1 Table of contents 329

Wake Forest Unified Development Ordinance - July 2022

Table of Contents		3
1. Purpose & Applicability		7
1.1. Title		7
1.2. Authority		7
1.2.1. General		7
1.2.2. References to North Carolina Laws		7
1.3. Jurisdiction		7
1.4. Purpose and Intent		7
1.5. Consistency With All Adopted Plans and Policies		8
1.5.1. Implementation of Plan		8
1.5.2. Amendments to UDO and Community Plan		8
1.5.3. Adopted Small Area Plans		8
1.5.4. Variations to Adopted Plans		8
1.5.5. Conflicts with Adopted Plans		8
1.6. Required Conformance With This Ordinance		9
1.6.1. Required Conformance		9
1.6.2. Conformance to Subdivision Standards and Required Improvements Upon Development		9
1.7. Transitional Provisions		9
1.7.1. Violations Continue		9
1.7.2. Completion of Current Development Plans Under Previous Ordinances		9
1.8. Conflict Resolution And Interpretation		10
1.8.1. Conflict Resolution and Internal Consistency		10
1.8.2. Interpretation		10
1.9. Effective Date		10
2. District Provisions		11
2.1. Official Zoning Map		11
2.1.1. Zoning Map		11
2.1.2. Interpretation of Boundaries		11
2.2. District Provisions		11
2.2.1. Urban (Form-Based) Districts General Overview		11
2.2.2. Urban District Descriptions		13
2.2.3. Table of Urban District Development Standard		15
2.2.4. Rural and Suburban Districts		16
2.2.5. Table of Rural and Suburban District Development Standards		18
2.3. Uses Permitted		19
2.3.1. Use Categories		19
2.3.2. Interpretation of Use Table		20
2.3.3. Use Table		20
2.4. Overlay Districts		24
2.4.1. Overlay District Descriptions		24
2.4.2. Historic District and Landmarks Overlay (HL-O) District		25
2.4.3. Special Highway Overlay (SH1-O and SH2-O)		27
2.4.4. Required Shopfront (SF)		29
2.4.5. Water Supply Watershed Protection Overlay Districts		29
2.4.6. Glen Royall Mill Village Character Preservation Overlay (MVCP-O) District		29
2.5. Floating Overlay Districts		32
2.5.1. Traditional Neighborhood Development (TND)		33
2.6. Conditional Districts (Cd)		34
2.6.1. Standards For Conditional Districts		34
2.7. Planned Unit Development (PUD)		35
3. Supplemental Use Standards		39
3.1. Applicability		39
3.1.1. Uses Permitted With Additional Standards (Ps and As)		39
3.1.2. Special Use Permit Applications (SUP and SUPs)		39
3.1.3. Conflict With Other Regulations		39
3.2. Supplemental Use Standards – Residential		39
3.2.1. Dwelling – Single Family (RMX), Duplex (RMX), Townhome (RMX, NMX), Multifamily (RMX, NMX)		39
3.2.2. Dwelling – Multifamily (UR)		39
3.2.3. Dwelling – Accessory (RD, GR3, GR5, GR10, ICD, UR, RMX, RA-HC, NMX, UMX, PUD – For Detached Dwelling Lots Only)		39
3.2.4. Family Care Home (6 or Fewer Residents) (RD, GR3, GR5, GR10, NB, ICD, UR, RMX, RA-HC, NMX, UMX, PUD)		40
3.2.5. Live-Work Unit (GR10, ICD, UR, RMX, RA-HC, PUD)		40
3.2.6. All Manufactured Housing – Class A (RD, GR5, GR10, UR); Class B & C (RD, GR5, GR10)		40
3.2.7. Manufactured Home Park (RD)		41
3.2.8. Boarding or Rooming House (12 or Fewer Persons) (GR3, GR5, NB, ICD, UR, RMX, RA-HC, NMX, UMX)		42
3.2.9. Residential Care Facility (More Than 6 Residents) (All Districts Except OS, RD, HB, LI, & HI)		42
3.3. Supplemental Use Standards – Lodging		43
3.3.1. Bed and Breakfast Home (Up To 8 Rooms) (RD, GR3, GR5, ICD, UR, RMX, RA-HC, NMX, UMX)		43
3.4. Supplemental Use Standards – Office/Service		43
3.4.1. Home Occupation (RD, GR3, GR5, GR10, UR, RMX, RA-HC, NMX, UMX, PUD)		43
3.4.2. Veterinary Services (RMX, RA-HC, NMX, UMX, PUD)		43
3.5. Supplemental Use Standards – Commercial/Entertainment		44
3.5.1. General Commercial (Reserved For Future Use)		44
3.5.2. Open Air Retail (NB, HB, ICD, RMX, RA-HC, NMX, UMX, PUD)		44
3.5.3. Outdoor Seating (NB, HB, ICD, RMX, RA-HC, NMX, UMX, PUD)		44
3.5.4. Outside or Display Sales (NB, ICD, RMX, RA-HC, NMX, UMX, PUD)		45
3.5.5. Shooting Range, Indoor (HB, LI)		45
3.5.6. Shooting Range, Outdoor (OS)		45
3.5.7. Theater, Outdoor (RA-HC, NMX, UMX, PUD)		45
3.6. Supplemental Use Standards – Civic		46
3.6.1. Cemetery (All Districts Except LI, HI, and PUD)		46
3.6.2. Religious Institution (All Districts Except OS, LI, HI, RA-HC, PUD)		46
3.7. Supplemental Use Standards – Educational/Institutional		46
3.7.1. Child/Adult Day Care Home (Fewer Than 8 Persons) (RD, GR3, GR5, GR10, UR, RMX, NMX, UMX, PUD)		46
3.7.2. Child/Adult Day Care Center (More Than 8 Persons) (RD, NB, HB, ICD, RMX, RA-HC, NMX, UMX, PUD)		47
3.7.3. Community Support Facility (RD, NB, UR, RMX, RA-HC, NMX, PUD)		47
3.7.4. Correctional Institution (LI, HI)		47
3.7.5. Halfway House (NB, RMX, NMX)		47
3.7.6. School – Elementary & Secondary (HB)		47
3.8. Supplemental Use Standards – Automotive		47
3.8.1. Drive-Thru/Drive-In Facility (NB, HB, RA-HC, NMX, UMX)		47
3.8.2. Gas/Fueling Station (NB, HB, NMX, UMX)		48
3.8.3. Parking Lots/Structure-Principal Use (NB, HB, RMX, RA-HC, NMX, UMX, PUD)		48
3.8.4. Vehicle Services – Minor Maintenance/Repair (NB, NMX, UMX)		48
3.9. Supplemental Use Standards – Industry/Wholesale/Storage		49
3.9.1. Industry, Light (HB, LI, HI)		49
3.9.2. Industry, Heavy (HI)		49
3.9.3. Material Recovery & Waste Transfer Facility (LI, HI)		49
3.9.4. Recycling Collection Station (NB, HB, ICD, LI, HI)		49
3.9.5. Storage – Self-Service (NB and HB)		50
3.10. Supplemental Use Standards – Agriculture		50
3.10.1. Animal Production (RD)		50
3.10.2. Backyard Pen/Coop (All Districts Except OS, LI, HI)		50
3.10.3. Kennel (RD, HB)		51
3.10.4. Produce Stand (All Districts Except OS, LI, HI)		51
3.11. Supplemental Use Standards – Infrastructure		51
3.11.1. Airstrip (RD, GR3, LI, HI)		51
3.11.2. Wireless Telecommunications Facility (Tower and Non-Tower) [All Districts Except OS]		51
4. General Provisions For All Districts		66
4.1. Applicability		66
4.2. Interpretation Of Numerical Standards		66
4.3. Basic Lot And Use Standards		66
4.3.1. All Lots and Buildings Shall Front On A Public Street		66
4.3.2. Number of Principal Buildings Per Lot		66
4.3.3. Dimensional Standards		67
4.3.4. Encroachments		67
4.4. Irregular Lot Setbacks		69
4.4.1. Setbacks Along Thoroughfares		69
4.5. Measurement Of Height		69
4.5.1. Story		69
4.5.2. Dimensional Height Standards		70
4.5.3. Items Not Included In Height Calculations		70
4.6. Accessory Uses And Structures		70
4.6.1. General		70
4.6.2. Location, Setback, and Height		71
4.6.3. Maximum Number and Area		71
4.6.4. Other Requirements		71
4.6.5. Wireless Telecommunication Facilities As Accessory Structures		71
4.7. Temporary Uses		71
4.7.1. General Standards / Permit Requirements		71
4.7.2. Temporary Events / Uses Exempt From Permit Requirements		72
4.7.3. Temporary Uses With Specific Requirements		72
5. Building Design Standards		75
5.1. Purpose And Intent		75
5.2. Applicability And Administration		75
5.2.1. Adopted Plan Guidelines, Historic Standards, or Overlay Districts to Take Precedence		75
5.2.2. Applicability of Standards		75
5.2.3. Modification of Standards/Design Exceptions		75
5.3. Private Frontage Regulations		76
5.4. Civic / Institutional Buildings		77
5.4.1. Applicability		77
5.4.2. Standards For Design Review		77
5.4.3. Materials and Colors		78
5.4.4. Glazing		79
5.4.5. Utilities & Screening		79
5.5. Residential: Detached House, Townhouse and Apartment Building		80
5.5.1. Applicability		81
5.5.2. Roofs and Eaves		81
5.5.3. Building Entrances		81
5.5.4. Garages		82
5.5.5. Façade Design / Permeability / Transparency		83
5.5.6. Materials		83
5.5.7. Additional Multifamily Design Standards		84
5.6. Commercial Buildings		85
5.6.1. Applicability		86
5.6.2. Facade Materials		86
5.6.3. Ground Level Detailing		86
5.6.4. Utilities & Screening		87
5.6.5. Façade Articulation		87
5.7. Industrial Buildings		90
5.7.1. Applicability		90
5.7.2. Facade Materials & Colors		90
5.7.3. Façade Articulation		91
5.7.4. Utilities		91
5.8. Manufactured Homes		91
5.8.1. Applicability		91
5.8.2. Standards		92
5.9. Compatibility		92
6. Subdivision & Infrastructure Standards		95
6.1. Purpose And Intent		95
6.2. Applicability		95
6.2.1. Authority and Applicability		95
6.2.2. Required Conformance to the Wake Forest Manual of Specifications, Standards and Design (MSSD)		96
6.2.3. Provision of Services and Acceptance By Town		96
6.3. Required Improvements For All Development		96
6.3.1. Connection To Municipal Water Supply and Sanitary Sewer Systems		97
6.3.2. Street Trees		97
6.3.3. Storm Drainage & Flood Prevention		97
6.3.4. Street Name Signs		97
6.3.5. Waste Management		98
6.3.6. Subdivision Surveys		98
6.3.7. Oversized Improvements and Reimbursements		98
6.3.8. Time Limit For Completion of Improvements		98
6.4. Land Suitability		99
6.4.1. Flood Hazard Area		99
6.4.2. Watershed Development		99
6.4.3. Landfill Development		99
6.5. Connectivity		99
6.5.1. Street Network		99
6.5.2. Intersections		101
6.5.3. Pedestrian/Bicycle Connections		102
6.5.4. Public Transit Connections		102
6.6. Implementation Of Transportation Plan & Town Street Classifications		103
6.6.1. Proposed New Streets		103
6.6.2. Existing Substandard Streets		103
6.7. Town Street Classification & Design		104
6.7.1. Rules For Assignment of Appropriate Street Details		104
6.7.2. Town Street Classifications		106
6.8. Sidewalks And Other Pedestrian Facilities		111
6.8.1. Sidewalks		111
6.8.2. Greenways		111
6.8.3. Pedestrian Crosswalks		112
6.8.4. Cluster Mail Box Units		112
6.9. Bicycle Facilities		112
6.9.1. Requirement For Installation		112
6.9.2. Design Standards		112
6.9.3. Applicability of Bicycle Facilities		112
6.10. Easements And Dedications		113
6.10.1. Easement Width		113
6.10.2. Dedication of Stormwater Infrastructure		113
6.11. Transportation Impact Analysis		114
6.11.1. When Required		114
6.11.2. Standard TIA Requirements		115
6.11.3. Enhanced TIA Requirements		116
6.11.4. Improvements May Be Required		116
6.11.5. Thresholds For Mitigation		116
6.11.6. Payments-In-Lieu of Improvements		117
6.12. Improvement Guarantees & Performance Securities		117
6.12.1. Improvement Guarantees		117
6.12.2. Performance Securities		118
6.12.3. Types of Guarantees / Securities		118
6.12.4. Forfeiture and Default		119
6.13. Provision Of Services And Acceptance By Town		119
6.14. Ownership & Maintenance Of Common Areas		119
7. Recreation Facility Fees, Parks & Open Space Land		120
7.1. Purpose And Intent		120
7.2. Applicability		120
7.3. Recreation Facility Fee		120
7.3.1. Applicability		120
7.3.2. Exceptions		120
7.3.3. Credits		120
7.3.4. Fee Amounts		120
7.3.5. Appeals		121
7.4. Neighborhood Parks And Open Space Dedication Requirements		121
7.4.1. Required Open Space Conservation/Recreation Space Table		121
7.4.2. Open Space Types		121
7.4.3. Reserved		122
7.4.4. Exemptions		122
7.5. Neighborhood Park Design Standards		122
7.5.1. Required Neighborhood Park Types		122
7.5.2. Location		123
7.5.3. Accessibility / Visibility		124
7.5.4. Usability		124
7.5.5. Minimum Amenities Within Parks		124
7.5.6. Credit For Constructed Neighborhood Amenities		125
7.6. Ownership & Maintenance		125
8. Tree Protection, Buffers & Landscaping		126
8.1. Purpose		126
8.2. Applicability		126
8.2.1. General Provisions		126
8.2.2. Exemptions		126
8.2.3. Pre-Existing Development		126
8.2.4. Procedures		127
8.2.5. Alternate Methods of Compliance		127
8.3. Tree Canopy Coverage Requirement		127
8.3.1. Minimum Canopy Coverage Requirement		127
8.3.2. Priority Tree Protection Areas		128
8.4. Tree Preservation		128
8.4.1. Credits For Tree Preservation		128
8.4.2. Tree Save Areas		129
8.4.3. Specimen / Historic Trees		130
8.4.4. Tree Protection		131
8.4.5. Tree Replacement Standards		133
8.4.6. Tree Clearing Permit		133
8.5. Buffers And Screening		133
8.5.1. General Provisions		133
8.5.2. Buffer Yard Requirements		134
8.5.3. Buffer Yard Composition		136
8.5.4. Fences, Walls and Berms		139
8.5.5. Berms: Earthen berms may be required in combination with plant material and fencing for the purposes of screening. Berms shall be tapered appropriately to allow for practical maintenance.		140
8.5.6. Watercourse (Riparian) Buffer Areas		140
8.6. Street Trees		140
8.6.1. Street Tree Requirements		140
8.7. Vehicular Use Area Screening & Landscaping		141
8.7.1. Screening		141
8.7.2. Landscaping		141
8.8. Dumpsters And Mechanical Utilities Screening		142
8.8.1. Required Screening		142
8.8.2. Above Ground Utility Screening		143
8.9. General Installation and Maintenance Standards		143
8.9.1. Installation Standards for New Plantings		143
8.9.2. Maintenance		144
9. Parking & Driveways		146
9.1. Purpose And Intent		146
9.2. Applicability		146
9.3. Permitted Parking Locations		146
9.4. Parking Requirements		148
9.4.1. Maximum Parking		150
9.4.2. Exemptions, Exceptions and Adjustments		151
9.4.3. Shared Automobile Parking		152
9.4.4. Satellite Automobile Parking		152
9.4.5. Off-Street Loading Requirements		153
9.5. Vehicle Parking Design Standards		154
9.5.1. Parking Area General Design Standards		154
9.5.2. Off-Street Parking Area Design Standards		154
9.5.3. Surfacing Materials		155
9.5.4. Connectivity		155
9.5.5. Structured Parking		156
9.6. Bicycle Parking Standards		156
9.6.1. General Provisions		156
9.6.2. Short-Term Bicycle Parking		156
9.6.3. Long-Term Bicycle Parking		157
9.6.4. Bicycle Parking Design Standards		157
9.7. Transportation Facility Permits		157
9.8. Driveway Access		157
9.8.1. Driveway Standards		157
10. Lighting		162
10.1. Purpose And Applicability		162
10.1.1. Purpose		162
10.1.2. Applicability		162
10.1.3. Nonconforming Lighting		162
10.2. Prohibitions And Exemptions		162
10.2.1. Prohibitions		162
10.2.2. Exemptions		163
10.3. Design Standards		163
10.3.1. General Design Standards		163
10.3.2. District Lighting Standards In Footcandles (Fc)		164
10.3.3. Control of Glare – Luminaire Design Factors		164
10.3.4. Security Lighting		165
10.3.5. Landscape Lighting		165
10.3.6. Outdoor Recreational Lighting		165
10.3.7. Street Lighting		166
10.3.8. Additional Lighting Use Regulations For Specific Areas		166
10.4. Administration		167
10.4.1. Light Measurement Technique		167
10.4.2. Compliance		167
11. Signs		169
11.1. General Purpose And Intent		169
11.2. Applicability		169
11.2.1. Permits Required		169
11.2.2. Alteration of Sign Face		169
11.2.3. Master Sign Plan		169
11.3. Computation of Signage Measurements		169
11.3.1. Computation of Sign Area		169
11.3.2. Computation of Height		170
11.4. General Provisions		170
11.4.1. Location and Encroachment		170
11.4.2. Materials, Structural, and Placement Requirements		170
11.5. Nonconforming Signs		171
11.5.1. Limitation On Non-Conforming Signs		171
11.6. Sign Illumination		171
11.7. Maintenance And Inspection Of Signs		171
11.7.1. Damaged Signs		171
11.7.2. Inspections		171
11.7.3. Enforcement		172
11.8. Permanent Signage Standards		172
11.9. Temporary Signage Standards		174
11.10. Permanent Signage Additional Standards		176
11.10.1. Address/Tenant Identification Signs		176
11.10.2. Awning/Canopy Signs		176
11.10.3. Directional Signs On Private Property		176
11.10.4. Drive-Thru Menu Boards		176
11.10.5. Electronic Message Boards		176
11.10.6. Gas Station Pricing		176
11.10.7. Governmental Signs		177
11.10.8. Incidental Signs		177
11.10.9. Legal and Warning Signs		177
11.10.10. Monument Signs		177
11.10.11. Murals/Wall Art		178
11.10.12. Occupant/Street Number Signs		179
11.10.13. Post and Arm Signs		179
11.10.14. Projecting/Suspended Signs		179
11.10.15. Theatre Marquee Signs		179
11.10.16. Vending Machine/Automatic Teller/ and Gasoline Pump Signs		179
11.10.17. Wall Signs		180
11.10.18. Window/Door Signs		180
11.11. Temporary Signs Additional Standards		180
11.11.1. Banners		180
11.11.2. Construction Project Signs		180
11.11.3. Flags, Etc.		181
11.11.4. Holiday Decorations		181
11.11.5. Model Home/Sales Office Signs		181
11.11.6. Political Signs		181
11.11.7. Portable/A-Frame Signs		182
11.11.8. Public Event Signs		182
11.11.9. Real Estate Signs		182
11.11.10. Residential Temporary Signage		182
11.11.11. Yard Sale Signs		183
11.12. Prohibited Signs		183
11.12.1. Abandoned Signs or Sign Structures		183
11.12.2. Animated/Flashing Signs or Signs of Illusion		183
11.12.3. Billboards		183
11.12.4. Handheld Signs		183
11.12.5. Lighter-Than-Air Signs		183
11.12.6. Neon Exterior Signs		183
11.12.7. Off Premises Signs		183
11.12.8. Pole Signs		184
11.12.9. Signs Resembling Official Signs		184
11.12.10. Signs Resembling Traffic Signals		184
11.12.11. Signs Obstructing Access		184
11.12.12. Signs On Public Property		184
11.12.13. Signs On Roadside Appurtenances		184
11.12.14. Signs With Exposed Electrical Wiring		184
11.12.15. Windblown Devices, Etc.		184
12. Erosion, Flood, Stormwater & Watershed Standards		185
12.1. General Purpose And Intent		185
12.1.1. Findings of Fact		185
12.1.2. Purpose		185
12.1.3. Permits Required		187
12.1.4. Required Conformance To The Manual of Specifications, Standards and Design (MSSD)		187
12.2. Applicability		187
12.2.1. Applicability By District		187
12.3. Erosion And Sedimentation Control Regulations		188
12.3.1. Scope and Exclusions		188
12.3.2. Erosion & Sedimentation Control Plans		189
12.3.3. Standards		191
12.3.4. Responsibility For Maintenance		193
12.3.5. Operation In Lakes or Natural Watercourses		193
12.3.6. Construction Buffer Zones		193
12.4. Flood Damage Prevention		194
12.4.1. General Provisions		194
12.4.2. Provisions For Flood Hazard Reduction		195
12.5. Stormwater Management		200
12.5.1. General Provisions		200
12.5.2. Standards For Low Density Development/ Impervious Surface Projects		201
12.5.3. Standards For High Density Development/ Impervious Surface Projects		201
12.5.4. Additional Standards For The Falls Lake Watershed		202
12.5.5. Standards For Stormwater Control Measures		203
12.5.6. Operation, Maintenance and Inspection		204
12.5.7. Installation of Stormwater Infrastructure		206
12.5.8. Illicit Discharges and Connections		208
12.6. Water Supply Watershed Protection Regulations		210
12.6.1. Water Supply Watershed Protection Overlay (Falls Lake, Richland Creek and Smith Creek)		210
12.6.2. Impervious Surface Averaging		216
12.7. Watercourse (Riparian) Buffer Areas		218
12.7.1. Establishment of Buffers		218
12.7.2. Watercourse Buffer Tables		220
12.7.3. Watercourse Buffer Standards		221
13. Nonconformities		223
13.1. Purpose and Applicability		223
13.1.1. Applicability Matrix		223
13.2. General Provisions		224
13.2.1. Appeals and Modifications		224
13.2.2. Discontinuance		224
13.3. Nonconforming Plans		224
13.3.1. Approved Plans		224
13.3.2. Vested Rights		225
13.4. Nonconforming Lots		225
13.4.1. Definition and Applicability		225
13.4.2. Standards		225
13.5. Nonconforming Uses & Structures		226
13.5.1. Definition and Applicability		226
13.5.2. Standards For Nonconforming Uses		226
13.5.3. Standards For Nonconforming Structures		226
13.5.4. Standards For Nonconforming Accessory Uses and Structures		227
13.6. Nonconforming Manufactured Home Parks		227
13.7. Nonconforming Signs		227
13.7.1. Regulations		227
13.7.2. Discontinuance		228
14. Administrative Agencies		229
14.1. The Administrator		229
14.1.1. Powers and Duties		229
14.2. Board of Commissioners		231
14.2.1. Powers and Duties		231
14.3. Technical Review Committee		232
14.3.1. Powers and Duties		232
14.3.2. Membership		232
14.4. Planning Board		233
14.4.1. Powers and Duties		233
14.4.2. Membership and Quorum		234
14.5. Board of Adjustment		234
14.5.1. Powers and Duties		234
14.5.2. Membership and Quorum		235
14.6. Historic Preservation Commission		235
14.6.1. Powers and Duties		235
14.6.2. Membership and Quorum		237
14.7. Meetings and General Procedures		238
14.7.1. All Meetings To Be Open		238
14.7.2. Rules of Procedure		238
14.7.3. Minutes		238
14.7.4. Meetings		238
14.8. Staff		239
14.9. Attendance Policy		239
14.10. Waiver of Term Limit Requirements		239
15. Administration		240
15.1. Purpose And Intent		240
15.2. General Provisions & Applicability		240
15.2.1. No Construction To Commence Without Permit		240
15.2.2. Fees & Inspections		240
15.2.3. Development Review Process		240
15.2.4. Permit/Process Type		241
15.2.5. Completeness Review		242
15.3. Public Notification		243
15.3.1. Level 1 – Sunshine List		243
15.3.2. Level 2 – General Notice In Newspaper		243
15.3.3. Level 3 – Notification To Affected Property Owners		243
15.3.4. Level 4 – Notification To Adjacent Property Owners		244
15.3.5. Level 5 – Neighborhood Meeting		244
15.4. Application Requirements		245
15.4.1. Existing Conditions Map		246
15.4.2. Sketch Plan		247
15.4.3. Master Plan		247
15.4.4. Construction Plans		247
15.4.5. As-Built Drawings		247
15.4.6. Final Plat		248
15.4.7. Building Elevations For Design Review		248
15.4.8. PUD Concept Plan		248
15.5. General Requirements For Quasi-Judicial Evidentiary Hearings And Decisions		249
15.5.1. Standards For Conduct of Quasi-Judicial Evidentiary Hearings		249
15.5.2. Standards for Decisions		249
15.5.3. Record of Decision		250
15.6. Administrative Permits		250
15.6.1. Development Permit		250
15.6.2. Temporary Use Permit		251
15.6.3. Certificate of Completion		251
15.6.4. Administrative Modifications		252
15.7. Environmental Protection Permits		253
15.7.1. Tree Clearing Permit		253
15.7.2. Land Disturbance Permit (Erosion and Sedimentation Control)		254
15.7.3. Floodplain Development Permits		255
15.8. Site Plans/Design Review		259
15.8.1. Site Master Plan		259
15.8.2. Site Construction Plan		260
15.8.3. Architectural Design Review		261
15.9. Subdivisions		261
15.9.1. Subdivision Master Plan		261
15.9.2. Subdivision Construction Plan		262
15.9.3. Final Plat		263
15.10. Special Use Permits (Sup)		264
15.10.1. Application Procedures		264
15.10.2. Consideration By Board of Commissioners		264
15.10.3. Effect of Decisions		266
15.11. Historic Preservation		267
15.11.1. Designation of Historic Landmarks/Historic Districts		267
15.11.2. Certificate of Appropriateness – Minor Works (Minor COA)		268
15.11.3. Certificate of Appropriateness – Major Works (Major COA)		269
15.11.4. Certificate of Appropriateness – Demolition of Historic Structures		270
15.12. Appeals Of Administrative Decisions		274
15.12.1. Applicability		274
15.12.2. Filing Procedures		274
15.12.3. Formal Review		275
15.12.4. Appeals		275
15.13. Variances		275
15.13.1. Applicability		275
15.13.2. Filing Procedures		276
15.13.3. Formal Review		276
15.13.4. Appeals		278
15.14. Text Amendments And Map Amendments (Rezonings)		278
15.14.1. Application Procedures		278
15.14.2. Review By Planning Board		279
15.14.3. Citizen Comments		279
15.14.4. Consideration By Board of Commissioners		280
15.14.5. Plan Consistency		280
15.14.6. Waiting Period for Subsequent Applications		280
15.15. Conditional Zoning		280
15.15.1. Application Procedures		281
15.15.2. Formal Review		282
15.15.3. Effect of Approval/Changes		282
15.16. Planned Unit Development (PUD)		282
15.16.1. General Applicability		283
15.16.2. Application Procedures		283
15.16.3. Formal Review		284
15.16.4. Effect of Approval/Changes		284
15.17. Comprehensive Plan Amendment		285
15.17.1. Application Procedures		285
15.17.2. Review By The Planning Board		285
15.17.3. Citizen Comments		286
15.17.4. Consideration By Board of Commissioners		286
15.17.5. Waiting Period for Subsequent Applications		286
15.18. Annexation and Extraterritorial Jurisdiction (ETJ) Expansion		286
15.18.1. Annexation Applicability		286
15.18.2. Annexation Petition Procedures		287
15.18.3. Effect of Annexation		287
15.18.4. Extraterritorial Jurisdiction Expansion		287
16. Enforcement		288
16.1. General Provisions		288
16.1.1. Purpose		288
16.1.2. Compliance Required		288
16.2. Violations And Responsible Parties		288
16.2.1. Violations Generally		288
16.2.2. Specific Violations		288
16.2.3. Illegal Subdivisions/Sales of Land		288
16.2.4. Demolition by Neglect of Historic Properties		288
16.2.5. Responsible Parties		289
16.3. Enforcement Responsibility And Procedures		289
16.3.1. Responsibility for Enforcement		289
16.3.2. Complaints Regarding Violations		289
16.3.3. Inspection		289
16.3.4. General Enforcement Procedure		290
16.3.5. Demolition by Neglect Enforcement Procedure		291
16.3.6. Stormwater Management Enforcement Procedure		292
16.4. Remedies And Penalties		292
16.4.1. Remedies		292
16.4.2. Citations and Civil Penalties		295
16.4.3. Tree Replacement and Delay in Approvals		297
16.4.4. Unauthorized Demolition of Historic Property Violations		297
16.4.5. Criminal Penalties		297
16.4.6. Cumulative Remedies and Penalties		298
17. Definitions		299
17.1. Intent		299
17.2. Rules Of Construction		299
17.3. Use Definitions		299
17.4. Definitions Generally*		309

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