Planning Board Members Present: Chairman Billy Case, James Heffron, Connie Dennis, KivancSenocak
Members Absent: Duane Vanhook
Staff Present: Andrew Bowen, Town Planner and Shelly Coker, Executive Assistant
1.Open of Meeting - The meeting was opened at 5:35pm on Thursday, June 22nd, 2017 in the Town Hall Boardroom. The Pledge of Allegiance was said by all.
2.Public Comment – There was no public comment.
3.UDO Future Scheduling - Planner Bowen spoke of the UDO work. We are on Chapter 19 as of this evening. Planner Bowen has taken another job and his last day will be June 23. The Planning Board will be helping the Town Manager and new Town Planner to finish the job. The Maggie Valley Pedestrian Action Safety Plan project for Soco Road has been awarded 2.3 million dollars. Ms. Dennis asked if there would be parking near the Town Center included in this project? Planner Bowen spoke of a ‘road diet’ possibility that could allow for parallel parking. Mr. Heffron asked how much input does the public have with NCDOT and Planner Bowen said there would be Public Hearings. There will be discussion about NCDOT requirements and the design. An engineer will design the project to NCDOT’s strict standards. Chairman Case asked about bike lanes. Bicycle and pedestrian amenities will be provided. Ms. Dennis asked about red lights. There will be no red lights. There may be a meeting in July with the Town Manager and the meeting in August should be with the newly hired planner. The Town Attorney will notify the Town when Chapters 1-10 are ready. There will be 22 Chapters with one section of Legal References and one section of Definitions.
4.Planner Presentation of Aesthetic and Design Ordinance – These are the commercial zones now:
A Category 1 Town Center Master District (the most strict) Evans Cove to Maggie Mountaineer Crafts and the districts on either side
B Category 2 Town proper (less stringent) from Town Hall to Ghost Town
C Category 3 from Teagues to Dellwood (undeveloped areas)
19 Appearance Standards and Design Review
19.1 Intent and Purpose
19.1.1 The Town of Maggie Valley recognizes that new construction built to proper standards is important to its residents, businesses, and industries. Maggie Valley desires architectural styles and developments that build upon and uphold the existing mountain character and natural setting of the community and believes that well-designed and well-maintained development is in the best interests of all residents and businesses.
19.1.2 It is the intent of this section to establish appearance standards and design review procedures for the planning jurisdiction of the Town of Maggie Valley. The purposes of this Section are as follows:
1.Provide design criteria for well-built commercial and multi-family construction through the use of appropriate architectural elements and site development;
2.Improve community appearance by requiring the use of suitable exterior colors and building materials;
3.Preserve and enhance the Town’s natural environment, aesthetic integrity and unique character;
4.Support tourism and stimulate local economic development;
5.Preserve private property values and maintain a high quality of life;
6.Provide shade and increase natural buffers to promote vegetative growth
7.Protect the overall health, safety, and general welfare of the public.
19.2 Application
This chapter shall apply to the following within any Commercial/ Mixed Use Zone and to any Multi-family housing Complex:
•all new building construction
•any renovation of a facade
•any addition adding 30% of the current square footage (this used to be 50%)
•any addition adding 30% of the current tax value
19.3 Procedures for Review
19.3.1 Before a zoning permit may be issued the following must occur:
1.Preliminary Meeting Before any building or site plans are drawn, a pre-rendering meeting with the Town Planner is required. At this meeting, the planner will explain the provisions of this chapter, note application and provide any further guidance necessary.
2.Site / Building Plans An architectural plan shall be submitted to the Town Planner for design review with the following information provided:
A.Site Information: owner, address, pin# and lot size
B.Detailed description, survey and photography of existing building/ site conditions: existing structures, existing parking/ pedestrian areas and vegetation.
C.A site plan showing the areas devoted to new buildings, expansions, renovations, parking, pedestrian/ bicycle facilities and landscaping.
D.Landscaping plan depicting locations, size and names of plant material as included within the Town’s landscaping requirements. (Parking, lighting and vegetation have been covered previously.)
E.Elevation drawings of all sides of the structure/s that are visible from a public right-of-way illustrating the building’s appearance and treatment. This drawing will be in color and shall show all materials to be used.
F.A full list of materials to be used and color samples.
G.Any other information that the Town Planner deems necessary for plan approval.
3.Plan Approval Once all of the required information and visuals have been submitted to the Town Planner the following shall occur:
Full compliance: If it is determined by the Town Planner that a proposed project meets all provisions required within this chapter, a zoning permit may be issued.
Partial compliance: If it is determined that a proposed project meets at least 90% of the standards within the chapter and that there is a legitimate reason for deviation, an applicant may pursue a special use permit from the Zoning Board of Adjustment. Before any application is forwarded to the ZBOA, 6 (six) copies of all application components shall be provided.
A.Before any special use permit is granted, the ZBOA shall find the following:
I.The proposed development will not materially endanger public health and or safety
II.The proposed development will be compatible and in harmony with the area in which it is to be developed
III.The proposed development is in compliance with the intent and spirit of the Town’s established design criteria,
IV.The issuance of the permit will not substantially injure the value of adjoining property.
V.That the proposed plans and renderings are the smallest deviation possible
B.If the ZBOA fails to review submitted materials and make a determination within 45 days, the applicant may apply directly to the Board of Aldermen for approval. All meetings both under the ZBOA and Board of Alderman will be held within the confines of a quasi-judicial hearing.
C.All special requirements placed on the application by a Town Board, shall be made in the motion and recorded as public record. All said requirements will be mandatory and any deviation will result in revocation of permit or zoning violation.
Failure to comply: If an applicant fails to provide the information above, or plans do not meet the specified standards within this chapter, a permit will be denied. Applications which have been disapproved may be reconsidered upon revision and resubmittal by the applicant in accordance with the requirements of this chapter.
19.4 Requirements for Site Survey and Elevation Drawings Submittal
All surveys, site plans and vegetative plans must be provided by a Registered Land Surveyor and all elevations for structures under (Categoryies A and B) requirements and all others exceeding 2,500 base floor square feet must be provided by a Licensed Architect. It is the responsibility of the applicant to produce sufficient evidence demonstrating that the design principles, guidelines, and procedures specified in this chapter will be met.
19.5 Alterations of Approved Plans
19.5.1 Minor Alterations If an applicant desires to alter the approved site/ structure design features in a way that overall compliance is still achieved, no special permissions shall be needed.
19.5.2 Major Alterations If an applicant desires to alter the approved site/ structure design features and the result will be non-compliance, a new application and site/ structure drawings must be approved by the Zoning Board of Adjustment.
19.6 Approval Duration
Any approval provided by the Town shall be valid for a period of one year. Extensions may be granted by the Town Planner provided such extension is requested prior to the date of expiration.
19.7 Appeals
All appeals to the Town Planner’s decision in granting/denying the issuance of a zoning permit on the basis of this chapter may be made to the Zoning Board of Adjustment. All appeals from a decision made by the ZBOA shall be made to the NC Court of Appeals.
19.8 Regulated Aesthetic and Design Criteria
In consideration of all applications for design review and approval, the Town Planner shall take into account the proposal’s level of compliance with the following criteria:
19.8.1 Compatibility and Context
All development subject to this section shall be compatible with the established architectural character of the Town by using a design that is complementary to existing Town architectural styles, designs, and forms.
19.8.2 Building Design
1.Frontage Orientation (All Districts A, B & C)
All newly constructed buildings shall be oriented so that a principal or primary facade faces each street on which the building fronts.
2.Storefronts Individual Storefronts If several storefronts are located in one building, the individual storefronts shall be unified in all exterior design elements, such 8 as mass, window and door placement, color, materials, and signage while, 9 at the same time, varying the look and providing distinctiveness from 10 storefront to storefront.
3.Facades
Continuous flat facades are prohibited. Where a façade length is greater than thirty feet the use of architectural elements shall be required every fifteen feet to break up large masses of buildings. These elements may include but not be limited to: real or faux windows and doors, breezeways, porches, decks, awnings, altered building materials, shouldering and stepbacks.
4.Building Materials
Acceptable Materials
•All materials native to the Southern Appalachian Mountains
•Wood siding (painted, stained, or weathered)
•Wood shingles/shakes
•Hardieback siding pressed to look like wood
•Bark siding
•True log construction
•Exposed wood structural members
•Log siding
•Stone
•Cultured stone (faux stone)
•Brick
•Stucco (only to be three feet above grade only and to accent areas of detail)
Prohibited Materials
•Preformed metal siding
•T1-11 siding (plywood)
•Exposed or painted concrete block
•Vinyl siding
•Artificial brick
•Split face block
•Stucco, as an entire wall exterior finish
•Synthetic stucco
•Any mix of materials unrelated to architectural form and or structure
5.Building Color
Colors shall be natural and subdued earth tones (examples to the right) and shall blend in well with the natural surroundings.
Natural stains or paints that reflect the colors of natural materials shall be dominant on large areas such as building facades and elevations. Openings and entryways shall be clearly expressed with changes of texture or color. Trim color shall refer to any or all buildings trim elements (such as eaves, soffits, overhangs, windows, sills and or gutters). Principal building and trim colors are subject to review and also for repainting an existing building. If the color for repainting matches the previously permitted color, then no additional permit will be required.
6.Scale and Massing
Building scale and massing proportions should reflect local traditions of mountain buildings. Proposed design should be oriented to the simple commercial and residential buildings of Maggie Valley. The following provisions shall be mandatory:
A.Texture of roof and wall finishes shall provide a scale or reference point for the pedestrian in proximity to the structure.
B.Buildings with a mass of 50
7.Roofs and Awnings
Roofs and awnings are major visible elements and shall be compatible with both the buildings’ and neighboring buildings’ architectural styles. Similarities in said features create a visual continuity in the streetscape and neighborhood. Roof shape, color and texture shall be designed in a manner that does not contrast with neighboring properties.
A.Roof Pitch Where there is an established common roof pitch (all adjacent properties), said pitch may be used for new development. If neighboring roof pitch varies, the steepest neighboring roof pitch shall be used in new construction. If new construction is to occur where there is a neighboring property that is vacant, a roof pitch of 7/12 shall be required.
B.Roof Decoration Where there is a span of roof that is greater than fifty feet, an architectural detail such as a dormer, cupola and or varying planes shall be provided every twenty-five feet.
C.Flat Roofs Where a buildings size or scaling does not allow for a pitched roof, a flat roof may be used if mansard roofing, parapet walls or any other architectural elements are added.
D.Roofing Materials Roofing material can include, wood, slate or metal and shall be earth tone colors. Where a differing color is to be used to compliment the architectural style of the building, a special use permit may be granted by the ZBOA.
E.Overhangs Large overhangs of a one (1) foot minimum shall be required for all structures over five-hundred square feet. For structures under five-hundred square feet an overhang of six inches or greater shall be accepted.
F.Fascia and Further Decorations Decorative facias shall be a minimum of eight inches wide and/or exposed other decorations such as rafter tails shall be provided.
G.Gutters and Downspouts Exposed gutters and downspouts shall be painted to match or complement adjacent roof or wall materials.
H.Porches and other Support Structures Roof pitches over porches and ancillary structures should be in keeping with principal building and shall have a minimum pitch of 4/12.
I.Utility Structures Grouping together of utility structures (vents, ducts,) and painted to 26 match adjacent building surface and screened.
5.Board Discussion – Planner Bowen asked the members if there was need for three categories or should there be only two? Mr. Heffron, Ms. Dennis and Chairman Case discussed the Dellwood area of Maggie Valley as needing to be a Category, so three was agreed upon. In the meeting wrap-up, Planner Bowen mentioned that the Town Attorney has looked over thirteen chapters of the UDO. The chapters should be emailed to board members in chunks of five. The finished product will be presented to the Board of Aldermen. There was no further discussion. Planner Bowen thanked the board for their input.
6.Public Comment – There was no public comment.
7.Adjournment – The meeting was adjourned by Chairman Case at 6:25pm.
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Billy Case, Chairman
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Shelly J Coker, Executive Assistant