These standards shall apply to all new construction, expansions and/or additions of 50% of the gross floor area of existing buildings, or changes to exterior building facades for multi-family and nonresidential development. Any regulation relating to building design elements adopted under this section may not be applied to any structures subject to regulation under the North Carolina Residential Code for One-and Two-Family Dwellings (see G.S. § 160D-702(b)).
(A) Site aspects.
(1) Relationship of a building to its site.
(a) Building design shall be fitted to the natural contours of the site. Natural features of the site, such as rock outcroppings or natural drainage ways shall be preserved.
(b) On wooded sites, buildings shall be carefully situated to take advantage of the shade and energy conservation provided by the trees.
(c) The impression of buildings tucked into, rather than superimposed on, the natural landscape shall be created.
(d) The view of the building from the street and surrounding areas shall be as important as the view available to the buildings occupants.
(e) Buildings shall be located according to the natural characteristics of the site. In hilly terrain, clustering of buildings is encouraged as a strategy to avoid destroying sensitive natural areas.
(f) Buildings shall be designed to harmonize with the existing topography, thereby minimizing land disruption.
(g) Grading shall be held to a minimum and should complement natural landforms (such as, smooth gradations or terracing).
(h) Use of retaining walls that retain more than five in height of earth within a linear 50-foot distance is required to be designed by a state registered engineer.
(2) Relationships of the project to adjoining area.
(a) Building projects shall not be designed as isolated units, but instead shall reflect the context of the adjoining properties.
(b) Grading shall blend gently with contours of adjacent properties.
(c) Buildings at the ends of streets, or at street corners, shall serve as visual terminals serving to both unify and conclude the architectural statement made on the street.
(d) Proposed recreation areas or uses shall complement nearby existing uses. The extension of existing parks or recreation areas into a proposed development is a highly desirable design feature.
(e) Buildings or projects located near or adjacent to a greenway shall provide safe and efficient pedestrian connection to that greenway, and also to adjacent properties that might include pedestrian systems in the future.
(f) Buffer zones shall separate and protect the greenway, while at the same time connect it to the building site.
(g) Natural drainage patterns shall be preserved where possible. Changing the natural drainage areas will affect the drainage onto adjoining areas.
(h) Innovative building and site design can capitalize on natural drainage ways and transform steep slopes into major site amenities.
(i) Design shall insure that drainage occurs only in areas designed to serve a drainage function. Storm water should not flow over sidewalks, paths or streets.
(3) Streetscape.
(a) Scale is a major factor in creating a sense of community and a sense of place.
(b) The ratio between the width of the street corridor (as measured between opposing building facades) and the height of the walls of that corridor (the foundation-to-eaves dimension) plays an important role in creating a human scale in the streetscape. If the width exceeds the height more than four times, the sense of the enclosure is diminished.
(c) The village shall be focused on people rather than on vehicles. Streets shall be connections not separations.
(d) Reference Illustration A for explanation of zones and transition areas that shall be addressed in the design of new streets.
(4) Streets.
(a) Difficult topography shall be avoided when locating and designing roads. For instance, roads are best placed along the contours of a site if the site is hilly or steep. This minimizes fuel consumption and noise in automobiles and provides a more comfortable access for pedestrians and bicycle riders. Consideration shall also be given to fire protection and emergency vehicles in order to facilitate access to any structure in case of any emergency.
(b) Roadways shall focus attention on interesting views and should not interfere with natural drainage patterns.
(c) The site plan should incorporate a hierarchy of roadways and walkways that provide for safe, smooth and pleasant movement of people and vehicles. Special attention shall be paid to points and which pedestrian, bicycle, and automobile movements are in conflict. Clearly marked crosswalks or routing of pedestrian paths away from main automobile traffic areas can reduce hazards in these areas.
(d) Whenever there is a design choice between access from the development to a street of a higher classification and access to a street or a lower classification, access should be to the street of lower classification.
(e) On large streets, landscaped median islands are encouraged and crosswalks shall be included.
(f) Trees, shrubs and other plants shall be planted along the streets in accordance to the setbacks established.
(5) Sidewalks.
(a) Building sites shall accommodate pedestrians and shall be centered around pedestrian traffic rather than vehicular traffic.
(b) Access must be safe and convenient within a site. Sidewalks must be clearly separated from driving areas and must connect buildings to each other, to parking areas and to adjacent pedestrian paths.
(c) Handicapped accessibility along walkways at street/driveway intersections shall be provided whenever possible, per North Carolina Building Code specifications.
(d) Sidewalk construction standards (including curb and gutter) shall follow the North Carolina Department of Transportation subdivision roads minimum construction standards.
(e) Walkways or sidewalks shall be provided along all public streets for commercial developments. Where intersections occur, pedestrian walkways shall be clearly marked with paint or contrasting surface material.
(f) The separation of sidewalks from the roadway for pedestrians’ safety will be achieved by:
1. Curbside planting strips;
2. Depressing or raising the walkway in relation to street level; and
3. Providing parking adjacent to the walkway (on-street parking) as an additional barrier.
(g) Especially around areas with interesting natural contours.
(h) Major commercial developments shall include a system for internal pedestrian movement. These internal walkways shall also be linked with the village walkways, particularly to greenways and park.
(6) Bicycles.
(a) Bike lanes or sufficient room on the streets for bicyclists are very desirable. However, bike lanes do not have to parallel the street. Like sidewalks or walkways, they should follow natural patterns.
(b) Businesses and organizations should recognize the needs of cyclists who may bicycle to work. These cyclists need convenient use of a bicycle rack.
(B) Building design. The following elements of building design shall be incorporated in new construction and renovations as noted in this section.
(1) Scale. Scale and proportion should reflect local traditions of mountain buildings. They should be oriented to the characteristic, simple residential buildings of the village. Texture of roof and wall finishes shall provide a scale or reference point for the pedestrian in proximity to the structure. In the R-3, C-B, M-U, and R-C 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.
(a) Requirements:
1. Building height shall be in accordance with § 154.021;
2. Be in harmony with landscape and surroundings;
3. Reflect the residential scale of the surrounding properties;
4. Street frontage shall have a sense of entry;
5. Use of stepbacks and architectural elements (windows, stairs and the like) to break up large masses of buildings;
6. Pedestrian-oriented scale to village landscaping; and
7. Planned residential and commercial developments in the R-3 and 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%.
(b) Prohibited:
1.
Square or rectangular buildings in excess of 50,000 square feet of gross floor area, when constructed on an individual lot(s) and not a part of a planned commercial or planned residential development containing less than three buildings in the R-3, C-B, M-U, or R-C Zoning District;
2. Continuous flat facades; and
3. Round buildings.
(2) Exterior materials. Exterior materials shall be selected for suitability to architectural style. For the mountain character of the village, this means using natural traditional materials such as wood and native stone. All sides of building should relate to each other. The front should not look substantially different from the other sides. The number of different materials on exterior finished should be limited.
(a) Allowed:
1. Use of materials native to mountain area;
2. Wood siding (painted, stained or weathered);
3. Wood shingles/shakes;
4. Native stone;
5. True log construction;
6. Log siding;
7. Exposed wood structural members;
8. Related trims;
9. Where materials change, there should be a change in wall plane or some architectural device to give a sense of transition;
10. Cultured stone (faux stone);
11. Bark siding;
12. Brick (allowed as accents for areas of detail – then the brick shall be of constant color and of the wood mold type, no blends);
13. Stucco, for two feet above grade only, or allowed as an accent for areas of detail;
14. All SSTM-approved cement board, at the discretion of the Zoning Administrator or per requirement of the North Carolina Fire Code; and
15. ASTM-approved commercial grade vinyl siding in the C-B Zoning District only. (Siding must be a minimum of .044" grade and must be installed by someone who is certified by VSI or by a similar institution, manufacturer or supplier.)
(b) Prohibited:
1. Stucco, as an entire wall exterior finish;
2. Mix of materials unrelated to architectural form/structure;
3. Pre-form metal siding;
4. Exposed or painted concrete block;
5. Vinyl siding;
6. Artificial brick;
7. Reconstituted or manufactured wood materials;
8. Synthetic stucco;
9. T1-11 siding (plywood);
10. Split face block; and
11. Non-ASTM approved cement board.
(3) 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 place, and containing dormers, add variety to a building and break-up its size.
(a) Allowed:
1. Any pitched room must be 6/12 to 12/12 slope;
2. Large overhangs (minimum one foot);
3. Fascia eight inches minimum and/or exposed rater tails;
4. Gable or hip roofs;
5. Large roof areas should have more than one place and be broken up with dormers;
6. Roof pitches over porches and ancillary structures should be in keeping with principal building (minimum 3/12);
7. Flat roofs with parapet only in zoning districts R-3, C-B, M-U, and R-C rooftop equipment specifications;
8. Screen rooftop mechanical, electrical and energy equipment from view of people on street;
9. Energy collection equipment on street side is allowed when mounted on roofs with pitch, of similar color, and are mounted flush with the roof;
10. Grouping together of utility structures (vents, ducts and the like) and painted to match adjacent building surface;
11. Exposed gutters and downspouts painted to match adjacent roof or wall material;
12. Earth tone colors for roof materials;
13. Traditional roof materials;
14. Wood shakes/slate/metal roofs/fiberglass shingles/concrete tiles;
15. Same materials on all principal parts of the roof; and
16. Asphalt composition shingles (artificial slate).
(b) Prohibited:
1. Flat roofs, with exception noted above;
2. Shed, gambrel, mansard roofs;
3. Low slopes (under 6/12 for main roof);
4. Very steep slopes (over 12/12);
5. Overhangs less than one foot;
6. Brightly colored and unnatural looking roof material;
7. Roll felt roofing; and
8. Corrugated plastic sheet material.
(4) 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.
(a) Allowed:
1. Traditional shapes (forms of square, arches or rectangle);
2. Forms of residential scale;
3. Multi-pane windows (use of muntins to divide glass into unified sections);
4. Vertical windows;
5. Separate large windows (also for storefront windows); and
6. Separate large windows (including storefront) by columns.
(b) Prohibited:
1. Horizontal windows;
2. Large undivided panes of glass;
3. Windows of dominant elements; a higher percentage of wall than window should exist on the facade (exception shall be made to retail establishments in the C-B Districts which rely on pedestrian traffic);
4. Floor to ceiling windows greater than one story;
5. Large horizontal strips of windows (ratio greater than 2:1) visible from the street;
6. Glass block visible from street;
7. Aluminum store front systems;
8. Reflective glass;
9. Plastic glazing materials; and
10. Outside jalousies and jalousies windows visible from street.
(5) Color.
(a) Generally. 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 and existing building. If the color for repainting matches the existing, then no permit will be required.
(b) Prohibited:
1. High gloss finishes;
2. Day-glow and fluorescent colors (except for as permitted above); and
3. Bright colors, including pastels that do not harmonize with natural materials and earth tone stains.
Illustration A: Zones to Experience Transitions
(Prior Code, Ch. 1 Art. IX § 910) (Ord. passed 12-18-2018; Res. R-2021.9, passed 6-22-2021; Res. 2024-3, passed 5-21-2024)