public workshop iii thursday april, 22 2010 maggie valley town hall town of maggie valley appearance...

PUBLIC WORKSHOP I I ITHURSDAY APRIL , 22 2010

MAGGIE VALLEY TOWN HALL

Town of Maggie ValleyAppearance Standards &

Design Review

Acknowledgements & Introductions

Planning BoardTom BenoitBilly Brede,

ChairmanBurton EdwardsJune JohnsonBob KnoedlerJohn Schreiber

North Carolina Department of

Commerce Community

Planning Program Western Region

Ron Hancock, AICP

Outline

OverviewChanges since Public Workshop II (Oct 6

2009)Group Breakout SessionPlanning Board CommentsPublic Comment

Today’s Thought….

“We shape our buildings; thereafter, they shape us.”

Winston Churchill

Yesterday’s Ideas, Tomorrow’s Look

Several “buzz” words have dominated Town Land Planning Documents Since the 1970s

Appearance Standards

Architectural Standards

Town ThemeMountain

HeritageNative

Landscaping

Land Use Plan (1977)

To guide further commercial development along US 19 and to improve the appearance of existing as well as future development along this path

Driving Miss Maggie (Comprehensive Plan 2004)

Need to create an image for Maggie Valley

Develop architectural review standards…require architectural conformity for commercial buildings as a minimum

Preserve mountain architectural heritage

Revise landscape ordinance for commercial districts

Land Use Plan (2007)

Short Term Goal Add basic aesthetic/appearance or

design standards into the ordinance. The Town should decide if there is a specific set of appearance characteristics that they would like to see for non-residential development. A broad set of guidelines could be included in the ordinance to move toward a specific “look.”

Why Now?

Bad Economy, Good Timing?Existing businesses have already

embraced proposed theme conceptsThe Town has embraced the vision

design criteria i.e. the Police Department, Festival Ground Stage and ABC Store

Protects, Encourages and EnhancesTown Pride

MOUNTAIN VERNACULAR IS NOT A STYLE OF ARCHITECTURE. IT CANNOT BE DEFINED IN SIMPLE TERMS OR ACHIEVED BY FOLLOWING A CERTAIN SET

OF STRICT DESIGN REQUIREMENTS. MOUNTAIN VERNACULAR IS AS MUCH OF A PROCESS AS IT IS AN

END PRODUCT. IT IS ALSO A PHILOSOPHY ABOUT DESIGN, A PHILOSOPHY THAT PUTS AND EMPHASIS ON THOROUGH CONSIDERATION OF ALL ELEMENTS

OF THE PROJECT. RATHER THAN AN ATTEMPT TO STIFLE GOOD DESIGN IT IS MEANT TO INSPIRE THE

HIGHEST QUALITY DESIGN

Mountain Vernacular

Mountain Vernacular: Single Story

Mountain Vernacular: Two Stories

Mountain Vernacular: Parking Lot

Mountain Vernacular: Street Yard

Maggie Valley Police Department

Maggie Valley ABC #2

Appearance Standards & Review Criteria

A) Compatibility & Context

B) Frontage, Orientation & Facades

C) Setbacks & YardsD) Building MaterialsE) Scale & MassingF)HeightG) ArticulationIndividual Storefronts

I) Awnings and Signage

J) Pitched RoofsK) ColorsL ) ParkingM) Screen UtilitiesN)Sufficient LightingO)LandscapingP)Bike/Ped

Color Building Height

Perceived to be overly bureaucratic for minor color change

Planning Director now has limited approval authority if color is a recognized earth tone

If Planning Director is uncomfortable with color choice then formal CUP process will begin (pp 10-11)

Previously capped at 45 feet although “inferred” floodplain exceptions

Now explicitly cites 55 feet maximum building height if located in floodplain (p. 8)

Changes Since October 6 , 2009

Ballparks not Bull's-eyes

The Process

Conditional Use Permit

Deciding Conditional Use Permits (CUP)

The decision on CUP is quasi-judicial and subject to procedural due process requirements:

Evidentiary hearing - affected parties have the right to offer evidence, cross examine witnesses, and have sworn testimony

The deciding board applies a degree of judgment and discretion

A record must be produced that supports the decision (findings of fact)

Findings must be based on set standards

Special attention given to avoiding bias and conflicts of interest

The CUP must be issued under standards, rules, and regulations that are uniformly applied to all applicants

Does not materially endanger the public health or safety

Will be in harmony with the area in which it is to be developed

Is in compliance with the intent and spirit of the established design criteria

Will not substantially injure the value of adjoining property

Additional CUP Decision Elements

Only those standards specifically listed in the ordinance may be applied when making a decision

Additional standards may not be developed on an ad hoc basis

The board must clearly state whether the standards have been met

The applicant has the burden of proof that an application meets the standards

NO CHANGECOLOR

MINOR/SINGLE ELEMENT RENOVATIONMAJOR/MULTI ELEMENT RENOVATION

NEW COMMERCIAL CONSTRUCTION

Examples

No Changes

There will be no amortization requirement period.

Improvements to existing buildings are not required, only when changes to the building’s exterior are made will elements of the aesthetic and design standards apply

May sell building without improvements

Color

(K) Suitable Colors (elements, accents & trim)

Mountain Vernacular PalettePantone Matching System (PMS) Color ChartIntensely Personal/Polarizing

Minor/Single Element Change

Changes less than 50% of gross floor area or existing building tax value will only need to comply to the aesthetic and design standards of that specific change only

Application 2

MAGGIE VALLEY MAGIC AND GIFTSFAÇADE IMPROVEMENT PROJECT

Major/Multi Element Renovation

Changes exceeding 50% of gross floor area or existing building tax value must comply to all aesthetic and design standards

Application 3

ALAMO MOTEL AND COTTAGES RENOVATION OF PRIMARY BUILDING

New Construction

If proposed building site is within the C-1 District must comply with all aesthetic and design requirements

Application 4

NEW COMMERCIAL DEVELOPMENTMCDONALD’S RESTAURANT

Planning Board Comment

•THREE MINUTE TIME LIMIT•COMMENTS CAN BE AS SPECIFIC OR

GENERAL •PLEASE STATE YOUR NAME & ADDRESS

FOR THE RECORD

Public Comment