Development Review Process

Purpose
The purpose of the development review process is to provide code compliant reviews of construction plans as well as inspections for compliance with building codes, state laws, and town ordinances. 

The following information is for commercial and nonresidential projects and subdivision approvals. Excludes single lot-single family home sites. Major subdivisions also require a Conditional Use Permit from the Town Council.

Applicant Note
All applicants are reminded that no trees may be removed from within rights-of-way within the town without approval of the Appearance Commission, contact the building and grounds superintendent at 910-693-4863 for more information.

Property owner is to contact U.S. Fish and Wildlife Services at 910-695-3323 to determine compliance with all rules and regulations regarding Red-Cockaded Woodpeckers.

Submission Deadlines
  • First and third Monday of each month
  • Appointments for submission may be requested, contact the Planning Department to schedule
  • Approximately two to three weeks for staff review and comments returned to applicant
  • Applicant may resubmit plans and written responses to all comments to planning / inspections staff according to submission deadlines
Steps in the Process
The development review process consists of the following steps. Preliminary and final site plan reviews should be done separately and in order but may be made simultaneously.
  1. Review of preliminary site and subdivision plans and Architectural Review.
  2. Review of final site plan, subdivision plat, and construction drawings including plans for building, electrical, mechanical and/or plumbing, etc.
  3. Issuance of applicable permits. 
Step 1: Initial Plans Review
  • Submit four sets of preliminary plans - site plan, subdivision, etc.(based on Appendix A of the Unified Development Ordinance (UDO)) to the Planning Department. It is highly recommended that this step be completed prior to submitting for architectural review (AR) approval.
  • Staff Technical Review Committee (TRC) will review and provide comments to the applicant.
  • If the applicant desires, planning will schedule a meeting between the applicant and town staff.
  • Process may continue at the applicant's request as often as needed. 
AR Review
All commercial and multifamily projects are required to obtain AR approval from the Town Council. If staff has not completed a preliminary review of the site, that will be noted with the information forwarded to Town Council.
  • 12 sets of AR plans folded along with completed AR application. Color renderings are recommended.
  • No fee for this submission. 
  • AR plans are forwarded to the next regular Town Council meeting that is 25 days or more from date of submission. 
  • AR design review requirements are found in Sections 192, 193, and 194 of the UDO. 
  • Any AR comments can be addressed and revised plans submitted back to staff. 
Step 2: Site Plan Review and Approval
Below are the minimum requirements that must be submitted for construction drawing review:
  • Four complete sets of site plan / landscaping drawings
  • Departmental checklist
  • Specifications
  • Exhibits / calculations
  • One original and three copies of the all applications for which the applicant will be seeking approval (or originals and PDFs)
  • Erosion control review and site plan review fees are due at time of initial submission. Other fees required must be paid upon approval of plans and prior to issuance of permit.
Step 3: Final Construction Drawing Review with Building Permit Application
Below are the minimum requirements that must be submitted for building permit application review:
  • Three complete sets of civil/landscaping plans and
  • Three complete sets of building plans for construction (see minimum plan requirements for drawing requirements)
  • Departmental checklist
  • Job information for Building Permit Process Form
  • Specifications
  • Exhibits/Calculations
  • One original and three copies of the all applications for which the applicant will be seeking approval (or originals and PDFs)
  • Erosion control review and site plan review fees are due at time of initial submission. Other fees required must be paid upon approval of plans and prior to issuance of permit. 
Permits/Reviews (As Required)
Permits and/or reviews may be required as deemed necessary by town staff:
  • AR Review
  • Zoning Compliance Construction Drawing
  • Site Plan Review = $200+
  • Driveway (Town/DOT)
  • Building Encroachment (Town/DOT)
  • Sign Permit Water and Sewer (NCDENR)
  • Subdivisions (Conditional Use) Tree Removal from R-O-W
  • Grading Permit
After Applicable Town Council Approvals for Conditional District Rezonings, Conditional Use – Subdivision and AR
  • Staff approvals can be resolved and finalized.
  • Once the plans meet all requirements, the applicant will submit four sets of plans to planning for signatures.
  • The developer will pick up the original signed and dated plan sets. Within 10 business days return the originals, a PDF and four copies to planning. The developer must keep at least one set of signed plans on the construction site at all times. Four copies of signed wet sealed building plans must supplied to the Inspections Department. 
Once plans are approved and the appropriate copies returned, the applicant may set up a preconstruction meeting with the public works construction inspector and a grading permit may be issued.

If Other Town Approvals Are Required
  • Applications for rezoning, rezoning conditional district, and conditional use (subdivisions) are reviewed by the Planning Board and their recommendation is forwarded to Town Council for action.
  • Deadline to be on the schedule for Planning Board review is at least 25 days prior to the regular Planning Board meeting.
  • Applicant needs to include a cover letter and the appropriate number of plans to be placed on the agenda. 
Step 3: Issuance of Applicable Permits
All permit fees are due at the time of approval.