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