UNIFIED DEVELOPMENT ORDINANCE
Effective Date 1.1.2020
2024 S-6 Supplement contains:
Local legislation current through Ord. 2024-11 passed 9-11-2023
State legislation current through 2023 A.L.S. Pamphlet #6
Local legislation current through Ord. 2024-11 passed 9-11-2023
State legislation current through 2023 A.L.S. Pamphlet #6
Introduction
1: General Provisions
1.1. Title
1.2. Effective Date
1.3. Authority
1.3.1. General Assembly
1.3.2. North Carolina General Statutes
1.3.3. Town Charter
1.3.4. Other Relevant Laws
1.4. Purpose and Intent
1.4.1. Keep Town Residents and Visitors Safe
1.4.2. Foster a Convenient, Compatible Arrangement of Land Uses
1.4.3. Protect the Natural Environment
1.4.4. Ensure Properly Functioning Infrastructure
1.4.5. Establish a Unique Sense of Place
1.4.6. Promote a Strong and Diverse Economy
1.4.7. Provide Adequate and Desirable Housing
1.5. Applicability
1.5.1. Territorial Jurisdiction
1.5.2. Development Subject to this Ordinance
1.5.3. Activities Exempted from this Ordinance
1.5.4. Application to Governmental Units
1.5.5. Emergency Exemptions
1.5.6. Minimum Requirements
1.5.7. Utility Allocation Policy
1.6. Adopted Policy Guidance
1.6.1. Policy Guidance Identified
1.6.2. Conformance
1.7. Procedures Manual
1.8. Relationship to Other Laws and Agreements
1.8.1. Review of Private Agreements
1.8.2. Existing Agreements or Vested Rights
1.9. Conflict
1.9.1. Conflicts with State or Federal Law
1.9.2. Conflicts with Other Town Codes or Laws
1.9.3. Conflicts between the Standards in this Ordinance
1.9.4. Conflicts with Private Agreements
1.9.5. Determination of the More Restrictive Standard
1.10. Transitional Provisions
1.10.1. Prior Violations Continue
1.10.2. Existing Nonconformities
1.10.3. Pending Applications
1.10.4. Approved Applications
1.10.5. Existing Development
1.11. Zoning District Translation
1.12. Severability
2: Procedures
2.1. How to Use this Article
2.1.1. Purpose and Intent
2.1.2. Article Contents
2.1.3. Steps in the Development Review Process
2.1.4. For Additional Information
2.2. Application Review Procedures
2.2.1. Administrative Adjustment
2.2.2. Annexation
2.2.3. Appeal
2.2.4. Building Permit
2.2.5. Certificate of Occupancy
2.2.6. Conditional Rezoning
2.2.7. Construction Drawing
2.2.8. Development Agreement
2.2.9. Exempt Subdivision
2.2.10. Expedited Subdivision
2.2.11. Final Plat
2.2.12. Floodplain Development Permit
2.2.13. Interpretation
2.2.14. Non-Residential Site Plan
2.2.15. Planned Development
2.2.16. Reasonable Accommodation
2.2.17. Residential Preliminary Plan
2.2.18. Sign Permit
2.2.19. Special Use Permit
2.2.20. Temporary Use Permit
2.2.21. UDO Text Amendment
2.2.22. Variance
2.2.23. Vested Rights Determination
2.2.24. Zoning Compliance Permit
2.2.25. Zoning Map Amendment
2.3. Application Processing
2.3.1. Purpose and Intent
2.3.2. Pre-application Conference
2.3.3. Application Filing
2.3.4. Neighborhood Meeting
2.3.5. Staff Review and Action
2.3.6. Public Notice
2.3.7. Public Hearings and Meetings
2.3.8. Conditions of Approval
2.3.9. Notification of Decision
2.3.10. Effect
2.3.11. Continuance, Postponement, and Withdrawal
2.3.12. Limitation on Subsequent Similar Applications
3: Districts
3.1. Introductory Provisions
3.1.1. Compliance with District Standards Required
3.1.2. Types of Zoning Districts
3.1.3. Zoning Districts Established
3.1.4. Organization of These Zoning District Standards
3.1.5. Generally Applicable Dimensional Standards
3.2. Official Zoning Map
3.2.1. Generally
3.2.2. Incorporated by Reference
3.2.3. Interpretation of Official Zoning Map Boundaries
3.2.4. Changes to Official Zoning Map
3.3. General Residential Zoning Districts
3.3.1. Summary Purpose and Intent Statements
3.3.2. Residential Watershed (R1) District
3.3.3. Residential Suburban (R2) District
3.3.4. Residential Neighborhood (R4) District
3.3.5. Residential Urban (R6) District
3.3.6. Residential Multi-Family (RMF) District
3.4. General Commercial Zoning Districts
3.4.1. Summary Purpose and Intent Statements
3.4.2. Neighborhood Commercial (NC) District
3.4.3. General Commercial (GC) District
3.4.4. Heavy Commercial (HC) District
3.4.5. Light Industrial (LI) District
3.4.6. Campus Industrial (CI) District
3.4.7. Heavy Industrial (HI) District
3.5. General Mixed Use Zoning Districts
3.5.1. Summary Purpose and Intent Statements
3.5.2. Office Institutional (OI) District
3.5.3. Downtown Core (DTC) District
3.5.4. Downtown Periphery (DTP) District
3.5.5. Planned Development (PD) District
3.6. Conditional Districts
3.6.1. Purpose and Intent
3.6.2. Creation
3.6.3. Districts Established
3.6.4. Conditions, Generally
3.6.5. Limitations on Conditions
3.6.6. Development Concept Required
3.6.7. Compliance with Subdivision Requirements
3.6.8. Relationship to Overlay District Standards
3.7. Special Use Districts
3.7.1. Purpose and Intent
3.7.2. Distinguished From General or Conditional Zoning Districts
3.7.3. Districts Established
3.7.4. Revision or Amendment
3.7.5. Additional Standards for the CA-SUD District
3.8. Overlay Zoning Districts
3.8.1. Generally
3.8.2. Flood Hazard Overlay (FHO) District
3.8.3. Gateway Corridor Overlay (GCO) District
3.8.4. Local Historic Overlay (LHO) District
3.8.5. Manufactured Home Overlay (MHO) District
4: Uses
4.1. Chapter Organization
4.1.1. Uses Distinguished
4.1.2. Chapter Organization
4.2. Principal Uses
4.2.1. Use Classification System
4.2.2. Principal Use Table Structure
4.2.3. Principal Use Table
4.3. Use-Specific Standards
4.3.1. Standards Applied to All Uses
4.3.2. Standards Applied to any Special Use
4.3.3. Residential Use Types
4.3.4. Institutional Uses
4.3.5. Commercial Uses
4.3.6. Industrial Uses
4.3.7. Agricultural Uses
4.4. Accessory Uses
4.4.1. Purpose
4.4.2. Organization of These Standards
4.4.3. Procedure for Establishment
4.4.4. General Standards for Accessory Uses and Structures
4.4.5. Table as Guide
4.4.6. Listed Accessory Uses
4.4.7. Standards for Specific Accessory Uses
4.5. Temporary Uses
4.5.1. Purpose
4.5.2. Applicability
4.5.3. General Standards for Temporary Uses and Structures
4.5.4. Standards for Specific Temporary Uses
4.6. Unlisted Uses
4.6.1. Procedure
4.7. Prohibited Uses
4.7.1. Prohibited Everywhere
4.7.2. Prohibited by Overlay District Standards
5: Development Standards
5.1. Access and Circulation
5.1.1. Purpose and Intent
5.1.2. Applicability
5.1.3. Exemptions
5.1.4. Access to Lots
5.1.5. Compliance with Requirements for Streets
5.1.6. Driveways
5.1.7. Sight Distance Triangles
5.1.8. Parking Lot Connections
5.1.9. On-Site Pedestrian Walkways
5.1.10. Compliance with Requirements for Sidewalks
5.1.11. Compliance with Requirements for Greenways
5.2. Design Guidelines
5.2.1. Purpose and Intent
5.2.2. Applicability
5.2.3. Statement of Consent
5.2.4. Design Features
5.3. Design Standards
5.3.1. Commercial Design Standards
5.3.2. Mixed-Use Design Standards
5.3.3. Multi-Family Residential Design Standards
5.4. Exterior Lighting
5.4.1. Purpose and Intent
5.4.2. Applicability
5.4.3. Exemptions
5.4.4. Prohibited Lighting
5.4.5. Lighting Plan
5.4.6. Exterior Lighting Standards
5.4.7. Maximum Illumination Levels
5.4.8. Nonconforming Lighting
5.5. Fences and Walls
5.5.1. Purpose and Intent
5.5.2. Applicability
5.5.3. Exemptions
5.5.4. Locational Standards
5.5.5. Maximum Height
5.5.6. Wind Loading
5.5.7. Duration
5.5.8. Permitted Materials
5.5.9. Restricted Fence Materials
5.5.10. Electric Fences
5.5.11. Prohibited Fence Materials
5.5.12. Materials for Temporary Fences
5.5.13. Wall Material Standards
5.5.14. Finished Side
5.5.15. Maintenance
5.6. Landscaping
5.6.1. Section Organization
5.6.2. Purpose and Intent
5.6.3. Applicability
5.6.4. Exemptions
5.6.5. Landscape Plan Required
5.6.6. Plant Material Specifications
5.6.7. Landscaping Placement
5.6.8. Features Allowed Within Required Landscaping Areas
5.6.9. Parking Lot Landscaping
5.6.10. Perimeter Buffers
5.6.11. Foundation Plantings
5.6.12. Streetscape Buffers
5.6.13. Street Trees
5.6.14. Planting Flexibility
5.6.15. Time of Installation
5.6.16. Required Maintenance
5.6.17. Site Inspection
5.6.18. Replacement of Required Vegetation
5.6.19. Stormwater Control Measure (SCM) Landscaping
5.7. Open Space
5.7.1. How to Use These Standards
5.7.2. Purpose and Intent
5.7.3. Applicability
5.7.4. Minimum Open Space Set-Aside Requirements
5.7.5. Open Space Set-Aside Configuration
5.7.6. Ownership of Open Space Set-Asides
5.7.7. Maintenance of Open Space Set-Asides
5.8. Parking and Loading
5.8.1. Purpose and Intent
5.8.2. Applicability
5.8.3. Exemptions
5.8.4. Off-Street Parking Requirements
5.8.5. Parking Lot Configuration
5.8.6. Accessible Parking Spaces
5.8.7. Guest Parking Spaces
5.8.8. Compact Parking Spaces
5.8.9. Stacking Spaces
5.8.10. Bicycle Parking
5.8.11. Parking Alternatives
5.8.12. Off-Street Loading
5.9. Reforestation
5.9.1. Purpose and Intent
5.9.2. Applicability
5.9.3. Exemptions
5.9.4. Requirements
5.9.5. Tree Protection Devices
5.9.6. Credit Towards Other Ordinance Requirements
5.9.7. Maintenance
5.10. Screening
5.10.1. Purpose and Intent
5.10.2. Using These Standards
5.10.3. Applicability
5.10.4. Exemptions
5.10.5. General Requirements
5.10.6. Views to Be Screened
5.11. Signage
5.11.1. Section Organization
5.11.2. Purpose and Intent
5.11.3. Applicability
5.11.4. Exclusions
5.11.5. Prohibited Sign Types
5.11.6. General Standards Applicable to All Signs
5.11.7. Removal of Dilapidated or Obsolete Signs
5.11.8. Nonconforming Signage
5.11.9. Sign Standards by Sign Type
5.12. Sustainability Incentives
5.12.1. How to Use These Incentives
5.12.2. Purpose and Intent
5.12.3. Applicability
5.12.4. Type of Incentives
5.12.5. Procedure
5.12.6. Menu of Sustainable Development Practices
5.12.7. Failure to Install or Maintain Sustainable Development Practices
6: Subdivisions
6.1. Introductory Provisions
6.1.1. How to Use these Standards
6.1.2. Purpose and Intent
6.1.3. Applicability
6.1.4. Exemptions
6.1.5. Compliance with Other Standards
6.1.6. Approval of Subdivision Plats Required
6.1.7. Recordation of Subdivision Plats Required
6.1.8. Issuance of Permits Following Plat Approval
6.1.9. Subdividing in Violation
6.2. Conservation Subdivision
6.2.1. Purpose and Intent
6.2.2. Applicability
6.2.3. Procedure
6.2.4. Conservation Subdivision Standards
6.2.5. Delineation of Conservation and Development Areas
6.2.6. Evaluation Criteria for Conservation Subdivision Layout
6.3. Fee-in-Lieu
6.3.1. Purpose
6.3.2. Procedure
6.3.3. Amount
6.3.4. Review Standards for Fee-in-Lieu
6.4. Greenways
6.4.1. Required Greenway Dedication and Construction
6.4.2. Payment In-Lieu of Providing Greenways
6.4.3. Greenway Configuration
6.4.4. Density Credits
6.4.5. Open Space Set-Aside Credits
6.5. Owners' Associations
6.5.1. Purpose
6.5.2. Applicability
6.5.3. Creation Required
6.5.4. Responsibilities of Association
6.5.5. Procedure for Association Establishment
6.5.6. Documentation Requirements
6.5.7. Membership Requirements
6.5.8. Transfer of Maintenance Responsibility
6.5.9. Failure to Maintain is a Violation
6.6. Performance Guarantees
6.6.1. Purpose and Intent
6.6.2. Eligible Facilities and Features
6.6.3. Ineligible Facilities
6.6.4. Maximum Term of Guarantee
6.6.5. Form of Guarantee
6.6.6. Administration of Guarantees
6.6.7. Amount of Guarantee
6.6.8. Release or Reduction of Guarantee
6.6.9. Improper Release of Performance Guarantees
6.6.10. Forfeiture of Guarantee
6.6.11. As-Built Plans Required
6.7. Reservation of Public Lands
6.7.1. Reservation of School Sites
6.7.2. Dedication of Land for Public Parks
6.8. Sidewalks
6.8.1. Location
6.8.2. Configuration
6.8.3. Credit for Trails
6.8.4. Payment In-Lieu of Providing Sidewalks
6.9. Soil Erosion & Sedimentation
6.9.1. Natural Drainage System Utilized to the Extent Feasible
6.9.2. Development Must Drain Properly
6.9.3. Erosion and Sedimentation Control Plan Required
6.9.4. Exemptions
6.9.5. Timing of Review
6.10. Streets
6.10.1. Compliance with Guiding Documents
6.10.2. Street Classification
6.10.3. Street Rights-Of-Way
6.10.4. Dedication and Construction
6.10.5. Payment In-Lieu of Providing Road Improvements
6.10.6. Private Streets
6.10.7. Street Design
6.10.8. Street Drainage
6.10.9. Street Signs
6.10.10. Traffic Control Signs and Signals
6.10.11. Street Lights
6.10.12. Vehicular Gates
6.10.13. Bridges
6.10.14. Dams
6.11. Stormwater
6.11.1. Generally
6.11.2. Higher Adjacent Lands
6.11.3. Lower Adjacent Lands
6.12. Subdivision Standards
6.12.1. Subdivision Name
6.12.2. Reasonable Relationship
6.12.3. Lot Configuration
6.12.4. Access to Lots
6.12.5. Monuments
6.12.6. Easements
6.12.7. Cluster Mailboxes
6.12.8. Building Numbers
6.13. Transportation Impact Analysis
6.13.1. Introduction
6.13.2. Purpose
6.13.3. Applicability
6.13.4. Pre-Application Conference
6.13.5. Memorandum of Understanding
6.13.6. Period of Validity
6.13.7. Traffic Impact Analysis Report Elements
6.13.8. Safety and Operational Analysis
6.13.9. Deferral of Obligation
6.13.10. Waiver
6.13.11. Format and Submittal of Report
6.14. Utilities and Infrastructure
6.14.1. Utility Ownership and Easement Rights
6.14.2. Lots Served by Governmentally Owned Water or Sewer Lines
6.14.3. Sewage Disposal Facilities Required
6.14.4. Water Supply System Required
6.14.5. Electric Power
6.14.6. Telephone Service
6.14.7. Underground Utilities
6.14.8. Utilities to be Consistent with Internal and External Development
6.14.9. As-Built Drawings Required
6.14.10. Fire Hydrants
7: Nonconformities
7.1. General Applicability
7.1.1. Purpose and Intent
7.1.2. Determination of Nonconformity Status
7.1.3. Continuation, Minor Repairs, and Maintenance Allowed
7.1.4. Change of Tenancy or Ownership
7.2. Nonconforming Lots of Record
7.2.1. Applicability
7.2.2. Nonconforming Lot Width or Area
7.2.3. Nonconformity Affects Required Setbacks
7.2.4. Expansion or Enlargement
7.2.5. Governmental Acquisition of Land
7.3. Nonconforming Signs
7.3.1. General
7.3.2. Prohibited Actions
7.3.3. Maintenance of Nonconforming Signage Allowed
7.3.4. Replacement of Nonconforming Signage
7.3.5. Discontinuance of Business Activity
7.4. Nonconforming Sites
7.4.1. Applicability
7.4.2. Changes of Use
7.4.3. Determination of Cost and Assessed Value
7.4.4. Expansion of Buildings or Structures
7.4.5. Physically Constrained Properties - Comply to Maximum Extent Practicable
7.5. Nonconforming Structures
7.5.1. Applicability
7.5.2. Continuation and Replacement
7.5.3. Alteration and Expansion
7.5.4. Cessation
7.6. Nonconforming Uses
7.6.1. Declared Incompatible
7.6.2. Increasing Elevation
7.6.3. Extension or Expansion
7.6.4. Renovation
7.6.5. Conversion to Another Nonconforming Use
7.6.6. Restoration Following Casualty Damage
7.6.7. Cessation
8: Enforcement
8.1. Purpose
8.2. Compliance Required
8.3. Statute of Limitations
8.4. Violations
8.4.1. Development without Authorization
8.4.2. Development Inconsistent with Authorization
8.4.3. Violation by Act or Omission
8.4.4. Use in Violation
8.4.5. Subdivide in Violation
8.4.6. Violation of Environmental Regulations
8.5. Responsible Persons
8.5.1. General
8.5.2. Failure by Town Does Not Relieve Individual
8.6. Enforcement Responsibilities
8.6.1. Investigations
8.6.2. Inspections
8.6.3. Supporting Documentation
8.7. Enforcement Procedure
8.7.1. Written Notice of Violation
8.7.2. Delivery of Written Notice
8.7.3. Remedy upon Notice
8.7.4. Failure to Comply With Order
8.7.5. Each Day a Separate Violation
8.8. Remedies
8.8.1. Civil Penalties
8.8.2. Denial of Permit or Certificate
8.8.3. Conditional Permit or Temporary Certificate
8.8.4. Stop Work Orders
8.8.5. Revocation of Permits
8.8.6. Criminal Penalties
8.8.7. Injunctive Relief
8.8.8. Order of Abatement
8.8.9. Equitable Remedy
8.8.10. State and Common Law Remedies
8.8.11. Previous Enforcement
8.8.12. Remedies; Cumulative and Continuous
8.9. Assessment of Civil Penalties
8.9.1. Responsible Parties
8.9.2. Notice
8.9.3. Continuing Violation
8.9.4. Demand for Payment
8.9.5. Nonpayment
8.9.6. Penalties
8.9.7. Civil Penalties in the R1 District
8.10. Enforcement Provisions for Violations in the FHO District
8.10.1. Violations to be Corrected
8.10.2. Inspections of Work in Progress
8.10.3. Stop-Work Orders
8.10.4. Revocation of Permits
8.10.5. Periodic Inspections
8.10.6. Actions in Event of Failure to Take Corrective Action
8.10.7. Order to Take Corrective Action
8.10.8. Appeal
8.10.9. Failure to Comply with Order
9: Measurement and Definitions
9.1. Rules of Language Construction
9.1.1. Meanings and Intent
9.1.2. Headings, Illustrations, and Text
9.1.3. Lists And Examples
9.1.4. Computation of Time
9.1.5. Time-Related Language
9.1.6. References to This Ordinance
9.1.7. References to Other Regulations or Publications
9.1.8. References to North Carolina General Statutes
9.1.9. Delegation of Authority
9.1.10. Joint Authority
9.1.11. Technical and Non-Technical Terms
9.1.12. Public Officials and Agencies
9.1.13. Mandatory and Discretionary Terms
9.1.14. Conjunctions
9.1.15. Tenses, Plurals, and Gender of Words
9.1.16. Oath
9.1.17. Term Not Defined
9.2. Table of Abbreviations
9.3. Rules of Measurement
9.3.1. Purpose
9.3.2. Measurements, Generally
9.3.3. Lot Dimensions
9.3.4. Setbacks
9.3.5. Setback Encroachments
9.3.6. Residential Density
9.3.7. Gross Floor Area (GFA)
9.3.8. Height
9.3.9. Lot Coverage
9.3.10. Slope and Elevation
9.3.11. Parking Space Computation
9.3.12. Landscaping
9.3.13. Signage Measurement
9.3.14. Exterior Lighting
9.3.15. Fence and Wall Height
9.4. Definitions
10: Reviewing Agencies
10.1. Overview
10.1.1. Board of Adjustment (BOA)
10.1.2. Board of Commissioners (BOC)
10.1.3. Planning Board
10.1.4. Technical Review Committee (TRC); and
10.1.5. Town Staff, comprised of the Building Inspector, Planning Director, and Town Manager
10.2. Board of Adjustment (BOA)
10.2.1. Powers and Duties
10.2.2. Composition
10.2.3. Rules of Procedure
10.3. Board of Commissioners
10.3.1. Powers and Duties
10.3.2. Conflict of Interest
10.4. Planning Board
10.4.1. Powers and Duties
10.4.2. Composition
10.4.3. Rules of Procedure
10.5. Technical Review Committee (TRC)
10.5.1. Powers and Duties
10.5.2. Composition
10.5.3. Rules of Procedure
10.6. Building Inspector
10.6.1. Powers and Duties
10.7. Planning Director
10.7.1. Powers and Duties
10.8. Town Manager
10.8.1. Powers and Duties