Beech Mountain Comprehensive Plan

with permanent sites for recreational vehicle hook-ups. Some lots were also sold for single family home development. In 1971 and 1972, land was purchased by Carolina Caribbean on the coast of North Carolina near Calabash, and Carolina Shores was developed 8 consisting of a golf course and marina. In 1974 the Corporation purchased land on the coast of South Carolina and developed Little Rivers Mobile Home Park. Initially the development of Beech Mountain went rather smoothly. Roads, water and sewer systems, street lights, the ski slopes, and village located near the slopes that included a private club, shops, and an ice skating rink were developed. From the early seventies to the early eighties, the mountain became home to the "Land of Oz" theme park, a Wizard of Oz themed park which was an impressive production in the pre-Disney era. By 1973, however, Carolina Caribbean began to experience problems related to inflation, slow development of the property, poor winters for skiing, and a slowdown in the construction of the golf course and other recreational facilities. In 1974, the Corporation became overextended due to attempts to undertake too many development projects simultaneously causing it to sharply curtail road construction and lot development on Beech Mountain. Because the Corporation had incurred substantial secured and unsecured indebtedness, it filed for corporate bankruptcy on February 28, 1975. After a 10 month review, a court-appointed trustee recommended to the Federal Bankruptcy Court that the Corporation be liquidated. Carolina Caribbean collected assessments from property owners to finance road maintenance, recreation areas, and other community services. During the early 1970’s, as the Corporation began to experience financial difficulties the Property Owners’ Association (POA) which had been formed in July 1970, assumed increasing responsibility for both the collection of assessments and the provision of community services including road maintenance, fire and police protection, maintenance of recreation areas, and the collection of garbage. In February 1975, when the Corporation filed for bankruptcy, the POA assumed total responsibility for the collection of assessments and provisions of all community services. During this time the POA began to experience difficulty collecting certain assessments to finance those services not used by everyone. Photo of cast from the “Land of Oz” theme park, circa 1975 In a memorable scene from Beech Mountain’s history, elephants paraded up Beech Mtn. Parkway en route to a circus that was held here in the early 1970’s 9 Many original purchasers had been led to believe by the Corporation that they would never have to pay assessments for the maintenance of the recreational facilities. Others accepted the road assessment but would not accept the assessment for the maintenance of the recreation areas. In late 1977, the water and sewer utility systems were purchased from the courts by the POA through its wholly owned subsidiary, the Beech Mountain Utility Company. In November 1978, a Sanitary District was established as a result of action instituted by the POA. The district included approximately 4,000 acres encompassing all of the developed area within the Beech Mountain development including most of the completed roads, all recorded, surveyed and platted lots, the ski area, and the Land of Oz. The district purchased the water and sewer utilities from the POA in 1980. The district contracted with the POA for the maintenance and operation of the utility system which included the installed water collection, treatment (two Plants), storage and distribution system, and the installed sewer collection and treatment (two plants) system. The district levied a tax that is collected by both Watauga and Avery Counties since the district lies in both counties. On November 6, 1979, the district’s voters approved a $700,000 sewer bond issue and a $1,750,000 water bond issue in order to purchase the water and sewer utility system from the POA and to institute both short and long range programs to increase the capacity of existing water and sewer systems to handle a 20-year population growth. Because of the problems associated with the collection of assessments from property owners the POA decided to seek incorporation in order to utilize the municipal taxing authority to financially support the continued provision of services. An incorporation bill was introduced into and ratified by the North Carolina General Assembly, and on May 1, 1981, the Town of Beech Mountain was formed. The boundaries of the new town coincided with the sanitary district boundary and thus include approximately 4,000 acres. 10 Beech Mountain Today Beech Mountain is governed by a Council- Manager form of local government. The Town Council is composed of a five member board including the position of mayor. Elections are held annually in which the Town’s voting residents elect their representatives for the governance of the Town. Each new council member is elected at large to a two-year term. The elections are non-partisan. An appointed Town Manager is the Town Council’s representative for handling the day –to-day administration of government operations. The Town currently employs a total of 54 persons and provides residents services through the following departments: o Water and Sewer o Public Works and Sanitation o Recreation o Tax o Finance o Administration o Fire Protection (with Beech Mountain Volunteer Fire Department) o Police Protection o Planning and Inspection 2013 Town Council Members: Front Row, Left to Right: Cynthia Keller, Vice Mayor Paul Piquet; Back Row, Left to Right: E. “Rick” Miller, Alan Holcombe, Mayor Rick Owen 11 A vision statement is a declaration and affirmation of what citizens, leaders, and stakeholders want the community to become in the future. Effective vision statements provide a compelling description of the state and function of a Town once it has implemented its plan. This vision is both the “anchor” and the motivation of the plan, providing a very attractive image toward which the Town is attracted and guided by the strategic plan. This vision encompasses the communities’ aspirations and values as developed in public meetings held by the Planning Board in Summer, 2011. In 2030… Beech Mountain thrives as a unique four-season resort community serving residents and tourists with quality recreational opportunities, attractions, services and the splendor of a true mountain experience. Visitors are drawn to Eastern America’s Highest Town for its climate, its natural and built beauty, and its renowned recreational amenities, invigorating the Town’s economy. While visitors enthusiastically appraise their time spent in Beech Mountain, residents (both year round and seasonal) truly enjoy the special experience and charm of a town that has grown in quality but not sold out to over development or exploitation of its most prized resource- its natural environment. CHAPTER TWO V I S I O N Photo Credit: Renee Carpenter 12 The Town has reached this state by committing itself to the following general principles: 4 Town leadership encourages participation in and promotes recreational amenities and attractions. The Town recognizes recreation as crucial to the economy of the town and critical to the wellbeing of its residents. The Town further recognizes the benefits of a healthy and walkable lifestyle for visitors and residents alike. 4 The Town manages Physical growth, providing for orderly progress. In doing so, the Town has maintained and retained its sense of place and its identity as a unique resort community. New development is design conscious and of high quality—enhancing and accentuating the existing favorable qualities of the Town. Simultaneously, an emphasis is placed on improving those features that detract from the Town’s character. 4 The Town is committed to the safety and welfare of its residents and visitors. Essential services such as police and fire protection are well funded and capable, ensuring that the community remains safe, clean, and welcoming. 4 The Town is committed to protecting the environment and ecology of the area. Based on a well- founded appreciation for the natural environment on which its success as a resort destination rests, Beech Mountain restricts to a minimum any artificial growth which would destroy that which nature has provided. The Town emphasizes its natural surroundings of forestland, wildlife and natural streams, and grows in a manner that stresses compatibility with nature. 4 Proper planning, maintenance, and scheduled improvements for Town infrastructure have resulted in a system of roads, water, and sewer that is top notch. Town leadership is dedicated to committing the financial resources necessary to ensure that infrastructure meets current and future demands placed upon it by housing, accommodations and commercial business. 4 As a good steward of public property, the Town leverages public property and assets to better serve the community. By capitalizing on existing facilities and to providing more and better facilities when and where needed, the Town enables its departments to flourish in their functions of serving the needs of the community. 13 For a town of its size, Beech Mountain has an extremely high level of community participation in town governance and in directing the future of the community. Many residents serve on boards or committees and volunteer in town projects and programs. All of this is a reflection of the high amount of pride that our residents take in their town. Key to the implementation of this plan is the ownership of it by our public stakeholders, and therefore, their participation in the process has been critical. Realizing the Need In 2011, Town Staff along with members of the Planning Board came to the realization of the need for a comprehensive and cohesive document to streamline the direction of their actions. Rather than planning in an ad-hoc manner focusing reactively on fixing zoning problems as they arose, it was determined that it was important to take a more proactive role in determining the Town’s future. It was also realized that the Town’s current plan (The 1981 Plan) was an out of date and out of touch document, that had been rarely consulted since its drafting. In fact, the document was so obscure that the common reaction from persons involved in the planning process was a puzzled and shocked reaction: “You mean there’s a plan?” The Planning Process The initial phases of the Plan came together through a Visioning process accomplished at public meetings held in the Fall of 2011 and Spring of 2012 guided by the Town’s Planning Board. The outcome of these meetings was the conceptualization of a vision for the Town twenty years in the future. During the visioning process, it was determined that it would be critical to proactively seek the input of the public and key stakeholders in the Town. This was done primarily through surveys that were distributed widely to the community. The recommendations of this plan are also a reflection of input gleaned from several public meetings and from discussions with various town staff members. CHAPTER THREE COMMUNITY PARTICIPATION AND THE PLANNING PROCESS 14 Public Surveys Two surveys were sent to town residents seeking their input on a direction for the future. One was directly targeted towards comprehensive planning topics, asking questions to measure the population’s attitudes towards growth and development, to determine their feelings about possible infrastructure initiatives, and to rank various elements of town services in terms of their importance, and thereby determine how they felt that the town should focus its efforts. This survey was provided via email to over 1000 Beech Mountain residents, visitors, and stakeholders. It was also made available on the Town’s website and in hard copy at several key locations throughout town. (See Reference B for a copy of this survey and a breakdown of the results.) Another more general survey was sent out to town residents by Town Councilmember Alan Holcombe that solicited input regarding people’s likes and dislikes about Beech Mountain. The survey was simple, but in its simplicity it was effective, allowing for open ended, qualitative responses regarding the state of the Town and its services, and the directions in which it needed to improve. It was distributed via email to over 500 residents and property owners. The responses were varied, but in their diversity the following major themes surfaced: o People generally appreciate their close relationship with many town employees and the friendly service they receive from town staff. o Many people are concerned with the cost of services in light of the current economic downturn. o Many people are concerned with solving some of the Town’s ongoing problems with infrastructure (roads, water, and sewer). o People want to invigorate the Towns economy by capitalizing on the Town’s unique resources as an outdoor recreation destination. o The Recreation Center is controversial- it is either loved (generally by those that use it) or abhorred (generally by those that don’t) Recreation Surveys and Forums With recreation and recreational tourism such critical elements of life in Beech Mountain, extra focus was spent on gathering input from the public on these topics. Separate surveys were created and circulated that sought to identify what the public desired form recreational amenities on Beech Mountain. Also Recreation Planning Forums were held to give the public an opportunity to voice their opinions on November 22, December 20, and January 24, 2011. Public Meetings The next phase of the plan was to develop a strategy to achieve the goal set out in the vision statement. The Planning Board of the Town of Beech Mountain was the lead agency responsible for the development of the plan, and the planning process largely took place at Planning Board meetings. These public meetings are held monthly in Town Hall and are always open to the public. The 15 discussions at these meetings centered on making Beech Mountain a better place in the future. Planning Board members, members of the public, and town staff used maps, graphics, and an interactive process to discuss ideas and plans for land use, transportation, recreation, and other topics. Format of the Plan The Plan is outcome focused, beginning with an overarching vision statement for the town, then transferring the vision’s principles into Goals (G) for each subject. Goals are then expanded upon and made more tangible by identifying Policies (P) and Strategies (S) that support their realization. Polices and Strategies are specific, measurable, achievable, realistic, and if possible, time-bound. A numbering system (i.e. “Policy R.G1.P2:____”) has been applied to the Goals, Policies, and Strategies in this plan to easily identify them in future references. Examples of strategies include ordinance amendments, capital improvements, and town- run programs. While many methods of achieving the Town’s were considered, methods that encouraged the desired outcome without placing mandates on residents were preferred (i.e. incentives rather than penalties). Finally, where practical, performance measures were identified to help maintain progress toward the stated vision. Public Review Upon the creation of a draft document, the plan was presented to the public at the April, 2013 Town Council meeting. The draft was then circulated through the community and posted at various strategic locations to gather feedback from the public. This process was critically important to securing the public’s input on planning matters. Plan Adoption. The culmination of the planning process resulted in this complete document, which was adopted by the Town Council on September 10th, 2013, following their thorough review and revision. Issues/ Obstacles Identified 16 Demographics To plan for the future of Beech Mountain, it is critical to know about the Town’s population. First and foremost is the straightforward question of growth. How much growth will the Town see? How many people will we have to accommodate? But other questions about our population also carry great weight. What kinds of people make Beech Mountain their home or vacation destination? What kind of housing, recreation, and employment choices do they make? It is important to understand who our population is and how their characteristics will change over the coming decades. The answers to questions such as these will set the background for our Town’s plans for the future. More than just a mechanism to support planning for growth, demographics are also important to consider because many of the decisions that the Town makes, consciously or unconsciously, can make a drastic impact on the level of growth that the town will see in the future. It is important to remember that other scenarios than those presented are possible. By planning to increase density the town could experience levels of growth even greater than in the build-out scenario. By concentrating that density in specific locations and modifying land use controls to allow for compact development, such density could theoretically be achieved without compromising open spaces and environmental characteristics. On the other hand, the Town could drastically limit growth by imposing more severe land usage restrictions and regulations as an alternative means to protecting the town’s character and environment. CHAPTER FOUR EXISTING CONDITIONS, TRENDS, AND PROJECTIONS 17 Current Population Statistics (Baseline Figures) The figures below provide a snapshot of basic and critical current population figures for Beech Mountain: 345 - Number of full time residents (2010 US Census) Approximately 4500 -Estimated number of seasonal or second home residents (Beech Mtn. est. based on 2.24 persons per housing unit) 2287 -Number of Housing Units (2010 US Census) o For seasonal , recreational, occasional use: 2049 o Full time occupied: 154 5418 - Number of Parcels of Land (2011 Avery and Watauga County Tax Data) Demographic Projections for Beech Mountain As a vacation resort community, Beech Mountain has relatively few full time residents. But full time residents only portray a fraction of the picture of Beech Mountain’s true population. Beech Mountain’s unique situation as a resort community demands that demographic trends for Beech Mountain be analyzed in different ways and that different factors be taken into account. Because Census figures focus on year-round residents, analyzing housing and building trends is one method of accounting for the fact that the majority of homes on Beech Mountain are second homes or vacation homes. For purposes of forecasting growth, two factors are focused upon in this analysis:  Population and its contributing factors  Construction trends 18 Projected Growth Scenario This scenario forecasts as closely as possible the growth that Beech Mountain will encounter over the coming decades. It takes into account current growth rates and projects them into the future. The following charts illustrate that Beech Mountain will likely have approximately 425 full time and nearly 7000 part time residents by 2030. Many factors were considered in developing these estimates, and these considerations will likely determine whether the actual population change over this period errs towards high-growth or low-growth projection. Considerations support a conclusion that steady, robust growth will resume in Beech Mountain in the future include:  Retirement age baby boomers (people born between 1946-1964). Much of the land and housing in Beech Mountain is owned by people who are planning to one day “retire to the mountains”  Rise in number of independently wealthy individuals 355 500 426 0 100 200 300 400 500 600 1980 1990 2000 2010 2020 2030 Population Year Town of Beech Mountain, Projected Full Time Resident Population Growth Source: Census 1980, 1990, 2000, 2010 Summary File 1, prepared by the U.S. Census Bureau (http://factfinder.census.gov); Projections by Town of Beech Mtn. based on a linear trend line a Low Projection High Projection Most Likely 5500 7800 6762 0 2000 4000 6000 8000 10000 1990 2000 2010 2020 2030 Population Year Town of Beech Mountain, Projected Seasonal Resident Population Growth Source: Estimated by Town of Beech Mtn. based on current figure of 2.24 persons per housing unit and a linear trend of housing units per decade Low Projection High Projection Most Likely 19  Advent of internet and telecommuting allows individuals to live where they desire, rather than being tied to a work location  Continued growth in nearby major cities (Charlotte, Piedmont Triad, Tri- Cities, Triangle) and in the State of North Carolina as a whole  Land and Housing competitively priced for the High Country area of North Carolina However, there are several factors and trends that will serve to limit Beech Mountain’s population growth in the future, including:  The baby boomer generation has already peaked. The average baby boomer has passed retirement age.  The national and global economic slowdown that began in 2008 has severely curtailed growth in the near term.  Aging of current population. The age structure of Beech Mountain’s residents is very top-heavy, meaning there is a disproportionate number of individuals at the high end of the age spectrum, without a sufficient number of persons in younger age categories to replace them. One of the largest factors to consider in this analysis is the long- term impact of the current economic recession. Although recent figures show a sharp decline in the construction of new homes, it is reasonable to predict that the overall growth trend will continue in the future. Even with the recent downturn in the economy and its related impacts on construction, the decade of 2000-2010 taken as a whole echoed the pattern of growth that the Town has experienced since its inception. The first chart below illustrates the sharp curtain in construction at the latter half of the 2000’s, but the second chart documents the overall high and consistent level of development that has occurred here over the last 40 years. 0 20 40 60 80 Building Permits for New Residential Units- 2004- 2011 Building permits per year 0 500 1000 1960s- 1970s 1980s 1990s 2000s Residences Constructed per Decade Source: Dat for 1990's and 2000's- U.S. Census Bureau 1990, 2000, and 2010. Data for 1980's imputed from estimated 23.9% of occupied housing being from 1980's according to 2005-2009 American Community Survey. Remainder Residences Constructed per Decade 20 Build-Out Scenario Another way to forecast demands that will be placed on infrastructure in Beech Mountain is to plan for complete build – out of existing buildable lots. Because the town originated as a planned development, Beech Mountain has the unique characteristic of having almost all of its land already subdivided and its growth is ultimately constrained by limited space and a limited number of buildable, subdivided lots. Although the prospect of occupying all of Beech Mountain’s buildable lots is distant, it is nevertheless feasible in a long-term plan. Once all lots have been built upon, population will increase more slowly, and will only occur with increases in density. As of 2010, there were 5434 lots in the Town of Beech Mountain, 1754 of which are built upon, or roughly 32%. Assuming that 85% of the remaining 3680 lots are eventually buildable, and assuming single family residences will be the predominant land use, there is potential for at least 3128 new homes in the Town of Beech Mountain, which is 137% of the current number. With 3128 new housing units in Beech Mountain, the population figures would be as follows:  5415 total housing units  Approximate seasonal population of 12,129 (calculated using current average of 2.24 persons per housing unit)  Approximate year round population of 815 (calculated using the current ratio of .15 year round residents per housing unit) Built on, developed, or protected Vacant 21 Who is Beech Mountain? . . . and who will Beech Mountain be in the future? Our Town’s people are more than just numbers. Knowing more about our population- their background, their tendencies, their likes and dislikes- will help to elucidate the type of development that they will desire. A snapshot of who we are: (The predominant characteristics of Beech Mountain’s population in 2011) 1. Beech Mountain is aging.  Median Age (2010 US Census): 52 years  Note how our population pyramid (below left) appears comparatively top-heavy, indicating a high number of persons in older age groups and a disproportionately small number of younger persons. Source: Census 2010, U.S. Census Bureau 40 20 0 20 40 Under 5 years 10 to 14 years 20 to 24 years 30 to 34 years 40 to 44 years 50 to 54 years 60 to 64 years 70 to 74 years 80 to 84 years 90 years and over Town of Beech Mountain Population Age Pyramid-2010 Female Male 400,000 200,000 000,000 200,000 400,000 Comparison: North Carolina Population Age Pyramid-2010 Male Female 22 2. Beech Mountain is affluent.  Median Family income (2009 US Census American Community Survey): $78,958  Note Beech Mountain’s income compared to other regional municipalities, the State of North Carolina, and the United States in the table below. Median Household Income and Per Capita Income, 2005 – 2009 Data, Adjusted for Inflation to 2009 Number Households Median Household Income 2005 – 2009 ($) Median Family Income 2005 – 2009 ($) Per Capita Income ($) Banner Elk 312 33,958 34.722 18,389 Beech Mountain 335 60,625 78,958 45,950 Crossnore 88 43,750 38,750 20,567 Elk Park 241 21,066 45,694 14,480 Grandfather Village 77 115,313 117,188 81,037 Newland 347 26,208 48,047 16,240 Sugar Mountain 294 49,792 61,250 44,835 Avery County 7,067 34,676 46,978 24,915 State of NC 3,541,807 45,069 55,529 24,547 United States 112,611,029 51,425 62,363 27,041 Source: American Community Survey, prepared by the U.S. Census Bureau (http://factfinder.census.gov). 23 3. Beech Mountain is very highly educated. Educational Attainment of Persons 25 Years and Older—1990, 2000, and 2005 - 2009 Source: Census 1990, 2000, Summary Tape File 3, prepared by the U.S. Census Bureau (http://factfinder.census.gov), and The American Community Survey High School Graduates or Higher 1990 (%) High School Graduates or Higher 2000 (%) High School Graduates or Higher 05-09 (%) Four or More Years of College 1990 (%) Four or More Years of College 2000 (%) Four or More Years of College 05-09 (%) Banner Elk 85.5 90.6 97.2 38.6 46.5 40.3 Beech Mountain 96.7 96.9 99.6 41.3 35.6 55.5 Elk Park 57.4 67.1 68.3 7.1 8.4 5.4 Grandfather Village 100.0 100.0 100.0 100.0 78.6 84.5 Newland 61.8 67.1 76.6 7.0 7.5 19.2 Sugar Mountain 94.1 94.7 98.5 29.4 29.3 49.6 Avery County 62.2 70.6 81.6 12.4 14.5 21.8 State of NC 70.0 78.1 83.0 17.4 22.5 25.8 United States 75.2 80.4 84.6 20.3 24.4 27.5 24 4. Beech Mountain lacks racial diversity. Source: U.S. Census, 2010 97.9% 0.9% 0.9% 0.3% Town of Beech Mountain Race Population-2010 White Black or African American American Indian and Alaska Native Some Other Race Note: Data does not consider Hispanic ethnicity as a race 25 5. Beech Mountain has a geographically diverse seasonal population.  Seasonal Residents come primarily from Florida, other locations in North Carolina, and South Carolina.  Note that more lots in Beech Mountain are owned by persons claiming Florida as their permanent residence than claiming North Carolina. Source: Avery and Watauga County Tax data 2011 Beech Mountain Lot Ownership Other States (474 Lots) Florida (2150 Lots) North Carolina (1980 Lots) South Carolina (404 Lots) Georgia (184 Lots) Tennessee (134 Lots) Virginia (92 Lots) 26 Local, Regional, and National Comparisons Although Beech Mountain is set apart in many ways from surrounding communities, it is not truly insulated from trends and patterns in larger geographies. In fact, because Beech Mountain draws its seasonal residents and visitors from such a diverse area, it may in some ways be more susceptible to regional or national trends than it appears. Analyses of the population growth change of our region and the nation as a whole will serve to illustrate some of the larger movements of which we are a part. National Trends (The following is an excerpt from a US Census Bureau Report entitled “National Population Projections”)  The U.S. population is growing larger. Based on the middle-series projections, the Nation's population is projected to increase to 392 million by 2050 -- more than a 50 percent increase from the 1990 population size.  The U.S. population growth rate is slowing. Despite these large increases in the number of persons in the population, the rate of population growth, referred to as the average annual percent change, is projected to decrease during the next six decades by about 50 percent, from 1.10 between 1990 and 1995 to 0.54 between 2040 and 2050. The decrease in the rate of growth is predominantly due to the aging of the population and, consequently, a dramatic increase in the number of deaths. From 2030 to 2050, the United States would grow more slowly than ever before in its history.  The U.S. population will be older than it is now. In all of the projection series, the future age structure of the population will be older than it is now. This increasing median age is driven by the aging of the population born during the Baby Boom after World War II (1946 to 1964). In 2011, the first members of the Baby Boom will reach age 65.  The U.S. population is becoming more diverse by race and Hispanic origin. The race and Hispanic-origin distribution of the U.S. population is projected to become more diverse. As the Black; Asian and Pacific Islander; American Indian, Eskimo, and Aleut; and Hispanic-origin populations increase their proportions of the total population, the non- Hispanic White population proportion would decrease. By 2050, the proportional shares shift quite dramatically. Less than 53 percent would be non-Hispanic White; 16 percent would be Black; 23 percent would be Hispanic origin; 10 percent would be Asian and Pacific Islander.  Growth of the Hispanic-origin population will be a major element of the total population growth. 27 More than half of the growth in the total U.S. population between 2000 and 2010 was because of the increase in the Hispanic population. Between 2000 and 2010, the Hispanic population grew by 43 percent, rising from 35.3 million in 2000 to 50.5 million in 2010. The rise in the Hispanic population accounted for more than half of the 27.3 million increase in the total U.S. population. By 2010, Hispanics comprised 16 percent of the total U.S. population of 308.7 million. The non-Hispanic population grew relatively slower over the decade at about 5 percent. Within the non-Hispanic population, the number of people who reported their race as white alone grew even slower (1 percent). While the non-Hispanic white alone population increased numerically from 194.6 million to 196.8 million over the 10-year period, its proportion of the total population declined from 69 percent to 64 percent. Source for text information and charts on the national population- Jennifer Cheeseman Day “National Population Projections”, U.S. Census Bureau, Population Division. Website, http://www.census.gov/population/www/pop- profile/natproj.html Source for text and information on Hispanic growth trends: “2010 Census Shows America’s Diversity,” News Release, US Census Bureau, March 24, 2011. 28 Regional Trends The State of North Carolina has seen tremendous growth over the last few decades, and is projected to see continued growth in the future. North Carolina has grown on average faster than most states. It currently ranks as the 10th most populous state and some estimates project it to be the seventh most populous state by 2050. The “High Country” region of Western North Carolina- especially Watauga County- will partake in this growth, and will see significant change in the coming years. WNC Regional Population Growth 1980-2000 County 1980 Population 1990 Population 2000 Population 2010 Percentage Growth 1980-2010 Projected 2030 Avery 14,409 14,867 17,167 17,812 24 16,091 Watauga 31,666 36,952 42,693 51,326 62 70,090 North Carolina 5,880,095 6,632,448 8,046,813 9,586,227 63 12,491,837 Source: N.C. State Data Center, State Demographics unit (www.demog.state.nc.us) and NC Office of State Budget Management 29 Demographic Conclusions The research and analysis contained in this chapter has provided evidence that for the most part supports a conclusion that Beech Mountain will resume growth in the future. How the Town guides and prepares for this growth will determine whether the character of our community endures. It is critical that plans and procedures be put in place now, before development occurs, to ensure that future development is desirable, attractive, and beneficial. At 5500’ feet in elevation, it is easy to envision Beech Mountain as “an island in the sky”-- isolated from the trends and movements of the state and the nation. After all, Beech Mountain has long succeeded precisely because it was a sought after refuge from the problems of overcrowding and urbanization that affected the areas from which our residents come. But in many ways our world is becoming smaller. Just as “globalization” is affecting our world in ways never before realized, Beech Mountain will likewise be changed by regional and national trends in population growth, housing trends, and diversification to some degree. Without a concentrated effort on the part of the local government, the problems of urbanization and development will encroach- even all the way to the top of Beech Mountain. 30 LU: Background LU: Current Zoning and Land Use Map LU.G: Land Use Goals, Policies and Strategies Goal LU.G1: Encourage Land Use that Maintains the Quaint Mountain- Town Character of Beech Mountain LU.G1.P1: Follow Smart Growth Principles LU.G1.S1: Develop smart growth strategies for Beech Mountain LU.G1.S2: Update Permitted Use table in ordinance code LU.G1.S3: Revise and Improve the Town’s Subdivision Regulations Goal LU.G2: Conserve Beech Mountain’s Natural Resources and Open Space LU.G2.P1: New development will continue to be built in a manner that respects natural resources and wildlife habitat LU.G2.S1: Review and continue to improve ordinances that govern construction practices LU.G2.P2: Develop a Land Use Conservation Plan LU.G2.S2: Prioritize Land Parcels for Conservation LU.G2.P3: Encourage Private-Funded Land Conservation by Local Residents Goal LU.G3: Focus Development toward Existing Commercial and Residential Areas LU.G3.P1: Infill and redevelopment will occur in appropriate areas as designated by the town LU.G3.S1: Identify infill opportunities and encourage development in these locations through development incentives LU.G3.S2: Target public investment to preferred infill and redevelopment areas Goal LU.G4: Prioritize Recreational Land Use LU.G4.P1: Improve and Expand the existing Beech Mountain trail system LU.G4.S1: Update the Beech Mountain trail map and create a trail plan for linkages and destinations LU.G4.S2: Encourage or Require Trail Dedication in new development LU.G4.P2: Acquire Land for Recreational Use Goal LU.G5: Develop a Plan for the Future Land Use of Westerly Hills and Buckeye Hills West LU: Discussion and Conclusion CHAPTER FIVE LAND USE 31 Background Planning for the usage of land is the core concept of community planning and is the basis for all of the other sections of this plan. When a town has a vision for the future use of the land, it becomes important to create guidelines for development. Any other plans should work on installing the necessary physical, legal, and administrative infrastructure to ensure development follows the land use plan. Much of the process in planning for land development is in determining the best manner of accommodating the town’s anticipated growth. As identified in Chapter Four (Demographics), Beech Mountain anticipates at least some growth in the coming years. The decisions made in regard to land usage can encourage, dissuade, guide, or control growth and development. The vision for the future of Beech Mountain identified that the Town wants to encourage growth when it is reasonable, in order to invigorate the economy and meet community needs. However, the town also wants to ensure that it protects its natural environment and does not destroy the characteristics that draw people to the mountain. It will be important for Beech Mountain to find the right balance between these two ideologies to become the town that it wants to be. To accommodate the future residents and property owners of Beech Mountain, it is important to understand their choices and preferences with regard to land usage. A recent report by the Urban Land Institute identified that communities like Beech Mountain are desirable precisely because they provide such a refuge and a counterpoint to the urban environments in which an increasing percentage of our nation’s population live. It is reasonable to assume that just as more and more people decide to make their primary residence in an urban setting, there will be a reciprocal trend towards refuges in second homes and vacation areas with large open areas, plenty of space, and a rural atmosphere. Our land use practices should be tailored to fit these forecasted demands. But altering land use policies in Beech Mountain is not an easy task given its pre-existing ownership patterns and cadastral layout. Beech Mountain is comprised of over 5,000 subdivided lots. These lots, being generally one third to one half acre in size, are neither ideal for compact development that preserves open space nor large enough to foster a true low-density rural land use pattern. Though many of these lots are vacant and unused, their owners nevertheless hold varying expectations about their potential. Some entertain hopes of one day building their dream home in the mountains, while others hold the land for other purposes (such as Beech Mountain Club membership) and would gladly see it dedicated to better use if their purposes were otherwise achieved. Working with landowners of vacant lots and incentivizing conservation is key to preservation of our open space. 32 Beech Mountain Zoning and Land Use Map Current Land Use Pattern  Predominantly zoned for single- family residential (R1 and R2)  Small commercial districts and multi-family areas.  Small subdivided lots o 5434 individual lots (2010) 33 Land Use: Goals and Objectives Goal LU.G1: Encourage Land Use that Maintains the Quaint Mountain-Town Feel of Beech Mountain In the Comprehensive Planning Survey, stakeholders clearly expressed that the laid-back pace of the community and the natural surroundings are of utmost importance to life on Beech Mountain. It will be a major goal throughout this plan to preserve the small town character of Beech Mountain. Our land use patterns have a major influence on the way of life in Beech Mountain. Policy LU.G1.P1: Follow Smart Growth Principles It is a goal of the Beech Mountain community to ensure that growth we experience is well though-out, well located, and appropriate for Beech Mountain. The land use plan should accommodate growth while also preserving the natural beauty and resources that make Beech Mountain unique. By following Smart Growth principles, Beech Mountain can develop a plan to make it possible to continue development, maintain the character of the town, and strengthen the community. Strategy LU.G1.S1: Develop Smart Growth Strategies for Beech Mountain:  Consider infill development options to focus new development toward the established commercial centers along Beech Mountain Parkway.  Encourage redevelopment and renewal of dilapidated properties as an alternative to new construction.  New commercial and residential developments should utilize construction practices such as LEED that minimize harm to the environment.  Develop an attractive town center that is host to a variety of shops restaurants and businesses, encouraging development in the core of town, rather than on the periphery.  Allow for mixed use residential and commercial development in commercial zone. Smart Growth Principles As promoted by the Smart Growth Network 1. mix land uses. 2. take advantage of compact building design. 3. create a range of housing opportunities and choices. 4. create walkable communities. 5. Foster distinctive, attractive communities with a strong sense of place. 6. preserve open space, farmland, natural beauty, and critical environmental areas. 7. strengthen and direct development towards existing communities. 8. provide a variety of transportation choices. 9. make development decisions fair, predictable, and cost effective. 10. encourage community and stakeholder collaboration in development decisions Smart Growth Network www.smartgrowthnetwork.org 34 Strategy LU.G1.S2: Update the Permitted Use Table in the zoning ordinance Update the Permitted Uses table in the Beech Mountain Code of Ordinances to be more clear and complete. It is important that the Permitted Use Table be forward thinking and identify and set standards for emerging land usages before they occupy land. Strategy LU.G1.S3: Revise and improve the Town’s subdivision regulations Although the vast majority of Beech Mountain was subdivided into residential lots prior to its incorporation as a Town, there are still a precious few large undeveloped tracts within its boundaries. The town needs to ensure that if these areas are subdivided, they are done so only in a way that is beneficial to the community. Beech Mountain already has plenty of vacant, buildable lots. If a new area is to be subdivided it should, it should be held to the highest standards of quality, and ideally should provide amenities and facilities that are not already present. The Town’s subdivision ordinance should be reconsidered with this in mind, considering the possible inclusion of requirements for open space, trails, and recreation amenities. Goal LU.G2: Conserve Beech Mountain’s Natural Resources and Open Space Beech Mountain is home to majestic views, clean air, and large tracts of open land that surround its residential neighborhoods. The beautiful natural surroundings are an important aspect of life for residents and help draw visitors to the area. These natural resources define our community, and their preservation is a top priority when considering future land use. Policy LU.G2.P1: New development will continue to be built in a Manner that respects natural resources and wildlife habitat. Beech Mountain’s land use code contains ordinances that regulate the construction practices and site location of new development; these ordinances ensure builders follow best management practices around environmentally sensitive areas. Effective Ordinances include:  Watershed Buffers – 30-foot buffer along banks of perennial water courses  Water Supply Watershed Management -- limits land cover in and high quality water supply areas  Soil Erosion and Sediment Regulations – set a standard for management of erosion during and after construction 35  Tree Regulations – prohibits the cutting or damaging of trees without a signed permit from the town  Subdivision Ordinance – limits minimum lot size and other requirements for new lots. Strategy LU.G2.S1: Continually improve ordinances that govern construction and development regulation. In order to properly regulate development and construction, any town needs a clear and concise set of ordinances. Revising sections of the ordinance code will help strengthen their meaning, clarify vagueness, and prevent violations due to misunderstanding or contradiction. Policy LU.G2.P2: The Town will develop a Land Use Conservation Plan. The town will create a new land use map based on current zoning and lot layout. Land conservation is vital to the local environment but also provides amenities for residents and supports the tourism industry on which much of Beech Mountain relies. The creation of a new land use map will highlight areas where development is appropriate and integrate conservation areas where appropriate. Strategy LU.G2.S2: Prioritize land parcels for conservation In order to effectively conserve land, the town will first create a plan that targets lots that are most appropriate for conservation. High priority parcels will include but are not limited to: environmentally sensitive areas, lots along trails, unbuildable lots, lots without utilities and clusters of vacant lots. Policy LU.G2.P3: The Town will encourage private-funded land conservation by local residents. Conservation of Beech Mountain’s land is not relegated to public endeavors only. Private citizens can make huge strides towards preserving the Mountains natural areas as well, and there are various ways that the Town can help encourage them. One method could be through neighborhood cluster workshops encouraged or hosted by the Town that could gather neighborhood support and local buying power to purchase empty lots dedicated to environmental conservation. The goal of these workshops would be to educate residents on tax benefits for land conservation and educate the public on opportunities to work with non-profit land conservation organizations. Green- spaces and wildlife habitat are vital to the character and economic health of Beech Mountain and the town encourages local residents to become personally involved in their preservation. 36 Goal LU.G3: Focus Development toward Existing Commercial and Residential Areas As Beech Mountain’s population grows, it will become increasingly important to focus growth toward existing commercial and residential neighborhoods. By focusing development, the town can reduce the town’s infrastructure and utility costs. A town center surrounded by dense residential neighborhoods can help to develop a stronger sense of community and support local business. Furthermore, focusing growth that occurs in central locations preserves the rural and untouched land on the fringes of Beech Mountain. Policy LU.G3.P1: Redevelopment and infill development will occur in appropriate areas Support increased density of land uses in appropriate neighborhoods and commercial areas. Prime redevelopment examples are vacant or dilapidated lots within existing neighborhoods and commercial areas, especially along Beech Mountain Parkway.  Beech Mountain Parkway commercial areas and surrounding neighborhoods. o Base of Beech Mountain Resort o Neighborhoods: Clusters, Charter Hills, Mariah Strategy LU.G3.S1: Identify infill opportunities and encourage development in these locations through development incentives The town will conduct a study to identify specific redevelopment and infill development opportunities. Development incentives could include waiving construction permit fees or exemption from certain zoning ordinances. Strategy LU.G3.S2: Target public investments to preferred infill and redevelopment areas Beech Mountain will target infrastructure improvements to preferred infill development and redevelopment areas. These improvements may include street improvements, utility upgrades, and pedestrian amenities such as sidewalks, benches, and lighting. Focusing development saves the town money when providing infrastructure for commercial and residential uses. Community Responses Relating to Growth Majority responses gave a clear indication of community goals.  “The Town should enact policies and programs that encourage only certain types of growth in certain areas in order to accommodate growth yet preserve natural areas as much as possible.”  “Beech Mountain’s Commercial entities are sufficient, and more commercial areas will degrade the quant character of the town.”  Growth should be: “Adjacent to current commercial areas or redevelop existing commercial facilities.” Comprehensive Planning Survey 2012 37 Goal LU.G4: Prioritize Recreation Among Land Uses The importance of the outdoors and the natural environment in Beech Mountain cannot be overemphasized. One of the ways the outdoors is brought into the lives of Beech Mountain’s residents and visitors is through recreation activities. By improving our outdoor recreational opportunities we can improve the quality of life for residents and visitors. Acquiring and preserving space for recreational activities (including open space for passive recreation) should be a high priority for the Town. Policy LU.G4.P1: Enhance and Expand the Existing Beech Mountain Trail System Beech Mountain has a substantial trail system that provides recreational opportunities for residents and visitors of all ages. Trails vary in character and difficulty from wide gravel paths to steep and rocky traverses. The trails offer a chance to enjoy the beautiful and unique ecology of Beech Mountain. By expanding the trail system and increasing its interconnectedness, Beech Mountain can better access to more routes and functional uses for its residents and visitors. Strategy LU.G4.S1: Update the Beech Mountain trail map and create a trail plan for linkages and destinations Beech Mountain will evaluate the current trail system in order to highlight possible destinations, linkages, problems and opportunities along the trails. By prioritizing the issues, the town can develop a plan to provide a more complete trail system that makes our mountain’s beauty accessible to all Beech Mountain residents. Strategy LU.G4.S2: Encourage or Require Trail Dedication in new developments Based on the proposed trail plan, the town will require new trails to be dedicated and constructed by developers and/or landowners when the trails have the current or potential ability to provide a needed linkage between the new developments and key destinations. Policy LU.G4.P2: Acquire Land for Recreational Purposes Recognizing the importance of recreation on the quality of life in Beech Mountain, the Town should adopt and adhere to a policy of acquiring property for recreation purposes when possible. Strategy LU.G4.S3: Set aside funds in the Capital Improvement Plan and in the Town’s annual budget for the acquisition of land. Use recreation or conservation prioritize parcels for acquisition and be proactive in negotiations to secure these. 38 Goal LU.G5: Develop a Plan for the Future Land Use of “Buckeye Hills West” and “Westerly Hills” To the north and west of Buckeye Lake lie vast expanses of uninhabited, vacant residential lots-- the “Westerly Hills” and “Buckeye Hills West” subdivisions. These areas, taken together with the surrounding large tracts, comprise over 500 acres. Though these areas are vacant, they are far from untouched. Rough graded dirt roads abound and cris-cross the landscape, providing access to where prior speculation has subdivided the land into roughly 375 lots in diverse private ownership. Because of their remoteness and the impracticality of development on them, these lots can generally be acquired for low cost. The fate of these areas presents Beech Mountain with some of its greatest opportunities and some of its greatest challenges regarding land use in the coming decades. This land holds the potential for many possible uses:  Sufficient infrastructure investments such as road improvements and water, sewer, and electrical utility extensions could allow these tracts to one day serve the medium density residential purposes to which they were once dedicated.  If the typical 1/3 to ½ acre lots were conglomerated into larger parcels, they could support low-density residential use, with little or no infrastructure requirements. Inventive town policies and strategies could potentially encourage the recombination of land here to sizes that are marketable and usable.  The lots have tremendous potential for both active and passive recreation uses. They could serve as anything from a nature preserve to a campground to a mountain biking terrain park.  The area could support some other type of land use not yet entertained or envisioned. Future research should analyze the benefits of these and other potential uses and put this issue forth for public input and decision making. It is clear that the Town should develop a policy towards the development of these areas and employ appropriate strategies consistent with that policy. Failing to undertake any stance on these areas will either result in the land continuing to be underutilized, or being eventually developed in a sporadic and inconsistent fashion. This map of existing structures in the Town illustrates the large vacant areas of Buckeye Hills West and Westerly Hills (circled) Note: A portion of the Westerly Hills subdivision is designated as the Manufactured Home district for Beech Mountain. Any future changes to land use plans for this area must consider that this land use type must be accommodated at some location within the town. 39 Land Use: Discussion and Conclusion This plan has laid out several strategies and policies by which the Town can continue to grow, but grow smarter and grow better. These policies include adapting “smart growth principles” that have been successful in other municipalities to the unique characteristics of Beech Mountain. They focus on conserving and protecting our open spaces and prioritizing recreational land use through methods like encouraging infill development. They also include being proactive regarding the utilization and development of Beech Mountain’s large vacant subdivisions in the Westerly Hills and Buckeye Hills West areas, and a pledge to see those areas developed according to an adopted policy, rather than see them developed incongruently and without direction. Once the rest of Beech Mountain’s land is subdivided and developed, there won’t be any more of it. Therefore, we need to ensure that further development is the right kind of development and that it is done right. Once again, the road for the success of Beech Mountain lies in the balance between the competing interests of development versus conservation. It is critical to the Town’s future to plan for both the right amount and right type of growth that will preserve the characteristics that make Beech Mountain special. 40 CD: Background CD.G: Community Design Goals, Policies and Strategies Goal CD.G1: Preserve, protect, and continually enhance the friendly small town resort “Character” of Beech Mountain CD.G1.P1: Improve and strengthen our community regulations, including our Zoning Ordinance CD.G1.P2: Create and Utilize Community Design Regulations/ Guidelines to maintain and improve the appearance and functionality and character of the built environment CD.G1.P3: Restore or replace the decaying and aging structures in Beech Mountain CD.G1.P4: Ensure that the Town of Beech Mountain leads by example in matters involving Community Design and Appearance CD: Discussion and Conclusion CHAPTER SIX COMMUNITY DESIGN, IMAGE, AND CHARACTER 41 Background Beech Mountain has a style and a feel like nowhere else. In response to the question in the Comprehensive Planning Survey of what drew people to Beech Mountain, the answers were harmonious in their reference to our Town’s inherent qualities. The responses echoed with praises of our small town’s friendly atmosphere, our laid back way of life, and the rural and recreational character of the area. Beech Mountain is blessed with an innate charm and warmth that few other locales can match. In planning for the future of Beech Mountain, it is important to grasp this intangible “character” and define it, protect it, cherish it, and expand upon it. Doing so is key to keeping Beech Mountain special. There is a broad spectrum of efforts and activities that can fall under the heading of Community Design, Image, and Character. They all share the commonality of striving to preserve and develop Beech Mountain’s appeal and its charm. These include zoning ordinances and regulations designed to ensure that property owners can continue to live side by side harmoniously. They can also include efforts to keep the visual and aesthetic appearance of the town in harmony with its nature and character. It also means preservation of landmarks of historic, natural, or environmental importance. Further, our efforts also need to focus on putting our finger on just what the “personality” of our Town is, and taking efforts to expand upon that. This chapter will explore the efforts that the Town must undertake to maintain its image and special character into the future. IT WAS THE… “Location, skiing, friendly people … When I drive up the parkway, I feel the stress of my everyday life falling off and rolling down the road” “High altitude climate and views, relaxed way of life, and the lack of over-development.” “lifestyle of peace, harmony and the general relaxed feeling Beech Mountain has to offer. The feeling that everyone really does care for each other is nice.” THAT DREW ME TO BEECH MOUNTAIN. (excerpted responses to the Comprehensive Planning Survey) 42 Community Design, Image and Character: Goals and Objectives & Recommended Strategies and Policies Goal CD.G1: Preserve, protect, and continually enhance the friendly small town resort “Character” of Beech Mountain The protection and maintenance of our town’s unique character can be achieved through multiple means. The town can use policies and programs that encourage desired actions or recommend desired outcomes. The town can also use rules and regulations to mandate certain outcomes. This section focuses on the rules and regulations that the town uses to protect private property values and rights of our citizens to peacefully enjoy their homes—and thus ensure that Beech Mountain’s character is not lost. Policy CD.G1.P1: Improve and strengthen our community regulations, including our Zoning Ordinance The primary set of laws that provide for community harmony and appearance is the Town of Beech Mountain’s Zoning Ordinance. An old adage says that “good fences make good neighbors.” A saying that is more appropriate for today’s world might be that “Good zoning ordinances make good neighbors.” To continue to have tranquility and harmony in this resort community, the zoning ordinance must be strengthened and improved. 43 Overview- The Current Beech Mountain Zoning Ordinance  Currently the major mechanism for achieving goals of Community Character and Image  Originally adopted in 1981, continually modified “piecemeal” since then  Major Components and Regulations o Zoning Districts Defined, Permitted Uses, Dimensional Standards o Conditional Uses o Miscellaneous Community Regulations o Soil Erosion Regulations o Subdivision Regulations o Sign Regulations o Tree Cutting Regulations  Major Deficiencies o Ordinances are unresponsive to the seasonal fluctuations of population o Multiple contradictions and instances of vagueness or incompleteness o Some difficult issues are ignored, such as zoning for rental properties and home offices o Permitted Use Table is not comprehensive o Sometimes difficult to interpret on face value o Zoning Districts are not well defined and do not always conform substantially with the actual use of property o Subdivision regulations lack clear mechanisms for Planned Unit Developments and Conservation Subdivisions o Sign Ordinance and Tree Ordinance are lengthy, highly nuanced, and difficult to enforce as written o Could benefit from more modern techniques such as form based codes o Regulations could be simplified, streamlined, and reduced to the items that the Town truly needs to see enforced 44 Strategy CD.G1.S1: Perform a Major, Comprehensive Overhaul of our Zoning Ordinance Our Zoning Ordinance sometimes produces unwanted results due to the problems outlined above. Often, following the letter of the law results in restricting things that the Town is not really trying to restrict. Likewise, it also often falls short of mandating the things that the Town really desires. It is clear that our Zoning Ordinance needs a major overhaul. One possible avenue to approach this issue is through the creation and adoption of a Unified Development Ordinance or “UDO.” UDO’s have the benefit of combining regulations that are typically in separate sections of the code (for example zoning, subdivision, erosion control, etc.) under one all-inclusive umbrella. If done well, UDOs can simplify regulations as compared with traditional ordinances and can also present benefits in streamlining enforcement procedures. The biggest benefit for Beech Mountain, however, may be that the adoption of a UDO would provide an ideal opportunity to reconsider our ordinances as a whole and to ensure that the entire document is congruent with this Comprehensive Plan. Policy CD.G1.P2: Create and Utilize Community Design Regulations/ Guidelines to maintain and improve the appearance and functionality and character of the built environment One of the primary reasons Beech Mountain’s zoning codes and ordinances exist is to support the Town’s goals of being an attractive and inviting town. Yet our ordinances for the most part fail to directly address this goal. Like most traditional zoning ordinances, Beech Mountain’s ordinance generally focuses on separating what are deemed “incompatible” land uses (to mixed effect). But it has not necessarily been helpful in improving the physical appearance of the town or ensuring that a certain type of land use in a certain area takes into account the form and functionality desired by the town. Beech Mountain is not alone in this regard. There has been a growing acknowledgement of the deficiencies of traditional “Euclidean” zoning many communities around the country. As a result, new types of “alternative zoning” have emerged largely as a rebuttal to these deficiencies. When our zoning ordinances are updated and amended as discussed above, the new versions should incorporate some of the best practices afforded by these new zoning techniques to ensure that the character of the built environment is protected and accentuated. Some examples of these “alternative zoning” controls include those discussed on the following pages: 45 Form Based Codes Form Based Codes are a way of regulating development in order to acquire certain physical attributes. They have been used as an effective tool for creating the type of atmosphere desired in certain locales, especially commercial districts. While traditional zoning regulation focuses on the uses of land and is concerned with isolating and separating incompatible uses, form based codes focus on the density and appearance of development and allow a broad mixture of uses that meet those criteria. The result is often a vibrant, multi-functional area that is more adaptable to economic opportunities. Proponents of form based codes stress that they better allow market forces to drive development- often keeping downtown areas more viable. Form Based codes, for example, could allow a profitable residential complex to locate in an area that would generally be zoned only for businesses under traditional zoning. Simultaneously, they allow a community to achieve the type of development of the built environment that they are seeking. In our example, the residential complex may have to have the “look” of a building suitable for that environment. In ordinances, form based codes tend to be based on pictures and on visual characteristics, whereas traditional zoning ordinances rely on text to describe what is allowed and what is not. The following example from www.formbasedcodes.org provides a good illustration of the differences between form based and traditional zoning. 46 Neo-traditional development or traditional neighborhood development Traditional neighborhood development defines basic guidelines for the physical development of neighborhoods, and promotes a return to “classic” concepts of town building where streets are connected, pedestrian access is a priority, and stores, businesses, churches, and schools are integrated into neighborhoods. Some of the more prominent features include a neighborhood center or green, mixed housing types, retail services for basic needs, work places, schools, churches, parks and playgrounds within walking distance, narrow shaded streets with buildings and porches close to the street, alleys and parking behind buildings, detached garages with apartments, and prominent sites for civic buildings. Some communities in NC are adopting neo-traditional zoning standards for portions of the community. These often include “build-to” lines rather than minimum setback lines, and include standards that allow narrower streets and set maximum size standards for off-street parking areas serving commercial tracts. Traditional Neighborhood Design incorporates networked streets, pedestrian access, and mixed uses Open Space or Cluster Development Cluster developments are generally defined as residential developments where half or more of the buildable land area is designated as undivided, permanent open space. Zoning for cluster developments involves tradeoffs, where increased density and decreased setbacks are allowed in some areas while green areas and open space are preserved in others. Usually, the overall number of dwellings is about the same as it would be in a conventional layout. Dwellings not constructed on conservation land are erected in other more appropriate locations on the site. Cluster Developments promote open space 47 Planned Unit Developments (PUD) Planned Unit Developments are developments where a unified design has been created for an entire site- usually including a number of housing units, clustered buildings, common open space, and a mix of building types and land uses. Zoning for PUD’s allows regulatory bodies to consider an entire planned design as a whole and consider how all the parts of a development function together and therefore allows for some flexibility from zoning regulations that were created with the development of individual lots in mind. PUD approvals are site-specific and involve the review and approval of a committee or board such as a Planning Board or Board of Adjustments, so they have the advantage of being able to consider the myriad of individual factors that would make a development work or not work on a case-by case basis. Usually applied to housing developments, PUDs may also be applied to other forms of development such as shopping centers, industrial and office parks, and to mixed-use developments which may be any combination of different land uses. While these new developments in zoning in their purest sense may not all be applicable or appropriate to Beech Mountain, it is clear that the town would benefit from many of their ideas- especially in our Commercial Districts and public spaces. To function here these ideas need to be adapted to the specific needs and context of our town. Alternative zoning within the Commercial District of Beech Mountain would need to fit the mountain character of the town and its vision for a park-like atmosphere. It would have to promote pedestrian opportunities while still protecting homeowners in the area. And it would have to be sensitive to our views and our rustic charm. Alternative zoning measures in Beech Mountain could deal with anything from building cosmetics to the implementation of sidewalks requirements for new development. As discussed below, the town could further the impact of these regulations with public projects that are complimentary to their theme, such as the creation of public parking and on-street parking in several areas and streetscape beautification and landscaping. PUD's utilize a site-specific, overall plan that is considered in the unique context of a particular location. 48 Strategy CD.G1.S2: Utilize Alternative Zoning methods to ensure that development in our Commercial Districts is aesthetically pleasing and functionally appealing It is recommended that the zoning for Beech Mountain’s business districts (an area generally comprised of the corridor along Beech Mountain Parkway from the Town Limits near Town Hall to the Ski area), be altered to take advantage of the benefits of form based codes and other alternative zoning measures. Some specific recommendations that these codes could incorporate include: Landscaping Requirements and Buffers. Typical “strip development” with its abundance of pavement and concrete and its lack of trees is incompatible with our pristine surroundings and should be avoided. Landscaping requirements and buffers could be used to ensure that the commercial districts on Beech Mountain do not lose our “mountain” feel. Furthermore, landscaping using common elements and a common theme throughout the commercial district would provide a sense of continuity and uniformity to the area. It would provide visual reminders of the unique and special place we are in and serve to “tie together” the beautification theme that the Town is striving for. It is recommended that the Town develop a list of species for planting (should be all native species and should be substantially similar to those planted along the Town Streetscape) and that the town require developers to plant a certain amount of trees or shrubs along its road frontage for every set number of square feet within the setback adjacent to a street. These street trees would provide visual interest, continuity and scale to the corridor as well as a buffer for less attractive features such as parking areas. In addition, a shrub hedge or low masonry wall may be appropriate and could be encouraged, particularly where a parking lot is adjacent to the street. The Town could also consider requirements for screening of unsightly land uses. Loading and service areas, utility facilities and other necessary, but often unsightly, elements of a development could be required to be screened by vegetation from adjacent public streets, parks, sidewalks, etc. Public Space. Mandate that property in the commercial district be set aside along the right of way frontage for pedestrian walkways and landscape areas. Relax controls on usage in the Commercial District, and instead focus more on the form that the built environment will take. 49 Utilize maximum front setbacks (“build-to lines”) along the right of way rather than traditional minimum setbacks. This would ensure that every building fronted on the public road, which would help to provide a visual “frame” for the development. It would also cause businesses to locate their parking in the rear. People would then see the buildings rather than their parking lots and would feel invited into a public atmosphere rather than feeling pushed out. Not Develop “view corridors” in which no structures or plantings could obscure views View corridors could be implemented by a set of rules that consider the visual impacts of development. A similar set of regulations has been implemented in Banner Elk, where any development that can be seen from the major transportation corridors (Highways 184 and 194) must incorporate plans for landscape buffering and screening to obscure their visual prevalence. Such a plan in Beech Mountain would protect prominent vistas from major corridors or overlooks. Maximum setbacks can help create an inviting atmosphere But minimum setbacks result in areas that are more car-friendly than people-friendly 50 Strategy CD.G1.S3: Develop Architectural Standards for new development in our commercial district One of the characteristics that makes Beech Mountain unique is the broad variety of building styles found here. Yet if the Town’s ordinances are to change focus from how a property is used to the form that the use takes, it is necessary to establish a set of minimal architectural guidelines to achieve some of the elements that are deemed desirable and to prohibit some of the elements that would be unwanted. Our goal should not be to so rigidly control the form of the physical environment so as to stifle the flexibility of design. Rather, development should be encouraged to respect patterns that have previously been established, and create a visible harmony with its context. Therefore, it is important that any set of standards that are developed be minimal, and address only certain areas, general in nature, that are universally held to be beneficial to the community. Some of the items to consider in the development of architectural standards should include: o Building Materials Historically, mountain builders made use of the materials available to them locally. The architectural character of our region is largely a result of the practical use of elements such as heavy timbers, stacked stone, and rough hewn logs. It is recommended that the town encourage the use of these materials in future development or redevelopment. Examples of desirable materials include: Heavy Timbers and exposed beams and Log Construction 51 Desirable Building Materials (continued) Standing Seam Metal Roof Shake Roofs (synthetic versions with fire retardant properties) 52 Stone or Rockwork of regional rock types Conversely, some material types that generally are not suitable for Beech Mountain include: Vinyl siding 53 Standard 3 tab, non-dimensional, asphalt shingles Non- local or contextually out-of-place design elements, such as Terra-Cotta shingles, ultra modern materials and designs, etc. 54 o Other Architectural Design Considerations o Roof Line The roof is a major visual element and should be carefully considered as to the proportion, texture, color and compatibility with the proposed building style and those of neighboring buildings. Similarities in roof shapes create visual continuity in the streetscape. Beech Mountain’s commercial district is currently characterized by pitched gable roof variations. These gable roofs are typical of what is found in the Southern Appalachians and fulfill many functional purposes- such as the ability to shed a high snow load. The pointed gables are also reminiscent of the mountains in which we are located. It is recommended that future development continue this theme. Flat roofs, such as those found on many urban commercial structures, should be discouraged or prohibited in Beech Mountain’s commercial spaces. o Scale Scale refers to the size and shape of a building, or the relationship of width and height of a building as it relates to people and other buildings. Structures that are proportionate with their surroundings create a sense of harmony and continuity. 55 o Windows In some ways, windows can be thought of as the “eyes” of a building. They invite the interaction between the exterior of a building and it’s interior. When there are few or no openings in a building façade, it can be forbidding and even intimidating. It is recommended that a set percentage of building façades that face the public way be required to have openings or windows. o Chimneys Chimneys hearken back to the rural mountain heritage of our area. They are functional as well as appealing. Their incorporation into building design should be encouraged. Windows make a building seem inviting This blank façade looks intimidating 56 o Building Orientation and Entrance The direction that a building “faces” and the direction from which one may enter the building also has an important impact on its visual and functional appeal. Having an entrance along the public thoroughfare conveys openness and welcomes. If parking is constrained to the side or rear of buildings in order to comply with maximum setback regulations, situations may arise where buildings locate their only entrances at the side or rear. It is important to mandate that the building have an entrance at the front to put forward an aesthetic appeal toward the public realm. The entrance itself is of utmost visual importance, and can be the preeminent feature of a building. Quality and harmony with the vicinity’s theme are crucial here. In Beech Mountain, the entrance to buildings is often via a front porch. There are few architectural amenities that better convey the regional identity of the South and the mountains than the front porch. Front porches like those at Fred’s Mercantile or Action Realty give an open and inviting feeling to passers-by and create a transition between public and private realms that conveys a sense of friendliness and warmth. This “inviting” feeling is something that we would like to expand upon in our commercial district here on Beech Mountain-- and seem as warm and charming to outsiders as we are to each other. 57 o Colors Another important aesthetic element is color. While individual expression through use of color is desirable to some extent, it is generally advantageous for structures to be in harmony with one another and to reflect the area in which they reside. In Beech Mountain’s commercial district, natural colors and muted earth tones are appropriate. Design Guidelines Handbook – If the Town pursues these policies, it should also provide an illustrated set of design guidelines to guide builders and developers through the requirements and to better ensure the desired results. While it is only proposed that rules regarding architectural standards be applied to commercial districts, such a guideline could also be distributed to residential builders to recommend and suggest best practices.This colorful structure may not be appropriate for Beech Mountain. 58 Policy CD.G1.P2: Restore or replace the decaying and aging structures in Beech Mountain While Beech Mountain is the location of some of the High Country’s finest homes, it is also faced with a high number of substandard homes and homes that have been allowed to decay. There are many reasons for this unfortunate fact. One outstanding cause is the simple truth that second homes can be easy to neglect, especially in times of economic hardship. But other factors have also conspired to degrade some of Beech Mountain’s housing. Many of Beech Mountain’s homes were built in the 1960’s and 1970’s before there was adequate regulation of building codes and practices. Many of these same homes were sold to retirement age buyers when they were built. Forty years later, the retirees who purchased many of the homes have passed away and left them to their children who may have little interest in or ability to care for a vacation home. Regardless of the underlying causes, it is clear that maintaining and improving upon some of our more neglected housing is one of the biggest challenges to the preservation of Beech Mountain’s character. Strategy CD.G1.S4: Vigilantly enforce condemnation proceedings when necessary The primary method for addressing the worst of the blighted housing situations is through enforcement of condemnation procedures. This process is enforced on a basis of public safety, and can be utilized in situations where structures have dilapidated to the point that they pose a danger to inhabitants or to the community. Beech Mountain should maintain a running list of properties that meet these criteria and pursue the enforcement of these laws. Seen through to its final outcome, condemnation results in the removal of dangerous structures. Strategy CD.G1.S6: The Town should take steps to see that housing problems are addressed before they reach the level of condemnation. Condemnation is obviously a “last resort” type of measure. The Town, the property owner, and the neighborhood all lose when structures are dilapidated to the point of condemnation. Beech Mountain’s Code of Ordinances also contains provisions regarding “Minimum Housing” criteria- which are a set of requirements for essential components of housing to ensure that it is habitable. This set of regulations provides for penalties and enforcement to ensure that these criteria are met, but the action does not necessarily reach the level of severity of condemnation. These regulations should be re-written, strengthened, and more ardently enforced to reflect a Town policy of “Fix it or Sell it” with regard to derelict housing. A re-vamped Minimum Housing Code program could features like a graduated penalty system. For example, the first penalty could be $50, but if the issue is not addressed within a set amount of time subsequent penalties would be incrementally higher -- possibly up to thousands of dollars. To ensure that such a system was administered fairly, it would be beneficial to incorporate “checks and balances” such as the involvement of oversight committees. The ordinance could be set up such that before proceeding past the $50 fine, the situation would need to be reviewed by a committee or board (possibly the Planning Board or perhaps the Town Council). Higher penalties would only be issued with committee approval. 59 The result of such a system would be that it would become more expensive to keep a home in disrepair than to fix it. Owners who have absolutely no desire to repair their home would realize that their best option would be to sell the home and allow someone to buy it who would take better care of it. In the worst case scenario, the Town would acquire a lean on the property due to unpaid fees, could foreclose upon the property, and sell it to another party who would presumably take better care of it. Strategy CD.G1.S5: Develop Rehabilitation Programs and Incentives for decaying structures Condemnation and Minimum Housing Code actions approach derelict housing from a punitive perspective—that is, they require people to take certain actions “or else”. Beech Mountain has the opportunity to be forward thinking in order to develop programs and strategies that address these issues from a more positive perspective and encourage intervention and rehabilitation of structures voluntarily, long before they reach a critical level of decay or dilapidation. A starting point might simply be to ensure that homeowners are notified when problems with their homes are detected. Another possibility might be a program to inform owners of dilapidated properties of programs available through the Federal Government, such as HUD 203(k) loans. However, Beech Mountain’s residents, often second homeowners, will not under most circumstances qualify for Federal programs that tend to be need or income based. Therefore, Beech Mountain may desire to take steps on its own towards a solution. Such a program could involve reduced permit fees for homeowners who voluntarily undertake repair work to basic elements of a structure’s integrity. Going a step further, Beech Mountain may even desire to initiate its own lending program in which property owners could borrow the money necessary to do certain improvements accepted by the Town. The Town could develop the criteria for such loans such as requiring the applicant to prove a hardship in order to qualify. Strategy CD.G1.S7: Continue to strictly enforce building codes. One of the best methods to prevent the dilapidation of homes is to ensure that they are built safely and sturdily in the first place. This is especially important in Beech Mountain due to the extreme nature of our physical climate with its high winds, freezing temperatures, heavy snows, and driving rains-- and the abuse that these elements can render upon buildings. Beech Mountain must continue to provide top-notch inspection services to ensure that new homes and renovation or repair projects are accomplished in accordance with the NC State Building Code and are safe, strong, and durable. 60 Policy CD.G1.P3: Ensure that the Town of Beech Mountain leads by example in matters involving Community Design and Appearance Taking the steps recommended in this chapter to improve the aesthetic appearance of Beech Mountain will not always be easy. Often these requirements will be burdensome or tedious. Often they will be expensive. But the Town should lead by example in this arena. Towns by their nature generally own many prominent buildings and properties, and the appearance of these focal points is a great starting point for improving the appearance of the community. The Town itself should be a shining example in matters regarding Community Design and Appearance and should be a positive force in preserving and enhancing the Town’s charm and character, and bringing this plan’s visions to reality. Strategy: Consider aesthetics as a vital component of all Capital Improvement Projects Whenever undertaking Capital Improvement Projects of any kind, be it the construction or renovation of structures or parks or even the management of vacant Town owned properties, the Town should make the aesthetics an important part of the decision-making process. The necessities of functionality and cost restraints often dominate the planning and design process for public projects. However, a little extra cost and effort can often accomplish the same goals in a way that adds to rather than detracts from the character of the community. The town should perceive every public project as an opportunity to improve the appearance of Beech Mountain. Strategy: Create Small Area Plans to best utilize town properties in ways that enhance community character The Town should be forward thinking in conceptualizing creative ways to maximize the potential of lands that it owns or manages to beneficially affect the character of the community. The creation of conceptual small area plans for prominent Town properties is an outstanding way to begin visualizing positive changes in the landscape. The Town has undertaken several of these plans in recent years that have been implemented to varying degrees. All of these plans have had positive impacts on the Town’s appearance. They include the plans on the following pages: 61 o The “Bark Park” area that was conceived and built in 2011-12 developed an effective way to utilize an open piece of Town property to fulfill a recreational need. The park has been very well utilized and has employed landscaping and design in a manner that is beautiful as well as functional. 62 o The Streetscape Plan created in 2011 began the dialogue regarding pedestrian connectivity through the main business area of Beech Mountain Beech Mountain Parkway as well as beautification of the “Gateway” to Beech Mountain. While full realization of this plan has not yet been accomplished, significant strides have been made towards making Beech Mountain pedestrian accessible. 63 o The Buckeye Lake Recreational Use Plan adopted in 2013 provides the framework for using the Town’s drinking water reservoir for recreational purposes. The plan highlights several projects that will increase the utilization and enjoyment of this beautiful and scenic area. 64 Further Opportunities for Small Area Plans In the coming decade, the Town will likely be presented with an opportunity to create such a small area plan that could have a major impact on the character of the community. As the current Public Works Department relocates to new facilities, public land will become available in a prime, central setting along Beech Mountain Parkway. This location would be the ideal setting for a pedestrian accessible Center-Town public park. Such a park holds immense potential to draw people to our commercial district and to invigorate our economy. For an example of such a park that has been enormously successful, see the vibrant public space in the center of Blowing Rock, NC. Other areas for which such design plans should be created include: o The “Parkway Overlook” area and the Perry Park Trail Trailhead o Buckeye Recreation Center/ Recreation Area, especially improving the parking situation o Streetscape areas in the commercial area near the entrance to Beech Mountain Resort o Switchback landscaping areas along major roads o Sled Hill improvements 65 Community Design, Image, and Character: Discussion and Conclusion Beech Mountain has a special character and charm that makes this community so appealing. These intangible but persistent qualities have drawn people to “Eastern America’s Highest Town” since its inception and they must be protected and preserved. This chapter has discussed ways to maintain and improve the character and charm of Beech Mountain. Methods that have been discussed include initiatives such as strengthening and improving our zoning regulations, implementing architectural standards for the Town’s commercial district, vigilantly enforcing minimum housing standards and creating small area plans that visualize and conceptualize improvements for Town owned or managed property. Enacting policies and programs to improve the aesthetics and character of the community is not always easy. Though such programs hold the potential to pay dividends in the long term they are not always popular at the beginning-- especially with the people who are cited in violation of such stipulations. Furthermore, if accomplished in an overly aggressive manner, such policies can be seen as intrusive overregulation, and can be a deterrent to positive change. These negative feelings are only exacerbated when the actions required of a violator are costly. Other difficulties arise in the enforcement of these regulations. Zoning regulations are notoriously difficult to enforce, requiring substantial tact on the part of staff, and requiring substantial staff time. Even a perfectly conceived and written idea will fail if it cannot be effectively put into practice. For these reasons the Town should approach these areas cautiously, fully securing the “buy in” of citizens and stakeholders before embarking on these policies. Nevertheless, it is clear that Beech Mountain is a special place whose values are cherished by those fortunate enough to live and visit here. Results of the Comprehensive Survey indicated that Beech Mountain’s population strongly supports regulation of aesthetic issues and the strengthening of community regulations such as the zoning ordinance regardless of the potential drawbacks to such programs. The people of Beech Mountain have entrusted the Town to protect its character, and when possible make it even better. 66 T: Background T: Beech Mountain Roads Map T.G: Transportation Goals, Policies and Strategies Goal T.G1: Provide a top level of service on our transportation network within Beech Mountain T.G1.P1: Improve roads in a manner that enables efficient use of resources T.G1.S1: Continue to implement gravel/ pavement maintenance schedule T.G1.S2: Develop a ranking system to prioritize new roads for paving T.G1.S3: Look for ways to improve connectivity between major destinations T.G1.S4: Continue to monitor the State’s approach towards accepting existing municipal roads Goal T.G2: Ensure that Beech Mountain is accessible T.G2.P1: Support and undertake measures that make it easier to get to and from Beech Mountain T.G2.S1: Support measures such as NCDOT plans that would enhance major arteries that lead in the direction of Beech Mountain T.G2.S2: Improve accessibility of Beech Mountain by improving Buckeye Creek Road T.G2.S3: Create/ Improve other access routes Goal T.G3: Provide for increased safety of our transportation infrastructure T.G3.S1: Continue to pursue / enforce Right of Way clearance T.G3.S2: Improve communication for problem notification T.G3.S3: Continue and improve the effective snow removal program T.G3.S4: Continue to implement driveway and curb-cut regulations and consider modernizing Beech Mountain’s Driveway Entrance Manual T.G3.S5: Continue to implement the signage upgrade plan T.G3.S6: Emplace guard rails at steep drop- offs T.G3.S7: Consider emplacing low-impact speed regulation devices at various locations Goal T.G4: Increase transportation modes and options T.G4.P1: Provide for alternative methods of travel where practical T.G4.S1: Increase pedestrian amenities T.G4.S2: Develop a plan to make golf carts a viable means of transportation for some locations on the mountain T.G4.S3: Plan for bike lane improvements when repaving roads T: Discussion and Conclusion CHAPTER SEVEN TRANSPORTATION, MOBILITY, AND ACCESSIBILITY 67 Background Transportation in Beech Mountain presents an extremely unique set of challenges and opportunities. Unlike most cities and towns, addressing congestion and traffic flow are not major concerns here. While Beech Mountain may be to a large extent immune from the major traffic concerns facing other areas, there are an abundant set of different problems with which Beech Mountain is faced. From dealing with our extreme terrain and weather, to maintaining and managing a vast network of paved and unpaved roads, the ch