Brevard City Zoning Code

CHAPTER 17

DEVELOPMENT PLAN REQUIREMENTS

17.1. Purpose and intent.

This chapter describes the information that shall be required to accompany land development permit applications for all development activity to ensure compliance with the standards found in this ordinance.

Effective on: 1/1/1901

17.2. Establishment of land development permit and development plan.

The issuance of a land development permit shall be required in conformance with the provisions of this chapter and that demonstrates conformance with this ordinance and any provision of Brevard City Code and applicable federal or state law prior to the commencement of any development activity, land disturbance, use of land or structure; or the erection, modification, or expansion of any structure; or any other activity or condition regulated by this ordinance or Brevard CITY CODE OF ORDINANCES.

The submission of a complete land development permit application and accompanying development plans in accordance with this chapter is necessary prior to the scheduling of any review by the administrator, Brevard Planning Board (hereafter, "BPB"), Brevard Board of Adjustment (hereafter, "BOA"), Community Appearance Commission (hereafter, "CAC"), or city council, and prior to the issuance of an approved land development permit. The number of copies of plans and plats required by this chapter shall be determined by the administrator. The administrator may require that copies of final plans and plats be provided in digital format. The administrator may require that an environmental survey be included as part of the application. The administrator shall have the authority to deny and return any submitted land development permit application and associated development plans upon a determination that such submitted items are insufficient or do not demonstrate compliance with the requirements of this ordinance. The administrator shall not forward submitted applications to any higher reviewing entity until submitted materials satisfy the requirements of this ordinance, except when specific and permissible deviations from this ordinance are requested (i.e., dimensional variance, or deviations common to a planned development).

The planning director has the authority to waive any development plan requirement where the type of use or the scale of the development proposal makes providing that information unnecessary or impractical. The planning director, planning board or city council may request additional information from the applicant where such is necessary to enable a fully informed decision on the matter.

(Ord. No. 15-08, § 44, 12-5-08; Ord. No. 2014-25, § 07(Exh. G), 12-15-14; Ord. No. 2021-16 , § 1(Exh. A), 4-19-21)

Effective on: 1/1/1901

17.3. Environmental survey.

Identification of existing trees, understory vegetation, known endangered species, habitats, wetlands, perennial streams, floodplains, and topographical features on a site prior to the advanced preparation of development plans enables the reasonable and practical planned preservation of existing and environmentally sensitive areas.

This requirement provides the city and the applicant the ability to evaluate the proposed development in order to preserve vegetation, to improve the appearance of the development proposed and to encourage the use of the existing forest and tree canopy, specimen trees, and significant vegetation to satisfy the requirements of this chapter.

An environmental survey is intended to identify forest stands or trees of a uniform size and species; specimen trees of varying sizes and species, particularly free standing or open-grown or field grown trees; a distinctive tree line or forest edge; existing watercourses; and previously documented endangered species habitats.

A.
The use of digital geographic data obtained from the City of Brevard, Transylvania County or the State of North Carolina is deemed to be sufficient for the sketch plan and master plan phases of submittal requirements.
B.
For construction documents, the environmental survey requirements are as follows
1. 1.
  Provide a general written description of the significant vegetation. Significant vegetation is defined as being 12 inches in diameter at breast height (DBH) or greater and native understory species two inches or greater (e.g. dogwood, holly, redbud, etc.), including tree species and uniform the size and height of stands of homogeneous trees including the typical tree species composition of the forest stand, typical tree size, and general health and vigor of the stand and specimen trees.
2. 2.
  Denote the dripline of any existing forest stand, as measured between existing tree trunks six inches or greater located at the edge of the stand.
3. 3.
  Identify all free standing, open grown or field-grown specimen trees located on the site 12 inches or greater DBH.
4. 4.
  Show all other important natural features influencing site design such as the location of wetlands, rock outcroppings, site topography at contour intervals not greater than five feet, slopes steeper than 35 percent, and perennial streams, natural drainage ways, lakes, and other water bodies, and floodplains indicating both the flood fringe and the flood way. USGS and FEMA data shall be used to determine the location of perennial streams.
5. 5.
  Denote the presence of any known endangered species' habitats indicated in any surveys completed by Transylvania County, the State of North Carolina, or other governmental agency.
6. 6.
  Show all buffer delineations as follows:
  1. a.
    Buffer boundaries including all undisturbed buffer zones must be clearly delineated on all development plans for approval by the city, on all construction documents, including grading and clearing plans, erosion and sediment control plans, and site plans.
  2. ii.
    Buffer boundaries for all required undisturbed buffer zones must be clearly delineated on-site prior to any land disturbing activities. Where existing trees are to be preserved in a buffer zone, limits of grading shall maintain a minimum 20-foot separation from the base of each tree on the upland side of the buffer or to the dripline.
  3. c.
    Buffer boundaries including all buffer zones as well as all buffer requirements must be specified on the record plat, on individual deeds, and in property association documents for lands held in common.
C.
This requirement can be waived by the administrator if the site lacks qualifying natural features.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23)

Effective on: 6/5/2023

17.4. Sketch plan requirements.

Sketch plans shall be required as part of the major subdivision review process and may be required by the administrator for other land development activities. A sketch plan shall show in simple sketch form the proposed layout of streets, lots, buildings, public open spaces and other features in relation to existing conditions based upon the size of the tract proposed for development or subdivision. All plans shall be submitted at a scale not less than one inch = 150 feet unless otherwise authorized by the administrator. It shall also include the following information:

A.
A sketch vicinity map, including north arrow, showing the location of any proposed building(s) or subdivision in relation to neighboring tracts, subdivisions, roads, and waterways.
B.
The name, address, and telephone number of the property owner.
C.
The name of the proposed development project.
D.
The boundary lines of the property.
E.
The total acreage.
F.
The existing and proposed land uses and the existing land uses of adjacent properties.
G.
The existing topographic conditions of the property, which may include contours not exceeding five foot intervals. City of Brevard, Transylvania County, or State of North Carolina topographic information may be used to fulfill this requirement.
H.
The location, names, and private and recorded right-of-way widths of any existing streets on or within 300 feet of the land to be subdivided.
I.
Lots of adjacent developed or platted properties.
J.
Zoning classification of the land and adjacent properties.
K.
Illustrative building elevations denoting general design elements and materials.
L.
Watershed classification, if any.
M.
Floodway, non-encroachment, and surface water protection area delineation.
N.
Floodplain delineation.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2024-23, § 1(Exh. A), 6-3-24)

Effective on: 6/3/2024

17.5. Master plan requirements.

When required, the master plan shall be drawn to the following specifications and must contain or be accompanied by the information listed below. This section defines both preliminary and final master plans. A preliminary master plan may only be submitted as part of an application for a conditional zoning district. All plans shall be submitted at a scale not less than one inch = 50 feet unless otherwise authorized by the administrator.

A.
Processing or review of a preliminary or final master plan may not proceed without all of the following information:
1. 1.
  The boundary, as determined by survey, of the area to be developed with all bearings and distances shown and the location within the area, or contiguous to it, of any existing streets, railroad lines, perennial streams, wetlands, easements or other significant features of the tract.
2. 2.
  Scale denoted both graphically and numerically with north arrow.
3. 3.
  A vicinity map at a scale no smaller than one inch equals 1,200 feet showing the location of the development with respect to adjacent streets and properties.
4. 4.
  The proposed name of the development, street names, the owner's name and address, the names of adjoining property owners, the name of the city, county, and state in which the development is located, the date of plan preparation, and the zoning classification of the tract to be developed, and of adjoining properties.
5. 5.
  Corporate limits and extraterritorial jurisdiction boundaries (where applicable).
6. 6.
  A timetable for estimated project completion for each phase proposed.
7. 7.
  Original contours at intervals of not greater than five feet for the entire area to be subdivided or developed and extending into adjoining property for a distance of 300 feet at all points where street rights-of-way connect to the adjoining property and 50 feet at all other points of common project boundaries. Transylvania County or City of Brevard digital topography may be used to satisfy this requirement but should be field-verified to ensure accuracy. This requirement may be waived for developments smaller than one acre or where insufficient topographic changes warrant such information.
8. 8.
  The location of any building restriction areas (i.e. flood hazard areas, buffer locations, watershed protection districts, and/or jurisdictional wetlands), where applicable.
9. 9.
  Site calculations shall include total acreage of tract, acreage in parks and other non-residential uses, total number and acreage of parcels, and the total number of housing units.
10. 10.
  The following statement shall be placed upon all master plan documents, as applicable:
  "Areas delineated upon this plan as a protection area or Special Flood Hazard Areas is subject to limitations upon development as set forth CHAPTER 34 of Brevard City Code, and any development, disturbance, or encroachment is prohibited except in accordance therewith."
B.
Requirements for preliminary master plans. A preliminary master plan may only be submitted as part of an application for a conditional zoning district. A preliminary master plan may be more conceptual in nature than a final master plan, and shall be sufficient to demonstrate deviations from the base zoning district and the scope of the project.
1. 1.
  At a minimum, a preliminary master plan shall show the conditions both requested and offered that deviate from the base zoning district.
2. 2.
  A preliminary master plan may divide the district into land use areas and specify proposed uses and other development standards which shall apply to such land use area. The preliminary master plan may also depict transition zones between any such land use areas which shall permit deferring the determination of the precise boundaries between land use areas until final master plan review.
3. 3.
  Additional submittal requirements for the preliminary master plan shall be determined by the administrator in the pre-application meeting or during review. The approving authority may require additional submittals as deemed necessary due to the particulars of the project. A preliminary master plan may include the following information, as applicable:
  1. a.
    The location of proposed buildings, parking and loading areas, streets, alleys, easements, lots, parks or other open spaces, site reservations (i.e. school sites), property lines and building setback lines with street dimensions, and tentative lot dimensions.
  2. b.
    The traffic and circulation system demonstrating a safe and adequate on-site transportation system that addresses vehicular, bicycle, transit and pedestrian circulation. The on-site transportation system shall be integrated with the off-site transportation circulation system of the city.
  3. c.
    The proposed limits of construction for all proposed development activity, including all required protected areas and open space.
  4. d.
    Landscaping plan and/or vegetation preservation plan in accordance with Section 17.9.
  5. e.
    Lighting plan in accordance with Section 17.10.
  6. f.
    Architectural plans in accordance with Section 17.11.
  7. g.
    Traffic impact analysis (if required) in accordance with Section 17.12.
  8. h.
    Stormwater management concept plan in accordance with Section 17.13.
  9. i.
    Conceptual utilities plan. Conceptual plans for utilities to serve the development, including sanitary sewers, storm sewers and water lines.
  10. j.
    Environmental impact statement, pursuant to Article 113A of the North Carolina General Statutes, if: the development exceeds two acres in area, and; if the BPB deems it necessary due to the nature of the land or peculiarities in the proposed design.
  11. k.
    Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 6 of this ordinance.
C.
Requirements for final master plans.
1. 1.
  A final master plan shall include all of the following information, as applicable:
  1. a.
    The location of proposed buildings, parking and loading areas, streets, alleys, easements, lots, parks or other open spaces, site reservations (i.e. school sites), property lines and building setback lines with street dimensions, and tentative lot dimensions.
  2. b.
    The transportation and circulation system showing typical cross-sections of proposed streets. Where a proposed street is an extension of an existing street, the profile of the street shall include 300 feet of the existing roadway, with a cross section of the existing street. Where a proposed street within the development abuts a tract of land that adjoins the development and where said street may be expected to extend into said adjoining tract of land, the profile shall be extended to include 300 feet of the said adjoining tract.
  3. c.
    The proposed limits of construction for all proposed development activity, including all required protected areas and open space.
2. 2.
  Additional submittal requirements for the final master plan shall be determined by the administrator in the pre-application meeting or during review. The approving authority may require additional submittals as deemed necessary due to the particulars of the project. A final master plan may include the following information and supplemental plans, as applicable.
  1. a.
    Landscaping plan and/or vegetation preservation plan in accordance with Section 17.9.
  2. b.
    Lighting plan in accordance with Section 17.10.
  3. c.
    Architectural plans in accordance with Section 17.11.
  4. d.
    Traffic impact analysis (if required) in accordance with Section 17.12.
  5. e.
    Stormwater management concept plan in accordance with Section 17.13.
  6. f.
    Conceptual utilities plan. Conceptual plans for utilities to serve the development, including sanitary sewers, storm sewers and water lines.
  7. g.
    Environmental impact statement, pursuant to Article 113A of the North Carolina General Statutes, if: the development exceeds two acres in area, and; if the BPB deems it necessary due to the nature of the land or peculiarities in the proposed design.
  8. h.
    Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 6 of this ordinance.

(Ord. No. 15-08, § 49, 12-5-08; Ord. No. 20-09, § 4(Exh. B(9)), 9-21-09; Ord. No. 2021-16 , § 1(Exh. A), 4-19-21; Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2024-23, § 1(Exh. A), 6-3-24)

Effective on: 6/3/2024

17.6. Construction document requirements.

The construction documents for site plans, conditional rezoning plans, special use plans, major subdivisions, vested rights, and master plans shall be submitted in accordance with the specifications of this section except where specifically noted. Construction documents shall constitute the complete submittal requirements for site plans and preliminary plats required prior to construction.

The size and number of completed application submittal copies required shall be set by the administrator. No certifications other than the certificate of survey and accuracy as in Section 17.7.J and the seal of the professional designer must be provided in connection with the submission.

Construction drawings must be drawn to the following specifications and must contain or be accompanied by the applicable information listed below. All plans shall be submitted at a scale not less than one inch = 50 feet unless otherwise authorized by the administrator. No processing or review of construction documents will proceed without all of the following information:

A.
The boundary, as determined by survey, of the area to be subdivided with all bearings and distances shown and the location within the area, or contiguous to it, of any existing streets, railroad lines, water courses, easements, bridges, floodplains, or other significant features of the tract.
B.
Scale in feet denoted both graphically and numerically with north arrow and declination.
C.
A sketch vicinity map at a scale no smaller than one inch equals 1,200 feet showing the relationship between the proposed subdivision and surrounding area.
D.
Environmental survey in accordance with Section 17.3.
E.
Existing topography and finish grading with contours drawn at two foot intervals. This requirement may be waived for developments smaller than one acre or where insufficient topographic changes warrant such information.
F.
Corporate limits and extraterritorial jurisdiction boundaries (where applicable).
G.
The proposed names of the development and streets, the owner's name and address, signature of the owner or owner's duly authorized agent, the surveyor's name, the names of existing and proposed adjoining subdivisions or property owners, the names of the city, county, and state in which the development is located, the date of preparation, and the zoning classification of the tract to be developed and of adjoining properties.
H.
Proposed lot lines, lot and block numbers, and exact dimensions.
I.
The future ownership (dedication or reservation for public use to a governmental body; for owners to duly constituted home owners' associated, for tenant's remaining in subdivider's ownership of recreation and open space lands).
J.
A statement from the City of Brevard regarding the availability of adequate water and sewer capacity for the proposed development.
K.
The plans for utility layouts, including sanitary sewers, storm sewers, and water lines, illustrating connections to existing systems. All systems shall conform to current city standards.
L.
The location and size of all utility lines, easements, and rights-of-way. Easements shall be provided on all construction documents as follows:
1. 1.
  Utility easements: Easements for underground or above ground utilities shall be provided for and centered along rear or side lot lines, and shall be a minimum of ten feet in width. Easements for water lines, sanitary sewers, and storm drains shall be centered on the pipe and a minimum of 20 feet in width or as required by design manual.
2. 2.
  Drainage easements: Where a development is crossed by a stream or drainage way, an easement shall be provided conforming with the lines of such stream and of sufficient width as shall be adequate to maintain the overall integrity of the drainage area and provide for its periodic maintenance.
3. 3.
  Landscape easements: Landscape easements along streets should be designed in accordance with the provisions of CHAPTER 6 and CHAPTER 8. The city may require landscape easements for developments where industrial or commercial uses abut residential uses.
4. 4.
  Public access easements: Public access easements shall be provided for sidewalks, trails, greenways, and other pedestrian and bicycle facilities that provide connections other than within public rights-of-way.
M.
The location of proposed buildings, parking and loading areas, streets, alleys, lots, parks or other open spaces, reservations (i.e. school sites), property lines and building setback lines with street dimensions, tentative lot dimensions, and the location of any building restriction areas (i.e. flood hazard areas, watershed protection districts, and/or jurisdictional wetlands. Buildings shown for the purpose of measuring setbacks must reflect these elements when applicable.
N.
Site calculations shall include total acreage of tract, acreage in parks and other non-residential uses, total number and acreage of parcels, the total number of housing units, area of all mixed-use and non-residential buildings, gross project density per acre, linear feet of streets, and the accurate locations and descriptions of all monuments, markers, and control points.
O.
The location and dimensions of all off-street parking and loading spaces, and walkways indicating the type of surfacing, size, angle of stalls, width of aisles, and a specific.
P.
Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 34 of Brevard City Code.
Q.
The location and dimensions of any sidewalks, curb cuts, curb and gutters to be installed along public street frontages, and other required street improvements designated in CHAPTER 11 of this ordinance, or as called for in the Brevard Transportation Plan, the Rural Planning Organization Thoroughfare Plan or Transportation Improvement Program, or other plan or policy of the city. Required right-of-way shall be drawn in the location shown on any official plan at the width specified in this ordinance.
R.
Typical cross sections of proposed streets showing rights-of-way, pavement widths, grades, and design engineering data for all corners and curves. Where a proposed street is an extension of an existing street the profile of the street shall include 300 feet of the existing roadway, with a cross section of the existing street. Where a proposed street within the subdivision abuts a tract of land that adjoins the subdivision and where said street may be expected to extend into said adjoining tract of land, the profile shall be extended to include 300 feet of the said adjoining tract.
S.
The location of any existing or proposed demolition landfills in the site. Such sites shall not be used for building.
T.
A copy of the full soil erosion and sedimentation permit application including forms, plans, and calculations to be submitted to the North Carolina Department of Environmental Quality-Erosion and Sediment Control Office, and a copy of the approval letter prior to site plan or preliminary plat approval.
U.
Final proposed elevations of all non-single family and duplex buildings proposed for construction as part of this site plan approval. Subsequent buildings within the development may be handled as separate site plans. Such elevations shall include all facades visible from public streets.
V.
Supplemental plans as applicable:
1. 1.
  Landscape plan in accordance with Section 17.9.
2. 2.
  Tree preservation plan in accordance with Section 17.9.
3. 3.
  Lighting plan in accordance with Section 17.10.
4. 4.
  Architectural plans in accordance with Section 17.11.
5. 5.
  Traffic impact analysis (if required) in accordance with Section 17.12.
6. 6.
  Floodplain development information (if required) in accordance with Section 17.13.
7. 7.
  Stormwater management concept plan in accordance with Section 17.13.
W.
The following statement shall be placed upon all final construction documents, as applicable:
"Areas delineated upon this plat or plan as a protection area or Special Flood Hazard Areas is subject to limitations upon development as set forth CHAPTER 34 of Brevard City Code, and any development, disturbance, or encroachment is prohibited except in accordance therewith."
In addition to the above required information, the following additional information may be necessary for specific sites as determined by the administrator:
X.
Where a proposed water and sewer system does not contemplate the use of facilities owned and operated by the city, the proposed facility plans as approved by the appropriate agency, shall be submitted with the construction documents.
Y.
Where public or community water supply and/or sewerage systems are not available or to be provided, a written statement from the Transylvania County Health Department shall be submitted with the construction documents indicating that each lot has adequate land area and soil conditions suitable to accommodate the proposed methods of water supply and sewage disposal.

(Ord. No. 20-09, § 4(Exh. B(10), (11)), 9-21-09; Ord. No. 2014-25, § 07(Exh. G), 12-15-14; Ord. No. 2020-23 , § 1(Exh. A), 10-19-20, Ord. No. 2023-07, § 1(Exh. A), 2-6-23)

Effective on: 1/1/1901

17.7. Reserved.

(Ord. No. 2014-25, § 07(Exh. G), 12-15-14; Ord. No. 2020-23 , § 1(Exh. A), 10-19-20, Ord. No. 2023-07, § 1(Exh. A), 2-6-23; Ord. No. 2023-61, § 1(Exh. A), 12-18-23; Ord. No. 2024-23, § 1(Exh. A), 6-3-24)

Editor's Note: Section 17.7 was replaced by Section 4.6 - Plat Requirements - and Section 4.7 - Certifications and Statements.

Effective on: 6/3/2024

17.9. Landscape plan requirements.

A landscaping plan and/or vegetation preservation plan shall be required prior to any site disturbance for:

1.
All non-residential uses;
2.
All multi-family uses in a GR and RMX districts;
3.
Any development in steep slope areas, in accordance with Section 6.4; and
4.
Any other development where a landscaping plan and/or vegetation preservation plan is deemed necessary by the administrator due to the particulars of the project.

B.
The plan shall contain the following information:
1. 1.
  An accurate drawing of property boundaries.
2. 2.
  A development summary including the total development acreage, proposed use(s), required parking and provided parking spaces, and total building square footage.
3. 3.
  The location of proposed buildings, driveways, parking areas, required parking spaces, and traffic patterns.
4. 4.
  The location of all overhead and underground utilities.
5. 5.
  Name of the project, name and address of owner, name and address of engineer, scale, date, legend, and north arrow.
6. 6.
  General location, type and quantity of existing plant materials.
7. 7.
  Existing plant materials and areas to be left in natural state.
8. 8.
  Methods and details for protecting the critical root zone (CRZ) of existing plant materials during construction.
9. 9.
  Locations, size and labels for all proposed plants.
10. 10.
  Plant lists with common name, botanical name, quantity, and spacing and size of all proposed landscape material at the time of planting.
11. 11.
  Location and description of other landscape improvements, such as earth berms, walls, fences, screens, sculptures, fountains, lights, courtyards, walks or paved areas. Berms shall have topo.
12. 12.
  Planting and installation details as necessary to ensure conformance with all required standards as referenced in CHAPTER 9.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2025-39, § 1 (Exh. A), 8-4-25)

Effective on: 8/4/2025

17.10. Lighting plan requirements.

An isolux lighting plan is required that indicates the foot-candles at grade by contour diagram or grid points that cover the site. For additional information regarding lighting, please refer to CHAPTER 11.

Effective on: 1/1/1901

17.11. Architectural plans.

Architectural plans shall demonstrate compliance with the requirements of CHAPTER 5. At a minimum, the plans must depict architectural details of the proposed development and shall consist of:

1.
Renderings of building elevations plus typical cross sections to clearly define the character of the project as required by the administrator;
2.
A cross-section elevation plan depicting all buildings, structures, monuments, and other significant natural and man-made features of the proposed development;
3.
An exterior building materials inventory and details; and
4.
Any other submittal deemed necessary by the administrator to demonstrate compliance with CHAPTER 5.

Effective on: 1/1/1901

17.12. Traffic impact study (TIS).

Rezoning traffic analysis: Evaluates whether adequate transportation capacity exists or will be available within a reasonable time period to safely and conveniently accommodate proposed uses permitted under the requested land use or zoning classification.

Traffic impact report: Required for certain uses, land subdivisions, and preliminary plats exceeding specific trip generation threshold.

Preparation: The applicant shall provide the full rationale, from a licensed design professional, to support the recommendations of this analysis. The submission shall include all pertinent traffic data and computations affecting the design proposal.

Contents: The rezoning traffic analysis or the traffic impact report shall contain the following:

1.
Site description: A detailed report, containing illustrations and narrative, shall describe the site's characteristics, adjacent land uses, as well as any anticipated development within the site's vicinity influencing future traffic conditions.
1. a.
  A rezoning traffic analysis shall provide a description of the development's potential uses.
2. b.
  A traffic impact report shall include access plans, staging plans, and land use/intensity information.
2.
Study area: The report shall indicate the geographic location of the study area, roadway segments, critical intersections, and access points to be analyzed. The study area shall extend not less than one-half mile from the site.
3.
Existing traffic conditions: An analysis of the existing traffic conditions, including all data used for the analysis shall be provided in the report, including:
1. a.
  Traffic count and turning movement information, including the date and source from which this information was obtained;
2. b.
  Correction factors used to convert collected traffic data into representative average daily traffic volumes;
3. c.
  Roadway characteristics, including:
  Design configuration of existing or proposed roadways;
  Existing traffic control measures;
  Existing driveways and turning movement conflicts in the vicinity of the site
4. d.
  Existing level of service (LOS) for roadways and intersections without project development traffic. LOS shall be calculated for the weekday peak hour, and in the case of uses generating high levels of weekend traffic, the Saturday peak hour.
4.
Horizon year(s) and background traffic: The report shall identify the horizon year(s) that were analyzed in the study, the background traffic growth factors for each horizon year, and the method and assumptions used to develop the background traffic growth. Unless otherwise approved, development impacts shall be examined for the first (1st) and tenth (10th) years after the development is completed.
5.
Trip generation, trip reduction, and trip distribution: A summary of projected a.m. and p.m. peak hour and average daily trip generation for the proposed development shall be provided in addition to projected trip distribution to and from the site. The factors used to determine trip generation, reduction, and distribution are also to be included in the summary.
6.
Traffic assignment: The report shall identify the projected roadway segment, intersection or driveway traffic volumes, with and without the proposed development, for the horizon year(s) of the study.
7.
Impact analysis: The report shall address the impact of projected horizon year(s) traffic volumes. It shall identify the methodology used to evaluate the impact. The weekday peak hour impact shall be evaluated as well as the Saturday peak hour for those uses exhibiting high levels of weekend traffic generation.
8.
Mitigation/alternatives: The report shall identify alternatives for achieving traffic service standards, including:
1. a.
  Additional rights-of-way necessary to implement mitigation strategies.
2. b.
  Suggested phasing improvements necessary to maintain compliance with traffic service standards.
3. c.
  Anticipated costs of recommended improvements.
9.
Procedures:
1. a.
  The applicant shall work with the city engineer to determine if a traffic study is necessary and its associated parameters.
2. b.
  The report shall be submitted to the city engineer for distribution to staff and related roadway jurisdictions. The city engineer shall notify the applicant if additional studies or analysis are necessary.
3. c.
  Once a report is determined to be complete, a finding shall be made by the administrator on the traffic impact study. Proceedings on any application that were stayed pending completion of traffic analysis may resume.
10.
Report findings: If a proposed development does not meet the applicable service level standards, one or more of the following actions may be necessary:
1. a.
  Reduce the size, scale, scope, or density of the development to decrease traffic generation.
2. b.
  Divide the project into phases, allowing for only one phase at a time until traffic capacity is adequate for the next phase of development;
3. c.
  Dedicate right-of-way for street improvements;
4. d.
  Construct new streets;
5. e.
  Expand the capacity of existing streets;
6. f.
  Redesign ingress and egress to the project to reduce traffic conflicts;
7. g.
  Alter the use and type of development to reduce peak hour traffic;
8. h.
  Reduce existing traffic;
9. i.
  Eliminate the potential for additional traffic generation from undeveloped properties in the vicinity of the proposed development;
10. j.
  Integrate non-vehicular design components (i.e. pedestrian and bicycle and transit improvements) to reduce trip generation;
11. k.
  Recommend denial of the application for which the TIS is submitted.

(Ord. No. 15-08, § 50, 12-5-08; Ord. No. 2020-23 , § 1(Exh. A), 10-19-20; Ord. No. 2024-46, § 1(Exh. A), 12-2-24)

Effective on: 12/2/2024

17.13. Stormwater management plan requirements.

Stormwater management system concept plan:

1.
When required as part of any project, a written or graphic concept plan of the proposed post-development stormwater management system shall be submitted along with other application materials and shall include: preliminary selection and location of proposed structural stormwater controls; low impact design elements; location of existing and proposed conveyance systems such as grass channels, swales, and storm drains; flow paths; location of floodplain/floodway limits; relationship of site to upstream and downstream properties and drainages; and preliminary location of proposed stream channel modifications, such as bridge or culvert crossings.

As-built plans and final approval:

1.
Upon completion of a project, and before final zoning approval or a certificate of occupancy shall be granted, the applicant shall certify that the completed project is in accordance with the approved stormwater management plans and designs, and shall submit actual "as built" plans for all stormwater management facilities or practices after final construction is completed.
2.
The plans shall show the final design specifications for all stormwater management facilities and practices and the field location, size, depth, and planted vegetation of all measures, controls, and devices, as installed. The designer of the stormwater management measures and plans shall certify, under seal, that the as-built stormwater measures, controls, and devices are in compliance with the approved stormwater management plans and designs and with the requirements of this ordinance.
3.
A final inspection and approval by the administrator shall occur before the release of any performance securities.

(Ord. No. 20-09, § 4(Exh. B(12)), 9-21-09)

Editor's note(s)—Ord. No. 20-09, § 4(Exh. B(12)), adopted Sept. 21, 2009, repealed former § 17.13, which pertained to floodplain development information and derived from Ord. No. 8-06, § 1(Exh. A), adopted April 3, 2006; and renumbered former § 17.14 as the new § 17.13, as set out herein.

Effective on: 1/1/1901

Brevard City Zoning Code

CHAPTER 17

DEVELOPMENT PLAN REQUIREMENTS

17.1. Purpose and intent.

Effective on: 1/1/1901

17.2. Establishment of land development permit and development plan.

(Ord. No. 15-08, § 44, 12-5-08; Ord. No. 2014-25, § 07(Exh. G), 12-15-14; Ord. No. 2021-16 , § 1(Exh. A), 4-19-21)

Effective on: 1/1/1901

17.3. Environmental survey.

A.
The use of digital geographic data obtained from the City of Brevard, Transylvania County or the State of North Carolina is deemed to be sufficient for the sketch plan and master plan phases of submittal requirements.
B.
For construction documents, the environmental survey requirements are as follows
1. 1.
  Provide a general written description of the significant vegetation. Significant vegetation is defined as being 12 inches in diameter at breast height (DBH) or greater and native understory species two inches or greater (e.g. dogwood, holly, redbud, etc.), including tree species and uniform the size and height of stands of homogeneous trees including the typical tree species composition of the forest stand, typical tree size, and general health and vigor of the stand and specimen trees.
2. 2.
  Denote the dripline of any existing forest stand, as measured between existing tree trunks six inches or greater located at the edge of the stand.
3. 3.
  Identify all free standing, open grown or field-grown specimen trees located on the site 12 inches or greater DBH.
4. 4.
  Show all other important natural features influencing site design such as the location of wetlands, rock outcroppings, site topography at contour intervals not greater than five feet, slopes steeper than 35 percent, and perennial streams, natural drainage ways, lakes, and other water bodies, and floodplains indicating both the flood fringe and the flood way. USGS and FEMA data shall be used to determine the location of perennial streams.
5. 5.
  Denote the presence of any known endangered species' habitats indicated in any surveys completed by Transylvania County, the State of North Carolina, or other governmental agency.
6. 6.
  Show all buffer delineations as follows:
  1. a.
    Buffer boundaries including all undisturbed buffer zones must be clearly delineated on all development plans for approval by the city, on all construction documents, including grading and clearing plans, erosion and sediment control plans, and site plans.
  2. ii.
    Buffer boundaries for all required undisturbed buffer zones must be clearly delineated on-site prior to any land disturbing activities. Where existing trees are to be preserved in a buffer zone, limits of grading shall maintain a minimum 20-foot separation from the base of each tree on the upland side of the buffer or to the dripline.
  3. c.
    Buffer boundaries including all buffer zones as well as all buffer requirements must be specified on the record plat, on individual deeds, and in property association documents for lands held in common.
C.
This requirement can be waived by the administrator if the site lacks qualifying natural features.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23)

Effective on: 6/5/2023

17.4. Sketch plan requirements.

A.
A sketch vicinity map, including north arrow, showing the location of any proposed building(s) or subdivision in relation to neighboring tracts, subdivisions, roads, and waterways.
B.
The name, address, and telephone number of the property owner.
C.
The name of the proposed development project.
D.
The boundary lines of the property.
E.
The total acreage.
F.
The existing and proposed land uses and the existing land uses of adjacent properties.
G.
The existing topographic conditions of the property, which may include contours not exceeding five foot intervals. City of Brevard, Transylvania County, or State of North Carolina topographic information may be used to fulfill this requirement.
H.
The location, names, and private and recorded right-of-way widths of any existing streets on or within 300 feet of the land to be subdivided.
I.
Lots of adjacent developed or platted properties.
J.
Zoning classification of the land and adjacent properties.
K.
Illustrative building elevations denoting general design elements and materials.
L.
Watershed classification, if any.
M.
Floodway, non-encroachment, and surface water protection area delineation.
N.
Floodplain delineation.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2024-23, § 1(Exh. A), 6-3-24)

Effective on: 6/3/2024

17.5. Master plan requirements.

A.
Processing or review of a preliminary or final master plan may not proceed without all of the following information:
1. 1.
  The boundary, as determined by survey, of the area to be developed with all bearings and distances shown and the location within the area, or contiguous to it, of any existing streets, railroad lines, perennial streams, wetlands, easements or other significant features of the tract.
2. 2.
  Scale denoted both graphically and numerically with north arrow.
3. 3.
  A vicinity map at a scale no smaller than one inch equals 1,200 feet showing the location of the development with respect to adjacent streets and properties.
4. 4.
  The proposed name of the development, street names, the owner's name and address, the names of adjoining property owners, the name of the city, county, and state in which the development is located, the date of plan preparation, and the zoning classification of the tract to be developed, and of adjoining properties.
5. 5.
  Corporate limits and extraterritorial jurisdiction boundaries (where applicable).
6. 6.
  A timetable for estimated project completion for each phase proposed.
7. 7.
  Original contours at intervals of not greater than five feet for the entire area to be subdivided or developed and extending into adjoining property for a distance of 300 feet at all points where street rights-of-way connect to the adjoining property and 50 feet at all other points of common project boundaries. Transylvania County or City of Brevard digital topography may be used to satisfy this requirement but should be field-verified to ensure accuracy. This requirement may be waived for developments smaller than one acre or where insufficient topographic changes warrant such information.
8. 8.
  The location of any building restriction areas (i.e. flood hazard areas, buffer locations, watershed protection districts, and/or jurisdictional wetlands), where applicable.
9. 9.
  Site calculations shall include total acreage of tract, acreage in parks and other non-residential uses, total number and acreage of parcels, and the total number of housing units.
10. 10.
  The following statement shall be placed upon all master plan documents, as applicable:
  "Areas delineated upon this plan as a protection area or Special Flood Hazard Areas is subject to limitations upon development as set forth CHAPTER 34 of Brevard City Code, and any development, disturbance, or encroachment is prohibited except in accordance therewith."
B.
Requirements for preliminary master plans. A preliminary master plan may only be submitted as part of an application for a conditional zoning district. A preliminary master plan may be more conceptual in nature than a final master plan, and shall be sufficient to demonstrate deviations from the base zoning district and the scope of the project.
1. 1.
  At a minimum, a preliminary master plan shall show the conditions both requested and offered that deviate from the base zoning district.
2. 2.
  A preliminary master plan may divide the district into land use areas and specify proposed uses and other development standards which shall apply to such land use area. The preliminary master plan may also depict transition zones between any such land use areas which shall permit deferring the determination of the precise boundaries between land use areas until final master plan review.
3. 3.
  Additional submittal requirements for the preliminary master plan shall be determined by the administrator in the pre-application meeting or during review. The approving authority may require additional submittals as deemed necessary due to the particulars of the project. A preliminary master plan may include the following information, as applicable:
  1. a.
    The location of proposed buildings, parking and loading areas, streets, alleys, easements, lots, parks or other open spaces, site reservations (i.e. school sites), property lines and building setback lines with street dimensions, and tentative lot dimensions.
  2. b.
    The traffic and circulation system demonstrating a safe and adequate on-site transportation system that addresses vehicular, bicycle, transit and pedestrian circulation. The on-site transportation system shall be integrated with the off-site transportation circulation system of the city.
  3. c.
    The proposed limits of construction for all proposed development activity, including all required protected areas and open space.
  4. d.
    Landscaping plan and/or vegetation preservation plan in accordance with Section 17.9.
  5. e.
    Lighting plan in accordance with Section 17.10.
  6. f.
    Architectural plans in accordance with Section 17.11.
  7. g.
    Traffic impact analysis (if required) in accordance with Section 17.12.
  8. h.
    Stormwater management concept plan in accordance with Section 17.13.
  9. i.
    Conceptual utilities plan. Conceptual plans for utilities to serve the development, including sanitary sewers, storm sewers and water lines.
  10. j.
    Environmental impact statement, pursuant to Article 113A of the North Carolina General Statutes, if: the development exceeds two acres in area, and; if the BPB deems it necessary due to the nature of the land or peculiarities in the proposed design.
  11. k.
    Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 6 of this ordinance.
C.
Requirements for final master plans.
1. 1.
  A final master plan shall include all of the following information, as applicable:
  1. a.
    The location of proposed buildings, parking and loading areas, streets, alleys, easements, lots, parks or other open spaces, site reservations (i.e. school sites), property lines and building setback lines with street dimensions, and tentative lot dimensions.
  2. b.
    The transportation and circulation system showing typical cross-sections of proposed streets. Where a proposed street is an extension of an existing street, the profile of the street shall include 300 feet of the existing roadway, with a cross section of the existing street. Where a proposed street within the development abuts a tract of land that adjoins the development and where said street may be expected to extend into said adjoining tract of land, the profile shall be extended to include 300 feet of the said adjoining tract.
  3. c.
    The proposed limits of construction for all proposed development activity, including all required protected areas and open space.
2. 2.
  Additional submittal requirements for the final master plan shall be determined by the administrator in the pre-application meeting or during review. The approving authority may require additional submittals as deemed necessary due to the particulars of the project. A final master plan may include the following information and supplemental plans, as applicable.
  1. a.
    Landscaping plan and/or vegetation preservation plan in accordance with Section 17.9.
  2. b.
    Lighting plan in accordance with Section 17.10.
  3. c.
    Architectural plans in accordance with Section 17.11.
  4. d.
    Traffic impact analysis (if required) in accordance with Section 17.12.
  5. e.
    Stormwater management concept plan in accordance with Section 17.13.
  6. f.
    Conceptual utilities plan. Conceptual plans for utilities to serve the development, including sanitary sewers, storm sewers and water lines.
  7. g.
    Environmental impact statement, pursuant to Article 113A of the North Carolina General Statutes, if: the development exceeds two acres in area, and; if the BPB deems it necessary due to the nature of the land or peculiarities in the proposed design.
  8. h.
    Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 6 of this ordinance.

(Ord. No. 15-08, § 49, 12-5-08; Ord. No. 20-09, § 4(Exh. B(9)), 9-21-09; Ord. No. 2021-16 , § 1(Exh. A), 4-19-21; Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2024-23, § 1(Exh. A), 6-3-24)

Effective on: 6/3/2024

17.6. Construction document requirements.

A.
The boundary, as determined by survey, of the area to be subdivided with all bearings and distances shown and the location within the area, or contiguous to it, of any existing streets, railroad lines, water courses, easements, bridges, floodplains, or other significant features of the tract.
B.
Scale in feet denoted both graphically and numerically with north arrow and declination.
C.
A sketch vicinity map at a scale no smaller than one inch equals 1,200 feet showing the relationship between the proposed subdivision and surrounding area.
D.
Environmental survey in accordance with Section 17.3.
E.
Existing topography and finish grading with contours drawn at two foot intervals. This requirement may be waived for developments smaller than one acre or where insufficient topographic changes warrant such information.
F.
Corporate limits and extraterritorial jurisdiction boundaries (where applicable).
G.
The proposed names of the development and streets, the owner's name and address, signature of the owner or owner's duly authorized agent, the surveyor's name, the names of existing and proposed adjoining subdivisions or property owners, the names of the city, county, and state in which the development is located, the date of preparation, and the zoning classification of the tract to be developed and of adjoining properties.
H.
Proposed lot lines, lot and block numbers, and exact dimensions.
I.
The future ownership (dedication or reservation for public use to a governmental body; for owners to duly constituted home owners' associated, for tenant's remaining in subdivider's ownership of recreation and open space lands).
J.
A statement from the City of Brevard regarding the availability of adequate water and sewer capacity for the proposed development.
K.
The plans for utility layouts, including sanitary sewers, storm sewers, and water lines, illustrating connections to existing systems. All systems shall conform to current city standards.
L.
The location and size of all utility lines, easements, and rights-of-way. Easements shall be provided on all construction documents as follows:
1. 1.
  Utility easements: Easements for underground or above ground utilities shall be provided for and centered along rear or side lot lines, and shall be a minimum of ten feet in width. Easements for water lines, sanitary sewers, and storm drains shall be centered on the pipe and a minimum of 20 feet in width or as required by design manual.
2. 2.
  Drainage easements: Where a development is crossed by a stream or drainage way, an easement shall be provided conforming with the lines of such stream and of sufficient width as shall be adequate to maintain the overall integrity of the drainage area and provide for its periodic maintenance.
3. 3.
  Landscape easements: Landscape easements along streets should be designed in accordance with the provisions of CHAPTER 6 and CHAPTER 8. The city may require landscape easements for developments where industrial or commercial uses abut residential uses.
4. 4.
  Public access easements: Public access easements shall be provided for sidewalks, trails, greenways, and other pedestrian and bicycle facilities that provide connections other than within public rights-of-way.
M.
The location of proposed buildings, parking and loading areas, streets, alleys, lots, parks or other open spaces, reservations (i.e. school sites), property lines and building setback lines with street dimensions, tentative lot dimensions, and the location of any building restriction areas (i.e. flood hazard areas, watershed protection districts, and/or jurisdictional wetlands. Buildings shown for the purpose of measuring setbacks must reflect these elements when applicable.
N.
Site calculations shall include total acreage of tract, acreage in parks and other non-residential uses, total number and acreage of parcels, the total number of housing units, area of all mixed-use and non-residential buildings, gross project density per acre, linear feet of streets, and the accurate locations and descriptions of all monuments, markers, and control points.
O.
The location and dimensions of all off-street parking and loading spaces, and walkways indicating the type of surfacing, size, angle of stalls, width of aisles, and a specific.
P.
Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 34 of Brevard City Code.
Q.
The location and dimensions of any sidewalks, curb cuts, curb and gutters to be installed along public street frontages, and other required street improvements designated in CHAPTER 11 of this ordinance, or as called for in the Brevard Transportation Plan, the Rural Planning Organization Thoroughfare Plan or Transportation Improvement Program, or other plan or policy of the city. Required right-of-way shall be drawn in the location shown on any official plan at the width specified in this ordinance.
R.
Typical cross sections of proposed streets showing rights-of-way, pavement widths, grades, and design engineering data for all corners and curves. Where a proposed street is an extension of an existing street the profile of the street shall include 300 feet of the existing roadway, with a cross section of the existing street. Where a proposed street within the subdivision abuts a tract of land that adjoins the subdivision and where said street may be expected to extend into said adjoining tract of land, the profile shall be extended to include 300 feet of the said adjoining tract.
S.
The location of any existing or proposed demolition landfills in the site. Such sites shall not be used for building.
T.
A copy of the full soil erosion and sedimentation permit application including forms, plans, and calculations to be submitted to the North Carolina Department of Environmental Quality-Erosion and Sediment Control Office, and a copy of the approval letter prior to site plan or preliminary plat approval.
U.
Final proposed elevations of all non-single family and duplex buildings proposed for construction as part of this site plan approval. Subsequent buildings within the development may be handled as separate site plans. Such elevations shall include all facades visible from public streets.
V.
Supplemental plans as applicable:
1. 1.
  Landscape plan in accordance with Section 17.9.
2. 2.
  Tree preservation plan in accordance with Section 17.9.
3. 3.
  Lighting plan in accordance with Section 17.10.
4. 4.
  Architectural plans in accordance with Section 17.11.
5. 5.
  Traffic impact analysis (if required) in accordance with Section 17.12.
6. 6.
  Floodplain development information (if required) in accordance with Section 17.13.
7. 7.
  Stormwater management concept plan in accordance with Section 17.13.
W.
The following statement shall be placed upon all final construction documents, as applicable:
"Areas delineated upon this plat or plan as a protection area or Special Flood Hazard Areas is subject to limitations upon development as set forth CHAPTER 34 of Brevard City Code, and any development, disturbance, or encroachment is prohibited except in accordance therewith."
In addition to the above required information, the following additional information may be necessary for specific sites as determined by the administrator:
X.
Where a proposed water and sewer system does not contemplate the use of facilities owned and operated by the city, the proposed facility plans as approved by the appropriate agency, shall be submitted with the construction documents.
Y.
Where public or community water supply and/or sewerage systems are not available or to be provided, a written statement from the Transylvania County Health Department shall be submitted with the construction documents indicating that each lot has adequate land area and soil conditions suitable to accommodate the proposed methods of water supply and sewage disposal.

(Ord. No. 20-09, § 4(Exh. B(10), (11)), 9-21-09; Ord. No. 2014-25, § 07(Exh. G), 12-15-14; Ord. No. 2020-23 , § 1(Exh. A), 10-19-20, Ord. No. 2023-07, § 1(Exh. A), 2-6-23)

Effective on: 1/1/1901

17.7. Reserved.

Editor's Note: Section 17.7 was replaced by Section 4.6 - Plat Requirements - and Section 4.7 - Certifications and Statements.

Effective on: 6/3/2024

17.9. Landscape plan requirements.

A landscaping plan and/or vegetation preservation plan shall be required prior to any site disturbance for:

1.
All non-residential uses;
2.
All multi-family uses in a GR and RMX districts;
3.
Any development in steep slope areas, in accordance with Section 6.4; and
4.
Any other development where a landscaping plan and/or vegetation preservation plan is deemed necessary by the administrator due to the particulars of the project.

B.
The plan shall contain the following information:
1. 1.
  An accurate drawing of property boundaries.
2. 2.
  A development summary including the total development acreage, proposed use(s), required parking and provided parking spaces, and total building square footage.
3. 3.
  The location of proposed buildings, driveways, parking areas, required parking spaces, and traffic patterns.
4. 4.
  The location of all overhead and underground utilities.
5. 5.
  Name of the project, name and address of owner, name and address of engineer, scale, date, legend, and north arrow.
6. 6.
  General location, type and quantity of existing plant materials.
7. 7.
  Existing plant materials and areas to be left in natural state.
8. 8.
  Methods and details for protecting the critical root zone (CRZ) of existing plant materials during construction.
9. 9.
  Locations, size and labels for all proposed plants.
10. 10.
  Plant lists with common name, botanical name, quantity, and spacing and size of all proposed landscape material at the time of planting.
11. 11.
  Location and description of other landscape improvements, such as earth berms, walls, fences, screens, sculptures, fountains, lights, courtyards, walks or paved areas. Berms shall have topo.
12. 12.
  Planting and installation details as necessary to ensure conformance with all required standards as referenced in CHAPTER 9.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2025-39, § 1 (Exh. A), 8-4-25)

Effective on: 8/4/2025

17.10. Lighting plan requirements.

Effective on: 1/1/1901

17.11. Architectural plans.

Architectural plans shall demonstrate compliance with the requirements of CHAPTER 5. At a minimum, the plans must depict architectural details of the proposed development and shall consist of:

1.
Renderings of building elevations plus typical cross sections to clearly define the character of the project as required by the administrator;
2.
A cross-section elevation plan depicting all buildings, structures, monuments, and other significant natural and man-made features of the proposed development;
3.
An exterior building materials inventory and details; and
4.
Any other submittal deemed necessary by the administrator to demonstrate compliance with CHAPTER 5.

Effective on: 1/1/1901

17.12. Traffic impact study (TIS).

Traffic impact report: Required for certain uses, land subdivisions, and preliminary plats exceeding specific trip generation threshold.

Contents: The rezoning traffic analysis or the traffic impact report shall contain the following:

1.
Site description: A detailed report, containing illustrations and narrative, shall describe the site's characteristics, adjacent land uses, as well as any anticipated development within the site's vicinity influencing future traffic conditions.
1. a.
  A rezoning traffic analysis shall provide a description of the development's potential uses.
2. b.
  A traffic impact report shall include access plans, staging plans, and land use/intensity information.
2.
Study area: The report shall indicate the geographic location of the study area, roadway segments, critical intersections, and access points to be analyzed. The study area shall extend not less than one-half mile from the site.
3.
Existing traffic conditions: An analysis of the existing traffic conditions, including all data used for the analysis shall be provided in the report, including:
1. a.
  Traffic count and turning movement information, including the date and source from which this information was obtained;
2. b.
  Correction factors used to convert collected traffic data into representative average daily traffic volumes;
3. c.
  Roadway characteristics, including:
  Design configuration of existing or proposed roadways;
  Existing traffic control measures;
  Existing driveways and turning movement conflicts in the vicinity of the site
4. d.
  Existing level of service (LOS) for roadways and intersections without project development traffic. LOS shall be calculated for the weekday peak hour, and in the case of uses generating high levels of weekend traffic, the Saturday peak hour.
4.
Horizon year(s) and background traffic: The report shall identify the horizon year(s) that were analyzed in the study, the background traffic growth factors for each horizon year, and the method and assumptions used to develop the background traffic growth. Unless otherwise approved, development impacts shall be examined for the first (1st) and tenth (10th) years after the development is completed.
5.
Trip generation, trip reduction, and trip distribution: A summary of projected a.m. and p.m. peak hour and average daily trip generation for the proposed development shall be provided in addition to projected trip distribution to and from the site. The factors used to determine trip generation, reduction, and distribution are also to be included in the summary.
6.
Traffic assignment: The report shall identify the projected roadway segment, intersection or driveway traffic volumes, with and without the proposed development, for the horizon year(s) of the study.
7.
Impact analysis: The report shall address the impact of projected horizon year(s) traffic volumes. It shall identify the methodology used to evaluate the impact. The weekday peak hour impact shall be evaluated as well as the Saturday peak hour for those uses exhibiting high levels of weekend traffic generation.
8.
Mitigation/alternatives: The report shall identify alternatives for achieving traffic service standards, including:
1. a.
  Additional rights-of-way necessary to implement mitigation strategies.
2. b.
  Suggested phasing improvements necessary to maintain compliance with traffic service standards.
3. c.
  Anticipated costs of recommended improvements.
9.
Procedures:
1. a.
  The applicant shall work with the city engineer to determine if a traffic study is necessary and its associated parameters.
2. b.
  The report shall be submitted to the city engineer for distribution to staff and related roadway jurisdictions. The city engineer shall notify the applicant if additional studies or analysis are necessary.
3. c.
  Once a report is determined to be complete, a finding shall be made by the administrator on the traffic impact study. Proceedings on any application that were stayed pending completion of traffic analysis may resume.
10.
Report findings: If a proposed development does not meet the applicable service level standards, one or more of the following actions may be necessary:
1. a.
  Reduce the size, scale, scope, or density of the development to decrease traffic generation.
2. b.
  Divide the project into phases, allowing for only one phase at a time until traffic capacity is adequate for the next phase of development;
3. c.
  Dedicate right-of-way for street improvements;
4. d.
  Construct new streets;
5. e.
  Expand the capacity of existing streets;
6. f.
  Redesign ingress and egress to the project to reduce traffic conflicts;
7. g.
  Alter the use and type of development to reduce peak hour traffic;
8. h.
  Reduce existing traffic;
9. i.
  Eliminate the potential for additional traffic generation from undeveloped properties in the vicinity of the proposed development;
10. j.
  Integrate non-vehicular design components (i.e. pedestrian and bicycle and transit improvements) to reduce trip generation;
11. k.
  Recommend denial of the application for which the TIS is submitted.

(Ord. No. 15-08, § 50, 12-5-08; Ord. No. 2020-23 , § 1(Exh. A), 10-19-20; Ord. No. 2024-46, § 1(Exh. A), 12-2-24)

Effective on: 12/2/2024

17.13. Stormwater management plan requirements.

Stormwater management system concept plan:

1.
When required as part of any project, a written or graphic concept plan of the proposed post-development stormwater management system shall be submitted along with other application materials and shall include: preliminary selection and location of proposed structural stormwater controls; low impact design elements; location of existing and proposed conveyance systems such as grass channels, swales, and storm drains; flow paths; location of floodplain/floodway limits; relationship of site to upstream and downstream properties and drainages; and preliminary location of proposed stream channel modifications, such as bridge or culvert crossings.

As-built plans and final approval:

1.
Upon completion of a project, and before final zoning approval or a certificate of occupancy shall be granted, the applicant shall certify that the completed project is in accordance with the approved stormwater management plans and designs, and shall submit actual "as built" plans for all stormwater management facilities or practices after final construction is completed.
2.
The plans shall show the final design specifications for all stormwater management facilities and practices and the field location, size, depth, and planted vegetation of all measures, controls, and devices, as installed. The designer of the stormwater management measures and plans shall certify, under seal, that the as-built stormwater measures, controls, and devices are in compliance with the approved stormwater management plans and designs and with the requirements of this ordinance.
3.
A final inspection and approval by the administrator shall occur before the release of any performance securities.

(Ord. No. 20-09, § 4(Exh. B(12)), 9-21-09)

Effective on: 1/1/1901

Brevard City Zoning Code

CHAPTER 17

DEVELOPMENT PLAN REQUIREMENTS

17.1. Purpose and intent.

Effective on: 1/1/1901

17.2. Establishment of land development permit and development plan.

(Ord. No. 15-08, § 44, 12-5-08; Ord. No. 2014-25, § 07(Exh. G), 12-15-14; Ord. No. 2021-16 , § 1(Exh. A), 4-19-21)

Effective on: 1/1/1901

17.3. Environmental survey.

A.
The use of digital geographic data obtained from the City of Brevard, Transylvania County or the State of North Carolina is deemed to be sufficient for the sketch plan and master plan phases of submittal requirements.
B.
For construction documents, the environmental survey requirements are as follows
1. 1.
  Provide a general written description of the significant vegetation. Significant vegetation is defined as being 12 inches in diameter at breast height (DBH) or greater and native understory species two inches or greater (e.g. dogwood, holly, redbud, etc.), including tree species and uniform the size and height of stands of homogeneous trees including the typical tree species composition of the forest stand, typical tree size, and general health and vigor of the stand and specimen trees.
2. 2.
  Denote the dripline of any existing forest stand, as measured between existing tree trunks six inches or greater located at the edge of the stand.
3. 3.
  Identify all free standing, open grown or field-grown specimen trees located on the site 12 inches or greater DBH.
4. 4.
  Show all other important natural features influencing site design such as the location of wetlands, rock outcroppings, site topography at contour intervals not greater than five feet, slopes steeper than 35 percent, and perennial streams, natural drainage ways, lakes, and other water bodies, and floodplains indicating both the flood fringe and the flood way. USGS and FEMA data shall be used to determine the location of perennial streams.
5. 5.
  Denote the presence of any known endangered species' habitats indicated in any surveys completed by Transylvania County, the State of North Carolina, or other governmental agency.
6. 6.
  Show all buffer delineations as follows:
  1. a.
    Buffer boundaries including all undisturbed buffer zones must be clearly delineated on all development plans for approval by the city, on all construction documents, including grading and clearing plans, erosion and sediment control plans, and site plans.
  2. ii.
    Buffer boundaries for all required undisturbed buffer zones must be clearly delineated on-site prior to any land disturbing activities. Where existing trees are to be preserved in a buffer zone, limits of grading shall maintain a minimum 20-foot separation from the base of each tree on the upland side of the buffer or to the dripline.
  3. c.
    Buffer boundaries including all buffer zones as well as all buffer requirements must be specified on the record plat, on individual deeds, and in property association documents for lands held in common.
C.
This requirement can be waived by the administrator if the site lacks qualifying natural features.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23)

Effective on: 6/5/2023

17.4. Sketch plan requirements.

A.
A sketch vicinity map, including north arrow, showing the location of any proposed building(s) or subdivision in relation to neighboring tracts, subdivisions, roads, and waterways.
B.
The name, address, and telephone number of the property owner.
C.
The name of the proposed development project.
D.
The boundary lines of the property.
E.
The total acreage.
F.
The existing and proposed land uses and the existing land uses of adjacent properties.
G.
The existing topographic conditions of the property, which may include contours not exceeding five foot intervals. City of Brevard, Transylvania County, or State of North Carolina topographic information may be used to fulfill this requirement.
H.
The location, names, and private and recorded right-of-way widths of any existing streets on or within 300 feet of the land to be subdivided.
I.
Lots of adjacent developed or platted properties.
J.
Zoning classification of the land and adjacent properties.
K.
Illustrative building elevations denoting general design elements and materials.
L.
Watershed classification, if any.
M.
Floodway, non-encroachment, and surface water protection area delineation.
N.
Floodplain delineation.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2024-23, § 1(Exh. A), 6-3-24)

Effective on: 6/3/2024

17.5. Master plan requirements.

A.
Processing or review of a preliminary or final master plan may not proceed without all of the following information:
1. 1.
  The boundary, as determined by survey, of the area to be developed with all bearings and distances shown and the location within the area, or contiguous to it, of any existing streets, railroad lines, perennial streams, wetlands, easements or other significant features of the tract.
2. 2.
  Scale denoted both graphically and numerically with north arrow.
3. 3.
  A vicinity map at a scale no smaller than one inch equals 1,200 feet showing the location of the development with respect to adjacent streets and properties.
4. 4.
  The proposed name of the development, street names, the owner's name and address, the names of adjoining property owners, the name of the city, county, and state in which the development is located, the date of plan preparation, and the zoning classification of the tract to be developed, and of adjoining properties.
5. 5.
  Corporate limits and extraterritorial jurisdiction boundaries (where applicable).
6. 6.
  A timetable for estimated project completion for each phase proposed.
7. 7.
  Original contours at intervals of not greater than five feet for the entire area to be subdivided or developed and extending into adjoining property for a distance of 300 feet at all points where street rights-of-way connect to the adjoining property and 50 feet at all other points of common project boundaries. Transylvania County or City of Brevard digital topography may be used to satisfy this requirement but should be field-verified to ensure accuracy. This requirement may be waived for developments smaller than one acre or where insufficient topographic changes warrant such information.
8. 8.
  The location of any building restriction areas (i.e. flood hazard areas, buffer locations, watershed protection districts, and/or jurisdictional wetlands), where applicable.
9. 9.
  Site calculations shall include total acreage of tract, acreage in parks and other non-residential uses, total number and acreage of parcels, and the total number of housing units.
10. 10.
  The following statement shall be placed upon all master plan documents, as applicable:
  "Areas delineated upon this plan as a protection area or Special Flood Hazard Areas is subject to limitations upon development as set forth CHAPTER 34 of Brevard City Code, and any development, disturbance, or encroachment is prohibited except in accordance therewith."
B.
Requirements for preliminary master plans. A preliminary master plan may only be submitted as part of an application for a conditional zoning district. A preliminary master plan may be more conceptual in nature than a final master plan, and shall be sufficient to demonstrate deviations from the base zoning district and the scope of the project.
1. 1.
  At a minimum, a preliminary master plan shall show the conditions both requested and offered that deviate from the base zoning district.
2. 2.
  A preliminary master plan may divide the district into land use areas and specify proposed uses and other development standards which shall apply to such land use area. The preliminary master plan may also depict transition zones between any such land use areas which shall permit deferring the determination of the precise boundaries between land use areas until final master plan review.
3. 3.
  Additional submittal requirements for the preliminary master plan shall be determined by the administrator in the pre-application meeting or during review. The approving authority may require additional submittals as deemed necessary due to the particulars of the project. A preliminary master plan may include the following information, as applicable:
  1. a.
    The location of proposed buildings, parking and loading areas, streets, alleys, easements, lots, parks or other open spaces, site reservations (i.e. school sites), property lines and building setback lines with street dimensions, and tentative lot dimensions.
  2. b.
    The traffic and circulation system demonstrating a safe and adequate on-site transportation system that addresses vehicular, bicycle, transit and pedestrian circulation. The on-site transportation system shall be integrated with the off-site transportation circulation system of the city.
  3. c.
    The proposed limits of construction for all proposed development activity, including all required protected areas and open space.
  4. d.
    Landscaping plan and/or vegetation preservation plan in accordance with Section 17.9.
  5. e.
    Lighting plan in accordance with Section 17.10.
  6. f.
    Architectural plans in accordance with Section 17.11.
  7. g.
    Traffic impact analysis (if required) in accordance with Section 17.12.
  8. h.
    Stormwater management concept plan in accordance with Section 17.13.
  9. i.
    Conceptual utilities plan. Conceptual plans for utilities to serve the development, including sanitary sewers, storm sewers and water lines.
  10. j.
    Environmental impact statement, pursuant to Article 113A of the North Carolina General Statutes, if: the development exceeds two acres in area, and; if the BPB deems it necessary due to the nature of the land or peculiarities in the proposed design.
  11. k.
    Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 6 of this ordinance.
C.
Requirements for final master plans.
1. 1.
  A final master plan shall include all of the following information, as applicable:
  1. a.
    The location of proposed buildings, parking and loading areas, streets, alleys, easements, lots, parks or other open spaces, site reservations (i.e. school sites), property lines and building setback lines with street dimensions, and tentative lot dimensions.
  2. b.
    The transportation and circulation system showing typical cross-sections of proposed streets. Where a proposed street is an extension of an existing street, the profile of the street shall include 300 feet of the existing roadway, with a cross section of the existing street. Where a proposed street within the development abuts a tract of land that adjoins the development and where said street may be expected to extend into said adjoining tract of land, the profile shall be extended to include 300 feet of the said adjoining tract.
  3. c.
    The proposed limits of construction for all proposed development activity, including all required protected areas and open space.
2. 2.
  Additional submittal requirements for the final master plan shall be determined by the administrator in the pre-application meeting or during review. The approving authority may require additional submittals as deemed necessary due to the particulars of the project. A final master plan may include the following information and supplemental plans, as applicable.
  1. a.
    Landscaping plan and/or vegetation preservation plan in accordance with Section 17.9.
  2. b.
    Lighting plan in accordance with Section 17.10.
  3. c.
    Architectural plans in accordance with Section 17.11.
  4. d.
    Traffic impact analysis (if required) in accordance with Section 17.12.
  5. e.
    Stormwater management concept plan in accordance with Section 17.13.
  6. f.
    Conceptual utilities plan. Conceptual plans for utilities to serve the development, including sanitary sewers, storm sewers and water lines.
  7. g.
    Environmental impact statement, pursuant to Article 113A of the North Carolina General Statutes, if: the development exceeds two acres in area, and; if the BPB deems it necessary due to the nature of the land or peculiarities in the proposed design.
  8. h.
    Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 6 of this ordinance.

(Ord. No. 15-08, § 49, 12-5-08; Ord. No. 20-09, § 4(Exh. B(9)), 9-21-09; Ord. No. 2021-16 , § 1(Exh. A), 4-19-21; Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2024-23, § 1(Exh. A), 6-3-24)

Effective on: 6/3/2024

17.6. Construction document requirements.

A.
The boundary, as determined by survey, of the area to be subdivided with all bearings and distances shown and the location within the area, or contiguous to it, of any existing streets, railroad lines, water courses, easements, bridges, floodplains, or other significant features of the tract.
B.
Scale in feet denoted both graphically and numerically with north arrow and declination.
C.
A sketch vicinity map at a scale no smaller than one inch equals 1,200 feet showing the relationship between the proposed subdivision and surrounding area.
D.
Environmental survey in accordance with Section 17.3.
E.
Existing topography and finish grading with contours drawn at two foot intervals. This requirement may be waived for developments smaller than one acre or where insufficient topographic changes warrant such information.
F.
Corporate limits and extraterritorial jurisdiction boundaries (where applicable).
G.
The proposed names of the development and streets, the owner's name and address, signature of the owner or owner's duly authorized agent, the surveyor's name, the names of existing and proposed adjoining subdivisions or property owners, the names of the city, county, and state in which the development is located, the date of preparation, and the zoning classification of the tract to be developed and of adjoining properties.
H.
Proposed lot lines, lot and block numbers, and exact dimensions.
I.
The future ownership (dedication or reservation for public use to a governmental body; for owners to duly constituted home owners' associated, for tenant's remaining in subdivider's ownership of recreation and open space lands).
J.
A statement from the City of Brevard regarding the availability of adequate water and sewer capacity for the proposed development.
K.
The plans for utility layouts, including sanitary sewers, storm sewers, and water lines, illustrating connections to existing systems. All systems shall conform to current city standards.
L.
The location and size of all utility lines, easements, and rights-of-way. Easements shall be provided on all construction documents as follows:
1. 1.
  Utility easements: Easements for underground or above ground utilities shall be provided for and centered along rear or side lot lines, and shall be a minimum of ten feet in width. Easements for water lines, sanitary sewers, and storm drains shall be centered on the pipe and a minimum of 20 feet in width or as required by design manual.
2. 2.
  Drainage easements: Where a development is crossed by a stream or drainage way, an easement shall be provided conforming with the lines of such stream and of sufficient width as shall be adequate to maintain the overall integrity of the drainage area and provide for its periodic maintenance.
3. 3.
  Landscape easements: Landscape easements along streets should be designed in accordance with the provisions of CHAPTER 6 and CHAPTER 8. The city may require landscape easements for developments where industrial or commercial uses abut residential uses.
4. 4.
  Public access easements: Public access easements shall be provided for sidewalks, trails, greenways, and other pedestrian and bicycle facilities that provide connections other than within public rights-of-way.
M.
The location of proposed buildings, parking and loading areas, streets, alleys, lots, parks or other open spaces, reservations (i.e. school sites), property lines and building setback lines with street dimensions, tentative lot dimensions, and the location of any building restriction areas (i.e. flood hazard areas, watershed protection districts, and/or jurisdictional wetlands. Buildings shown for the purpose of measuring setbacks must reflect these elements when applicable.
N.
Site calculations shall include total acreage of tract, acreage in parks and other non-residential uses, total number and acreage of parcels, the total number of housing units, area of all mixed-use and non-residential buildings, gross project density per acre, linear feet of streets, and the accurate locations and descriptions of all monuments, markers, and control points.
O.
The location and dimensions of all off-street parking and loading spaces, and walkways indicating the type of surfacing, size, angle of stalls, width of aisles, and a specific.
P.
Development permit and certification application with supporting documentation as required by the flood hazard prevention requirements of CHAPTER 34 of Brevard City Code.
Q.
The location and dimensions of any sidewalks, curb cuts, curb and gutters to be installed along public street frontages, and other required street improvements designated in CHAPTER 11 of this ordinance, or as called for in the Brevard Transportation Plan, the Rural Planning Organization Thoroughfare Plan or Transportation Improvement Program, or other plan or policy of the city. Required right-of-way shall be drawn in the location shown on any official plan at the width specified in this ordinance.
R.
Typical cross sections of proposed streets showing rights-of-way, pavement widths, grades, and design engineering data for all corners and curves. Where a proposed street is an extension of an existing street the profile of the street shall include 300 feet of the existing roadway, with a cross section of the existing street. Where a proposed street within the subdivision abuts a tract of land that adjoins the subdivision and where said street may be expected to extend into said adjoining tract of land, the profile shall be extended to include 300 feet of the said adjoining tract.
S.
The location of any existing or proposed demolition landfills in the site. Such sites shall not be used for building.
T.
A copy of the full soil erosion and sedimentation permit application including forms, plans, and calculations to be submitted to the North Carolina Department of Environmental Quality-Erosion and Sediment Control Office, and a copy of the approval letter prior to site plan or preliminary plat approval.
U.
Final proposed elevations of all non-single family and duplex buildings proposed for construction as part of this site plan approval. Subsequent buildings within the development may be handled as separate site plans. Such elevations shall include all facades visible from public streets.
V.
Supplemental plans as applicable:
1. 1.
  Landscape plan in accordance with Section 17.9.
2. 2.
  Tree preservation plan in accordance with Section 17.9.
3. 3.
  Lighting plan in accordance with Section 17.10.
4. 4.
  Architectural plans in accordance with Section 17.11.
5. 5.
  Traffic impact analysis (if required) in accordance with Section 17.12.
6. 6.
  Floodplain development information (if required) in accordance with Section 17.13.
7. 7.
  Stormwater management concept plan in accordance with Section 17.13.
W.
The following statement shall be placed upon all final construction documents, as applicable:
"Areas delineated upon this plat or plan as a protection area or Special Flood Hazard Areas is subject to limitations upon development as set forth CHAPTER 34 of Brevard City Code, and any development, disturbance, or encroachment is prohibited except in accordance therewith."
In addition to the above required information, the following additional information may be necessary for specific sites as determined by the administrator:
X.
Where a proposed water and sewer system does not contemplate the use of facilities owned and operated by the city, the proposed facility plans as approved by the appropriate agency, shall be submitted with the construction documents.
Y.
Where public or community water supply and/or sewerage systems are not available or to be provided, a written statement from the Transylvania County Health Department shall be submitted with the construction documents indicating that each lot has adequate land area and soil conditions suitable to accommodate the proposed methods of water supply and sewage disposal.

(Ord. No. 20-09, § 4(Exh. B(10), (11)), 9-21-09; Ord. No. 2014-25, § 07(Exh. G), 12-15-14; Ord. No. 2020-23 , § 1(Exh. A), 10-19-20, Ord. No. 2023-07, § 1(Exh. A), 2-6-23)

Effective on: 1/1/1901

17.7. Reserved.

Editor's Note: Section 17.7 was replaced by Section 4.6 - Plat Requirements - and Section 4.7 - Certifications and Statements.

Effective on: 6/3/2024

17.9. Landscape plan requirements.

A landscaping plan and/or vegetation preservation plan shall be required prior to any site disturbance for:

1.
All non-residential uses;
2.
All multi-family uses in a GR and RMX districts;
3.
Any development in steep slope areas, in accordance with Section 6.4; and
4.
Any other development where a landscaping plan and/or vegetation preservation plan is deemed necessary by the administrator due to the particulars of the project.

B.
The plan shall contain the following information:
1. 1.
  An accurate drawing of property boundaries.
2. 2.
  A development summary including the total development acreage, proposed use(s), required parking and provided parking spaces, and total building square footage.
3. 3.
  The location of proposed buildings, driveways, parking areas, required parking spaces, and traffic patterns.
4. 4.
  The location of all overhead and underground utilities.
5. 5.
  Name of the project, name and address of owner, name and address of engineer, scale, date, legend, and north arrow.
6. 6.
  General location, type and quantity of existing plant materials.
7. 7.
  Existing plant materials and areas to be left in natural state.
8. 8.
  Methods and details for protecting the critical root zone (CRZ) of existing plant materials during construction.
9. 9.
  Locations, size and labels for all proposed plants.
10. 10.
  Plant lists with common name, botanical name, quantity, and spacing and size of all proposed landscape material at the time of planting.
11. 11.
  Location and description of other landscape improvements, such as earth berms, walls, fences, screens, sculptures, fountains, lights, courtyards, walks or paved areas. Berms shall have topo.
12. 12.
  Planting and installation details as necessary to ensure conformance with all required standards as referenced in CHAPTER 9.

(Ord. No. 2023-22, § 1(Exh. A), 6-5-23; Ord. No. 2025-39, § 1 (Exh. A), 8-4-25)

Effective on: 8/4/2025

17.10. Lighting plan requirements.

Effective on: 1/1/1901

17.11. Architectural plans.

Architectural plans shall demonstrate compliance with the requirements of CHAPTER 5. At a minimum, the plans must depict architectural details of the proposed development and shall consist of:

1.
Renderings of building elevations plus typical cross sections to clearly define the character of the project as required by the administrator;
2.
A cross-section elevation plan depicting all buildings, structures, monuments, and other significant natural and man-made features of the proposed development;
3.
An exterior building materials inventory and details; and
4.
Any other submittal deemed necessary by the administrator to demonstrate compliance with CHAPTER 5.

Effective on: 1/1/1901

17.12. Traffic impact study (TIS).

Traffic impact report: Required for certain uses, land subdivisions, and preliminary plats exceeding specific trip generation threshold.

Contents: The rezoning traffic analysis or the traffic impact report shall contain the following:

1.
Site description: A detailed report, containing illustrations and narrative, shall describe the site's characteristics, adjacent land uses, as well as any anticipated development within the site's vicinity influencing future traffic conditions.
1. a.
  A rezoning traffic analysis shall provide a description of the development's potential uses.
2. b.
  A traffic impact report shall include access plans, staging plans, and land use/intensity information.
2.
Study area: The report shall indicate the geographic location of the study area, roadway segments, critical intersections, and access points to be analyzed. The study area shall extend not less than one-half mile from the site.
3.
Existing traffic conditions: An analysis of the existing traffic conditions, including all data used for the analysis shall be provided in the report, including:
1. a.
  Traffic count and turning movement information, including the date and source from which this information was obtained;
2. b.
  Correction factors used to convert collected traffic data into representative average daily traffic volumes;
3. c.
  Roadway characteristics, including:
  Design configuration of existing or proposed roadways;
  Existing traffic control measures;
  Existing driveways and turning movement conflicts in the vicinity of the site
4. d.
  Existing level of service (LOS) for roadways and intersections without project development traffic. LOS shall be calculated for the weekday peak hour, and in the case of uses generating high levels of weekend traffic, the Saturday peak hour.
4.
Horizon year(s) and background traffic: The report shall identify the horizon year(s) that were analyzed in the study, the background traffic growth factors for each horizon year, and the method and assumptions used to develop the background traffic growth. Unless otherwise approved, development impacts shall be examined for the first (1st) and tenth (10th) years after the development is completed.
5.
Trip generation, trip reduction, and trip distribution: A summary of projected a.m. and p.m. peak hour and average daily trip generation for the proposed development shall be provided in addition to projected trip distribution to and from the site. The factors used to determine trip generation, reduction, and distribution are also to be included in the summary.
6.
Traffic assignment: The report shall identify the projected roadway segment, intersection or driveway traffic volumes, with and without the proposed development, for the horizon year(s) of the study.
7.
Impact analysis: The report shall address the impact of projected horizon year(s) traffic volumes. It shall identify the methodology used to evaluate the impact. The weekday peak hour impact shall be evaluated as well as the Saturday peak hour for those uses exhibiting high levels of weekend traffic generation.
8.
Mitigation/alternatives: The report shall identify alternatives for achieving traffic service standards, including:
1. a.
  Additional rights-of-way necessary to implement mitigation strategies.
2. b.
  Suggested phasing improvements necessary to maintain compliance with traffic service standards.
3. c.
  Anticipated costs of recommended improvements.
9.
Procedures:
1. a.
  The applicant shall work with the city engineer to determine if a traffic study is necessary and its associated parameters.
2. b.
  The report shall be submitted to the city engineer for distribution to staff and related roadway jurisdictions. The city engineer shall notify the applicant if additional studies or analysis are necessary.
3. c.
  Once a report is determined to be complete, a finding shall be made by the administrator on the traffic impact study. Proceedings on any application that were stayed pending completion of traffic analysis may resume.
10.
Report findings: If a proposed development does not meet the applicable service level standards, one or more of the following actions may be necessary:
1. a.
  Reduce the size, scale, scope, or density of the development to decrease traffic generation.
2. b.
  Divide the project into phases, allowing for only one phase at a time until traffic capacity is adequate for the next phase of development;
3. c.
  Dedicate right-of-way for street improvements;
4. d.
  Construct new streets;
5. e.
  Expand the capacity of existing streets;
6. f.
  Redesign ingress and egress to the project to reduce traffic conflicts;
7. g.
  Alter the use and type of development to reduce peak hour traffic;
8. h.
  Reduce existing traffic;
9. i.
  Eliminate the potential for additional traffic generation from undeveloped properties in the vicinity of the proposed development;
10. j.
  Integrate non-vehicular design components (i.e. pedestrian and bicycle and transit improvements) to reduce trip generation;
11. k.
  Recommend denial of the application for which the TIS is submitted.

(Ord. No. 15-08, § 50, 12-5-08; Ord. No. 2020-23 , § 1(Exh. A), 10-19-20; Ord. No. 2024-46, § 1(Exh. A), 12-2-24)

Effective on: 12/2/2024

17.13. Stormwater management plan requirements.

Stormwater management system concept plan:

1.
When required as part of any project, a written or graphic concept plan of the proposed post-development stormwater management system shall be submitted along with other application materials and shall include: preliminary selection and location of proposed structural stormwater controls; low impact design elements; location of existing and proposed conveyance systems such as grass channels, swales, and storm drains; flow paths; location of floodplain/floodway limits; relationship of site to upstream and downstream properties and drainages; and preliminary location of proposed stream channel modifications, such as bridge or culvert crossings.

As-built plans and final approval:

1.
Upon completion of a project, and before final zoning approval or a certificate of occupancy shall be granted, the applicant shall certify that the completed project is in accordance with the approved stormwater management plans and designs, and shall submit actual "as built" plans for all stormwater management facilities or practices after final construction is completed.
2.
The plans shall show the final design specifications for all stormwater management facilities and practices and the field location, size, depth, and planted vegetation of all measures, controls, and devices, as installed. The designer of the stormwater management measures and plans shall certify, under seal, that the as-built stormwater measures, controls, and devices are in compliance with the approved stormwater management plans and designs and with the requirements of this ordinance.
3.
A final inspection and approval by the administrator shall occur before the release of any performance securities.

(Ord. No. 20-09, § 4(Exh. B(12)), 9-21-09)

Effective on: 1/1/1901