Work Session Minutes of the Town of Cary, NC

Subject: Community Appearance Manual

Tuesday, February 1, 2005

6:30 PM

120 Wilkinson Avenue, 2nd Floor

Web Site:  www.townofcary.org

Mayor McAlister called the work session to order at 4:35 p.m.

Present: Mayor Ernest McAlister, Council Members Michael Joyce, Jennifer Robinson, and Julie Robison

Mayor Pro Tem Jack Smith arrived at 5:19 p.m.

Absent: Council Members Marla Dorrel and Nels Roseland

The purpose of the work session is to review an amendment to the Town of Cary ’s Community Appearance Manual related to building design. The proposed standards address such things as building materials, scale and proportion. The new design standards will apply to all nonresidential center projects. It will also apply to individual nonresidential infill buildings along thoroughfares and collector roads. The design guidelines will not apply to office and/or warehouse buildings located within office parks, nor to individual, single family residential properties. (A copy of the draft Community Appearance Manual, Statement of Architectural Compatibility, is attached to and incorporated in these minutes as Exhibit A.)

Associate Director of Planning Ricky Barker stated that Cary has been criticized as having a lack of diversity within developments. Staff worked with consultants and the developer focus group on revising the community appearance manual, specifically relating to building façade designs. He stated that staff is requesting feedback from council on direction, concerns about the standards, and whether to set a public hearing on the standards.

Mr. Barker introduced architectural consultant Christian Sottile, from Sottile & Sottile of Savannah Georgia who has experience with creating building façade designs. Mr. Sottile worked with staff on the manual to help create quality development allowing for diversity in building designs, while translating the Town’s vision of creating a sense of place and human scale to those designs.

Mr. Sottile provided information on standards, showed buildings in Cary and how they would change if those standards existed. (A copy of Mr. Sottile’s PowerPoint presentation is attached to and incorporated in these minutes as Exhibit B.)

Mr. Sottile stated that the guidelines are intended to focus on commercial nonresidential structures that are meant to be visible, putting new buildings next to old buildings and having that environment look compatible. He said that the intent is to provide a sense of place which comes about with time, allowing buildings that get old to be reused, creating buildings that become timeless.

Mr. Sottile reviewed principle design elements common in building façade designs: materials, composition, scale, proportion, rhythm, transparency, articulation, expression, and color.

Mrs. Robison asked about dealing buildings where it might be detrimental or contradictory to the business to have the transparency. Mr. Sottile responded that some of the transparency can be handled with creative programming, where you put a program which needs windows on the side. He said that another strategy is to create a display area behind the window. Mr. Barker added that staff is looking into allowing flexibility in those cases.

Mrs. Robinson asked about avoiding denigration of the façade of buildings with some of the materials that can be seen from the side. Planning Director Jeff Ulma said that it may have to be moved or altered so that you do not see the materials from the side.

Mrs. Robinson said that there needs to be a provision for anything that can be seen from the street because it is important for communities to have an appealing look.

Mr. Sottile agreed that there are visibility issues that need to be addressed. He said that it makes sense to have certain principles carry through the entire structure.

Mr. Barker asked for direction from Council on material requirements. The majority of Council concurred that current requirements should be kept.

Mrs. Robison asked about the financial impact of the material requirements. Mayor McAlister asked about putting form of function where there is interference with the development of certain properties. Mr. Sottile responded that some things will make buildings more expensive such as material choices. He said that a decision has to be made for setting the bar for minimum quality levels in Cary . He said it is building into the long-term quality and longevity of the Town, it is the end result.

Mayor McAlister asked how the proposed guidelines relate to what is being done by other communities. Mr. Ulma responded that Raleigh has design guidelines which have only be in place for a couple of years. He would have to talk to them to find out the implications from those guidelines.

Mrs. Robinson asked about delays caused by the design guidelines. Mr. Barker responded that sometimes plans are delayed due to code stipulations. Mr. Sottile added that the purpose is to make the guidelines easy to read so that potential problems are addressed up front. He said that an exception is possible if it is impractical to meet one of the standards; however, the long-term goal is to have good buildings that can be reused which will make Cary economically healthy.

Mrs. Robison asked about certifying designs, and if designs are received with the application form. Mr. Barker said that the form applies to new shopping centers being developed and sets the overall design for buildings to be compatible. He said that the form is a precursor to a detailed site plan.

Mrs. Robison asked if there is a time savings through this process. Senior Planner Angela Reincke responded that  the review process is not quantitative; it is a way to ensure that the design guidelines will be used.

Mayor McAlister stated that it is important to gain the buy in of the user groups. Mr. Barker said that the developer focus group had some concerns about the materials. He said that staff may not be able to overcome some of those concerns depending on the direction received from Council.

Mr. Barker said another concern was having an exception process, however there is an exception process built in to allow for unique circumstances.

In lieu of a public hearing, Council directed staff to schedule an open house to receive input from citizens before the guidelines are brought to council for approval.

Work session adjourned at 6 p.m.