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KDH panel looks at easing hotel height restrictions
A special committee appears to be moving toward recommending that Kill Devil Hills consider easing height restrictions for hotels.
Under discussion by the Stakeholder Group on Height Regulations is a change to the town’s land use plan that would allow more flexibility for remodeling old oceanfront properties or building new ones.
The town now restricts building heights to 42 feet on the oceanfront and in the N.C. 12 residential area. Heights of up to 50 feet are allowed in the commercial district.
A sticking point last month and at Monday’s meeting of the group was specifying a height limit.
“We have been avoiding the concept of a number,” said committee member Bill Pitt.
Pitt has firmly opposed easing restrictions on condominium heights. In New Smyrna Beach, Fla., he said, houses have been replaced by “wall-to-wall” condos. He acknowledged, however, that hotels would generate revenue and jobs and draw tourists to restaurants and other businesses.
Marvin Fabrikant, another panel member, argued that condominiums are, in essence, longer term hotels and that renters or owners would still go out and spend money.
The panel, which is chaired by Commissioner Bob Woodard, seems to be leaning toward limiting the discussion to hotels.
Committee member Ivy Ingram said she didn’t want to look back 15 years from now after a 150-foot-tall hotel is built and think she could have done something to prevent it.
Committee members and planning staffers generally agreed that, at least on the oceanfront, heights could be limited by Coastal Area Management Act setback rules, which are based on the square footage of floors. There also seemed to be a sense that the market, at least for now, would not lend itself to many hotels being built.
Also discussed was creating a central business district, where zoning could limit the location of taller buildings. There has been no agreement, however, about where or how large a central business district would be.
The stakeholders group was appointed by the Board of Commissioners to make a recommendation on building heights to be included in the town’s land use plan, which is required by the state. While a land-use plan does not include specific rules, it sets down broad policies for zoning regulations and decisions.
Seven or eight properties on the oceanfront have been identified as candidates for redevelopment. With the market for large rental homes virtually gone and financing for condominium projects next to impossible to get, easing height restrictions could be another way to allow a better return on the dollar for expensive oceanfront land.
On Monday, Planning Director Greg Loy offered a draft policy on building heights for the panel to consider. Loy’s proposal reiterated the town’s preference for maintaining its traditional low profile skyline and image but said it would consider height increases in oceanfront areas least prone to erosion. It said that height increases should take into account aesthetics, beach access corridors, shadows on the beach and visual barriers from N.C 12.
A public opinion survey on the land use plan conducted by East Carolina University’s Center for Survey Research in 2007 suggests that easing the height limit in Kill Devil Hills might be a tough sell. Most respondents said they thought the heights of buildings town-wide were about right. Forty percent, however, said they thought buildings on the oceanfront were too tall.
A survey in 1997 showed that 81 percent of respondents wanted building height restrictions maintained.
Those sentiments, however, are likely to be countered by arguments that zoning that is too restrictive limits commercial development and ultimately places a higher tax burden on homeowners.
On the recommendation of committee member Eddie Valdivieso, the panel will look at a policy modeled after one in Carolina Beach.
Carolina Beach sets a limit but will consider a taller building under a conditional use permit if it includes beneficial tradeoffs, such as parking. Valdivieso said that the burden would be on the developer to make a case for a taller building.
“It’s kind of a safe nudge in that direction,” he said.
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Allan Dooley says:
Why is this bad idea even being discussed? Greed, greed, greed. A few rich people want to figure out how to get richer, so the will of the majority of local citizens is ignored. Take a look at the beach pictures from July 4th, take a drive on the bypass: can anyone who cares at all about the quality of life here believe we need MORE tourist density?
Tom Haddon says:
What is driving this pursuit of encouraging hotel developement? Russ’s article alludes to job creation and tax revenue. Do we really want to build enough hotels on the oceanfront to make a difference there? I don’t want to see that happen in KDH or anywhere else on the Outer Banks. The mass of these buildings alters the landscape and “viewscape” to the oceanfront and has the effect of “walling us in” and taking away the vistas of the dune line and sky beyond. Doesn’t this have a value?
This is a slippery slope…careful you don’t begin the slide to changing our beaches in ways we will come to regret.
Sara K says:
I am a tourist that has enjoyed visiting the Outer Banks for the past 10 years with my family. Speaking from a tourist perspective I am attracted to the Outer Banks because it is NOT a Myrtle Beach or other beach location with high rise hotels and boardwalks. We already have enough of those places and that is not what the Outer Banks is about. I hope they decide to maintain what’s left of this beautiful place and not commercialize it to death.
Amy D says:
This should not even be a discussion… there are enough hotels, no more… you are ruining the OBX by even having them there STOP BUILDING period! Enough is enough.
IRI says:
The next meeting regarding this is August 9th at 5:30. The meetings are open to the public and they do take public comments after (not during) the meeting. Please come out and voice your opinion on this issue. This is how the people are heard.
Sara- thank you for your perspective. I think most of our visitors (and residents) feel that way.
Allan Dooley says:
IRI–I live in Colington, not within KDH–do you know if I would be allowed to speak at the meeting?
charlie says:
If wind blows sand and the wind’s path is blocked by large building after large building, will large buildings expedite beach erosion?
Kathleen Wixted says:
As a resident of Currituck County, I believe that I live on the beach too. I agree with Sara; tourists and locals alike are drawn to our beaches because there is open space, dunes, sea oats, etc. There are still many small, homey motels, houses, and bungalows. That is what we are known for. There are not tall hotels or restaurants that cramp and close in on the water like other beaches. Also, those large hotels would require large parking lots which would inhibit water drainage during storms making flooding worse than it already is. Therefore, I would oppose any increase in the height requirements.
DP says:
I think the motivation was to make it economically feasible to redevelop certain sites that have aged out of being attractive even to people like those who object to any development at all! Motels built in 1970 are not attractive to the 2010 market and will only get worse not better. I’ll give up 10 feet of building height in exchange for a decent, fresh new place to stay. Forward looking people should be having this discussion. To not do so will lead to a “Bike Week” crowd all summer round.
That is the real choice, looking at it any other way is simply unwise. What kind of vacationer do you wish to attract?
Gary says:
DP, there is only one oceanfront hotel in Corolla, and they most certainly attract more wealthy guests than KDH, so I don’t think your argument floats. The aging motels could be redeveloped to be quite attractive, with a little thought.
charlie says:
DP makes a very good point. What kind of vacationer do we wish to attract? But I disagree with DP’s statement that 70′s era motels are not attractive to the 2010 market. I’ll take a 70′s motel over a McMansion any day. And I’d take one of the Nags Head beachhouses without airconditioning over a 70′s motel. Perhaps in the debate over economic feasibility we may be destroying the cultural identity which brings the visitors in the first place?
Louise says:
More height — PLEASE NO!!!
And Charlie — are you serious?? If you are, your logic about beach erosion is way off !
Allan Dooley says:
DP, apart from your annoying attempt to introduce class warfare into this discussion, you suggest an interesting possibility: trade height for distance. If the moneyed class wants to build high-rise hotels, they’ll have to do it some distance away from the shoreline. Oceanfront? 25 ft. Across the beach road? 35 ft. One block back? 40 ft. Two blocks back? 45 ft. And so forth, keeping the beach itself more open and unshadowed. And btw, for a significant number of tourists, even beyond the “Bike Week crowd,” those old low-rise motels are a strongly positive feature of the Outer Banks. Gary is right–some imaginative renovation would be practicable and profitable.
ekim says:
Why don’t we make a special committee to get rid of the special committee. Where in this are the people of the Town of Kill Devil Hills represented.
Beverly says:
Please don’t consider this for one minute. Don’t continue building new places where you should never build. After Mother Nature ruins these buildings (because they have no business being there in the first place) you expect the taxpayers to reimburse for the loss.
don't kill the golden goose says:
we need to stick to the current height limit, period. the only people who want bigger buildings are the scarce few who stand to gain big monetarily. the vast majority of locals and tourists wish this place hadn’t gotten as overblown as it is. to quote the locals on the north shore “keep the country country.’ maintain our vibe , we maintain the lifestyle people flock here for and wider range of businesses who benefit.
John says:
You can have an older establishment and attract decent people.The Sea Foam Motel is a good example. Another is the former Travelers Inn at MP 16, now a Roadway Inn, which has had significant renovations. Business appears to have increased and I’m sure the quality of guests has also improved. I say let the market forces work. If the demand is there let em’ build. Just keep sensible height restrictions in place.
Sara says:
If the Outer Banks wants to attract more new hotels, and replace the old cruddy 60s built motels and stay competitive with other beach areas, more height should be given. Not to mention the additional jobs it would create and it would greatly improve the image and attraction of the Outer Banks as a hotel destination, not just for cottages. There is no way to build towers on the beach given setback requirements, parking, septic, etc, so why not allow a few more stories if that will help rejuvenate the local hotels.
Ray says:
Why is KDH even talking about this in the first place? If a survey showed that 81 per cent of the respondants wanted to leave things alone, why bother? Oh, that’s right…voters have no rights! Only developers and Mayors who are “planners” by profession. This whole crapping mess goes hand in hand with several things. (1) KDH’s smugness that they have (they think) less beach erosion than the other beach towns, and, (2)the condo pie-in-the-sky dream bombed, and (3) Mayor Sturza sees beach nouishment ahead and thinks he can make KDH into another Virginia Beach. Wake up, KDH voters, your bypass is starting to look trashy; don’t let it happen to your beach, too.
IRI says:
ekim- any town resident can apply to serve on something such as this. They put announcements in the paper and on their website when such committees are formed.
Allan- I think they will take comments from anyone, especially if you’re a visitor to kdh beaches and I’m guessing if you live in colington you go to the beach in kdh sometimes. come out and voice your thoughts.
Tom Haddon says:
First my apology to Rob Morris for referring to this piece as “Russ’s article” in my earlier comment. Rob, thanks for reporting on this important issue.
Another concern I have is the proposed use of conditional use permits for this serious issue of building heights.
This process takes place out of the public purview for the most part. In absence of hard limits on building heights, we are leaving it up to planning board members, town commissioners and town staff to determine the deal.
I’m comfortable with this process in many cases, but not when it comes to building heights.
G says:
KDH wants to have bigger hotels so they can be more “competitive” and bring in more guests?
The roads can’t even handle the number of visitors now. The bypass (not a bypass anymore) is a joke through KDH. The speed ends up being the same as the beach road.
What’s this talk about quality of visitors? Money equals quality?
Smells like greed to me.
Allan Dooley says:
Not to split hairs, but it’s not right to say “KDH wants bigger hotels.” The citizens of KDH & its environs do NOT want bigger or more hotels. But some investors/developers (from somewhere, not necessarily KDH, the Outer Banks, or even North Carolina) have managed to push some local politicians into “studying” the matter. We can only hope their hearings show that building taller hotels has precious little local support, because it is a bad idea.
There are plenty of “hotel destinations” up and down the east coast; here we emphasize the self-catering cottage vacation, lasting at least a week.
charlie says:
Thank you Allan for your insight and summary. It gets directly to the heart of the matter.
Colleen says:
Personally I disagree with changing the height restriction. I do agree that our visitors choose to come to The Outer Banks because we are less commercial and our beachfront feels residential due to the lack of large high-rise hotels. To help our economy let’s consider diversity. Where can we put our efforts to sustain jobs, increase revenues and move away from things that are seasonal? In my opinion the committee should say no to changing the current height restriction and begin to look for other opportunities for our entire Community.
Chuck Ball says:
Who wants the building height increased? Not the people who live here or the tourists who visit. Ask around, read the surveys. Current hotels can be improved without going up. Also, how high will our current fire equipment reach? Do we have to foot the bill for new fire trucks by increasing height?
I was Mayor of KDH briefly and this discussion was simmering even then among the same players. I opposed the increase then, and I oppose it now.
Yes, I did apply for this committee but was turned down. I guess a real estate developer is more qualified to be on the committee then I am. By the way, it is called a ‘stakeholders’ committee. Who are the ‘stakeholders’?
Allan Dooley says:
“Stakeholders” are the finance guys and the consultants in white helmets who hold the stakes while the surveyors lay out the boundaries of “creative destruction.” Or maybe they hold the big bets–the stakes–that the real estate gamblers want to place.
Biz says:
I know things cannot stay exactly the same but I miss the old Nags Head style homes, the Croatan Inn, etc. Wish something could have been done to preserve at least some of those places. If KDH, and any other adjoining towns go the high rise route, condos or hotels the flavor of the area will be lost. People will still come I suppose but I already stay on HI because I don’t feel like I am in the Outer Banks in the Nags Head/KDH/KH area any more though I still do spend money there (WRV, Awful Arthurs, etc) I drive 12 hours to get to this beach from a lovey beach in Florida because of the uncrowded beaches, the mystique. Course high rises aren’t the only thing that ruins the area. The sterile malls up toward Corolla and scads of Mcmansions turned my stomach, changed so much.
Skip Jones says:
I am a member of the stakeholders group. I am a small builder and have lived on the Outer Banks for over 30 yrs. I, as well as the rest of the very diverse group, asked to participate because we are concerned about the direction the town will take. Although, the first knee-jerk reaction to easing height limitations is no, there are issues to consider. If we allow some height increase, can we then increase side setbacks to create larger sight lines to the ocean? Can we create incentives for more architecturally appealing structures? How do we make it more economically feasible for the older motels to remodel and compete with the newer ones? Like it or not, motels have always contributed a large percentage of the tax revenue. Are you prepared to pay more taxes if we begin to lose motels because they can’t compete with newer motels like the Sheraton? The answers are not easy and we encougage constructive input.
Frank says:
The Outer Banks is a very unique place.
I have been a lifelong resident of Virginia who, by choice, recently purchased in KDH, not Virginia Beach, with my wife. Having spent three years studying Civil Engineering at ODU, actually it was still classified as a college when I attended, we chose to purchase on the Outer Banks because of the lifestyle. I remember Virginia Beach from the 60′s when the beach was fun and looked like a beach town. Overdevelopment and the “good ‘ole boy” network has destroyed what was a wonderful beach town. Those with clout and $$$ got their way. Shore Drive used to be beautiful, now it is wall to wall to wall with apartments and condos and is a death trap to those walking or riding a bicycle. It is still happening today. The problem with this is they get their way in changing building, zoning and land use regulations that have worked well for many, many years but their “vision” so often trumps common sense. When these “visions” fail, the community is left with more vacant buildings that have no benefit to the community and the developer is gone, usually with a handful of money and the community is left wondering “what happened to all the visions”?
Since my wife and I have purchased in KDH we spend every weekend together here, my grown daughters and their families spend time here, and I spend two to three days a week here by myself. We want to become part of the community and have made a host of wonderful new friends, from the Realtor who sold us the house to the local craftsmen who have worked to make our KDH home wonderful, and there was a lot that needed to be done because it had been a government owned home that was in poor condition, but not anymore!! I am retired, my wife still works but we do not consider ourselves visitors to the Outer Banks. We consider ourselves residents having already found a church, many friends and within a year or two will be here 365/24/7.
Keep the current height restrictions in place and question seriously the long term consequence to our community once the “vision” has been done.
There is an old saying, “If it ain’t broke, don’t fix it.” In my opnion there is nothing broke, so what is all the talk about?
Chuck Ball says:
To Skip Jones I would say that if motels/hotels want to upgrade they can do so without going up. I do not buy that the only way to make it pay off is to add stories. Rental houses that don’t upgrade and stay on top of repairs lose business. The same is true with restaurants. Are you proposing we offer incentives for these businesses too? ‘Set backs’ and ‘sight lines’ are planning department speak. Taxes don’t go up just because businesses don’t stay competitive and go out of business. If revenues are going down you reduce services just as any business would to survive. It is not knee jerk to oppose increasing heights of buildings when people do not want it. Read the surveys, read the land use plan, ask visitors and locals.
Shannon says:
One of the comments above said our bypass in KDH was starting to look trashy. I say, you’re too kind sir and you’re too late. It’s been looking trashy for some years now.
Skip Jones says:
Chuck,
We have been meeting for approx. six months now. The meetings have been open to the public and opinions from everyone not on the committee have been requested at the end of every meeting.
Chuck Ball says:
Skip, I am well aware of the committee and its meetings. It is the same agenda as when Bob had this committee years ago. At that time the committee was disbanded.
Now the discussion is back because special interests want to increase the height not because the locals or visitors want it.
I know when the committee meets, but frankly I would rather go fishing than track over the same ground that we have gone down before. The committee will recommend to the Board that the height should be increased. The Commissioners will squabble over the number and the definition of Condo or hotel. In the end the ordinance will change and buildings will creep up another ten feet or more.
It is how it happens. Bill Pitt knows from his experience at New Smyrna, a town that now sports 18 story condos and has killed it’s ‘beach’ town atmosphere. I have been there and have seen what it looks like.
When this comes to a public hearing I will be happy to voice my opinion which I do regularly but the committee actions are predictable.
Frank says:
My wife reminded me that last weekend we had friends that rented a cottage in Nags Head for this past week. They left Virginia Beach around noon, went to Elizabeth City for lunch and then sat in traffic for 1 1/2 hours traveling between Grandy and the Wright Memorial Bridge and once they crossed the bridge took an additional 45 minutes to get beyond Jockeys Ridge. They didn’t get to their cottage until almost 7PM and the trip to Elizabeth City was only about 2 hours. Yes, let’s consider building taller so we can have more visitors sit on US158 questioning the wisdom of going to the Outer Banks for a vacation. It appears that until the infastructure can better accommodate the traffic, we are where we should be for now. Just a thought. A bucket will only hold so much water and any more is a waste.
G says:
Is someone taking notes or minutes at the committee meetings? Are they publicly available?
Frank says:
To G -
Very good question you raise. If they are and since this is a committee apparently sponsored/appointed by the Board of Commissioners they will post the minutes or official comments on the KDH web site. If not posted maybe someone will post on this site where the minutes can be viewed and when. Maybe Skip Jones can answer this question. Also, what background in planning or jobs do the people on this committee have. My bet is that the majority are developers, contractors (such as Skip) or other connected monied people.
Rob Morris says:
There’s quite a bit of information here.
Ray says:
Another once a year tourist (for the last 30 or so) who avoids that specific area because of the congestion. So in a sense it won’t matter to me since I stay on Hatteras Island but I would hope someone will listen to those voices that clearly are in the vast majority who oppose the increases.
G says:
They sure are not promoting high-rise hotels in the imagery on their web site http://www.kdhnc.com/index.aspx?NID=130
Bob Samuels says:
Don’t we need a boardwalk in front of those high rises to keep the sand from blowing in on their wall-to-wall carpet? Leave the the beach alone, leave the dunes alone and leave the current height restrictions as they are. Politicians and board members aren’t listening – we like it the way it is! Keep messing with what we’ve got and no one will want to come here anymore; Virginia Beach will welcome them with open arms.
Karen says:
Don’t do it! I remember what a new visitor to the Outer Banks once said to me. Before visiting the Outer Banks they always vacationed at Ocean City, once visiting the Outer Banks they said they never would go back to Ocean City……the number one reason? The limit on building heights.
todd says:
This shouldn’t even be on the table. As a tourist if I wanted a crappy McHotel experience I’d head to Florida and be inducted with ugly high rise buildings. I don’t so I choose the Outer Banks. Understand your niche. The OBX isn’t about high-rise condos and hotels it’s a peaceful intimate beach experience something FL/SC will never have.