(a) Purpose. The design review procedure seeks to encourage new construction and the renovation and rehabilitation of existing structures in a manner that will promote visual harmony, enhance the historical integrity, and develop creative design solutions. While the design guidelines will not dictate architectural styles, they will suggest a variety of design options for achieving compatibility within the designated design review boundaries along with encouraging consistency with other city adopted goals and plans.
(b) Scope of design review - mandatory review, voluntary compliance. Mandatory design review of major and minor works is required for all projects located on properties in one of the following design review areas:
Downtown Design Review Overlay District
River District Design Review Area
Hotel Overlay District
Additionally, mandatory design review of major works is required for all new construction that includes a hotel as a use in the Central Business Expansion District or the Commercial Expansion District.
Locally designated historic landmarks shall be reviewed by the historic resources commission of Asheville and Buncombe County in accordance with Section 7-5-11 of this chapter and is not subject to this review procedure.
(c) Minor works.
(1) Minor works defined. Minor works projects shall include all projects for which a building, sign, zoning and/or demolition permit is required and which do not meet the threshold of a major work. These works commonly include exterior rehabilitation and repair in which structural or character defining features remain intact; the addition of or changes to exterior illumination, painting, landscaping, signage, sidewalk, parking or other site features; and building additions that are 500 square feet or less for contributing historic structures, or 1,500 square feet or less for all other structures.
In addition, variance requests must be reviewed for compliance with applicable design review guidelines.
(2) Pre-application conference. A pre-application conference is encouraged prior to submitting an application for a minor work within a designated design review area. Applicants should call or visit the designated design review staff prior to making an application to discuss proposed design changes and to determine what information is required for the application.
(3) Application submittal. Applications for minor works shall be ministerial in nature and reviewed administratively by design review staff. Applicants are encouraged to apply for minor works during the design development phase of the project.
a. Filing of application. An application for a minor work shall be submitted to the Development Services Department.
b. Fees. Fees are charged for a minor works design review and permitting process in accordance with the Fees and Charges Manual.
c. Information required. Each application for minor works review shall include the information described in the applicable design review area checklist(s).
(4) Staff review. Design review staff shall review a complete minor works application within ten working days of receipt of the application. The ten day review period will not begin until all necessary application materials are received. In the event that an application is determined to be incomplete or missing necessary checklist information, design review staff will contact the applicant to inform them of the missing information.
(5) Public notification. No public notification is required for a minor works review.
(6) Formal review. Minor works are administratively reviewed. No formal review before the Design Review Committee is required for a minor work.
(d) Major works.
(1) Major works defined. A major works review is required for those projects which involve a substantial change in the appearance of a building, structure, or site, including new construction, demolition or relocation of buildings or structures, and significant renovations or reconstructions. A major works review shall be required for any of the following:
a. All projects meeting the designated thresholds for Level I, II or III site plan review.
b. Additions or expansions of structures over 500 square feet for contributing historic structures or 1500 square feet for all other buildings.
c. Any renovation or rehabilitation of a structure where the street facing facade(s) or roofline is not left structurally intact.
d. Demolition of structures greater than 5,000 square feet.
(2) Pre-application conference. A pre-application conference is required prior to making application for a major work within a designated design review area. Applicants should call or visit the designated design review staff prior to making application to discuss the proposed development plan and to determine what level of information is required for submittal.
(3) Application submittal. Applicants are strongly encouraged to make an application for major works review at the design development phase of the project.
a. Filing of application. A complete application for a major work shall be submitted to the Development Services Department to begin the review process and scheduling for formal review by the Design Review Committee.
b. Fees. Fees are charged for a major works design review and permitting process in accordance with the Fees and Charges Manual.
c. Information required. Each application for a major work review shall include the information on the standard check lists for Level I, II and III projects as applicable, along with building elevations, building sections and context analysis. Applicants may wish to submit a project model including nearby affected properties.
(4) Staff review. The designated design review staff shall review a complete application within ten working days of receipt of the application. The ten day review period will not begin until all necessary application materials are received. In the event that an application is determined to be incomplete or missing necessary checklist information, design review staff will contact the applicant to inform them of the missing information.
Immediately following the review of the application, staff will schedule a formal review of the application for the next available regular meeting of the Design Review Committee according to their published schedule.
(5) Public notification. Public notification shall be made in accordance with the requirements outlined in section 7-5-20, except that published notice shall not be required.
(6) Formal review. Major works shall be reviewed by the Design Review Committee with a recommendation from the design review staff as part of a mandatory review, voluntary compliance program. The Design Review Committee will meet according to the published schedule to review and vote on major works proposed within the designated design review areas. Applicants are encouraged to prepare a presentation to be given at this review. No city permits can be processed or variances heard until this formal review with the board is completed.
(e) Variances. No variance from other city regulations shall be heard by the Board of Adjustment until the proposed project has completed the applicable minor or major works review.
(f) Appeals. The design review process has been designated by the Asheville City Council as a mandatory review and voluntary compliance program. Applicants are strongly encouraged to implement their plans for activities within the designated design review areas in accordance with the adopted guidelines and/or recommendations of the Design Review Committee.
(Ord. No. 2369, § 1, 5-27-97; Ord. No. 2624, § 1, 10-12-99; Ord. No. 3351, § 1, 4-25-06; Ord. No. 4560, § 1d, 2-14- 17; Ord. No. 4855, § 1(k), 2-23-21)