Morrisville Administrative Manual_April 2023

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Part 1. Introduction	6
1.1. Purpose	6
1.2. For Help in Using this Manual	6
1.3. Development Review Process Chart	6
Part 2. Application Review Procedures	9
2.1. Introduction	9
2.2. Standard Review Procedures	9
2.2.1. Pre-Application Conference	9
2.2.2. Application Submittal and Acceptance	9
2.2.3. Staff Review and Action	10
2.2.4. Public Meeting Notice	10
2.2.5. Planning and Zoning Board Review and Recommendation	10
2.2.6. Planning and Zoning Board or Town Council Review and Decision	11
2.2.7. Post-Decision Actions	11
2.3. Common Application Procedures	11
2.3.1. Site Plan Approval	12
2.3.2. Subdivision Approval	12
A. Preliminary Plat Approval	12
B. Final Plat Approval	12
C. Determination of Subdivision Exclusion	12
2.3.3. Construction Plan Approval / Stormwater Management Permit	13
2.3.4. Payment in Lieu of Public Improvements, Performance Guarantees, and Maintenance Guarantees	13
A. Payment in Lieu of Construction of Public Street Improvements	13
B. Performance Guarantees	13
C. Maintenance Guarantees	14
2.3.5. Pre-Construction Conference, Notice, and Report	14
A. Pre-Construction Conference	14
B. Pre-Construction Notice	14
C. Pre-Construction Report	14
2.3.6. Building Permit	15
2.3.7. Inspections during Development	15
2.3.8. Stormwater Final Inspection and As-Built Plans	16
2.3.9. Certificate of Compliance/Occupancy	16
2.3.10. Sign Permit	16
2.4. Additional Application Procedures	16
2.4.1. Annexation	16
A. General	16
B. Voluntary Annexation Procedure	17
2.4.2. Bulletin Drawing	17
A. General	17
B. Bulletin Drawing Approval Procedure	17
2.4.3. Comprehensive Plan Amendment	18
A. General	18
B. Comprehensive Plan Amendment Review Procedure	18
2.4.4. Conceptual Master Plan Approval	19
2.4.5. Floodplain Development Permit	20
2.4.6. Food Truck Permit	20
2.4.7. Grave Removal	20
A. General	20
B. Grave Removal Approval Procedure	20
2.4.8. Interpretation	21
2.4.9. Plot Plan	21
2.4.10. Retaining Wall	21
A. General	21
B. Retaining Wall Review Procedure	22
1. Design and Submittal Requirements	22
2. Construction Requirements	22
3. Post Construction	22
2.4.11. Right-of-Way Encroachment Agreement	22
2.4.12. Riparian Buffer Development Review	23
2.4.13. Road Closure	23
A. General	23
B. Road Closure Procedure	23
2.4.14. Road Renaming	24
A. General	24
B. Road Renaming Procedure	24
2.4.15. Site-Specific Development Plan Designation	24
2.4.16. Special Event Permit	24
2.4.17. Special Use Permit	25
2.4.18. Telecommunications Facility Approvals	25
2.4.19. Unified Development Ordinance Amendments	25
A. Rezoning (Map Amendment)	25
B. Text Amendment	26
2.4.20. Zoning Compliance Letter	26
2.4.21. TRANSPORTATION IMPACT ANALYSIS	27
A. General	27
B. Review Procedures	27
2.5. Procedures for Flexibility, Variances, and Appeals	27
2.5.1. Administrative Adjustment	27
2.5.2. Administrative Appeal	28
2.5.3. Alternative Equivalent Compliance	28
2.5.4. Alternative Standards	29
2.5.5. Development Agreement	29
2.5.6. Variance	29
A. General Variance Review Procedure	29
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	31
B. PSNC Energy	31
C. Telecommunication Services	31
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	32
3.3. Raleigh-Durham International Airport	34
3.3.1. RDU Sample Avigation Easement	34
Part 4. Appendices	36
4.1. Town Documents Related to Land Development	36
4.1.1. Comprehensive Plan	36
4.1.2. Regulations and Guidelines	37
4.1.3. Brochures, Examples, and Miscellaneous Agreements/Petitions	38
4.2. Contacts	38
4.2.1. Town of Morrisville Contacts	38
A. Planning Department	38
B. Engineering Department	38
C. Engineering Department – Stormwater	38
D. Inspections Department	38
E. Fire Department	38
F. Parks, Recreation, and Cultural Resources Department	38
G. Public Works	38
4.2.2 Outside Agency Contacts	38
H. Duke Energy Progress	38
I. PSNC Energy [Natural Gas]	38
J. State of North Carolina	39
1. Emergency Management – Flood Maps and Determinations	39
2. Division of Energy, Mineral and Land Resources	39
3. Department of Transportation	39
4. Division of Water Resources – Riparian Buffers; 401 Certificates	39
K. Town of Cary	39
L. Wake County	39
M. Raleigh-Durham International Airport	40
4.3 Plant Lists	40
4.3.1 General	40
A. Plant Characteristics + Conditions Definitions	40
B. Plant Characteristics + Conditions Key	40
4.3.2 Required Species Diversity	40
4.3.3 Recommended Trees and Shrubs	41
4.3.4 Non-Woody Plant Material	62
4.3.5 Prohibited Plants	63
A. Plant List Sources	64
4.4 Applications, Permits, and forms	65
4.4.1 Development Application	65
4.4.2 Annexation Petition	65
4.4.3 Assessment Inquiry Request Form	65
4.4.4 Food Truck Permit Request Form	65
4.4.5 Home Occupation Permit Request Form	65
4.4.6 Performance Guarantee Release/Reduction Request Form	65
4.4.7 Sign Permit Application	65
4.4.8 Special Event Permit Request Form	65
4.4.9 Street Vendor Permit Request Form	66
4.4.10 Stockpiling Permit Application	66
4.4.11 Telecommunication Application	66
4.4.12 Zoning Compliance Letter Request Form	66
4.5 Checklists	67
4.5.1 Site Plan Approval	67
4.5.2 Concurrent Construction and Site Plan Approval	78
4.5.3 Preliminary Subdivision Plat Approval (Type 1 or Type 2)	89
4.5.4 Construction Plan Approval for a Type 1 or 2 Preliminary Subdivision Plat	97
4.5.5 Construction Plan Approval for Infrastructure Projects	106
4.5.6 Administrative Adjustment	111
4.5.7 Administrative Appeal	111
4.5.8 Alternative Equivalent Compliance	112
4.5.9 Alternative Standards (EDCM)	113
4.5.10 Bulletin Drawing	113
4.5.11 Comprehensive Plan Amendment	114
4.5.12 Annexation	114
4.5.13 Conceptual Master Plan Approval	115
4.5.14 Development Agreement	116
4.5.15 Final Plat	116
4.5.16 Food Truck Permit	119
4.5.17 Floodplain Development Permit	119
4.5.18 Interpretation	119
4.5.19 Plot Plan	120
4.5.20 Retaining Wall	121
4.5.21 Riparian Buffer Development Review	121
4.5.22 Riparian Buffer Variance	122
4.5.23 Structures in the Right-of-Way Encroachment Agreement	123
4.5.24 Rezoning	123
4.5.25 Sign Permit	123
4.5.26 Site-Specific Development Plan Designation	126
4.5.27 Special Event Permit	126
4.5.28 Special Use Permit	127
4.5.29 Stormwater Variance	129
4.5.30 Street Vendor	130
4.5.31 Telecommunications Facility Collocation/Modification	130
4.5.32 Telecommunications Facility New Tower	131
4.5.33 Variance Submittal	138
4.6 Fee Schedules	140
4.6.1 Application and Inspections Fee Schedule	140
4.7 Certifications and Approval Blocks	140
4.7.1 Acceptance of Public Dedication	140
4.7.2 Certificate of Approval of the Design and Installation of Streets, Public Utilities, and Other Required Improvements	140
4.7.3 Certificate of Approval for Recording	140
4.7.4 Review Officer Certification	141
4.7.5 Tree Preservation Certificate	141
4.7.6 Certificates of Ownership	142
4.7.6.1 Subdivision Plat	142
4.7.6.2 Exempt Plats	143
4.7.7 Cross Access Agreement	143
4.7.8 Exempt Plat Certification	144
4.7.9 Review Officer Certification Surveyor’s Certificate and Seal Certifying the Following	144
4.7.10 Town of Cary	144
4.8 Final Plat Standard Easement Blocks	145
4.8.1 Conservation Easement	145
4.8.2 Entry Monument/Signage and Landscape Easement	145
4.8.3 Private Access Easement	145
4.8.4 Private Open Space	145
4.8.5 Private Retaining Wall Easement	145
4.8.6 Public Access Easement	145
4.8.7 Public Greenway Easement	146
4.8.8 Public Sidewalk Easement	146
4.8.9 Public Utility Easement	146
4.8.10 Sight Triangle Easement	146
4.8.11 Storm Drainage Easements	146
4.8.11.1 Private Storm Drainage Easement	146
4.8.11.2 Public Storm Drainage Easement	146
4.8.12 Stormwater Control Measure and Access Easement	147
4.9 Review Schedules	148
4.9.1 Planning and Zoning Board Quasi-Judicial Decision Review Schedule	148
4.9.2 Staff Decision Review Timeframes	149
4.9.3 Town Council Decision Review Schedules	150
A. Administrative Review Schedules	150
4.9.3.1.1 Type 1 Subdivision Preliminary Plat	150
4.9.3.1.2 Site Specific Development Plan Designation	151
4.9.3.1.3 Right-of-Way Encroachment Agreement	152
B. Legislative Review Schedules	153
4.9.3.1.4 Comprehensive Plan Amendment and General Rezoning	153
4.9.3.1.5 Conceptual Master Plan and Planned Development Rezoning	154
4.9.3.1.6 Conditional Rezoning	155
C. Quasi-Judicial Review Schedules	156
4.9.3.1.7 Special Use Permit and Alternative Equivalent Compliance Review Schedule	156
4.10 TRANSPORTATION IMPACT ANALYSIS	157
4.10.1 CONTENT OF THE ANALYSIS	157
B. Site Location, Access, and Background Information	157
C. Existing Analysis	157
D. Future No-Build Analysis	157
E. Trip Generation	158
F. Trip Distribution and Assignment	158
G. Future Build Analysis	158
H. Future Build Improved Analysis	158
I. Supplemental Analysis	158
J. Summary of Findings and Identified Improvements	158
K. Appendices	158
4.10.2 Analysis Standards	159
A. Analysis Period	159
B. Annual Growth Rate	159
B. Analysis Software	159
C. Analysis Study Area Boundary	159
D. Analysis Scenarios	161
E. Traffic Counts	161
F. Trip Generation Standards	161
1. Internal Capture	161
2. Pass-by Trips	162
G. Signal Analysis	162
H. Modifications to Analysis Standards	163

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