The following elements of building design shall be incorporated in new construction and renovations as noted in § 152.085 of this chapter.
(A) Scale. Scale and proportion should reflect local traditions of mountain buildings. They should be oriented to the characteristic, simple residential buildings of the town. Texture of roof and wall finishes shall provide a scale or reference point for the pedestrian in proximity to the structure. In the C-2, M-E and M-U Districts, where structures already exist on a subject property. The maximum wall height of any new structure connected to existing structures shall not exceed the highest wall of the existing structure.
(1) Allowed.
(a) Thirty-five feet height maximum from average natural grade to roof (ridge height); existing contours shall be provided on the plat or site plans as part of the zoning permit application. Take the smallest rectangle inside the footprint and find the midpoint of each wall. The spot where each of these lines intersect is the point where the measurement will be taken for the height of the building; (See illustration on how to calculate the height of a building.)
(b) In areas where additional fill is needed in order to bring the height of a property up to a standard required by the ordinance, the height of a building would be measured from the center point of the location of the building beginning at finished grade. When constructing in a floodplain area, finished grade shall be defined as the minimum base flood elevation, plus ordinance defined freeboard;
(c) Harmony with landscape and surroundings;
(d) Residential scale;
(e) Structures using rectangular configurations;
(f) Street front having sense of entry;
(g) Use of stepbacks and architectural elements (windows, stairs, etc) to break up large masses of buildings;
(h) Pedestrian-oriented scale;
(i) Covered walkways;
(j) Canopies; and
(k) Planned Residential and Commercials Developments in the M/U with connections to existing tall buildings (over 35 feet) allow for the principal building to be 60% of the footprint and any additional interconnected buildings cannot exceed the footprint by 40%, making the total footprint 100%.
(2) Prohibited.
(a) Square or rectangular buildings in excess of 50,000 square foot of gross floor area, when constructed on an individual lot(s) and are not a part of a planned commercial or planned residential development containing less than three buildings in the C-2, M-E or M-U Zoning District;
(b) Continuous flat facades;
(c) A-frame buildings;
(d) Round buildings; and
(e) Geodesic domes.
(B) Exterior materials. Materials shall be selected for suitability to architectural style. For the mountain village character of the town, this means using natural traditional materials such as wood and native stone. All sides of a building should relate to each other. The front should not look substantially different from the other sides. The number of different materials on exterior finishes should be limited.
(1) Allowed.
(a) Use of materials native to mountain area;
(b) Wood siding (painted, stained or weathered);
(c) Wood shingles/shakes;
(d) Native stone;
(e) True log construction;
(f) Log siding;
(g) Exposed wood structural members;
(h) Related trims;
(i) Where materials change, there should be a change in wall plane or some architectural device to give sense of transition;
(j) Cultured stone;
(k) Bark siding;
(l) Brick (allowed as accents for areas of detail - then, the brick shall be of constant color and of the wood mold type, no blends);
(m) Stucco, for two feet above grade only, or allowed as an accent for areas of detail;
(n) All ASTM approved cement board, at the discretion of the Architectural Review Committee or per requirement of the state’s Fire Code; and
(o) ASTM-approved commercial grade vinyl siding in the C-2 Zoning District only. (Siding must be a minimum of .044 inch grade and must be installed by someone who is certified by VSI or by a similar institution, manufacturer or supplier.)
(2) Prohibited.
(a) Stucco, as an entire wall exterior finish;
(b) Mix of materials unrelated to architectural form/structure;
(c) Pre-form metal siding;
(d) Exposed or painted concrete block;
(e) Vinyl siding;
(f) Artificial brick;
(g) Reconstituted or manufactured wood materials;
(h) Synthetic stucco;
(i) T1-11 siding (plywood);
(j) Split face block; and
(k) Non-ASTM approved cement board.
(C) Roofs. Roofs are a major visible element and shall be compatible with both buildings and neighboring buildings architectural style. Similarities in roof type create a visual continuity in the streetscape and neighborhood. Roof shape, color and texture should be coordinated with the treatment of the buildings perimeter walls. Roofs with more than one plane, and containing dormers, add variety to a building and break-up its size. Roofs outside of the allowed pitch slope may need to apply for a variance considering the type of building and how the slope would make the building look.
(1) Allowed.
(a) Any pitched roof must be 6/12 to 12/12 slope;
(b) Large overhangs (minimum one foot);
(c) Fascia eight inches minimum and/or exposed rafter tails;
(d) Gable or hip roofs;
(e) Large roof areas should have more than one plane and be broken up with dormers;
(f) Roof pitches over porches and ancillary structures should be in keeping with principal building (minimum 3/12);
(g) Flat roofs with parapet only in zoning districts C-2, M-1, M-U and M-E; and
(h) Rooftop equipment specifications:
1. Screen rooftop mechanical, electrical and energy equipment from view of people on street;
2. Energy collection equipment on street side is allowed when mounted on roofs with pitch, of similar color, and are mounted flush with the roof;
3. Grouping together of utility structures (vents, ducts and the like) and painted to match adjacent building surface;
4. Exposed gutters and downspouts painted to match adjacent roof or wall material;
5. Earth tone colors for roof materials;
6. Traditional roof materials;
7. Wood shakes/slate/metal roofs/fiberglass shingles/concrete tiles;
8. Same materials on all principal parts of the roof; and
9. Asphalt composition shingles (artificial slate).
(2) Prohibited.
(a) Flat roofs, with exception noted above;
(b) Shed, gambrel, mansard roofs;
(c) Low slopes (under 6/12) for main roof;
(d) Very steep slopes (over 12/12);
(e) Overhangs less than one foot;
(f) Brightly colored and unnatural looking roof material;
(g) Roll felt roofing; and
(h) Corrugated plastic sheet material.
(D) Windows. Windows are the most important architectural element to unify a facade. They reflect the character of a building. However, windows not only add to the aesthetics of a building, but also have to provide light and ventilation.
(1) Allowed.
(a) Traditional shapes (forms of square, arches or rectangle);
(b) Forms of residential scale;
(c) Multi-plane windows (use of muntins to divide glass into unified sections);
(d) Vertical windows;
(e) Separate large windows (also for storefront windows);
(f) Separate large windows (including storefront) by columns;
(g) Accentuated by trim work; and
(h) Shutter specifications:
1. Should measure full height and half the width of all window; and
2. Traditional horizontal slats (wood).
(2) Prohibited.
(a) Horizontal windows;
(b) Large undivided panes of glass;
(c) Windows as dominant elements; a higher percentage of wall than window should exist on the facade. [Exception shall be made to retail establishments in the C-1 and C-1P Districts which rely on pedestrian traffic];
(d) Floor to ceiling windows greater than one story;
(e) Large horizontal strips of windows (ratio greater than 2:1) visible from the street;
(f) Glass block visible from street;
(g) Aluminum store front systems;
(h) Reflective glass;
(i) Plastic glazing materials; and
(j) Outside jalousies and jalousies windows visible from street.
(F) Color.
(1) General. Colors shall be natural and subdued (earth tones are recommended) and shall blend in well with the natural surroundings. Natural stains or paints that reflect the colors of natural materials should be dominant on large areas such as building facades and elevations. Openings and entryways should be clearly expressed with changes of texture or color. Trim color shall refer to any or all building’s trim elements (such as eaves, soffits, overhangs, fasciae, windows, sills, gutters). Principal building and trim colors are subject to review, also for repainting an existing building. If the color for repainting matches the existing, then no permit will be required.
(2) Prohibited.
(a) More than three colors of the town’s color chart and of like materials (principal building and trim);
(b) High gloss finishes;
(c) Day-glow and fluorescent colors (except for as permitted above);
(d) Bright colors, including pastels that do not harmonize with natural materials; and
(e) Earthtone stains.
(G) Additional height for certain M-U developments.
(1) For developments within the M-U Zoning District, the maximum height of such buildings may be up to 70 feet in height instead of the maximum height specified in division (A) above of this section, provided all of the following criteria are met:
(a) The property is located on a state highway;
(b) The building containing the increased height is set back from the highway at least 250 feet and at least 100 feet from all other property lines; and
(c) The property is located on a valley floor such that the adjacent ridgelines, at their average point, extend at least 70 feet above the top of the building as measured from the vantage point located on the state highway at the state highway's median elevation along the subject tract;
(d) For purposes of determining the elevations of the building, the median elevation of the state highway along the subject tract, and the adjacent ridgelines, the applicant must have such determinations certified by a North Carolina licensed surveyor.
(2) The formula to be used to calculate building height under this division (G) shall be the same as set forth in division (A) above of this section.
(Ord. passed 3-14-2005; Ord. passed 6-11-2007; Ord. passed 5-12-2014; Ord. passed 10-10-2016; Ord. passed 12-12-2016; Ord. passed 3-14-2019, § 502; Res. passed - -2019)