- Beachbook
- Coastal Review Online
- Dare County
- Duck
- Island Free Press
- Kill Devil Hills
- Kitty Hawk
- Manteo
- Nags Head
- Nighthawk News
- Southern Shores
- The Sentinel
- Bill's OBX Beach Life
- Life Beneath the Waves
- N.E.S.T Online
- Natural Outer Banks
- Red Headed Beach Girl
- Rosie Hawthorne
- See more local blogs »
Fear of heights
There’s no shortage of hot buttons on the Outer Banks, and one that will usually draw a swift and negative response is the topic of taller buildings.
In Kill Devil Hills, recent talk has turned toward easing the 42-foot height restriction for oceanfront hotels. Some of the reactions have been what you might expect: “Not another Virginia Beach!” Worse yet: “Not another Myrtle Beach!”
On its face, it’s a modest proposal. Raising the limit to 50 feet would add a story, and hotels would be no taller than what’s allowed for commercial buildings off the oceanfront.
But here’s what might make people nervous: A recommendation on the table would allow a conditional use permit for an even taller building on the oceanfront if a developer can make a convincing case for the hotel’s economic benefits. It would also be based on architecture, its affect on parking and public access and “other positive characteristics deemed desirable by the town.”
This seems to create a lot of leeway for oceanfront hotels to be considered on a case-by-case basis by the Planning Board and the Board of Commissioners, bringing subjective judgement, and potentially politics, into play. If so, what would be the point of a height limit?
Up until now, oceanfront redevelopment has consisted of tearing down old motor courts, cottages and at least one restaurant and replacing them with big houses that require recruiting the entire extended family to pay for a week’s vacation.
More recently, condo complexes have filled swaths of oceanfront. With heights limited, development went horizontal.
The redevelopment might have been driven partially by consumer demand, but it also had a lot to do with squeezing the most profit out of expensive oceanfront land.
With the market for houses and condos flat at best, the town is now looking for another way to give owners more flexibility to redevelop older oceanfront properties.
One argument is that taxpayers would benefit because more businesses helping foot the bill means homeowners will pay less. New hotels will create jobs, proponents say, and provide more options for couples and smaller families who want to stay on the oceanfront, but not in a huge house they can’t afford.
State rules governing coastal development could also limit building heights. Setbacks from the beach are based on the square footage of floor space, horizontal or vertical.
Skeptics say the only people such a new rule would benefit are the property owners and developers. Also in play are two big negatives: more traffic and more stress on public services.
The town is taking its time with this one. A committee has been mulling over the idea since January, and it will forward a recommendation to the Board of Commissioners, which will consider a change in the land use plan. It will then go through another process of deliberations and public hearings before it can be incorporated into the zoning ordinance.
Through all of this, there’s another bottom line to consider: The appeal of the Outer Banks as a vacation destination that is different than most others, including Virginia Beach. Myrtle Beach, too.
This column originally appeared in The Virginian-Pilot.
Previous stories:
Fifty-foot oceanfront limit still on the table »
KDH panel considers taller hotels »
See what people are saying:
Join the discussion:
- MOST READ
- MOST DISCUSSED
ekim says:
This will probably go through, when you have commissioners who WORK for motel owners, (WARREN JUDGE). This just makes me sick. I’m sure the tax-hungry commissioners will be right there with him because they don’t have the guts to cut the revenue beast at the knees. This is the last place like this on the East Coast. Let’s not let GREED kill it!!! LET’S PULL TOGETHER OBXER’S!!! LET’S STOP THEM NOW!!!
Chuck Ball says:
Not one person I have spoken to (tourist or local) is in favor of increasing building height for all the reasons that have been discussed in this forum at length. I was Mayor of KDH briefly in 2005 – 2006. Not long, but long enough to learn how some things work. It will not matter how many locals or tourists are against changing the flavor of our town if the current Mayor and the other four board members are for it. Right now the vote is 5-0 in favor of increasing height. If I am wrong I would love to hear one of the board members say so.
pokemon says:
Vote them out of office, but it may be too late.
The goose is dead, and the golden egg is being devoured.
Paul Buske says:
Chuck
I am not sure how you know the vote when one has not been taken yet?? I have not attended these meetings nor have I seen the final language on this issue. I for one do listen to the residents and will so on this issue. If there are those who oppose it, they need to say so. The problem we continue to have is the same as when you were on the Board, no one comes to the meetings. If people are against this, e-mail, call or contact me any way you can so I know your feelings on this issue. All my contact info is on KHD’s website.
Paul Buske
Bobby says:
So we have this infrastructure to handle hundreds of thousands of visitors in the summer only to see it go to waste the rest of the year? Controlled growth is a better option than no growth. How much land is available anyway to take advantage of the new height restrictions if passed? Probably just building where existing motels are. There is a huge market for folks that want to visit at various times of the week or at a moment’s notice that the houses can’t accommodate. Is year-round tourism just a pun we use or is it something we move forward towards? It is interesting that more residents prefer message boards and blogs rather than taking an issue and making it into something that the powers can listen to in the correct forum. Seems to me that too many people want “no” change and that probably is not going to be the future of not just KDH but the Outer Banks.
Robert says:
Paul is right. I e-mailed him and his follow commissioners a few weeks ago. In response, I received a very nice acknowledgment of my thoughts from Paul and at least one other member of the BOCs. I have confidence in these gentleman that they will do the right thing for our town, but they truly need input from the residents.
Frank Moore says:
You don’t need Marriotts to accommodate moment’s-notice tourists. Update our existing resources and our visitors’ needs will be met along with preserving the beauty of the Outer Banks. We can’t all get thru the door at the same time. Also, if the Board of Commissioners really want to know what their employeers, the taxpaying residents, want, hold a referendum on the matter. The voters, will then let their employees (the Board of Commissioners) know what we want.
Barbara says:
No one is saying they cannot develop hotels. The hotels need to be a certain height, based on our current restrictions / zoning laws. I am for newer and modern accomodations, but they have to fit into our existing laws and plans. I also feel all these newer condo buildings (like Croatan Surf Club) could EASILY be converted in luxury hotel suites if they are not selling in today’s market. Couldn’t a few units be divided into 2 suites? Suites could also be converted to restaurant. We do not need skyscrapers! If we allow “conditional uses” that will only open a pandoras box of ugly, tall buildings, whoever can pay will play and more eyesore buildings in harm’s way. Our community is nice looking and its charm is preserved for a reason. These laws have protected us for many years of unfettered, ill-development. Why change it now so a few investors can cash in?
Mr. Webster is living proof a major and elegant hotel can be built on the Outer Banks. His Hilton Garden Inn and Ramada are very nice examples of upscale hotel lodging. Maybe ask Hilton what their vacancy rate in the offseason is? Most cottages also allow partial week stays nowdays so the argument of year-round accommodations is weak.
Stan Clough says:
No one has ever said they wanted skyscrapers on the Outer Banks, and logical people realize it would be impossible. There is a lot of hysteria about it all. Fear mongering by people who now and again feel like caring about what happens where they may or may not live. I have children I am raising here and want them to be able to live here thru their lives. It is easy to complain about how things are done in a community, especially when you do not live and or work here !!!
I am actually for a Central Business District, let’s figure out where, but to make an area to develop over the next 20 years. Not just oceanfront.
One interseting item about community involvement, the last citizen survey showed support for offshore oil drilling!