TOWN OF OCEAN ISLE BEACH

Transcription

1 TOWN OF OCEAN ISLE BEACH PLANNED UNIT DEVELOPMENT ORDINANCE ADOPTED IN EFFECT FEBRUARY 13, 2001 This ordinance has been prepared by the Ocean Isle Beach Planning & Inspections Department.

2 Section Planned Unit Developments. Article II. Districts. The intent of this section is to allow for the planning and development of certain tracts of land in a more flexible and creative manner than would otherwise be allowed by this chapter. Except as noted within this section, Planned Unit Developments shall follow guidelines and procedures established within the Zoning Ordinance and Subdivision Ordinance for the Town of Ocean Isle Beach. (1) Location. Planned Unit Developments shall be allowed only on the mainland areas within the planning and zoning jurisdiction of the Town of Ocean Isle Beach. No Planned Unit Development shall be permitted on the island area of the Town of Ocean Isle Beach. (2) Minimum size. A Planned Unit Development shall be located on a site containing at least ten (10) contiguous acres. Planned Unit Developments may be strictly residential, strictly commercial, or mixed commercial and residential. See 6(e) for additional regulations on mixing of commercial and residential uses within a Planned Unit Development. (3) Phases of Development. The Planned Unit Development may be developed in phases in accordance with the phasing schedule submitted as part of the approved Preliminary Master Land Use Plan. (Improvement guarantees must encompass an entire phase). (4) Ownership. The tract must be in single (individual or corporate) ownership. (5) Permitted uses. In areas that are primarily residential in nature, the following uses shall be allowed upon approval as outlined in subsection (7) of this section: Single family, two family, and multi family dwellings; accessory use structures relative to the principal use; and recreational amenities such as private clubhouses, private tennis courts, private pools, private docks, and golf courses. In areas that are primarily commercial in nature, the following uses shall be allowed upon approval as outlined in subsection (7) of this section: Multi family dwellings; hotels and motels; commercial retail businesses providing low bulk commodities such as groceries, drugs, apparel, gifts, and variety and convenience merchandise; offices; restaurants; personal service establishments such as beauty salons; accessory use structures relative to the principal use; and churches. 1

3 (6) Design Standards. a. Setback lines. No building or structure shall be closer than twenty-five feet from any project or tract property line. Any commercial occupancy shall be separated from any residential occupancy within or outside the Planned Unit Development by a minimum of 35 feet. b. Separation. Building separation distances shall be a minimum of ten feet unless otherwise indicated within the North Carolina Building Code. c. Residential density. The maximum residential density shall conform to the zoning requirement of the district in which the Planned Unit Development is located. The calculation of density shall be computed by dividing the total heated square footage for the project by 2,000 square feet per unit and applying this to the total project area. (Sample calculation: 20,000 square feet of heated square footage/2,000 square feet per unit/2 acres = 10 units/2 acres = 5 units per acre) Total project area does not include any areas that are designated as ecologically sensitive. d. Commercial density. The maximum commercial density shall conform to the zoning requirement of the district in which the Planned Unit Development is located. The calculation of density shall be computed by dividing the total square footage for the project by 2,000 square feet per unit and applying this to the total project area. (Sample calculation: 20,000 square feet of heated square footage/2,000 square feet per unit/2 acres = 10 units/2 acres = 5 units per acre) Total project area does not include any areas that are designated as ecologically sensitive. e. Commercial Use Within Planned Unit Developments. Mixing of commercial and residential uses within a Planned Unit Development is permitted in residentially zoned areas as long as there are at least twenty (20) acres or more of land. The developer may designate an area not greater than five (5) percent of the total acreage for commercial use, excluding golf courses. Commercial use within a Planned Unit Development shall be designed and located to serve primarily the residents of the Planned Unit Development. Such use is encouraged to be located on and face an internal street of the development. f. Open space. In planned unit development projects, a minimum of 15 percent of the gross acreage shall be reserved as open space. Any area or segment of an open space less than 50 feet in width cannot be calculated as usable open space unless it is clearly part of an overall open space system, such as a pedestrian walkway, in which case a 2

4 minimum of 20 feet shall be permitted. Wetland areas shall not account for more than 50% of the open space requirement. Provisions for continuous maintenance of open space set aside in accordance with the above regulations shall be made by the developer through establishment of a private homeowner s association or, in the case of commercial Planned Unit Developments, a private property owner s association. Open areas that are required as part of a stormwater control device or septic system area shall not be included as provision of open space for the purpose of meeting the requirements of this section. The purpose for provision of open space is to provide a common area with a park atmosphere for the pleasure and enjoyment of the residents of the Planned Unit Development. g. Wetlands. Ecologically sensitive lands such as marsh, Carolina Bays, pocosins and swamps are to be preserved whenever possible for the pubic interest. Density credit may be applied to these areas upon approval of the Planning Board and Board of Commissioners as long as such areas are granted as perpetual conservation easements. Note: The following is an example of how full density credit may be applied. If a proposed project area consists of 10 acres and 2 acres are determined to be ecologically sensitive lands, the project density will be calculated based on ten acres, however, development will be allowed only on the eight acres not determined to be ecologically sensitive. h. Commercial Buffer. A distinct buffer that separates and partially obstructs the view between single-family and commercial or between single-family and multi-family by a minimum of 50% is required within the Planned Unit Development. (A buffer for the purposes of this use shall be considered as natural or planted vegetation located between a structure and a property line intended to separate and partially obstruct the view of two adjacent land uses or properties from one another.) i. Utilities. Provision of utility services shall be underground. Adequate easements and rights-of-way for ingress and egress for maintenance also shall be provided. All utilities shall be placed within the right-ofway, and not located under the paved portions of the street (except for lateral crossovers). Water and Sewer. Provision of water and sewer to each housing unit and non-residential structure shall be in accordance with the Ocean Isle Beach Subdivision Ordinance Section and Utilities Ordinance Chapter 58 and any other applicable state, federal, or local regulations. 3

5 Electrical, Telephone and Cable. Electrical, telephone and cable service shall be underground. All underground wiring shall be in accordance with the Ocean Isle Beach Subdivision Ordinance Section (A written statement by the utility company authorized to provide electrical service to the Planned Unit Development, stating their commitment to install electric utilities, may be accepted in lieu of financial assurance guarantees.) j. Streets/Internal Trafficways Creative design of circulation routes and trafficways is encouraged. A base characteristic of a Planned Unit Development is that the internal circulation routes or streets do not follow fixed linear geometric lines as do most streets. Instead, circulation routes are curvilinear and of meandering character, to preserve tree and landscape features. Slower-paced traffic movements, private restrictions for extremely low speed limits, and provision of bumper-strips at intervals in the pavement make generous use of such features. Pedestrian-oriented communities also are encouraged to enhance the quantity of pedestrian activity and to improve the quality of the pedestrian experience. Streets shall conform to the requirements in Section of the Ocean Isle Beach Subdivision Ordinance. Provisions for Bicycle and Pedestrian Traffic shall be made in accordance with the currently adopted Bicycle and Pedestrian Traffic Plan for the Town of Ocean Isle Beach. k. Stormwater Planned Unit Developments shall provide stormwater drainage systems in accordance with the Ocean Isle Beach Stormwater Management Ordinance and North Carolina Department of Environment and Natural Resources. Where a Planned Unit Development is traversed by a natural or constructed drainage-way, an easement shall be provided conforming with the lines of such drainage-way and of sufficient width as will be adequate for the purpose. (7) Improvement Guarantees. Shall be in accordance with 9(D)(2). (8) Exemptions. Except as required in subsection (5) of this section, planned unit developments are exempt from the application of minimum lot area, width and yard requirements shown for the individual zoning districts. All other sections of the zoning ordinance are applicable to planned unit developments. (9) Submission and approval requirements. 4

6 A. A Pre-Submission Conference between the applicant and the Technical Review Committee (TRC) shall occur as the initial step in the PUD approval process. The owner/applicant shall submit 5 copies of a Conceptual Land Use Plan to be reviewed by the TRC. The Conceptual Land Use Plan must show at a minimum; major thoroughfares, acreage and development type (i.e., residential, commercial, open space) of each phase, vicinity map, density, Flood Zones(s) and proximity of nearest water and/or sewer main. The purpose of this conference is to provide assistance and guidance to the applicant for the efficient review and consideration of the proposed project. Any effort to secure this conference is the sole responsibility of the applicant. B. A Preliminary Sketch Plan may be submitted by the developer for review and consideration by the Planning Board prior to submission of the master land use plan. Submission and/or approval of the preliminary sketch plan shall not establish any vested rights. If submitted, the owner/applicant shall submit to the Planning Director two copies (larger than 11 by 17 ) of the sketch plan and an additional 10 copies (in size not to exceed 8 ½ by 11 or 11 by 17 ) for inclusion in board review packets. At a minimum, the sketch plan shall show the following: a. A sketch vicinity map showing the location of the subdivision in relation to neighboring tracts, subdivisions, roads and water areas; b. The boundaries of the tract and the portion of the tract to be subdivided; c. The total acreage to be subdivided; d. The existing and proposed uses of the land within the subdivision and the existing uses of land adjoining it; e. The proposed street layout with approximate pavement and right-of-way widths, lot layout and size of lots; f. The name and address of the owner; g. The name, if any, of the proposed subdivision; h. Streets and lots of adjacent developed or platted properties; i. The zoning classification of the tract and of adjacent properties; and j. The Preliminary Sketch Plan must be labeled as a Preliminary Sketch Plan. C. Preliminary Master Land Use Plan submission and review. 1. Submission procedure. The owner/applicant for the Planned Unit Development shall submit a Preliminary Master Land Use Plan, which shall be reviewed by the Planning Board and approved by the Board of Commissioners before any construction or installation of improvements may begin. Five copies of the Preliminary Master Land Use Plan (as well as ten copies not to exceed a size of 8 ½ 5

7 by 11 or 11 by 17 for inclusion in the Board of Commissioners agenda packets and any additional copies which the Planning Director determines are needed to be sent to other agencies) shall be submitted to the Planning Director. The Planning Director shall submit the Preliminary Master Land Use Plan to the Board of Commissioners. The Board of Commissioners shall transmit the Preliminary Master Land Use Plan at least seven days prior to the meeting at which it is to be reviewed, to the Planning Board for review and recommendation. Preliminary Master Land Use Plans shall meet the specifications in 9(R). 2. Review procedure. a. The Planning Board shall review the Preliminary Master Land Use Plan. The Planning Board shall, in writing, recommend approval, conditional approval with recommended changes to bring the Preliminary Master Land Use Plan into compliance, or disapproval, with reasons, within 45 days of its receipt of the Preliminary Master Land Use Plan from the Board of Commissioners. b. If the Planning Board recommends approval of the Preliminary Master Land Use Plan, it shall retain one copy of the Preliminary Master Land Use Plan for its minutes and transmit two copies of the Preliminary Master Land Use Plan, to the Board of Commissioners with its recommendation. c. If the Planning Board recommends conditional approval of the Preliminary Master Land Use Plan, it shall keep one copy of the Preliminary Master Land Use Plan for its minutes, transmit two copies of the Preliminary Master Land Use Plan and its recommendation to the Board of Commissioners and return the remaining copy of the Preliminary Master Land Use Plan and its recommendation to the owner/applicant. d. If the Planning Board recommends disapproval of the Preliminary Master Land Use Plan, it shall retain one copy of the Preliminary Master Land Use Plan for its minutes, transmit one copy of the Preliminary Master Land Use Plan and its recommendation to the Board of Commissioners, and return the remaining copy of the Preliminary Master Land Use Plan and its recommendation to the owner/applicant. e. If the Preliminary Master Land Use Plan is recommended for disapproval, the owner/applicant may make the recommended changes and submit a revised Preliminary Master Land Use Plan or appeal the recommendation to the Board of Commissioners. f. If the Planning Board does not make a written recommendation within 45 days after its first consideration of the Preliminary Master Land Use Plan, the owner/applicant may apply to the Board of Commissioners for approval or disapproval. g. The Board of Commissioners shall review the Preliminary Master Land Use Plan along with the recommendation of the Planning Board. 6

8 h. If the Board of Commissioners approves the Preliminary Master Land Use Plan, such approval shall be noted on two copies of the plan. One copy of the Preliminary Master Land Use Plan shall be retained by the Board of Commissioners, and one copy shall be returned to the owner/applicant. If the Board of Commissioners approves the Preliminary Master Land Use Plan with conditions, approval shall be noted on two copies of the plan, along with a reference to the conditions. One copy of the Preliminary Master Land Use Plan, along with the conditions, shall be retained by the Board of Commissioners; and one copy of the Preliminary Master Land Use Plan, along with the conditions, shall be returned to the owner/applicant. If the Board of Commissioners disapproves the Preliminary Master Land Use Plan, the reasons for such disapproval shall be specified in writing. One copy of the Preliminary Master Land Use Plan and the reasons shall be retained by the Board of Commissioners, and one copy shall be returned to the owner/applicant. i. The Board of Commissioners shall approve or disapprove the Preliminary Master Land Use Plan within 45 days of receipt of the recommendation from the Planning Board. j. Either the Planning Board or the Board of Commissioners may utilize an additional 45 days for the review process, upon notification to the subdivider. D. Final Master Land Use Plan submission and review. 1. Preparation of Final Master Land Use Plan and installation of improvements. Upon approval of the Preliminary Master Land Use Plan by the Board of Commissioners, the owner/applicant may proceed with the preparation of the Final Master Land Use Plan, and the installation of or arrangement for required improvements in accordance with the approved Preliminary Master Land Use Plan and the requirements of this chapter. Prior to approval of a Final Master Land Use Plan, the owner/applicant shall have installed the improvements specified in this chapter or guaranteed their installation as provided in this section. No Final Master Land Use Plan will be accepted for review by the Board of Commissioners unless accompanied by written notice by the Planning Director acknowledging compliance with the improvement and guarantee standards of this chapter and all engineering certifications required by state wastewater and water permits. The Final Master Land Use Plan shall constitute only that portion of the Preliminary Master Land Use Plan which the owner/applicant proposes to record and develop at that time; such portion shall conform to all requirements of this chapter. 2. Improvements guarantee. A. Agreement and security required. In lieu of requiring the completion, installation and dedication of all infrastructure improvements within a phase of development prior to Final Master Land Use Plan approval, the Town may enter into an agreement with the owner/applicant whereby the owner/applicant shall agree to complete all required improvements. 7

9 Once the agreement is signed by both parties and the security required in this subsection is provided, the Final Master Land Use Plan may be approved by the Board of Commissioners if all other requirements of this chapter are met. To secure this agreement, the owner/applicant shall provide, subject to the approval of the Board of Commissioners, either one or a combination of the following guarantees not exceeding 1.25 times the entire estimated cost as provided in this section: 1. Surety performance bond. The owner/applicant shall obtain a performance bond from a surety bonding company authorized to do business in the state. The bonds shall be payable to the Town of Ocean Isle Beach and shall be in an amount equal to 1.25 times the entire cost, as estimated by the owners/applicants engineer and approved by the Board of Commissioners, of installing all required improvements. The duration of the bond shall be until such time as the improvements are accepted by the Town. 2. Cash or equivalent security. a. The owner/applicant shall deposit cash, an irrevocable letter of credit or other instrument readily convertible into cash at face value, either with the Town or in escrow with a financial institution designated as an official depository of the Town. The use of any instrument other than cash shall be subject to the approval of the Board of Commissioners. The amount of deposit shall be equal to 1.25 times the cost, as estimated by the owners/applicants engineer and approved by the Board of Commissioners, of installing all required improvements. b. If cash or other instrument is deposited in escrow with a financial institution as provided in this section, the owner/applicant shall file with the Board of Commissioners an agreement between the financial institution and himself guaranteeing the following: i. That the escrow account shall be held in trust until released by the Board of Commissioners and may not be used or pledged by the owner/applicant in any other matter during the term of the escrow; and ii. That in the case of a failure on the part of the owner/applicant to complete the improvements, the financial institution shall, upon notification by the Board of Commissioners, and submission by the Board of Commissioners to the financial institution of an engineer's estimate of the amount needed to complete the improvements, immediately either pay to the Town of Ocean Isle Beach the funds estimated to complete the improvements, up to the full balance of the escrow account, or deliver to the Town of Ocean Isle Beach any other instruments fully endorsed or otherwise made payable in full to the Town of Ocean Isle Beach. B. Default. Upon default, meaning failure on the part of the owner/applicant to complete the required improvements in a timely manner as spelled out in the performance bond or escrow agreement, the surety or the financial institution holding the escrow account shall, if 8

10 requested by the Board of Commissioners, pay all or any portion of the bond or escrow fund to the Town of Ocean Isle Beach up to the amount needed to complete the improvements based on an engineering estimate. Upon payment, the Board of Commissioners, in its discretion, may expend such portion of the funds as it deems necessary to complete all or any portion of the required improvements. The Town shall return to the owner/applicant any funds not spent in completing the improvements. C. Release of guarantee security. The Board of Commissioners may release a portion of any security posted as the improvements are completed and recommended for approval by the Planning Director. Within 45 days after receiving the Planning Director s recommendation, the Board of Commissioners shall approve the improvements. If the Board of Commissioners approves the improvements, it shall immediately release any security posted. 3. Submission procedure for Final Master Land Use Plan. A. The owner/applicant shall submit the Final Master Land Use Plan, so marked, to the Planning Director. The Planning Director may approve the Final Master Land Use Plan if no deviations have been made from the Preliminary Master Land Use Plan; otherwise the Planning Director shall submit the Final Master Land Use Plan to the Board of Commissioners. The Board of Commissioners shall transmit the Final Master Land Use Plan to the Planning Board for review and recommendation at least seven days prior to the meeting at which it is to be considered. B. The Final Master Land Use Plan shall be prepared by a registered land surveyor currently licensed and registered in the State of North Carolina by the state board of registration for professional engineers and land surveyors. The Final Master Land Use Plan shall conform to the provisions for plats, subdivisions and mapping requirements set forth in G.S and the Standards of Practice for Land Surveying in North Carolina. C. Six copies of the Final Master Land Use Plan (meeting the requirements in paragraph (D.) below) and a copy of the Final Master Land Use Plan in digital format approved by the Town of Ocean Isle Beach shall be submitted to the Planning Director. Two of these shall be on reproducible material, and three shall be black or blue line paper prints. 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 county register of deeds. In addition, 15 copies of the Final Master Land Use Plan not to exceed a size of 8 ½ by 11 or 11 by 17 for inclusion in the Board of Commissioners agenda packets and any additional copies which the Planning Director determines are needed to be sent to other agencies. D. The Final Master Land Use Plan shall be of a size suitable for recording with the county register of deeds and shall be at a scale of not less than one inch equals 100 feet. Maps may be placed on more than one sheet with appropriate match lines. Submission of the Final Master Land Use Plan shall be accompanied by the currently required filing fee. E. The Final Master Land Use Plan shall meet the specifications in 9(R). 9

11 F. The following signed certificates shall appear on all six copies of the Final Master Land Use Plan: a. Certificate of ownership and dedication. I hereby certify that I am the owner of the property shown and described hereon, which is located in the jurisdiction of the Town of Ocean Isle Beach and that I hereby adopt this plan of a Planned Unit Development and subdivision of land with my free consent, establish minimum building setback lines, and dedicate all streets, walks, parks, and other sites and easements to public or private use as noted. Furthermore, I hereby dedicate all sanitary sewer, storm sewer and water lines to the Town of Ocean Isle Beach. Owners Date b. Certificate of survey and accuracy. In accordance with G.S : There shall appear on each plat a certificate by the person under whose supervision such survey or such plat was made, stating the origin of the information shown on the plat, including recorded deed and plat references shown on the plat. The ratio of precision before any adjustments must be shown. Any lines on the plat that were not actually surveyed must be clearly indicated and a statement included revealing the source of information. The execution of such certificate shall be acknowledged before any officer authorized to take acknowledgements by the registered land surveyor preparing the plat. All plats to be recorded shall be probated as required by law for the registration of deeds. Where a plat consists of more than one sheet, only one sheet must contain the certification; and all other sheets must be signed and sealed. The required certificate shall include the source of information for the survey and data indicating the ratio of precision of the survey before adjustments and shall be in substantially the following form: I, certify that this plat was drawn under my supervision from an actual survey made under my supervision (deed description recorded in book, page, etc.) (other); that the boundaries not surveyed are clearly indicated as drawn from information found in book, page ; that the ratio of precision as calculated is 1: ; that this plat was prepared in accordance with G.S as amended. Witness my original signature, registration number, and seal this day of, A.D., 20. Surveyor 10

12 Seal or Stamp Registration Number The certificate of the notary shall read as follows: North Carolina, County. I, a notary public of the county and state aforesaid, certify that, a registered land surveyor, personally appeared before me this day and acknowledged the execution of the foregoing instrument. Witness my hand and official stamp or seal, this day of, 20. Notary Public Seal or Stamp My commission expires on. c. Certificate of approval of the design and installation of streets, utilities, and other required improvements. I hereby certify that all streets, utilities and other required improvements have been installed in an acceptable manner and according to town specifications and standards in the Planned Unit Development or that guarantees of the installation of the required improvements in an amount and manner satisfactory to the Town of Ocean Isle Beach has been received, and that the filing fee for this plat has been paid. Date Subdivision Administrator G. The Planning Board shall review the Final Master Land Use Plan if it deviates from the Preliminary Master Land Use Plan and shall recommend approval, conditional approval with modifications to bring the plat into compliance or disapproval of the Final Master Land Use Plan with reasons within 45 days of receipt of the Final Master Land Use Plan. H. If the Planning Board recommends approval of the Final Master Land Use Plan, it shall transmit all copies of the Final Master Land Use Plan and its written recommendations to the Board of Commissioners. I. If the Planning Board recommends conditional approval of the Final Master Land Use Plan with modifications to bring the plan into compliance, it shall retain one print of the Final Master Land Use Plan for its minutes, return its written recommendations and two reproducible copies of the Final Master Land Use Plan to the owner/applicant, and transmit one print of the Final Master Land Use Plan and its written recommendations to the Board of Commissioners. 11

13 J. If the Planning Board recommends disapproval of the Final Master Land Use Plan, it shall instruct the owner/applicant concerning resubmission of a revised plan; and the owner/applicant may make such changes as will bring the plan into compliance with the provisions of this chapter and resubmit the Final Master Land Use Plan for reconsideration by the Planning Board, or appeal the decision to the Board of Commissioners. K. Failure of the Planning Board to make a finding within 45 days shall constitute grounds for the owner/applicant to apply to the Board of Commissioners for approval. L. If the owner/applicant appeals to the Board of Commissioners, the Board of Commissioners shall review and approve or disapprove the Final Master Land Use Plan within 45 days after the appeal has been filed with the Planning Director. M. If the Planning Director or the Board of Commissioners approves the Final Master Land Use Plan, such approval shall be shown on each copy of the Final Master Land Use Plan by the following signed certificate: Certificate of approval for recording. I hereby certify that the subdivision plat (a portion of a Planned Unit Development) shown hereon has been found to comply with the Planned Unit Development regulations of the Town of Ocean Isle Beach, North Carolina, and that this plan has been approved by the Board of Commissioners for recording in the Office of the Register of Deeds of Brunswick County. Subdivision Administrator or Mayor Town of Ocean Isle Beach, North Carolina Date N. If the Final Master Land Use Plan is disapproved, the reasons for such disapproval shall be stated in writing, specifying the provisions of this chapter with which the Final Master Land Use Plan does not comply. One copy of such reasons and one print of the plan shall be retained by the Planning Board as part of its proceedings, and one copy of the reasons and three copies of the plan shall be transmitted to the owner/applicant. If the Final Master Land Use Plan is disapproved, the owner/applicant may make such changes as will bring the Final Master Land Use Plan into compliance and resubmit the plan for reconsideration by the Planning Board. O. If the Final Master Land Use Plan is approved by the Planning Board, the original tracing and one print of the plan shall be retained by the owner/applicant. One reproducible tracing and one print shall be filed with the Town Clerk, one print shall be filed with the Planning Department and one print shall be returned to the Planning Board for its records. 12

14 P. Either the Planning Board or the Board of Commissioners may utilize an additional 45 days for the Final Master Land Use Plan review process, upon notification to the owner/applicant. Q. The owner/applicant shall file the approved Final Master Land Use Plan with the register of deeds of the county prior to the sale of any lot within the subdivision. R. Information to be contained in or depicted on preliminary and final plats. The preliminary and final plats shall depict or contain the information indicated in the table of required information, which is on file and available in the town offices in addition to the following items: 1. A legal description of the total site proposed for development including the names and addresses of adjacent property owners and present and proposed zoning of the site to be developed. 2. Quantitative data for the following: parcel size, number and types of dwelling units, gross and net residential densities, gross and net commercial densities, total heated square footage. 3. Planned open space, parks, and active recreation areas to be preserved or developed in accordance with this ordinance. 4. Planned organizational arrangements for providing for ownership, maintenance, and preservation of common open space. 5. Plans for construction of water and sewage disposal systems to comply with requirements of the Town of Ocean Isle Beach. 6. Plans for all underground utilities and lighting of common areas. 7. Plans for stormwater management in accordance with the Stormwater Management Ordinance. 8. Planned primary and secondary traffic circulation patterns including parking areas and anticipated traffic volume. 9. The delineation of areas to be constructed in phases and the sequential order that will be followed in development including a written statement from the developer indicating the estimated date for beginning each phase of construction and the estimated date of completion. 10. Evidence that other necessary approval agencies have been notified of the proposed development and an application has been submitted as required by each agency. 11. Copies of proposed covenants and deed restrictions. 13

15 (10) No building permit shall be issued for construction of residential or commercial structures until the final plat has been recorded with the Brunswick County Register of Deeds. 14