<div class="chunk-title">Sec. 3.7 - Procedures for specific applications.</div>
<div class="chunk-content">
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Purpose and Intent</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               This section sets out supplemental procedures, standards, and related information
               for each of the specific applications in which the County staff, appointed boards
               or commissions, or the Board of Commissioners must either review, forward a recommendation,
               or decide. These procedures apply in addition to the common procedures set forth in
               <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.4COREPR" class="section-link" data-product-id="14666">Section 3.4</a> Common Review Procedures, unless otherwise specified in this ordinance.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               <span class="ital">Overview</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Structure of Procedures</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               For each type of development application reviewed under this Ordinance, the following
               sections state the purpose of the development permit or approval, the steps in the
               review process, the review standards for the application, and the provisions addressing
               expiration and amendment, if applicable.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               Development application provisions in this section are organized in alphabetical order
               in accordance with the sequence of procedures in Table 3.1.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               <span class="ital">Procedural Flowchart Legend</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Each development application review procedure in this section includes a procedural
               flowchart that depicts the numbered steps in the review process. The numerical value
               represents the order in which each step of the procedure shall be completed.
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 3.7.1 Administrative Adjustment.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Purpose and Intent</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               This section provides an administrative mechanism for allowing certain numeric standards
               (e.g., setbacks) in this Ordinance, based on specific review criteria, with the intent
               of providing relief where the strict application of the Ordinance creates practical
               difficulties in allowing development that otherwise advances the purposes served by
               this Ordinance and where the adjustment is compatible with the surrounding development.
               Administrative adjustments are reviewed and approved administratively based upon a
               set of clear and measurable criteria. They are accomplished outside of the variance
               process, and as such do not rely on demonstration of a "hardship".
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               <span class="ital">Applicability</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Except where otherwise prohibited, an administrative adjustment may be requested for
               a modification or deviation to any of the following:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               A zoning district dimensional standard in Article IX: Regulated District Standards.
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               A numeric use-specific standard in Article IX: Regulated District Standards.
               </p>
            		
            <p class="incr3">
               c)
               </p>
            		
            <p class="content4">
               A numeric requirement in Article VI: Development Standards.
               </p>
            		
            <p class="incr3">
               d)
               </p>
            		
            <p class="content4">
               A numeric requirement in Article IV: Subdivisions.
               </p>
            		
            <p class="incr3">
               e)
               </p>
            		
            <p class="content4">
               In no instance shall an administrative adjustment application seek to reduce the required
               minimum lot area in a zoning district, the maximum allowable residential density on
               a lot, the minimum required separation distance between two uses, or the numeric standards
               in Article V: Environmental Regulations.
               </p>
            		
            <p class="incr2">
               (iii)
               </p>
            		
            <p class="content3">
               <span class="ital">Administrative Adjustment Amount</span>.
               </p>
            		
            <p class="incr3">
               1)
               </p>
            		
            <p class="content4">
               An administrative adjustment may allow a deviation from a numeric standard by up to
               ten (10) percent. In no event shall a variance be granted that would permit the creation
               of a nonconforming lot that shall conflict with the state building code or any other
               state code unless otherwise authorized by law or regulation.
               </p>
            		
            <p class="incr2">
               (iv)
               </p>
            		
            <p class="content3">
               <span class="ital">Timing of Review</span>.
               </p>
            		
            <p class="incr3">
               1)
               </p>
            		
            <p class="content4">
               An administrative adjustment may be requested either as a stand-alone application,
               or in combination with another application for development review.
               </p>
            		
            <p class="incr3">
               2)
               </p>
            		
            <p class="content4">
               In cases when submitted concurrently with another application, the administrative
               adjustment portion of the application shall be reviewed and decided prior to the other
               portion(s) of the application.
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 3.7.2 Administrative Appeal.</span>
               </p>
            <p class="b0">
               <div style="float:right">
				
               <a href="https://mcclibrary.blob.core.usgovcloudapi.net/codecontent/14666/425389/3.2.png" target="_blank" data-image-filename="3.2.png"><img id="img_3" src="https://mcclibrary.blob.core.usgovcloudapi.net/codecontent/14666/425389/3.2.png" alt="3.2" width="192" height="349" data-image-filename="3.2.png"></a>
               </div>
				
               
               
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Purpose and Intent</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Unless otherwise provided by statute or this Ordinance, this section sets out the
               procedure and standards for appealing any decision, determination, or interpretation
               by the Planning Director or the Permitting and Code Enforcement Director made pursuant
               to this Ordinance.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               <span class="ital">Initiation</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               An administrative appeal shall be initiated by any person aggrieved by a decision
               in writing of any administrative official charged with enforcement of regulations,
               by filing a written notice of appeal with the Planning Director or Permitting and
               Code Enforcement Director within 30-calendar days of the date the written determination
               or decision being appealed is made (except where otherwise specified in this Ordinance).
               </p>
            		
            <p class="incr0">
               (c)
               </p>
            		
            <p class="content1">
               <span class="ital">Appeal Procedure</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Application Submittal and Acceptance</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Applicable (See <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.4COREPR" class="section-link" data-product-id="14666">Section 3.4</a>(d), Application Submittal and Acceptance).
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               The written notice of appeal shall include a statement of the error or improper decision
               or determination, the date of the decision or determination, the grounds for the appeal,
               and all related support materials.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               <span class="ital">Staff Review</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Applicable (see <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.4COREPR" class="section-link" data-product-id="14666">Section 3.4</a>(e) Staff Review and Action).
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               On accepting a notice of appeal, the Planning Director or Permitting and Code Enforcement
               Director shall transmit to the Board of Adjustment or Community Planning Council the
               appeal and the record of material considered by the decision-maker in making the decision
               or determination (including but not limited to, the application and support materials,
               staff report, other plans, documents, reports, and studies considered in making the
               decision, and any minutes, transcripts, or record of the meetings held to consider
               and make the decision).
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               The Planning Director or Permitting and Code Enforcement Director shall, as appropriate,
               review and comment on appeals of their decisions related to the aspects of this Ordinance
               for which they are responsible for administering.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               <span class="ital">Public Notification</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Applicable (see <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.5PUNO" class="section-link" data-product-id="14666">Section 3.5</a> Public Notification).
               </p>
            		
            <p class="incr1">
               (iv)
               </p>
            		
            <p class="content2">
               <span class="ital">BOA Review and Decision</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Applicable (see Section 3.7.2 (4) and <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.6QUDIPUHEPR" class="section-link" data-product-id="14666">Section 3.6</a>, Quasi-Judicial Public Hearing Procedures).
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               The BOA, at the conclusion of a quasi-judicial public hearing, shall decide the application
               for appeal.
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               The decision shall be based on the competent, material, and substantial evidence in
               the record of the appeal, as supplemented by arguments presented at the quasi-judicial
               hearing, and the standards in Section 3.7.2 (vi), Appeal Review Standards.
               </p>
            		
            <p class="incr2">
               4)
               </p>
            		
            <p class="content3">
               The decision shall be one of the following:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               Affirmation of the decision or determination (in whole or in part).
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               Modification of the decision or determination (in whole or in part).
               </p>
            		
            <p class="incr3">
               c)
               </p>
            		
            <p class="content4">
               Reversal of the decision or determination (in whole or in part).
               </p>
            		
            <p class="incr2">
               5)
               </p>
            		
            <p class="content3">
               A vote to reverse or modify a decision or determination shall require approval of
               a majority of a quorum present at the hearing.
               </p>
            		
            <p class="incr2">
               6)
               </p>
            		
            <p class="content3">
               Each decision shall be made in writing and reflect the decision-making body's (e.g.
               BOA and other entities as shown in Table 3.1: Development Review Procedures and as
               described in the procedures in this Section) determination of contested facts and
               their application to the standards in this Ordinance.
               </p>
            		
            <p class="incr2">
               7)
               </p>
            		
            <p class="content3">
               The written decision shall be signed by the Chair or other duly authorized member
               of the BOA.
               </p>
            		
            <p class="incr2">
               8)
               </p>
            		
            <p class="content3">
               The decision of the BOA shall be effective upon the filing of the written decision.
               </p>
            		
            <p class="incr1">
               (v)
               </p>
            		
            <p class="content2">
               <span class="ital">Notification of Decision</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               The decision of the BOA shall be delivered by personal service, electronic mail, or
               by first-class mail to the applicant, the landowner, and to any person who has submitted
               a written request for a copy prior to the date the decision becomes effective. The
               person providing notification of decision shall certify that proper notification has
               been made.
               </p>
            		
            <p class="incr1">
               (vi)
               </p>
            		
            <p class="content2">
               <span class="ital">Appeal Review Standards</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               The BOA is limited to the following determinations in considering the appeal:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               Whether the decision-maker erred in the interpretation of the standards of this Ordinance.
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               Whether the decision-maker erred in determining whether a standard of this Ordinance
               was met.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               The BOA shall not hear any evidence or make any decision based on hardships or special
               conditions. (Such matters may only be considered in the context of an application
               for a variance per Section 3.7.20.)
               </p>
            		
            <p class="incr1">
               (vii)
               </p>
            		
            <p class="content2">
               <span class="ital">Appeal</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Any decision by the BOA shall be subject to Superior Court review by proceedings in
               the nature of certiorari.
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 3.7.3 Administrative Review.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Administrative Review Procedure</span>. Administrative review is performed by staff, refer to <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.4COREPR" class="section-link" data-product-id="14666">Section 3.4</a> for Common Review Procedures.
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 3.7.4 Design Review (Regulated Districts).</span>
               </p>
            <p class="b0">
               <div style="float:right">
				
               <a href="https://mcclibrary.blob.core.usgovcloudapi.net/codecontent/14666/425389/3.3.png" target="_blank" data-image-filename="3.3.png"><img id="img_4" src="https://mcclibrary.blob.core.usgovcloudapi.net/codecontent/14666/425389/3.3.png" alt="3.3" width="192" height="332" data-image-filename="3.3.png"></a>
               </div>
				
               
               
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Purpose and Intent</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Design review is required for those projects within the Cashiers Commercial Area,
               the Cullowhee Community Planning Area, and the US 441 Gateway District that involve
               a substantial change in the appearance of a building or landscape. The review procedure
               seeks to encourage rehabilitation and new construction that enhances and preserves
               the character of the Regulated Districts, promotes visual harmony, and develops creative
               design solutions.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               <span class="ital">Applicability</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Design review shall be required for all new construction; rehabilitation projects
               where the existing building will be substantially altered; special use permit applications,
               site plans, signage, landscaping, and exterior illumination. The relocation of a building
               shall also require design review.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               The design review process is a mandatory review compliance program.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               Design review shall be conducted by the Design Review Committee with assistance and
               recommendations provided by the Jackson County Planning Department.
               </p>
            		
            <p class="incr1">
               (iv)
               </p>
            		
            <p class="content2">
               Applicants are encouraged to implement their development plans in accordance with
               the design standards set forth in Article IX: Regulated Districts of this Ordinance.
               Projects for which design review is required will be evaluated for their compliance
               with said design standards.
               </p>
            		
            <p class="incr0">
               (c)
               </p>
            		
            <p class="content1">
               <span class="ital">Design Review Procedure</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Pre-application Conference</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               A meeting with the Jackson County Planning Department staff is recommended prior to
               the submittal of an application for design review. Advice regarding the information
               required for submittal and the review schedule can be provided in the pre-application
               conference.
               </p>
            		
            <p class="incr0">
               (d)
               </p>
            		
            <p class="content1">
               <span class="ital">Application Submittal</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Filing of application</span>. An application for design review shall be filed by the owner of the property or
               a duly authorized representative of the owner. The application shall be filed with
               the Jackson County Planning Department on a form provided by the Department.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               <span class="ital">Fees</span>. Any application fee, as designated by the Jackson County Board of Commissioners,
               shall be due and payable upon submission of the application.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               <span class="ital">Information Required</span>. Each application for design review shall contain a site plan prepared in accordance
               with the site plan requirements within Article IX (Regulated Districts), building
               elevations, and additional information regarding the design and materials of the proposed
               project.
               </p>
            		
            <p class="incr1">
               (iv)
               </p>
            		
            <p class="content2">
               <span class="ital">Staff Review</span>. The Jackson County Planning Department shall review the application and related
               information for compliance with the design standards set forth in Article IX (Regulated
               Districts) of this ordinance within 15 working days of the submittal of the application.
               The Planning Department staff shall meet with the applicant upon completion of the
               review to discuss the review findings. Immediately following the completion of the
               staff review, the Jackson County Planning Department shall schedule the application
               for review by the Community Planning Council at their next available regular meeting.
               </p>
            		
            <p class="incr1">
               (v)
               </p>
            		
            <p class="content2">
               <span class="ital">Formal Review</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               For design review applications associated with projects requiring a zoning permit
               issued by the Planning Department, the Planning Council will review the application
               and related information for compliance with the design standards set forth in Article
               IX (Regulated Districts) of this Ordinance. This review by the Planning Council may
               approve proposed project if it complies with the design guidelines, may approve with
               conditions or recommendations, or may find the proposed project is not in compliance
               with the design guidelines.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               For design review applications associated with projects that require a special use
               permit, the Planning Council will review the design guidelines set forth in Article
               IX (Regulated Districts) as a standard for the granting of a special use permit. The
               Planning Council may approve proposed project if it complies with design guidelines,
               may approve with conditions or recommendations, or may find the proposed project is
               not in compliance with the design guidelines.
               </p>
            		
            <p class="historynote0">
               (Ord. No. O2019-01(5), 11-2-2021)
               </p>
            <p class="b0">
               <span class="bold">Sec. 3.7.5 Erosion and Sedimentation Control Plan.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Purpose and Intent</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               The purpose of this section is to establish procedures for certain land disturbing
               activity to control accelerated erosion and sedimentation in order to prevent the
               pollution and degradation of water and other damage to lakes, watercourses, and other
               public and private property by sedimentation.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               <span class="ital">Applicability</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               This section shall apply to all land disturbing activities, as defined, within the
               territorial jurisdiction of the County and to the municipalities including extraterritorial
               jurisdiction of the municipalities as allowed by the agreement between the local governments
               or other appropriate legal instrument or law.
               </p>
            		
            <p class="incr0">
               (c)
               </p>
            		
            <p class="content1">
               <span class="ital">Procedures</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Refer to erosion and sedimentation control procedures in Section 5.3.
               </p>
            		
            <p class="incr0">
               (d)
               </p>
            		
            <p class="content1">
               <span class="ital">Exceptions</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               This section shall not apply to the following land disturbing activities:
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Activities, including the production and activities relating or incidental to the
               production of crops, grains, fruits, vegetables, ornamental and flowering plants,
               dairy, livestock, poultry, and all other forms of agriculture undertaken on agricultural
               land for the production of plants and animals useful to man, including, but not limited
               to:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               Forages and sod crops, grains and feed crops, tobacco, cotton, and peanuts.
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               Dairy animals and dairy products.
               </p>
            		
            <p class="incr3">
               c)
               </p>
            		
            <p class="content4">
               Poultry and poultry products.
               </p>
            		
            <p class="incr3">
               d)
               </p>
            		
            <p class="content4">
               Livestock, including beef cattle, sheep, swine, horses, ponies, mules, and goats.
               </p>
            		
            <p class="incr3">
               e)
               </p>
            		
            <p class="content4">
               Bees and apiary products.
               </p>
            		
            <p class="incr3">
               f)
               </p>
            		
            <p class="content4">
               Fur-producing animals.
               </p>
            		
            <p class="incr3">
               g)
               </p>
            		
            <p class="content4">
               Mulch, ornamental plants, and other horticultural products. For purposes of this section,
               " mulch" means substances composed primarily of plant remains or mixtures of such
               substances.
               </p>
            		
            <p class="incr3">
               h)
               </p>
            		
            <p class="content4">
               Trout production and other aquaculture activities.
               </p>
            		
            <p class="incr4">
               1)
               </p>
            		
            <p class="content5">
               An Activity undertaken on forestland for the production and harvesting of timber
               </p>
            		
            <p class="incr4">
               2)
               </p>
            		
            <p class="content5">
               And timber products and conducted in accordance with standards defined by the Forest
               Practice Guidelines Related to Water Quality (Best Management Practices), as adopted
               by the North Carolina Department of Agriculture and Consumer Services. If land-disturbing
               activity undertaken on forestland for the production and harvesting of timber and
               timber products is not conducted in accordance with standards defined by the Forest
               Practice Guidelines Related to Water Quality, the provisions of this ordinance shall
               apply to such activity and any related land-disturbing activity on the tract. Activities
               for which a permit is required under the Mining Act of 1971, G.S. 74-7;
               </p>
            		
            <p class="incr4">
               3)
               </p>
            		
            <p class="content5">
               Land disturbing activity over which the state has exclusive regulatory jurisdiction
               as provided in G.S. 113A-56(a).
               </p>
            		
            <p class="incr4">
               4)
               </p>
            		
            <p class="content5">
               For the duration of an emergency, activities essential to protect human life.
               </p>
            		
            <p class="incr4">
               5)
               </p>
            		
            <p class="content5">
               Activities undertaken to restore the wetland functions of converted wetlands to provide
               compensatory mitigation to offset impacts permitted under Section 404 of the Clean
               Water Act.
               </p>
            		
            <p class="incr4">
               6)
               </p>
            		
            <p class="content5">
               Activities undertaken pursuant to Natural Resources Conservation Service standards
               to restore the wetlands functions of converted wetlands as defined in Title 7 Code
               of Federal Regulations <a href="" data-chunk-id="CD_ORD_APXCREDIGRDI_ART12PUHECOFA_S12.2PR" class="section-link" data-product-id="14666">Â§ 12.2</a>
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 3.7.6 Floodplain Development Permit.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Purpose and Intent</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               The purpose of this section is to ensure that proposed development activities within
               the County's special flood hazard areas comply with all standards set forth in this
               Ordinance.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               <span class="ital">Applicability</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               This section shall apply to all special flood hazard areas within the County, including
               the municipal jurisdictions, including extra-territorial jurisdictions of Sylva, Dillsboro,
               Webster, and Forest Hills.
               </p>
            		
            <p class="incr0">
               (c)
               </p>
            		
            <p class="content1">
               <span class="ital">Floodplain Development Permit Procedure</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Floodplain development permit review is performed by staff, refer to <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.4COREPR" class="section-link" data-product-id="14666">Section 3.4</a> for Common Review Procedures.
               </p>
            		
            <p class="incr0">
               (d)
               </p>
            		
            <p class="content1">
               <span class="ital">Application Requirements</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Application for a floodplain development permit shall be made to the Permitting and
               Code Enforcement Director prior to any development activities located within special
               flood hazard areas. The following items shall be presented to the Permitting and Code
               Enforcement Director to apply for a floodplain development permit:
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               A plot plan drawn to scale which shall include, but shall not be limited to, the following
               specific details of the proposed floodplain development:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               The nature, location, dimensions, and elevations of the area of development/disturbance;
               existing and proposed structures, utility systems, grading/pavement areas, fill materials,
               storage areas, drainage facilities, and other development;
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               The boundary of the special flood hazard area as delineated on the FIRM or other flood
               map as determined in subsection 5.6.1 (f), or a statement that the entire lot is within
               the special flood hazard area;
               </p>
            		
            <p class="incr3">
               c)
               </p>
            		
            <p class="content4">
               Flood zone(s) designation of the proposed development area as determined on the FIRM
               or other flood map as determined in subsection 5.6.1 (f);
               </p>
            		
            <p class="incr3">
               d)
               </p>
            		
            <p class="content4">
               The boundary of the floodway(s) or non-encroachment area(s) as determined in subsection
               5.6.1 (f);
               </p>
            		
            <p class="incr3">
               e)
               </p>
            		
            <p class="content4">
               The base flood elevation (BFE) where provided as set forth in subsection 5.6.1 (f),
               subsection 5.6.1 (b) or 5.6.3 (d);
               </p>
            		
            <p class="incr3">
               f)
               </p>
            		
            <p class="content4">
               The old and new location of any watercourse that will be altered or relocated as a
               result of proposed development; and
               </p>
            		
            <p class="incr3">
               g)
               </p>
            		
            <p class="content4">
               The certification of the plot plan by a registered land surveyor or professional engineer
               may be required.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               Proposed elevation, and method thereof, of all development within a special flood
               hazard area including but not limited to:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               Elevation in relation to mean sea level of the proposed reference level (including
               basement) of all structures;
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               Elevation in relation to mean sea level to which any nonresidential structure in Zone
               AE, A or AO will be floodproofed; and
               </p>
            		
            <p class="incr3">
               c)
               </p>
            		
            <p class="content4">
               Elevation in relation to mean sea level to which any proposed utility systems will
               be elevated or floodproofed.
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               If floodproofing, a floodproofing certificate (FEMA Form 81-65) with supporting data,
               an operational plan, and an inspection and maintenance plan that include, but are
               not limited to, installation, exercise, and maintenance of floodproofing measures.
               </p>
            		
            <p class="incr2">
               4)
               </p>
            		
            <p class="content3">
               A foundation plan, drawn to scale, which shall include details of the proposed foundation
               system to ensure all provisions of this chapter are met. These details include but
               are not limited to:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               The proposed method of elevation, if applicable (i.e., fill, solid foundation perimeter
               wall, solid backfilled foundation, open foundation on columns/posts/piers/piles/shear
               walls); and
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               Openings to facilitate automatic equalization of hydrostatic flood forces on walls
               in accordance with subsection 5.6.3 (b)(ii). when solid foundation perimeter walls
               are used in zones A, AO, AE, and A1-30.
               </p>
            		
            <p class="incr2">
               5)
               </p>
            		
            <p class="content3">
               Usage details of any enclosed areas below the lowest floor.
               </p>
            		
            <p class="incr2">
               6)
               </p>
            		
            <p class="content3">
               Plans and/or details for the protection of public utilities and facilities such as
               sewer, gas, electrical, and water systems to be located and constructed to minimize
               flood damage.
               </p>
            		
            <p class="incr2">
               7)
               </p>
            		
            <p class="content3">
               Certification that all other local, state and federal permits required prior to floodplain
               development permit issuance have been received.
               </p>
            		
            <p class="incr2">
               8)
               </p>
            		
            <p class="content3">
               Documentation for placement of recreational vehicles and/or temporary structures,
               when applicable, to ensure that the provisions of subsections 5.6.3 (b)(iv) and (v)
               of this Ordinance are met.
               </p>
            		
            <p class="incr2">
               9)
               </p>
            		
            <p class="content3">
               A description of proposed watercourse alteration or relocation, when applicable, including
               an engineering report on the effects of the proposed project on the flood-carrying
               capacity of the watercourse and the effects to properties located both upstream and
               downstream; and a map (if not shown on plot plan) showing the location of the proposed
               watercourse alteration or relocation.
               </p>
            		
            <p class="incr0">
               (e)
               </p>
            		
            <p class="content1">
               <span class="ital">Permit Requirements</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               The floodplain development permit shall include, but not be limited to:
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               A description of the development to be permitted under the floodplain development
               permit.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               The special flood hazard area determination for the proposed development in accordance
               with available data specified in subsection 5.6.1 (f).
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               The regulatory flood protection elevation required for the reference level and all
               attendant utilities.
               </p>
            		
            <p class="incr2">
               4)
               </p>
            		
            <p class="content3">
               The regulatory flood protection elevation required for the protection of all public
               utilities.
               </p>
            		
            <p class="incr2">
               5)
               </p>
            		
            <p class="content3">
               All certification submittal requirements with timelines.
               </p>
            		
            <p class="incr2">
               6)
               </p>
            		
            <p class="content3">
               A statement that no fill material or other development shall encroach into the floodway
               or non-encroachment area of any watercourse, as applicable.
               </p>
            		
            <p class="incr2">
               7)
               </p>
            		
            <p class="content3">
               The flood openings requirements, if in Zones A, AO, AE or A1-30.
               </p>
            		
            <p class="incr0">
               (f)
               </p>
            		
            <p class="content1">
               <span class="ital">Certification Requirements</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Elevation certificates</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               An elevation certificate (FEMA Form 81-31) is required prior to the actual start of
               any new construction. It shall be the duty of the permit holder to submit to the floodplain
               administrator a certification of the elevation of the reference level, in relation
               to mean sea level. The floodplain administrator shall review the certificate data
               submitted. Deficiencies detected by such review shall be corrected by the permit holder
               prior to the beginning of construction. Failure to submit the certification or failure
               to make required corrections shall be cause to deny a floodplain development permit.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               An elevation certificate (FEMA Form 81-31) is required after the reference level is
               established. Within seven calendar days of establishment of the reference level elevation,
               it shall be the duty of the permit holder to submit to the floodplain administrator
               a certification of the elevation of the reference level, in relation to mean sea level.
               Any work done within the seven-day calendar period and prior to submission of the
               certification shall be at the permit holder's risk. The floodplain administrator shall
               review the certificate data submitted. Deficiencies detected by such review shall
               be corrected by the permit holder immediately and prior to further work being permitted
               to proceed. Failure to submit the certification or failure to make required corrections
               shall be cause to issue a stop-work order for the project.
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               A final as-built elevation certificate (FEMA Form 81-31) is required after construction
               is completed and prior to certificate of compliance/occupancy issuance. It shall be
               the duty of the permit holder to submit to the floodplain administrator a certification
               of final as-built construction of the elevation of the reference level and all attendant
               utilities. The floodplain administrator shall review the certificate data submitted.
               Deficiencies detected by such review shall be corrected by the permit holder immediately
               and prior to certificate of compliance/occupancy issuance. In some instances, another
               certification may be required to certify corrected as-built construction. Failure
               to submit the certification or failure to make required corrections shall be cause
               to withhold the issuance of a certificate of compliance/occupancy.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               <span class="ital">Floodproofing certificate</span>. If nonresidential floodproofing is used to meet the regulatory flood protection
               elevation requirements, a floodproofing certificate (FEMA Form 81-65), with supporting
               data, an operational plan, and an inspection and maintenance plan are required prior
               to the actual start of any new construction. It shall be the duty of the permit holder
               to submit to the floodplain administrator a certification of the floodproofed design
               elevation of the reference level and all attendant utilities, in relation to mean
               sea level. Floodproofing certification shall be prepared by or under the direct supervision
               of a professional engineer or architect and certified by same. The floodplain administrator
               shall review the certificate data, the operational plan, and the inspection and maintenance
               plan. Deficiencies detected by such review shall be corrected by the applicant prior
               to permit approval. Failure to submit the certification or failure to make required
               corrections shall be cause to deny a floodplain development permit. Failure to construct
               in accordance with the certified design shall be cause to withhold the issuance of
               a certificate of compliance/occupancy.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               If a manufactured home is placed within zone A, AO, AE, or A1-30 and the elevation
               of the chassis is more than 36 inches in height above grade, an engineered foundation
               certification is required in accordance with the provisions of section 5.6.3 (b)(iii)(b).
               </p>
            		
            <p class="incr1">
               (iv)
               </p>
            		
            <p class="content2">
               If a watercourse is to be altered or relocated, a description of the extent of watercourse
               alteration or relocation; a professional engineer's certified report on the effects
               of the proposed project on the flood-carrying capacity of the watercourse and the
               effects to properties located both upstream and downstream; and a map showing the
               location of the proposed watercourse alteration or relocation shall all be submitted
               by the permit applicant prior to issuance of a floodplain development permit.
               </p>
            		
            <p class="incr1">
               (v)
               </p>
            		
            <p class="content2">
               <span class="ital">Certification exemptions</span>. The following structures, if located within Zone A, AO, AE or A1-30, are exempt
               from the elevation/floodproofing certification requirements specified in items (1)
               and (2) of this subsection:
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Recreational vehicles meeting requirements of subsection 5.6.3 (b)(iv)
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               Temporary structures meeting requirements of subsection 5.6.3 (b)(v)
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               Accessory structures less than 150 square feet meeting requirements of subsection
               5.6.3 (b)(vi).
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 3.7.7 Industrial Development Permit.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Industrial Development Permit Procedure</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Industrial development permits are reviewed by staff, refer to <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.4COREPR" class="section-link" data-product-id="14666">Section 3.4</a> for Common Review Procedures.
               </p>
            		
            <p class="b0">
               <span class="bold">Section 3.7.8 Land Development Permit.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Reserved</span>.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               <span class="ital">Purpose and Intent</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               The purpose of this section is to ensure that proposed development activities comply
               with all standards set forth in this Ordinance.
               </p>
            		
            <p class="incr0">
               (c)
               </p>
            		
            <p class="content1">
               <span class="ital">Applicability</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               This section shall apply to all the County except for those areas included within
               the planning jurisdiction of any incorporated municipalities and those areas within
               the Qualla Boundary, as provided by law. No person shall undertake any land disturbing
               activity subject to this section without first obtaining a land development permit
               and/or soil and erosion control permit from the County, except that no permit shall
               be required for any land disturbing activity as outlined in Section 3.7.8(e).
               </p>
            		
            <p class="incr0">
               (d)
               </p>
            		
            <p class="content1">
               <span class="ital">Land Development Permit Procedure</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Pre-Application Conference</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Optional (see <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.4COREPR" class="section-link" data-product-id="14666">Section 3.4</a>(c) Pre-Application Conference).
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               <span class="ital">Application Submittal and Acceptance</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Applicable (see <a href="" data-chunk-id="CD_ORD_APXIUNDEOR_ARTIIIPEPR_S3.4COREPR" class="section-link" data-product-id="14666">Section 3.4</a>(d) Application and Submittal Acceptance).
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               From and after the effective date of the Ordinance from which this section is derived,
               it shall be unlawful for any person or entity to undertake development, as defined
               herein, without first obtaining a land development compliance permit from the Permitting
               and Code Enforcement Director.
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               Requests for a permit to conduct land disturbing activities shall contain a sediment
               control plan. Requests for a permit to conduct land disturbing activities exceeding
               three acres shall require the developer or property owner to provide a sediment control
               plan drawn by an appropriately licensed or certified design professional and if that
               same permit disturbs five or more acres, an appropriately licensed or design professional
               shall conduct timely inspections.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               <span class="ital">Staff Review and Action</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               The Permitting and Code Enforcement Director shall issue a land development compliance
               permit only upon determining that the development activity complies with all ordinances
               and regulations of the County and all other applicable requirements.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               The Permitting and Code Enforcement Director shall review the application and accompanying
               plan for completeness and compliance with this section. If the submitted plan is approved
               by the Code Enforcement Director, a permit to conduct land disturbing activities shall
               be issued in the name of the applicant. Permits are valid for three years after they
               are issued; construction shall begin within the three-year time period or the permit
               shall expire and a new permit shall be required.
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               Permits shall be prominently displayed on the site until the project is certified
               complete by the erosion control officer. In addition, a copy of the approved sediment
               control plan shall be kept on hand at the job site at all times for inspection.
               </p>
            		
            <p class="incr0">
               (e)
               </p>
            		
            <p class="content1">
               <span class="ital">Appeals</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Applicable (see Section 3.7.2 Administrative Appeal).
               </p>
            		
            <p class="incr0">
               (f)
               </p>
            		
            <p class="content1">
               <span class="ital">Exceptions</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Land Development Permit</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Bona Fide Farms.
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               This section shall not apply to property used for bona fide farm operations except
               as provided by G.S. 160D-903.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               <span class="ital">Soil and Erosion Control Permit</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               This section shall not apply to any land disturbance activity undertaken for the purpose
               of fighting fires;
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               For the stockpiling of raw or processed sand, stone, or gravel in material processing
               plants and storage yards, provided that sediment control measure