Town of Boone Steep Slope Development and
Multi-Family Housing Taskforce
Final Steep Slope Recommendations
July 11, 2006

A reduction in density for development on Boone's hillsides must be offset by allowing and encouraging more density on the less steep land in the Town's jurisdiction so as to have a neutral effect on multi-family housing development possibilities as presented to Town Council in December, 2005. This increase in density along existing corridors will best be accomplished by dense mixed-use developments as per the December recommendations.

1. The Towne of Boone shall adopt the new Geologic Hazard map prepared by Trigon Engineering for the further regulation of development of steep slopes and floodways in the Town and its Extra Territorial Jurisdiction.
2. Development in the Red and Orange zones shall be regulated as follows:
   1. Require a site-specific geologic analysis of the portion of the site to be affected by the proposed development plan, paid for by the applicant, and conducted by a North Carolina licensed geologist, to determine whether that plan can be developed on the site without jeopardizing slope stability on the site itself and on properties surrounding the site.
   2. If the lot is determined to be safe for development but requires remedial measures to ensure slope stability, a North Carolina licensed engineer must develop and present a plan to Development Services that will preserve slope stability during and after the completion of grading and construction for the site as well as for surrounding properties.
   3. No diversion or channelization of perennial streams is allowed.
   4. Culverting of perennial streams shall be discouraged, and is allowed only for necessary road crossings.
   5. To prevent debris flow development and damage to slope stability, the riparian zone of perennial streams must be left intact, which means that removal of trees, vegetation, soils, or disturbance of soils within this zone is prohibited. The riparian zone shall extend from the edge of the existing stream for 35' from each edge of the stream.
   6. The areas where trees are removed must fall within the maximum allowable total land disturbance.
   7. Rooflines may not rise above the nearest adjacent ridgeline.
3. For the purpose of preserving the aesthetic value of the Boone landscape (its viewshed), the Task Force recommends that on slopes of any steepness (i.e., in the Green, Orange, and Red zones) more than 100 feet above the nearest major* valley floor, measured at right angles to the average contour from the drainage bottom or stream, the following restrictions will apply:
   1. Densities per land area for the Red zone shall be 10% maximum total floor area, 15% maximum total land disturbance, and 8% maximum total impervious surface. The minimum lot size required in the Red zone is two acres.
   2. Densities per land area for the Orange and Green zones shall be 15% maximum total floor area, 30% maximum total land disturbance, and 15% maximum total impervious surface. The minimum lot size required for Green and Orange zone properties is one acre.
   3. Below the 100 foot marker, the above density restrictions do not apply.
   4. The criteria listed above shall be used to develop an overlay district zoning map.

   * Major valley floors in Boone include the valleys of Hodges Creek, Boone ("Kraut") Creek, the upper reaches of Laurel Fork between the 105 Bypass and the Tennessee Valley Divide, Winkler Creek, the Middle and East Forks of the South Fork of the New River, the South Fork of the New River, and the streams draining the Perkinsville area.

4. The Town shall employ and/or contract with a qualified biologist to identify and locate within the Town and ETJ the environmentally sensitive habitats (e.g. habitat for threatened and endangered species, wetlands, bogs, and micro-climatic zones), which information will be used as a basis for Town restoration and preservation of green space, trails, and parks.
5. Within Red and Orange zones, the Town shall implement design criteria which minimize cuts, fills, and grading, and maximize tree and other vegetation retention. All grading and the siting of structures, access roads and driveways shall conform to the existing topography of the site.
6. The Town of Boone shall adopt an illustrated guide to structure siting, grading, and site design. The publication will provide visual support for the text of the UDO and should be available both as a stand alone resource for applicants at development services and on the Town's website.
7. The owner or developer must designate a "prime designer" who is a licensed engineer or architect to coordinate all site planning and development activities, including all other engineering design functions performed as part of the plan submittal, construction review, and final certification. The prime designer is responsible at each step for ensuring that the project was constructed in compliance with the design documents. The prime designer shall be held responsible for coordination of all design functions to meet the requirements of the Unified Development Ordinance.
8. The Town shall ensure that the prime designer and other professionals are held accountable by their licensing boards. The Town shall adopt enforcement measures for negligent professionals including, but not limited to, excluding them from certifying analysis or design.
9. The Town shall have the option to employ and/or contract with an independent geologist to evaluate plans for development as necessary.
10. The Town shall adopt recommendations from Trigon Engineering's report dated June 21, 2005 (attached) to the extent that they do not conflict with other recommendations of Task Force.
11. The Town shall modify the UDO to reflect the above requirements.
12. The Town Council shall investigate ideas (such as conservation easements, tax credits, and transfer of development rights) in order to assist the integration of these recommendations with the Town of Boone Comprehensive Plan's mandate for the Town to promote green space, greenways, trails, bikeways, and a pedestrian friendly atmosphere. Such efforts could also help offset any potential negative economic impact which might be experienced in the short term by certain property owners.
13. The Town shall hold a public hearing on September 14 at 7:00 p.m. at the Watauga County Courthouse, Courtroom #1 for consideration of these recommendations prior to the September 21 meeting of the Town Council.