Section 7.05 Major Site Plans and Design Review
   7.05.1   MAJOR SITE PLAN REVIEW
   The major site plan review process shall apply to all residential developments which include three units or more and to all development applications which require a transportation impact analysis according to Article V. Applications not meeting this threshold shall proceed directly to the construction plan review process.
   A   Pre-Application Process
   It is required that every applicant for major site plan meet with the Administrator in a conference prior to the submittal of an application. The purpose of this conference is to provide clarification and assistance in the preparation and submission of plans for approval.
   B.   Process Type: Administrative.
   C.   Required Application Information: Existing conditions map, master plan and any other relevant information to show compliance (may be waived by Administrator as appropriate).
   D.   Determination of Compliance
   The Technical Review Committee shall review the plan to ensure that it is complete.
   Upon approval, the applicant may submit a site construction plan.
   E.   Appeals
   An appeal from the decision of the Administrator/TRC regarding a major site plan may be made by an aggrieved party and shall be made to the Board of Adjustment. Any such petition shall be filed with the Administrator within 30 days after the decision or after a written copy thereof is delivered to every aggrieved party who has filed a written request for such copy with the secretary or chairman of the Board at the time of its hearing of the case, whichever is later. The decision may be delivered to the aggrieved party either by personal service or by registered mail or certified mail return receipt requested.
   F.   Validity & Extensions
      1.   Per G.S. § 160D-108(d)(3), approval of a major site master plan shall be valid for two years from the date of approval. Construction plans shall be presented for approval prior to the end of this two-year period.
      2.   Per G.S. § 160D-108(d)(4), if the Administrator may grant a single extension of this time period of up to one year upon submittal by the applicant of sufficient justification for the extension. Sufficient justification may include, but is not limited to, delays in other outside agency permits, financing institution delays, or other similar reasons beyond the control of the applicant.
      3.   If an extension is denied, or a major site plan is not presented for approval within a granted extension period, the applicant may reapply for a major site plan using the same process as if the application was being considered for the first time.
   G.   Substantial Changes
      1.   Any substantial change to a major site plan as noted below shall be reviewed and approved or denied by the Administrator/TRC.
      2.   The following changes to a major site plan shall be considered substantial:
         a.   When there is introduction of a new vehicular access point to an existing street, road or thoroughfare not previously designated for access.
         b.   Modification of special performance criteria, design standards, or other requirements specified by the major site plan.
         c.   When there is an increase in the total number of residential dwelling units originally authorized by the approved major site plan.
         d.   When the total floor area of a development is increased more than 10% beyond the total floor area last approved by Board of Commissioners. Changes of less than 10% may be approved by the Administrator.
   7.05.2   SITE CONSTRUCTION PLAN REVIEW
   A.   Pre-Application Process
   No meeting is required but applicants are encouraged to call or visit the Administrator to determine what information is required for the application.
   B.   Process Type: Administrative.
   C.   Required Application Information: Existing conditions map, construction plans & as-built drawings (may be waived by Administrator as appropriate).
   D.   Determination of Compliance
   The site construction plan shall be reviewed by the Technical Review Committee for compliance with the requirements of this ordinance and for conformity with the approved major site plan, if applicable. Provided the application is complete, applications shall be reviewed by the committee and written review comments will be given to the applicant within 30 days of receipt of the site construction plan.
   E.   Appeals
   Appeals of decisions of the Technical Review Committee shall be heard by the Board of Adjustment. An appeal must be made in writing by the applicant within 30 days of the receipt of the committee’s comments.
   F.   Validity & Extensions
   Approval of a site construction plan shall be valid for one year from the date of approval. There shall be no extensions permitted.
   G.   Substantial Changes
   See Section 7.05.1.G. above.
   7.05.3   BUILDING DESIGN REVIEW
   The building design review process applies to all development with the exception of those exempted per North Carolina General Statutes pertaining to structures subject to regulation under the North Carolina Residential Code for One and Two-Family Dwellings. Voluntary building design standards may be applied to such structures upon consent by the owner at the time approval. The Administrator shall review building elevations for architectural design compliance with the standards of this ordinance.
   A.   Pre-Application Process
   No meeting is required but applicants are encouraged to call or visit the Administrator to determine what information is required for the application.
   B.   Process Type: Administrative
   C.   Required Application Information: Sketch plan (may be waived by Administrator as appropriate) & building elevations.
   D.   Determination of Compliance
   Once an application containing all needed elements is submitted, the Administrator shall review the application/plan and approve or deny it based on compliance with the standards contained in this ordinance.
   E.   Appeals
   Appeals of decisions of the Administrator shall be heard by the Board of Adjustment. An appeal must be made in writing by the applicant within 30 days of the receipt of the committee’s comments.
   F.   Validity & Extensions
   Approval of building elevations shall be valid for one year from the date of approval. There shall be no extensions permitted. Any change to the approved plans that has not been authorized by the Administrator shall invalidate the approval and any subsequent building permits.
(Ord. passed 2-14-2017; Ord. 2020-01, passed 7-9-2019; Ord. passed 2-15-2022)