This chapter sets forth information that is required to be found on various non-residential and multi-family site plans, subdivision plans, and erosion control plans. This includes plans that require approval of the Planning Board, Board of Commissioners, or Board of Adjustment. It is intended that the majority of the site plan requirements shall apply to all plans that deal with the entirety of a site or a proposed or existing use. In other cases the focus is on a specific issue such as a setback encroachment, size limit, or watershed variance.

(Ord. of 10-18-21)

The Zoning Administrator shall develop and maintain a written set of standards to serve as the basis for the type, size, graphic media, number of copies, information to be shown, time of submittal and other similar matters in regard to the maps and documents required to be submitted in the administration of the site plan requirement. The written standards are intended to provide flexibility and as a general rule the requirements for the site plan are considered to be less detailed for projects without special requirements involving only Zoning Administrator approval and more detailed for projects requiring approval by a Board and those with Special Requirements.

Before any non-residential or multi-family development is developed, a site plan that meets the requirements below shall be required. It is the intent of these plans to determine general zoning compliance, compliance with a performance requirement or proposed conditions for a conditional zoning district or special use permit. The following site plan information is required:

A.

Name, address and phone number of the property owner (or his agent) and the tax parcel number(s) of the property.

B.

A boundary survey and vicinity map, showing the property's total acreage, zoning classification(s), general location in relation to adjoining streets, railroads and/or waterways; date and north arrow.

C.

Existing land use(s) and zoning of all adjoining properties.

D.

Proposed use of all land and structures including the number of residential units (if applicable).

E.

Proposed location and number of all structures, their approximate area and their approximate exterior dimensions.

F.

A description of all screening, landscaping, and buffering as required by this Ordinance or proposed by the applicant, including any parking lot landscaping.

G.

All existing and proposed easements, reservations and rights-of-way.

H.

Proposed phasing, if any, and approximate completion time for the project or phase.

I.

Delineation of areas within the regulatory floodplain as shown on the official Flood Insurance Rate Maps (FIRM) or Digital FIRM for Iredell County.

J.

Compliance with watershed standards, if applicable. This includes the calculations of impervious surfaces as defined in the Watershed Protection Overlay.

K.

Traffic, parking and circulation plans, showing the proposed location and arrangement and size of parking spaces and ingress and egress to adjacent streets and a copy of comments made by the local district highway office concerning all proposed streets and street connections where applicable.

L.

Setbacks, height and minimum building separation as required by the Iredell County Zoning Ordinance.

M.

A description of any outdoor lighting if applicable.

N.

A description of any conditions placed on the property/project in conjunction with the approval of a special use permit.

O.

Location and description of any proposed signage.

P.

Compliance with the January 2008 Iredell County Comprehensive Transportation Plan.

(Ord. of 10-18-21)

In many situations a site plan will be reviewed through the legislative or quasi-judicial process and will be required to be approved by the Planning Board, Board of Commissioners, or Board of Adjustment. The plans submitted to these Boards are intended to depict compliance with the applicable regulations, but are not always intended to show everything required on a traditional site plan as detailed above. However, almost every plan that requires and gains a Board approval must then be comprehensively reviewed by the administrator of this Ordinance and the standards listed above will then apply.

The administrator shall use the site plan requirements as a beginning point and, depending on the request and applicability, may release the applicant from providing all of the information listed above. It is at the discretion of the applicant as to whether they would like to show more than the required information.

The following details the different types of board decisions that are required to be obtained by this ordinance. They are broken into two categories, legislative and quasi-judicial.

A.

Legislative Decisions. These types of decisions set general policies. Decisions to adopt, amend, or repeal an ordinance (including the zoning map) fall into this category. There are detailed statutory procedural requirements for legislative decisions, however the decision itself is often discretionary. A public hearing is required to make a legislative decision, with the intent being to gain public opinion on the decision being made. The only site plan that may require a legislative decision is a Conditional Zoning request or Expansion of a Non-Conforming Use.

1.

Conditional Zoning: All Conditional Zoning applications may include a conceptual site plan, drawn to scale, and supporting text that, if approved, will become part of the amendment. The site plan must include any supporting information and text that specifies the actual use or uses intended for the property and any rules, regulations, and conditions that in addition to all predetermined ordinance requirements, will govern the development and use of the property. In addition, if only rezoning a portion of a parcel, a plat must be provided, drawn to scale, showing the bearings and distances of the portion requested. The site plan, including the information detailed below shall constitute part of the petition for rezoning to a conditional zoning district.

2.

Expansion of a Non-Conforming Use: The applicant must submit a site plan, drawn to scale, that will provide an adequate amount of information to make a determination on the viability of the expansion request. It is recommended that the applicant provide a site plan that includes the items listed in 9.2.1, therefore if the request is approved it can then move forward to permitting.

B.

Quasi-Judicial Decisions. These decisions include the application of specific policies to individual situations rather than the adoption of new policies and are generally heard by the Board of Adjustment. These decisions contain two key elements, the finding of facts regarding a specific proposal and the exercise of judgment or discretion in applying the policies of this ordinance.

1.

Reserved.

2.

Special use permits: All applications must include a site plan, drawn to scale, and supporting text that, if approved, will become part of the permit. The applicant shall, at a minimum, include each of the items listed in Section 9.2.1. Additionally, the site plan must include any supporting information and text that specifies the actual use or uses intended for the property and any rules, regulations, and conditions that in addition to all predetermined ordinance requirements, will govern the development and use of the property. The site plan shall constitute part of the petition for the special use permit.

3.

Zoning variance: The applicant must submit a site plan, drawn to scale by a professional engineer or registered land surveyor that will provide an adequate amount of information to make a determination on the viability of the variance request. This category of site plan is not required to include the items found in Section 9.2.1.

4.

Watershed variance: Applications for a variance shall be made on the proper form obtainable from the Watershed Administrator and shall include the following information:

a.

A site plan, drawn to scale by a professional engineer or registered land surveyor, indicating the property lines of the parcel upon which the use is proposed and all contiguous pieces of property; any existing or proposed structures; parking areas and other built-upon (impervious) areas; and surface water drainage. The site plan shall be neatly drawn and indicate north point, name and address of person who prepared the plan, date of the original drawing, and an accurate record of any later revisions. This category of site plan is not required to include the items found in Section 9.2.1.

b.

A complete and detailed description of the proposed variance, together with any other pertinent information which the applicant feels would be helpful to the Board of Adjustment in considering the application.

5.

Subdivision variance: The applicant must submit a site plan, drawn to scale by a professional engineer or registered land surveyor that will provide an adequate amount of information to make a determination on the viability of the variance request. This category of site plan is not required to include the items found in Section 9.2.1.

6.

Floodplain Variance. See Appendix G.

(Ord. of 12-5-17(2); Ord. of 4-20-21; Ord. of 10-18-21)

A.

Sketch plan submittal requirements. Three (3) copies of the sketch plan shall be submitted for pre-application meeting.

B.

Plan labeling. The plan shall be scaled and show the approximate proposed layout of streets, lots, buildings, open spaces, and other features in relation to existing conditions. It shall also include the following information:

1.

Name of the proposed development;

2.

Justified north arrow;

3.

A sketch vicinity map including north arrow showing the location of the subdivision in relation to neighboring tracts, subdivisions, roads, and waterways;

4.

The boundaries of the tract and the portion of the tract to be subdivided;

5.

Tax map and parcel number(s) of the lot(s) to be subdivided;

6.

Adjacent property owners and tax map numbers;

7.

The zoning classification of the tract and of adjacent properties;

8.

The total acreage to be subdivided;

9.

The existing and proposed uses of the land within the subdivision and the existing uses of land adjoining it;

10.

The existing and proposed road layout with approximate pavement and right-of-way width, lot layout and size of lots;

11.

The name, address, and telephone number of the owner;

12.

Roads and lots of adjacent developed or platted properties;

13.

Existing topographic conditions of the property ;

14.

Water courses, watershed, floodplain, and preserved areas;

15.

Identification of lots located within a designated water supply watershed; and

16.

Water supply watershed classification of lots.

(Ord. of 10-18-21)

A.

Ten (10) full-size paper copies (at least 18″ × 24″) for review.

B.

One (1) reduced 11″ × 17″ copy for file.

C.

Digital copy in DXF or DWG format (NC State Plane) to comply with Mapping Department standards.

D.

Two (2) full sets of sealed construction drawings for file to include the following, if applicable:

1.

Stormwater plan and analysis;

2.

Grading and erosion control plan and written approval from Iredell County Soil and Erosion Control;

3.

Verification of submittal to NCDENR for a community or public sanitary sewer system;

4.

Verification of submittal to NCDENR for a public or community water system; and

5.

Verification of submittal to NCDOT for driveway permits.

A.

Five (5) full-size paper copies (at least 18″ × 24″) for review.

B.

One (1) mylar copy for signature.

C.

One (1) paper copy of recorded plat for file.

D.

Digital copy in DXF or DWG format to comply with Mapping Department standards.

Material and drawing medium for the original shall be in accordance with the Standards of Practice for Land Surveying in North Carolina, where applicable, and the requirements of the Iredell County Register of Deeds. The final plat shall be of a size suitable for recording with the Register of Deeds and shall be at a scale of not less than one (1) inch equals one hundred (100) feet unless each lot in the proposed subdivision is more than three (3) acres, in such case, the scale shall not be less than one (1) inch equals two hundred (200) feet. Maps may be placed on more than one sheet with appropriate match lines.

The preliminary and final plats shall depict or contain the information indicated in Table 9.1. An X indicates that the information is required. Preliminary Plat information is only required for major subdivisions.

Table 9.1 Subdivision Plat Requirements