE 7: STORMWATER MANAGEMENT ................................................................................ 7-1 Section 7.1. General Provisions.............................................................................................................7-1 Section 7.2. Administration and Procedures..........................................................................................7-4 Section 7.3. Standards ...........................................................................................................................7-9 Section 7.4. Maintenance ....................................................................................................................7-11 Section 7.5. Enforcement and Violations .............................................................................................7-15 Section 7.6. Illicit Discharges and Connections ...................................................................................7-18 ARTICLE 8: PERFORMANCE AND MAINTENANCE ..................................................................... 8-1 Section 8.1. Performance.......................................................................................................................8-1 Section 8.2. Maintenance ......................................................................................................................8-4 ARTICLE 9: NONCONFORMITIES ................................................................................................ 9-1 Section 9.1. General Applicability .........................................................................................................9-1 Section 9.2. Nonconforming Lots...........................................................................................................9-1 Section 9.3. Nonconforming Uses .........................................................................................................9-2 Section 9.4. Nonconforming Structures..................................................................................................9-3 Section 9.5. Nonconforming Signs ........................................................................................................9-3

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Section 9.6. Nonconforming Exterior Lighting Fixtures..........................................................................9-4 Section 9.7. Nonconforming Site Features .............................................................................................9-4 ARTICLE 10: ENFORCEMENT..................................................................................................... 10-1 Section 10.1. General Provisions.........................................................................................................10-1 Section 10.2. Violations and Responsible Persons..............................................................................10-1 Section 10.3. Enforcement Responsibility and Procedures ..................................................................10-1 Section 10.4. Remedies and Penalties.................................................................................................10-4 ARTICLE 11: INTERPRETATION AND DEFINITIONS .................................................................. 11-1 Section 11.1. Interpretation of Ordinance Text ....................................................................................11-1 Section 11.2. Interpretation of Zoning Map Boundaries ......................................................................11-2 Section 11.3. Use Classifications and Interpretation............................................................................11-3 Section 11.4. Measurement, Exceptions, And Variations of Intensity and Dimensional Standards...11-10 Section 11.5. Terms and Uses Defined ..............................................................................................11-17

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ARTICLE 1: GENERAL PROVISIONS ............................................................................................ 1-1 Section 1.1. Title, Authority, and Purpose .............................................................................................1-1 1.1.1. Title .....................................................................................................................................................................................1-1 1.1.2. Authority ............................................................................................................................................................................1-1 A. General .............................................................................................................................................................................1-1 B. References to North Carolina Laws.............................................................................................................................1-1 1.1.3. Purpose and Intent...........................................................................................................................................................1-1 Section 1.2. Applicability.......................................................................................................................1-2 1.2.1. Effective Date...................................................................................................................................................................1-2 1.2.2. Territorial Jurisdiction......................................................................................................................................................1-2 1.2.3. Development Subject to Ordinance.............................................................................................................................1-2 A. Development Subject to Ordinance ............................................................................................................................1-2 B. Activities Not Subject to Ordinance ............................................................................................................................1-3 1.2.4. Application to Governmental Units..............................................................................................................................1-3 1.2.5. Emergency Exemption.....................................................................................................................................................1-3 Section 1.3. Relationship to Comprehensive Plan .................................................................................1-3 Section 1.4. Relationship to Other Laws................................................................................................1-4 1.4.1. Conflicts with Other Town Laws....................................................................................................................................1-4 1.4.2. Conflicts with County, State, or Federal Laws...........................................................................................................1-4 1.4.3. Relationship to Private Agreements.............................................................................................................................1-4 Section 1.5. Official Zoning Map...........................................................................................................1-4 1.5.1. Establishment and Maintenance ...................................................................................................................................1-4 1.5.2. Changes .............................................................................................................................................................................1-4 1.5.3. Interpretation....................................................................................................................................................................1-4 Section 1.6. Transitional Provisions ......................................................................................................1-5 1.6.1. Prior Violations.................................................................................................................................................................1-5 1.6.2. Prior Nonconformities......................................................................................................................................................1-5 1.6.3. Prior Development Approvals.......................................................................................................................................1-5 1.6.4. Pending Applications ......................................................................................................................................................1-5 1.6.5. New Zoning Districts Compared to Previous Zoning Districts .................................................................................1-5 Section 1.7. Severability ........................................................................................................................1-6

Article 1: General Provisions SECTION 1.1. TITLE, AUTHORITY, AND PURPOSE

1.1.1. Title This ordinance shall be known and officially cited as the “Unified Development Ordinance of the Town of Morrisville, North Carolina.” It is referred to in this ordinance as “the Unified Development Ordinance” or “this Ordinance” or “the UDO.”

Authority

1.1.2.

A. General The Unified Development Ordinance is enacted pursuant to authority granted by the Charter of the Town of Morrisville and the laws of the State of North Carolina—including, but not limited to: Article 14, Section 5 of the Constitution of North Carolina; Articles 8 and 19 of Chapter 160A, Article 4 of Chapter 63, Article 4 of Chapter 113, Chapter 136, and Article 21 of Chapter 143 of the General Statutes of North Carolina; Session Laws 2009-216 and 2009-484 of the General Assembly of North Carolina; Title 15A of the North Carolina Administrative Code; and Any special legislation enacted by the North Carolina General Assembly for the Town of Morrisville. B. References to North Carolina Laws Whenever any provision of this Ordinance refers to or cites a section of the North Carolina General Statutes or (N.C.G.S.) or the North Carolina Administrative Code (NCAC), and that section is later amended or superseded, this Ordinance shall be deemed to refer to the amended section or the section that most nearly corresponds to the superseded section. Purpose and Intent The general purpose of this Ordinance is to guide and manage the development of Morrisville in a way that takes into account present and future needs and resources and that protects the health, safety, prosperity, and general welfare of the Town’s citizens and landowners. This Ordinance is also intended to implement the goals, objectives, and policies in the Land Use Plan, Transportation Plan, Town Center Plan, and other adopted plans guiding the Town’s growth and development. More specifically, this Ordinance is intended to: A. Ensure a diverse development pattern that sustains livability and the environment by encouraging future development and public infrastructure that is complementary to existing development; B. Ensure the provision of adequate open space for light, air, and fire safety; C. Prevent the overcrowding of land and avoid undue concentration of population; D. Ensure that Morrisville integrates attractively and sustainably designed communities of complementary uses; E. Maintain and enhance the character of various districts within the town, in light of their peculiar suitability of particular uses; F. Improve transportation mobility by integrating land uses with transportation infrastructure; G. Lessen congestion in the streets; 1.1.3.

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Article 1: General Provisions Section 1.2. Applicability 1.2.1. Effective Date

H. Facilitate the efficient and adequate provision of transportation, water, sewerage, schools, parks, and other community services and public infrastructure to maintain and enhance the quality of life for Town citizens of today, the elderly who have enriched our past, and future generations; I. Foster a collaborative environment internally and with relevant local, regional, state, and federal partners to develop new opportunities for Morrisville’s residents and business community;

J. Secure safety from fire, panic, and dangers; K. Conserve the value of buildings and land; and L. Encourage the most appropriate use of land. SECTION 1.2. APPLICABILITY

1.2.1. Effective Date This Ordinance shall be in full force and effect from and after July 1, 2014.

1.2.2. Territorial Jurisdiction This Ordinance shall apply to any development that occurs within the corporate limits and extraterritorial jurisdiction (ETJ) of the Town of Morrisville unless expressly provided otherwise by the terms of this Ordinance.

Development Subject to Ordinance

1.2.3.

A. Development Subject to Ordinance Except as otherwise provided in subsection B below, the following activities shall be considered development subject to this Ordinance: Any construction, reconstruction, erection, installation, placement, relocation, demolition, or alteration in the size or external appearance of a building or other structure on land; The establishment of a new use of land or a structure or any change in such use; Any change in the intensity of the use of land or a structure, such as: an increase in the number of businesses, establishments, offices, dwelling units, or lodging units comprising the use; an increase in the number of products or services provided by the use; an increase in the volume or characteristics of vehicular traffic generated by the use; an increase in noise levels, thermal conditions, or emissions of waste materials associated with the use; or an increase in the duration of a temporary or seasonal use; Any land-disturbing activity that increases or changes the amount of impervious or partially impervious cover or that otherwise decreases the infiltration of precipitation into the soil; An alteration of the natural topography of land, such as mining, grading, ditching, extracting earth materials, dredging, excavation, filling, or deposition of soil; A removal of vegetative cover, such as site clearing or the removal of protected trees; Any alteration of the channel, bank, shore, floodway, or floodplain of a watercourse, body of water, or wetland; The deposition of refuse or solid or liquid waste on land; and A division of a parcel of land into two or more lots, building sites, or other divisions for the purpose of sale or building development (whether immediate or future), and any division of land involving dedication of a new street or a change in existing streets.

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Article 1: General Provisions Section 1.3. Relationship to Comprehensive Plan 1.2.4. Application to Governmental Units

(Ord. No. 2014-051, 11/10/2014) B. Activities Not Subject to Ordinance Unless part of a more extensive activity identified as development in subsection A above, the following activities do not constitute development subject to this Ordinance: The inspection, maintenance or repair of an existing transportation facility (roadway, walkway, railroad tracks, bus shelter, traffic control device, etc.) or an existing utility, stormwater management, or public service facility (pipe, cable, valve, catch basin, outlet, ditch, basin, bulk refuse container pad, etc.), if no substantial engineering redesign is involved; The ordinary maintenance and repair of existing structures, where no activities identified as development in subsection A above are involved; The ordinary planting or maintenance of vegetative landscaping or gardens; A change in the ownership or form of ownership of any parcel or structure; The creation or termination of easements, covenants, condominium titles, or other rights in land or development, where no street right-of-way dedication in involved; Any division of land proposed as one of the activities specially listed as excluded from the definition of “subdivision” in Section 11.5, Terms and Uses Defined. Application to Governmental Units To the extent allowed by law, this Ordinance shall apply to any development by Town, county, state, or federal agencies within the Town’s territorial jurisdiction, and any land, buildings, and structures—including uses thereof—owned or otherwise controlled by such agencies. Where this Ordinance does not control such development, land, buildings, and structures, such agencies are encouraged to meet the provisions of this Ordinance. Emergency Exemption The Town Manager may, after consultation with the Planning Director and Town Engineer and without any otherwise required prior notice or public hearing, authorize Town agencies to deviate from the provisions of this Ordinance during and after an emergency (such as a hurricane or other storm, flooding, chemical spill or leak) when the need to act quickly to secure the public health, safety, or welfare makes it impossible to submit to the normal procedures and requirements of this Ordinance. SECTION 1.3. RELATIONSHIP TO COMPREHENSIVE PLAN This Ordinance is intended to ensure that all development within the Town’s jurisdiction is generally consistent with goals, objectives, and policies of those plans and policies adopted by the Town Council to address the Town’s growth and development. Such plans and policies comprise the Town’s Comprehensive Plan and include, but are not limited to, the Land Use Plan, the Town Center Plan and other small area plans that provide guidance on desired development in specific geographic areas and corridors, as well as the Transportation Plan, the Parks and Recreation Master Plan, and other functional plans related to public infrastructure and services. To the extent this Ordinance is or becomes inconsistent with the Comprehensive Plan, this Ordinance or the Comprehensive Plan should be amended so the plan and this Ordinance remain generally consistent with each other. Additionally, all amendments to this Ordinance’s text or Zoning Map should maintain and enhance consistency between this Ordinance and the Comprehensive Plan. 1.2.4. 1.2.5.

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Article 1: General Provisions Section 1.4. Relationship to Other Laws 1.4.1. Conflicts with Other Town Laws

SECTION 1.4. RELATIONSHIP TO OTHER LAWS

1.4.1. Conflicts with Other Town Laws If provisions of this Ordinance are inconsistent with one another, or conflict with provisions found in other adopted ordinances of the Town, the more restrictive provision, as determined by the Planning Director or Town Engineer, as appropriate, shall govern unless otherwise expressly provided. Conflicts with County, State, or Federal Laws If the provisions of this Ordinance are inconsistent with those of applicable county, state, or federal laws, the more restrictive provision, as determined by the Planning Director, Town Engineer, or Building Official, as appropriate, shall govern, to the extent permitted by law. Relationship to Private Agreements Nothing in this Ordinance is intended to supersede, annul, or interfere with any easement, covenant, deed restriction, or other agreement between private parties, but such private agreements shall not excuse any failure to comply with this Ordinance. The Town shall not be responsible for monitoring or enforcing private agreements. SECTION 1.5. OFFICIAL ZONING MAP Establishment and Maintenance A. Land subject to this Ordinance is divided into the various zoning districts established in Article 3: Zoning Districts, with the locations and boundaries of the districts shown on the Official Zoning Map. The Official Zoning Map and all notations thereon is hereby incorporated by reference and made part of this Ordinance. B. The original and all revised versions of the Official Zoning Map shall be certified as such by the Town Clerk and shall be kept on file, in either hardcopy or digital form, in the Planning Department. C. Copies of the Official Zoning Map shall be made available for public inspection during normal business hours in the Planning Department. Changes A. Changes made in zoning district boundaries or other matters portrayed on the Official Zoning Map shall be made in accordance with Section 2.5.3, Rezoning. B. The Planning Director shall enter changes on the Official Zoning Map promptly after a rezoning is approved by the Town Council. Where the ordinance enacting a rezoning contains wording explaining or clarifying the location of zoning district boundaries, the Planning Director may enter on the Official Zoning Map notations reflecting the ordinance wording. C. The Planning Director shall maintain copies of superseded versions of the Official Zoning Map for historical reference. Interpretation The Planning Director shall be responsible for interpretations of the Official Zoning Map in accordance with the standards in Section 11.2, Interpretation of Zoning Map Boundaries. 1.4.2. 1.4.3. 1.5.1. 1.5.2. 1.5.3.

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Article 1: General Provisions Section 1.6. Transitional Provisions 1.6.1. Prior Violations

SECTION 1.6. TRANSITIONAL PROVISIONS

1.6.1. Prior Violations To the extent a development or activity in violation of the previous development regulations fully complies with the provisions of this Ordinance, it shall no longer be deemed a violation. Otherwise, it shall continue to be deemed a violation under this Ordinance and subject to penalties and enforcement in accordance with Article 10: Enforcement. Prior Nonconformities To the extent a legal nonconformity under the previous development regulations becomes conforming under this Ordinance, it shall no longer be deemed nonconforming. Otherwise, it shall continue to be deemed a nonconformity and subject to the provisions of Article 9: Nonconformities. Prior Development Approvals A. Any use or development approved under the previous development regulations may be established or carried out in accordance with the terms and conditions of the approval and the development standards in effect at the time of approval, provided the approval has not expired and otherwise remains valid, and the approved use or development complies with applicable standards of this Ordinance pertaining to ongoing operations and maintenance activities (such as standards regulating illicit discharges into stormwater conveyances, the use of parking spaces, or the maintenance of required landscape vegetation). If the prior approval expires, is revoked, or otherwise becomes invalid (e.g., for failure to comply with time limits or the terms and conditions of approval), any subsequent development of the site shall be subject to the procedures and standards of this Ordinance. B. To the extent a prior approval authorizes a use or development that does not comply with this Ordinance, the subsequent development, although permitted, shall be nonconforming and subject to the provisions of Article 9: Nonconformities. Pending Applications A. A development application accepted as complete under the prior development regulations, but still pending a final decision as of July 1, 2014, shall thereafter be reviewed and decided, at the applicant’s option, wholly in accordance with the development regulations in effect when the application was accepted, or wholly in accordance with this Ordinance (but not in accordance with a mix of provisions from both sets of regulations). B. If the applicant elects to have the pending development application reviewed in accordance with the prior development regulations, the Town shall review and decide the application in good faith and in accordance with any time frames established by the prior regulations. If the application is approved and the approval or subsequent authorization of the approved development expires or otherwise becomes invalid (e.g., for failure to comply with time limits or the terms and conditions of approval), any subsequent development of the site shall be subject to the procedures and standards of this Ordinance. C. To the extent approval of a pending application in accordance with the prior development regulations authorizes development that does not comply with this Ordinance, the subsequent development, although permitted, shall be nonconforming and subject to the provisions of Article 9: Nonconformities. New Zoning Districts Compared to Previous Zoning Districts Table 1.6.5, New Zoning Districts, shows the new zoning districts established in Article 3: Zoning Districts, next to comparable zoning districts established in the Town’s previous Zoning Ordinance. 1.6.2. 1.6.3. 1.6.4. 1.6.5.

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Article 1: General Provisions Section 1.7. Severability 1.6.5. New Zoning Districts Compared to Previous Zoning Districts

Table 1.6.5, New Zoning Districts

Previous Zoning District

New Zoning District

Conservation Districts

Conservation/Buffer (CB)

Park/Greenway/Open Space (PGO)

Residential Districts

Agricultural (AD)

Very Low Density Residential (VLDR)

R-12 Residential (R-12) R-10 Residential (R-10) R-8 Residential (R-8) R-6 Residential (R-6)

Low Density Residential (LDR)

Medium Density Residential (MDR) High Density Residential (HDR) [NEW]

Residential Multi-Family (RMF)

Activity Center Districts

Neighborhood Activity Center (NAC) [NEW] Business Activity Center (BAC) [NEW] Community Activity Center (CAC) [NEW] Regional Activity Center (RAC) [NEW] Transit-Oriented Development (TOD) [NEW]

Town Center Districts

Historic Crossroads Village (HCV)

Historic Crossroads Village (HCV)

Main Street (MS)

Main Street (MS)

Corridor Commercial (CC) Town Center Residential (TCR) Residential Transition (RT)

Town Center Commercial (TCC) Town Center Residential (TCR) Residential Transition (RT)

Residential Neighborhood Preservation (RNP)

Residential Neighborhood Preservation (RNP)

Commercial and Industrial Districts

Corridor Commercial (CC) Office/Institutional (OI)

Office/Institutional (OI) Neighborhood Business (NB)

[Reclassified to Neighborhood or Business Activity Center – see above] [Reclassified to Business, Community, or Regional Activity Center – see above]

General Business (GB)

Industrial Management (IM)

Industrial Management (IM)

Planned Development Districts

Mixed Use (MU) [base district]

Mixed-Use Planned Development (MUPD)

Overlay Districts

Planned Development Overlay

DELETE

Subdistrict A Subdistrict B

Airport Overlay-A

Airport Overlay

Airport Overlay-B Floodplain Overlay (FO) [NEW] Town Center Conservation Overlay

Town Center Conservation Overlay

SECTION 1.7. SEVERABILITY The Town Council hereby declares that it would have adopted this Ordinance and any section, subsection, sentence, clause, or phrase thereof regardless whether one or more other portions of the Ordinance is declared invalid by a court of competent jurisdiction. A. If a court of competent jurisdiction holds any section, subsection, sentence, clause, or phrase of this Ordinance to be invalid for any reason, such judgment shall not affect the validity of the remaining portions of this Ordinance. B. If a court of competent jurisdiction holds any condition attached to a development permit or approval granted in accordance with this Ordinance to be invalid for any reason, such judgment shall not affect the validity of any other conditions of the permit or approval not specifically included in the judgment.

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Article 1: General Provisions Section 1.7. Severability 1.6.5. New Zoning Districts Compared to Previous Zoning Districts

C. If a court of competent jurisdiction invalidates the application of any provision of this Ordinance to a development, such judgment shall not affect the application of that provision to any other development not specifically included in the judgment.

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ARTICLE 2: ADMINISTRATION.................................................................................................... 2-1 Section 2.1. Purpose and Organization of this Article...........................................................................2-1 Section 2.2. Review Authorities ............................................................................................................2-1 2.2.1. Town Staff.........................................................................................................................................................................2-1 A. Planning Director.............................................................................................................................................................2-1 B. Town Engineer..................................................................................................................................................................2-2 C. Building Official...............................................................................................................................................................2-3 D. Development Review Committee .................................................................................................................................2-3 E. Town Attorney..................................................................................................................................................................2-4 2.2.2. Board of Adjustment .......................................................................................................................................................2-5 A. Establishment ....................................................................................................................................................................2-5 B. Powers and Duties...........................................................................................................................................................2-5 C. Membership, Appointment, and Terms of Office.....................................................................................................2-5 D. Staff ...................................................................................................................................................................................2-6 E. Officers..............................................................................................................................................................................2-6 F. Meetings............................................................................................................................................................................2-6 G. Quorum and Vote ...........................................................................................................................................................2-6 H. Conflict of Interest...........................................................................................................................................................2-7 I. Rules of Procedure ..........................................................................................................................................................2-7 2.2.3. Planning and Zoning Board...........................................................................................................................................2-7 A. Establishment ....................................................................................................................................................................2-7 B. Powers and Duties...........................................................................................................................................................2-7 C. Membership, Appointment, and Terms of Office.....................................................................................................2-8 D. Staff ...................................................................................................................................................................................2-8 E. Officers..............................................................................................................................................................................2-8 F. Meetings............................................................................................................................................................................2-9 G. Quorum and Vote ...........................................................................................................................................................2-9 H. Conflict of Interest...........................................................................................................................................................2-9 I. Rules of Procedure ..........................................................................................................................................................2-9 2.2.4. Town Council .....................................................................................................................................................................2-9 A. Powers and Duties...........................................................................................................................................................2-9 B. Conflicts of Interest ......................................................................................................................................................2-10 Section 2.3. Summary Table of Development Review Procedures ......................................................2-10 Section 2.4. Standard Review Procedures ...........................................................................................2-13 2.4.1. General ..........................................................................................................................................................................2-13 2.4.2. Pre-Application Conference....................................................................................................................................... 2-13 A. Purpose...........................................................................................................................................................................2-13 B. When Required ............................................................................................................................................................2-13 C. Procedure.......................................................................................................................................................................2-13 D. Effect...............................................................................................................................................................................2-14

2.4.3. Application Submittal, Acceptance, Revisions, and Withdrawal........................................................................ 2-14 A. Authority to File Applications..................................................................................................................................... 2-14 B. Application Content .....................................................................................................................................................2-14 C. Application Fees ...........................................................................................................................................................2-14 D. Submittal and Review Schedule................................................................................................................................ 2-14 E. Application Submittal ..................................................................................................................................................2-15 F. Determination of Application Completeness .......................................................................................................... 2-15 G. Application Revisions ...................................................................................................................................................2-15 H. Application Withdrawal .............................................................................................................................................2-16 2.4.4. Staff Review and Action .............................................................................................................................................2-16 A. Referral of Application to Development Review Committee, Staff, and Review Agencies......................... 2-16 B. Staff Review and Opportunity for Application Revision ..................................................................................... 2-16 C. Applications Subject to Staff Recommendation..................................................................................................... 2-17 D. Applications Subject to Staff Decision..................................................................................................................... 2-17 2.4.5. Scheduling and Public Notice of Meetings.............................................................................................................. 2-18 A. Scheduling......................................................................................................................................................................2-18 B. Public Notice..................................................................................................................................................................2-18 C. Requests to Defer Scheduled and Noticed Review Meetings ............................................................................ 2-20 2.4.6. Planning and Zoning Board Review and Recommendation................................................................................. 2-21 A. Public Comment Session ..............................................................................................................................................2-21 B. Review and Recommendation.................................................................................................................................... 2-21 C. Revision of Application ...............................................................................................................................................2-22 2.4.7. Board of Adjustment or Town Council Review and Decision ............................................................................... 2-22 A. Public Hearing Procedures .........................................................................................................................................2-22 B. Review and Decision....................................................................................................................................................2-23 C. Conditions of Approval...............................................................................................................................................2-23 D. Revision of Application ...............................................................................................................................................2-23 2.4.8. Post-Decision Actions and Limitations ....................................................................................................................... 2-24 A. Notice of Decision ........................................................................................................................................................2-24 B. Appeal............................................................................................................................................................................2-24 C. Effect of Approval .......................................................................................................................................................2-24 D. Modification or Amendment of Approval............................................................................................................... 2-24 E. Limitation on Subsequent Similar Applications....................................................................................................... 2-25 Section 2.5. Application-Specific Review Procedures ..........................................................................2-25 2.5.1. General ..........................................................................................................................................................................2-25 2.5.2. Text Amendment ...........................................................................................................................................................2-25 A. Applicability..................................................................................................................................................................2-25 B. Text Amendment Procedure....................................................................................................................................... 2-25 C. Text Amendment Review Standards ........................................................................................................................ 2-26 2.5.3. Rezoning .........................................................................................................................................................................2-27