Downtown Morehead City Urban Design Plan-2001

Prepared for: g„.
y= -� Prepared by:
Downtown Morehead City
Revitalization Association, Inc.EP LanClDesign

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Downtown Morehead City Urban Design Plan
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Downtown Morehead City
Revitalization Association, Inc.
The preparation of this document was financed in part through a grant provided by the North
Carolina Coastal Management Program, through funds provided by the Coastal Zone Management
Act of 197a, as amended, which is administered by the Office of Ocean and Coastal Resource
Management, National Oceanic and Atmospheric Administration.
Downtown. Morehead City
Urban Design Plan Sponsors
NC Coastal Management Program (CAMA)
Downtown Morehead City Revitalization Association, Inc.
Carolina Power & Light
Jernigan Nursing Home
Harborview Healthcare Center
D Macharter, LLC
Charles & Nancy Tate
Helen Willis Smith
Patricia W. Davis
Arts & Things
Seaport Antiques Market
Coastal Press, Inc.
Karen Jarvis
Sarah Hamilton
Crystal Coast Vision Center
James Prest
Cooperative Bank
Porter & Lou Wilson
Phillip & Susan Collins
Claudia Murphy
Y7

' Downtown Morehead City Urban Design Plan
' Table of Contents as
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F
Introduction.................................................................... 3
Master Plan..................................................................... 4
Strategic Priorities............................................................... 5
• Economy
• Industry
• Markets and Populations
• Areas
• Objectives
• Challenges
• Opportunities
Urban Design Strategy............................................................. tl
• Waterfront
• Arendell Street
• Neighborhood
Economic Impact.................................................................17
AppendixA— Design Guidelines.................................................... tq
Appendix B — Preferred Styles ...................................................... 43
Appendix C — Costs............................................................... 45
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Garden-style entrance with signage
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Dowzitown Alorehead City Urban Design Plan
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This Urban Design Plan for Downtown
Morehead City serves many purposes, one of
which is to establish a language for the
redevelopment and future growth of the town
area. This language will help define a context
for communicating ideas so that all
contributing parties can construct and share a
common vision for how the growth and
redevelopment will proceed. The plan will
also assist in developing a framework for
standards of growth that will provide
continuity in appearance, character and
function for areas that will be redeveloped or
newly developed, to areas that have already
established the fabric of what downtown
Morehead City is to be.
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' Master Plan
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The Master Plan illustrates a development
scenario that is consistent with the historical
development of the town and compliments
the remaining buildings. Structures and
spaces will need to mirror the linear/grid
layout of the town while also incorporating the
character of the waterfront area. Newly
erected buildings will reflect the character of
the more historic downtown building facades
and all new development will incorporate a
mix of uses, including retail, office and
residential uses, that will enhance existing
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development. Building sizes and appearances
will be appropriate for their location and
proposeduse. It is in this waythat context and
scale can be established and maintained.
The concept of "human scale" will be
furthered by way of expanded and enhanced
circulation patterns. "Human scale" has to do
with how the environment is made up of
volumes, or zones, that relate to the physical
height and spatial perception of a person.
Proper scale is achieved when there is a
balance between the physical environment
and a person's perception of how they fit in
that environment. Extensive street plantings,
informational signage and clearly defined
pathways and sidewalks will unite with the
building structures to provide for a cohesive
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environment. Buildings and pedestrian
circulation will be developed around a
network of nodes, all of which will be oriented
toward the waterfront area. Throughout
downtown it will be vital. to establish an array
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QrMOREHEAD CITY URBAN DESIGN PLAN
DOWNTOWN DESIGN VISION
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Downtown Morehead City Urban Design Plan
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of destination points. These can be any one of
or a combination of dining, shopping, or
leisure or sporting activities. Hotels,
convention facilities, civic and public spaces
can also serve as viable destination points.
The quality and viability of these destination
points will be the foundation for success of
the town's revitalization.
♦ Morehead City Strategic Priorities
' Economy
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Tourism and hospitality is the key component
driver for the economy of Carteret County.
Over 5o% of the county workforce is
dedicated to the retail trade or service sectors,
i.e.: hotels, dining, excursions and activities.
Tourists can be classified mainly into four
groups: summer vacationers — extended
overnight stay, summer vacationers — day
trippers, second home residents —year round
visits, and guests of those residents.
Revitalization would attempt to increase all of
these areas by way of extending the amount of
time that vacationers stay during their visit, as
well as increasing the frequency of their visits.
Expanding the summer tourist season to a
year round industry would also be a key
ingredient to the success of revitalization.
This would also focus on the need for the
development of interesting and effective
destination points. The economy is
additionally impacted by the various major
industries that prevail in the area.
Industry
The waterfront area is paramount in its
importance as not only a destination point,
but moreover as an identifiable landmark of
the city. Every major industry in the area has
a connection, wholly or in part to the
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waterfront and/or the surrounding marine
environment. The only marginal exception
would be the military and government sector,
yet those employees represent a large portion
of the county's population. They certainly
utilize and consume a considerable portion of
the goods and services. The area benefits
directly from the tourism industry by way of
the various waterfront and seaside activities as
well as the sport fishing industry. Other key
industries of the area include: commercial
and recreational fishing opportunities, cargo
ships and port related industries, real-estate
sales, improvement and development, boat
building and other manufacturing and marine
related services, marine science and
technologies, and educational research and
development.
D� Morehead pry
Markets and Populations
The economy of Morehead City is generated
from a varied consumer base, each with a
specific type of consumer and property
market associated with it. Some require an
aggressive response to their needs, others, a
more moderate approach, but they all
necessitate there be a solid economic core in
place for downtown.
The visitor consumer and housing market
requires an aggressive approach and is

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probably the most ephemeral, in that those
consumers tend to be in the area such a short
period of time and their spending dollar is
one that is hardest to capture, but most vital.
Visitor interests focus solely on the
prevalence of quality destination points.
Repeat business and word of mouth
endorsements are essential to the success of
the downtown economy. Revitalization will
provide ways for those endorsements to
happen.
The emerging industry workforce market is
really two -fold, one is the attraction of new
industries to the area and the other is the
attraction of employees/consumers to those
new jobs. Both necessitate an aggressive
response. It would be difficult to attract new
industries and the people to fill those jobs
without having a strong economic base. A
revitalized downtown would be the catalyst for
a stable economic foundation, thus attracting
new and relocating companies.
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Resident consumer and housing markets need
more of a moderate approach. These
consumers will generate large amounts of
repeat business, and will require destination
points to be of high quality. Residents are
linked somewhat permanently to the area and
are less transient than visitors, so the
economic benefit from this group is not as
difficult to capture but will be important to
maintain. However, the guests of the
residents are potential repeat business in the
visitor/tourist category. The word-of-mouth
endorsement will also spill over from those
guests to potential visitors/tourists as time
goes on and will represent exponential growth
for the area's tourism industry.
Military base consumer and housing markets
tend to be much more transient than
conventional resident consumers and
markets. There is no factor of personal choice
involved in the decision to locate to the area
due to the fact that persons in the military
receive orders to be stationed at a particular
post and are moved around frequently during
their career. With this market, people are in
the marketplace by no fault or reason of the
market itself. However, these consumers are
an integral part of the economy of the city.
Finally, there is the retirement consumer and
housing market. This group is predominantly
non -transient and well rooted as consumers
that will contribute to the downtown economy.
It is important to note, however, that the
factors that led to the choice for retirees to
locate to the area for their retirement years
are as equally important as the reasons for the
visitors and tourists. There are many places to
choose from when deciding to retire — but a
revitalized downtown with a solid economic
foundation with quality destination points will
draw this group of consumers, sometimes
called 'permanent vacationers', to Morehead
City.
Strategic Areas
The various markets and populations can be
broken down into a few key areas. Each of
these areas would have components and

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qualities that would be unique for that area,
while at the same time; many of the areas may
have one or more of the components in
common. Some of the components of
strategic importance for the region are:
commercial destinations; specialty retail
destinations; hotel, specialty and waterfront
dining destinations; cultural and entertain-
ment destinations; commercial and sport
fishing destinations; excursion boat destina-
tions; regional special events and festival
destinations; and an internationally recog-
nized diving center destination.
The largest and most predominant area would
be the waterfront and beach area. Much of the
economic benefits from tourism and
entertainment are generated here, although
all markets and populations will have some
degree of economic benefit from this area.
This area will incorporate virtually all of the
strategic components mentioned above. The
commercial/retail, dining and entertainment
areas will also produce similar economic
benefits. The business and residential popu-
lations as well as the tourism industry will all
draw upon goods and services from this area.
These areas will also contribute to and benefit
from all or most of the aforementioned
strategic components.
Residential areas as well as major employment
areas play a predominant role in more of the
economic infrastructure of the region rather
than bolstering the economy by way of
utilizing the strategic components. Residents
of the area fill the jobs that are provided by the
major employment areas, such as the
commercial and industrial sectors of the
economy, i.e.: business -to -business, port -
related industries and manufacturing.
Although these areas do not impact the
strategic components directly, they add to the
economic foundation of downtown. Addition-
ally, residents contribute to the economic
foundation' by filling the jobs that' are
provided by the strategic components.
Objectives
Strategic objectives will help map out a
framework for the process of revitalizing
downtown. The objectives are intended to be
broadly focused, thereby allowing detailed
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target points to be developed within each
objective. These target points will be some of
the challenges and opportunities that will be
faced with a downtown revitalization. To
begin with, this plan will look to identify the
strategic objectives.
♦ Primarily, the groups, organizations and
civic entities involved with the downtown
revitalization need to establish a consensus
vision and framework to guide the economic
and land use strategy. It will be important for
everyone involved to share a common
language. An initial step toward achieving this
framework is to develop Design Guidelines.
These will serve to identify the three districts
of Morehead City. Arendell Street, the
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Waterfront and the Residential area. The
guidelines will outline and dictate the style of
architecture, landscape and signage that will
be found downtown and provide a consistent,
thematic format for the development of the
downtown area. A Downtown Appearance
Board may administer the management of the
design guidelines. The Board would be
advisory in nature. It could approve or
disapprove planned improvements and could
also make recommendations to city council.
Since the Board's capacity is only advisory, the
town may want to consider extending their
legal control over the downtown development
by implementing policy controls. Land
development ordinances should be adopted
that would control issues of appearance and
proposed use. A main street overlay district
could be implemented by the local govern-
ment and would provide for similar policy
controls over proposed development.
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♦ Any successful revitalization venture
requires an area to build on the strengths,
authenticity and local assets that it already
has. Downtown Morehead City contains
elements of history, natural features and
geographic location that can make downtown
Morehead City a differentiated seacoast
village and an exciting waterfront experience.
♦ Establishing clear responsibility and
authority for all improvements within the
downtown is required. Once that is accom-
plished successful downtown revitalization
will necessitate the strengthening of the
existing anchor businesses and commercial
districts, as well as add the types of businesses
and anchor attractions that can create
economic synergy. Ideal results from these
types of endeavors can best be obtained byway
of targeted strategic economic programs.
Examples of primary importance would be:
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workforce development and business
development and recruitment. These items
are basic — increase the types and number of
jobs that are desirable for the area and attract
and/or cultivate the people to fill those jobs.
The health of the area's economy will depend
heavily on the viability of the workforce and
the respective businesses.
♦ The town may want to consider providing
businesses with economic incentives to guide
development that will be consistent with the
vision. Incentives would also encourage
entrepreneurial development as well as a
mixing of civic and institutional uses.
Additionally, by targeting elements of public
planning, services and infrastructure, which
would include topics such as parking and
zoning, the city would have a stable base for
attracting private investment.
♦ The town will also need to look at
revitalizing and stabilizing the downtown
neighborhoods. Currently, the area faces an
important challenge with regard to the
relatively small local residential base. Much
of this base is made up of households with low
incomes and related discretionary spending.
It will be essential that the town explore
effective ways to provide a mix of new housing
in downtown to accommodate the economic
diversity. Infrastructure construction and low
interest revolving loan pools are two methods
of encouraging new home construction and
providing incentive funds.
Challenges
There are some significant challenges that the
town will need to address in order to conduct a
successful revitalization program. In addition
to the aforementioned residential issues,
there are public capital budget restraints that
may necessitate public and/or private
financial leverage. There will need to be a
considerable budget reserve available at the
outset of the revitalization project to cover the
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initial outlay cost of infrastructure improve-
ments and additions, i.e.: roads, parking,
storm water management, etc. Partnering or
sponsorships with businesses are an effective
method for generating capital improvement
funds. Tax revenues received by the town will
increase significantly with the new develop-
ment and general funds should be considered
as a source of additional revenue.
Another challenge before the town is the need
to strengthen brand and district identity. This
mission is one that would allow downtown
Morehead City to distinguish itself above all
other waterfront and seacoast destinations.
By developing destination points that are
interesting, exciting and unique, those points
can become a "signature" for the area. Awide
array of successful destination points will
attract a consistent flow of consumers,
thereby anchoring downtown as a major
vacation. sports and entertainment destination.
Opportunities
In response to the challenges for the area,
several opportunities arise that can contribute
significantly to the success of downtown
revitalization. One is to consider developing a
central market building experience that
showcases commercial fishing, seafood and
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casual dining, art and specialty retail. This
will provide a discernable focal point for
establishing the identity for the area. This can
be a delicate proposition. The need for
creating identity is paramount, and it must be
an effective and appropriate identity so as to
give people an immediate desire to come to
the area. It should represent good things to all
people. In conjunction with this would be the
development of an aggressive special events
program that would be linked to the market
building experience as well as the dining and
waterfront experience. Numerous special
events would keep an important venue such as
this as the focal point of the area. A market
building experience would be augmented by
quality waterfront and dining destinations.
These would also contribute to the identity of
the area and all of these things in concert
Restaurants and outdoor dining arepoplardestinationPoints
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would give people different reasons to return
to the area again and again.
Service and commercial unloading needs to
be strategically relocated so as to be out of
view from pedestrian traffic. The current
unsightliness of these areas will detract from
any improvements that will happen around
them, and will be a glaring "sore thumb" for
the revitalization effort. By strictly enforcing
a moratorium on loading and deliveries
during business hours, some of this
congestion can be alleviated.
The town will want to evaluate ways to balance
excursion boat and leisure boat traffic, in
addition to the potential to expand transient
marina capacity. Downtown can be a popular
boating destination as well as a pedestrian
destination byway of expanding the amount of
public dock ties for day sailors and overnight
dock facilities. The waterfront area can
aggressively market the "dock-n-dine"
concept where people with any type of water
craft can have an accessible place to park and
enjoy the downtown dining and shopping
destinations. Plans will need to be developed
to handle the additional boating traffic on the
waterways, as well.
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MOREHEAD CITY URBAN DESIGN I'LAY
" DOWNTOWN DESIGN VISION
Urban Design Strategy
There are three main areas that will be
focused upon regarding the development of
detailed deign guideline strategies:
Th�'QVaterfront district whichwill _, have
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touristemphasis:i..��'
Ar-nden Street -- which will have local
--emphasis
The Neighborhoods — which will have
residential emphasis
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Each of these main areas will contain the
various destination points that will be geared
toward the types of consumers that they are
outlined for. Understandably, tourists and
residents alike will utilize the downtown area.
The three focus areas listed above primarily
represent a breakdown of the bases from
which the local economy will generate its
revenue. There should be specific design
elements that will be unique to each area,
thereby giving that area a certain character
and flow pattern that will be identifiable and
distinctive.

Downtown Morehead City Urban Design Plan
The Waterfront Design Vision
• The examples on the left. illustrate expanded and
improv,ed waterfront facilities and amenities
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Waterfront Wood Signage
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Waterfront shops and restaurants on a pedestrian alley
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Downtown Morehead City Urban Design Plan
01'
Existing and proposed views of Evans, Jib and revitalized alley
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Example of banner detail
Cross section of Arendell Street
The Arendell Street Design Vision
• The example onthe left illustrates an improved
streetscape andviable connections to the waterfront
areas
• The section drawings below illustrate the proposed
change m pedestrian scale to a more intimate feel
Section of Arendell St. proposed pedestrian area
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Downtown Morehead CityUrban Design Plan
,endell Street mid-blockbrick signage
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Arendell Street brick corner signage
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" Illustrated mfS�e of g; vitabzedArendell Street
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The Neighborhood Design Vision
• The example
connector
• The pedestriin ica
intimate level than
Close up view of residential/nei¢hborhood scale
6'STREET
Cross section showingproposed streetseape improvements
left illustrates streetscape
throughout residential and
down to an even more
[ell St.
r s
Example of banner
and planter detail
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Economic Impact
The economic impacts resulting from the proposed changes to downtown Morehead City are
significant. There is currently approximately 277,000 square feet of space being utilized for retail of
which approximatelyq,6,000 square feet are restaurants. Additionally there is approximately
105,000 square feet of office. Much of this space is marginally occupied and does not produce the
revenue that is possible if the downtown were viewed as a more vibrant environment. Many
buildings utilize only front portions with remaining areas vacant.
The plan proposes the creation of approximately 82,000 square feet, an increase of almost 30%, of
retail. Additionally 32,000 square feet of office is proposed, an increase also of 3o%. Also the plan
provides for the construction of approximately one hundred thirty hotel rooms in two inns and
twenty new residences.
The additional tax base of these additions at cost should amount to approximately q.8 million dollars
for the office and retail, ¢.q million dollars for the inns and approximately 2.5 million dollars for the
residential. The total of this new investment would be approximately 17.2 million dollars.
As the plan is realized and downtown Morehead City is seen as a thriving and exciting coastal village
one would expect significant gain in average sales per square foot. Also, as rents are increased,
marginal businesses occupying inexpensive space would be replaced by more successful enterprises.
This is a natural evolution. In many instances, existing businesses would expand and/or improve
product offerings and would prosper in the new settings.
With the downtown becoming more vibrant and more focused as a resort destination the mix of
goods and services offered will likely become more directed. In many locales such as this and in
specialty retail environments, food often represents from 3o-5o% of the product mix. This will
likely occur as the setting creates the ambiance to reinforce this character. The current square
footage of restaurants in downtown is approximately 17% of the retail space. If this number were to
advance to 3o% and the new square footage was available in the marketplace the total restaurant
square footage in the market would increase by nearly 62,000 square feet. As this occurs, significant
traffic will be created for existing and new retailers that are focused on providing goods and services
to the tourist.
' Abyproduct of this increase in retail activityfocused on Morehead City as a coastal tourist
destination will be a corresponding increase in primary goods and services to meet the needs of the
expanded retail businesses. It would be expected this growthwould occur in some existing retail
' facilities that are secondary locations with the retail locating to new and better locations created by
the plan.
' The current retail activity stated in retail sales per square foot in downtown Morehead City is not
available. This creates a significant gap in information and the Downtown Morehead Association to
seek to quantify this baseline of sales, as it will be important going forward in recruiting new
' businesses.
However, based on experience in similar locations, one would expect the current smaller stores to
' realize retail sales from $ioo.00-iY5.00 per square foot of retail space. Larger retail uses that have
IF LwO)esign
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Downtown Morehead City Urban Design Plan
significant market presence would likely be experiencing sales per square foot of retail space in a
range $200.00-250.00. This compares with average sales in malls of approximately $250.00-
400.00 per square foot. An advantage of the main street retailer is lower base rent and no common
area charges that in malls can equal 20% of the rented floor space thereby further increasing actual
net rent per square foot.
Larger restaurants in the market that have recognized brands should expect sales in the range of
' $400.00-500.00 per square foot. Smaller restaurants would be expected to realize sales of
$300.00-400.00 per square foot.
' Using these averages one would expect a net increase of existing retail outlets as the physical
environment was enhanced and the character of Morehead City became more focused as a
destination coastal village. These improvements would likely approach an improvement of 20%
' given the base economic conditions have not changed such as reduction in the military presence in
the marketplace or significant weather occurrences that would alter the tourist market growth.
' The new construction recognizing this enhanced market might produce a range of retail sales
growth. This could be quantified as additional restaurants of 62,00o square feet at an average sale of
$330.00-$530.00 per square foot or a retails sales amount range of 20.4 million to 32.8 million
' dollars.
The additional retail square footage created of 20,00o square feet at annual sales of $250.00-
' 450.00 per square foot or a gross amount of 5 million to nine million dollars.
The Inns at an average occupancy of 6o-Y5% occupancy and an average room rate of between
' $65.00-100.00 per night would provide a range of revenues of 1.8 million to $3.o million dollars
annually.
' The cumulative value of new construction in annual sales would then become a range of from qV%
million to 44.8 million dollars annually.
' Obviously these changes would evolve over time as the plan is realized and the market identity of
downtown Morehead City is defined to the marketplace. It does demonstrate however the
significant potential that is present in the downtown area. The ability to recognize this potential will
' be determined by the ability of the downtown to work in a cohesive mannerto create a clear and
understandable market identity. If this is done and done correctly these and perhaps more gains
maybe realized.
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AppendixA
Downtown Morehead City
Design Guidelines
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Downtown Morehead City Urban Design Plan
INTRODUCTION
The purpose of the Design Guidelines is to establish a set of general principles and specific
recommendations that can serve as a guide for those involved with adding to or altering the built
environment of Downtown Morehead City, and against which design proposals can be judged for
appropriateness by a Town Council or other appointed review body.
The governing concept behind the Guidelines is that the small-town character of Morehead
Citybe preserved: and that new buildings and renovations should conform to the context established
by buildings constructed between igoo and iyq,o. The older structures of the town represent the
quality and style of buildingthat new construction should aspire to.
There are three main areas of downtown where the developmental context will have
similarities - Arendell Street, the Waterfront, and Residential - and will be referred to as Districts
1A and 3, respectively. Based upon this general architectural context, specific recommendations
will be made for various building types within the Districts. Several general principles will apply to
all types of building throughout. They are as follows:
i. Building should address the street.
• Entrances should face the street and be accessible from the street sidewalk.
' • Site layout should place the building generally at or near the front of the lot as indicated
in these design guidelines and in the Streetscape Improvements build -to lines, with
parking to the side and/or rear of the building.
Buildings should be designed to be compatible with the context of the neighborhood.
' • Scale of new buildings should be in harmony with existing structures.
• Materials, colors, and styles should be compatible with existing structures.
3. Building styles should be traditional, or styles adapted from local and regional
interpretations of traditional architecture.
• Building style should be appropriate to intended use.
' • Choice of building materials, elements, and details should be consistent with chosen
architectural style. Elements that are obviously of another style should be avoided. A
chart describing basic traditional styles in terms of materials, elements and details is
' located on page ig. Examples of regional and local styles are shown on pages 16-1&
4. Overall design, use of materials, and ornamentation should be kept simple and in harmony
with the scale of the building.
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' Downtown Morehead City Urban Design Plan
' INTRODUCTION (coat.)
' 5. In reference to Stormwater Management, the city will, overtime, retrofit stormwater outlets
to meet the state best practice standards into SA waters via methods that include water
' quality ponds and infiltration areas.
• Interim measures should include installation of sand and grease traps at terminal
' structures. These will require a maintenance schedule that would include contingencies
for emergency attention during times of high water. These structures will assist in
reducing particulate and petroleum matter in stormwater runoff.
• All new construction should provide on -site stormwater management facilities, with
preference given to facilities with zero discharge via infiltration
' • For uses such as churches where parldng areas are used sporadically porous pavements
should be encouraged. In high use areas this solution is less effective over time as the
' porosity is lessened due to compaction and filling of voids.
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Downtown Morehead City Urban Design Plan
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The types of commercial uses found in District i are primarily retail and service, with some
office uses. The existing building types vary, but the basic character of the district is formed by the
styles found throughout Arendell Street.
Overall Character
These buildings are mostly brick, some
natural and some painted. Almost all have flat roofs,
so that the building shapes are fairly flat rectangles.
These shapes are enlivened by variations in the _
buildings shape at the roof line, or by decorative
brickwork which animates the surface by providing
projecting elements that cast shadows and give the
building fagade a more dimensional appearance.
These variations, although simple, are very effective
in creating distinction between similar structures.
Within the larger structure of the building, variations in awning fabric, sign style, and window and
door treatment can further animate the fagade.
Too symmetrical and regular a treatment of the building's elements can result in an
acceptable but bland -looking building fagade. It is important to note that although a building may
be a simple rectangle with only a frieze of decorative brickwork at the top, attention to detail at the
entrance and building level can create an appearance that has interest and charm.
In designing to conform to "traditional"
standards, it is easy to go too far in the attempt to
conform to an ideal of "tastefulness." The result
can often be sterile and lifeless. Much of the
charm of Morehead City lies in its relaxed,
individual style, where the unexpected and
idiosyncratic are allowed to happen. This is
especially important in the commercial area,
where the lively atmosphere of a marketplace is
essential to economic vitality.
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Downtown Morehead City Urban Design Plan
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' Architecture (coat.)
The following guidelines will help to maintain the architectural integrity of the downtown:
' • Buildings added to the existing commercial context of Arendell Street shall conform to
the "storefront" style of flat -roofed structure whose front wall meets the sidewalk
' (R.O.W. line). An exception to this guideline can be made if space in front of the
building is to be used as an outdoor caf6, and a fence or wall is carried across at the
R.O.W. line.
• All buildings in District i shall fall within a height -to -width or width -to height ratio
between ia.5 to ia. In order to maintain an acceptable streetscape scale using these
' ratios, building heights in precinct i will be limited to 5o feet.
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• Multi -paned shop front windows are preferred. Double hung windows in height to width
proportion of 2 to i are preferred for second story. Windows should be made of
historically appropriate materials such as wood or painted metal and may have stone,
' brick, or cast stone or cast concrete lintels and sills. Window glass shall always be set
back from the building face rather than flush with building face. Shop front windows
shall not be lower than 2 feet from the ground plane. Class may not comprise more than
' 40% of total front of buildingfagade.
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Downtown Morehead City Urban Design Plan
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• Recessed doorways are encouraged, with 5' as the maximum distance of recess from the
front wall. Doors shall be of wood, painted metal, or a combination of one of the above
materials and glass. No glass shall be positioned lower than 2, feet above ground level for
reasons of safety and security.
• Preferred roof style is flat for infill on Arendell Street. Acceptable styles for other areas
are flat, hipped. gabled or cross gabled. Shed roofs (single pitch) are discouraged. Roof
pitch shall be not less than 5:12 nor more than ioast. Mansard -style roofs are not
permitted nor are mansard -style elements attached to building fagade allowed.
Preferred Roof Styles
Gabled
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Downtown 1lforehead City Urban Design Plan
' Organization of BuildingIIements
One of the main reasons why buildings
' constructed in earlier times are more pleasing to
the eye is that they were designed (consciously or
unconsciously) according to principles of
' geometry and proportion. These principles
established patterns for locating the major
building elements of windows and doors, and
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allowed ornamental elements to participate in
the overall pattern. The result was a building
whose parts related to the whole, a building
which expressed harmony and grace. One wayto
analyze the organization of a building's elements
is to diagram the relationships between them
using regubtLVAnes— lines which establish the building's basic proportions and show how these
proportions influence the placement of elements of the fagade. As described by architect Jonathon
Hale in The Old Way of Se vein¢ , regulating lines drawn on a building's fagade can reveal the
underlying geometry —the pattern behind the location of doors, windows, and decorative elements.
Shown below are two examples of buildings in Morehead City with their patterns revealed by
regulating lines.
In the diagram of the building to the left, notice how
the diagonals drawn through the window rectangles intersect
with a parallel line drawn from the bottom comer of the
window, and how that intersection establishes the location of
the decorative element above (dashed line). The intersection
of the lines drawn from the outside comers of the windows
establishes the location of the star -shaped ornaments.
In the diagram
of the building
to the right,
diagonals are established by striking lines from the
top of the inner window to the bottom of the outer
window. lines are then drawn at the same angle
from the top of the outer window to the bottom of
the inner window. The intersection of these
diagonals establishes the location of the column.
Notice how the parallel diagonals drawn through the
bottoms of the inner
Hmghton Mifflin. igg¢
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Downtown Morehead City Urban Design Plan
DISTRICT
' Organization of Building Elements (coot.)
t windows enclose the fanlight over the door and meet at the top of the cornice. Other intersections
occur at the top of the stairs, at the inner edge of the column and at the top outside edges of the
stairs. Diagonals connecting the outside edges of the building correspond with the locations of
several of the building's main elements.
The regulating lines can be used as a tool for designing a building, for analyzing an existing
' building in order to design an addition, and for locating signs, lights, or ornaments on an existing
fagade. As many of Morehead's characteristic buildings follow a system of geometry and proportion,
regulating lines can be used to determine the appropriateness of proposed designs for infill in the
' historic district.
Keeping the building elements simple and functional, and using proportion to regulate their
' location in relation to the building's shape can establish a unity of form that is naturally compatible
with other structures designed in a like manner. This allows building materials and details to be
more expressive, thus maintaining unitywhile allowing individual distinction.
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Downtown Morehead City Urban Design Plan
' Materials
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DISTRICTi
Brick is the preferred material and can be either plain or painted. "Tumbled" or salvaged
brick can be used to take the edge of newness off of brick structures. Other acceptable materials are
horizontal wood siding (no vertical or diagonal), wood shingle, stone, or concrete -based stucco.
Trim shall be stone, cast stone, cast concrete or painted wood.
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It will be important for building colors to reflect the color scheme of the period in which they were
built. Color schemes for any new and/or renovated buildings should be consistent with the
architectural period that they are designed to replicate. For example, Victorian style buildings of the
middle to late igth century are highly detailed and feature deep, rich colors with many contrasting
tones. Buildings constructed in the early igoo's had color schemes that were more muted, with
earth tones, pastels and usually one or maybe two contrasting colors. Below are listed some general
parameters for what would be acceptable as well as some guidelines of what would not be acceptable:
• Red shades of terra-cotta or salmon. Bright red and orange are not recommended.
• Yellow, from mid -range to off-white. Bright yellow tending toward green is not appropriate.
• Pastel shades of blue and green are acceptable but should be more towards light than towards
mid -range.
• All neutrals except very dark gray and black. Darker shades of gray must be contrasted with
white trim.
• Beige, buff, ochre, brown and other earth tones. Two earth tones of medium to dark ranges
should not be used together as they can create a muddy, unattractive effect.
• Trim colors should be white, off-white, dark gray, black or darker shades of red, green, or
blue.
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Colors (coat.)
DISTRIC7i
• Colors should be limited to not more than two colors on main body of building and not more
than 3 colors for trim such as window casings, doors, moldings and cornices, or railings.
In choosing a color scheme consideration should be given to the colors of the adjacent
buildings. A color can appear less attractive when placed neat to an uncomplimentary color or
combination of colors. A harmonious color palette for the entire street should be the goal rather
than attempting to call attention to individual structures through the use of color.
Examples of Infill Architecture on Arendell Street
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Signs
Preferred sign types are..
• Painted on window or door.
• Individual letters of metal orwood applied to building face.
• Painted wood or metal sign applied to building face.
• Painted sign of wood or metal projecting at go* from the building face with at least 6"
clearance above sidewalk. Projecting signs must complywith NCDOT requirements.
• Internally lit acrylic box signs and individual letter shapes are not allowed.
• Neon is allowed only within window area and may not occupy a space larger than io square
feet. Neon may not be used on building face, on roof, or projecting from building.
• Flashing or moving lights or elements are not permitted, nor are reflective or sparkling
materials.
• Direct light of white or yellow from a shielded source is the preferred method of
illumination. Individual letters lit from within (halo effect) is permitted. Colors maybe
used for halo lighting.
• Signs are permitted on awnings.
• Colors should be limited to 3 per sign.
• Awnings may be of any color or pattern, but should complement the color scheme of the
building. Awnings may be of canvas or treated canvas. Vinyl or metal awnings are not
allowed. Bull -nose awnings may not be used, except over a single door at the rear of a
building. Radial, full or partially circular awnings would be acceptable.
SmZonin60idinsnaforoirem&ktiom and othercdterii.
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Landscape Guidelines
Landscape design provides connections between built elements, makes transitions from one
area to another, and establishes character. The character of the Morehead City landscape is mostly
casual —the relaxed, informal quality of the planting is part of Morehead's small-town charm. New
development will necessitate more formal planting in some areas, and it will be important to
preserve those areas that contribute to Morehead's casual, nautical atmosphere. The most
important of these areas is the land adjacent to the railroad tracks, which acts as a greenway corridor
and should maintain its link to the ocean even within the town center.
Several basic guidelines should be kept in mind while creating landscape designs for all
types of development:
Landscape design, architecture, and signs should be considered together, so that an overall
concept can unite the various elements. Landscape design should be consistent within itself
and with the architecture. Choose a concept and develop the architecture and landscape
accordingly.
Environmental concerns and sustainability should be central issues in landscape design.
Sustainability in this sense is the ability to be maintained at low cost to the environment and
the economy, creating minimum negative impacts on wildlife habitat, water quality and plant
biodiversity. Landscapes which require large amounts of irrigation, herbicides, pesticides
or energy use in the form of mowing or leaf blowing are discouraged.
• Ideally, landscape design should also seek to improve environmental quality in areas where
it has already been compromised.
Thoughtful use of landscape design (building sites, tree placement) can help to control
heating and air-conditioning costs, and thus reduce energy consumption and pollution.
Avoid artificial -looking attempts at a 'natural' effect. A good case in point is the use of
berms to attempt to create interesting topography, or to separate uses. These do not succeed
aesthetically because the scale of the berm within the space usually does not look natural.
Artificiality has its place but should be understood and used for what it is. A clipped hedge is
artificial but serves as a consciously -made transition between nature and architecture.
Be conscious of the scale at which the design elements and plant material will be seen — the
distance from the viewer and, if on a road, the speed at which it will be seen. In general,
design a bolder, broader landscape for the road — contrast color and shape, define larger
spaces, and incorporate distant views. In more intimate pedestrian situations, design to
provide interest at eye level, with smaller -scale textures and more subtle color contrasts.
Use changes in plant materials to lead the pedestrian forward, and use seasonal change to
vary the experience.
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Landscape Guidelines (coat.)
• Native species of trees, shrubs, vines, groundcovers and perennials are preferred in order to
promote biodiversity and make gardens compatible with the existingwildlife habitat.
Landscape Guidelines for ParkingAreas
' • In parking areas consisting of more than 2 double -loaded bays, a 3' minimum, ¢' maximum
height hedge or row of shrubs or other perennial planting should be planted between every
fourth row of spaces. Large -maturing trees should be incorporated into this planting.
' • Trees should be spread at no greater distance than every 15 parking spaces. They should be
large, maturing shade trees.
• Tree species should be alternated within rows or from row to row.
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• Planting in traffic islands should be a simple massing of foliage, so as to relieve the asphalt
but not to call undue attention to what is in reality a traffic director; bright beds of flowers
are not appropriate.
• Perimeter planting on a street should be tolerant of extreme conditions. Plants which will
lookwell consistently should be used. Again, scale and use should dictate against small-scale
flowerbeds; a cold, broad -brush, consistent statement should be the goal.
• Safety and visibility issues should be primary when considering height of plants. Be sure
that visibilitywill be preserved without excessive maintenance.
• Perimeter planting on a non -street location may be used to visually separate parking,
loading and utility areas from adjoining uses. Care should be taken to prevent the visual
barrier from becoming a physical one which would prevent pedestrian traffic from
circulating freely and safely.
• Perimeter planting around individual lot lines in District i should not be installed.
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Downtown Morehead City Urban Design Plan
WATERFRONTAREA-DISMICr
' Commercial uses in the Waterfront Area are primarily retail and service uses. Converted
residential buildings may be used to house offices in these areas. The following guidelines will
' address conversion of residential structures to commercial uses, infill of new commercial structures
to the existing residential (or converted residential) fabric, and commercial structures along newly
constructed streets.
' All types of commercial construction in the Waterfront Area should conform to the following:
' • Maximum and minimum setbacks as established in Streetscape Guidelines must be
observed.
' • Parking must be placed to the rear or alongside the structure. Parking in the rear is
preferable, and parking which is visible from the street must be screened by a wall or
vegetation at build -to or setback line. Such screening must be at least 4' - 6' high.
' • Buildings may not be higher than 35 feet, with buildings which are over 50% one-story
containing no more than 15,000 sf, and buildings more than 50% two-story containing
' more than g5,000 sf.
' Conversion of existing residential structures to office or retail use:
• Additions to the structure which are visible from the street or from adjacent structures must
' be of matching or compatible materials and should complement the existing structure in
terms of general massing, location of building elements, and roofline.
' • Additions to the buildings may not be higher than aq, feet. Total square feet of existing
building and new addition may not be more than 15.000 sf if over 50% of both buildings
combined is one-story. If more than 50% is two-story, up to 25,00o sf is allowed.
Front View
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Commercial infill buildings and buildings for newly constructed streets should follow these
guidelines:
• Building masses should be broken down to create proportions similar to those of the
buildings ofArendell Street.
• Building design should not be conceived in isolation as a singular entity but should consider
the structures at either side and in the neighborhood in general, and should respond in its
design to the site contest in its entirety. buildings, site topography, street, and existing
vegetation.
• Acceptable materials are: Brick (painted or unpainted), concrete -based stucco, concrete,
horizontal with wood trim.
• Windows may not be of reflective glass, and frames should be of wood, vinyl or painted
metal. Windows may not comprise more than 6o% of the building faqade facing the street,
and no single pane of glass shall be more than i2 sf. Windows should be set back from the
facade rather than flush.
• Acceptable colors areas described in "Commercial Buildings, District i."
• Roofs may be flat, if building conforms to "storefront" style of Arendell Street, as described
on page IT Other building styles are encouraged to use pitched roofs — gable, hipped or
cross gable. Mansard roofs or mansard -like elements attached at roof line are not allowed.
Single -pitched roofs are not allowed. Roof pitch may be no less than 5:12 nor more than
10:12.
• All buildings will have to meet all applicable state and federal standards for flood zone
development. This includes, materials and construction, proper floor elevations, and storm
water management.
signs
• Preferred sign types are painted wood or metal signs or individual letters or shapes of wood
or metal attached to building face and lit from external source.
• Signs maybe applied to building face or freestanding. No roof signs are allowed.
• Abusiness may have both attached or freestanding signs, but only one freestanding sign.
• Internally -lit acrylic box signs or individual letter shapes are not allowed.
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• Neon maybe used on building face but design must be kept simple (No more than z colors,
in general), and may not occupy an area larger than 16 sf.
• Opaque individual letter shapes may be lit internally to cast light on the wall behind (halo
effect).
• See Zoning Ordinance for size restrictions and other criteria.
Landscape Design
• The Landscape Guidelines for District i also apply to the Waterfront Area
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Downtown Morehead City Urban Design Plan
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SINGLE-FAMILYRFSIDENTIAL - DISTRICT 3
' Architecture
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Regional vernacular forms or standard traditional styles are the most appropriate models for
residential design. Many of the local housing types are illustrated on the following pages. Building
types commonly found in Morehead City are the Bungalow, Farmhouse, and Cottage styles.
Victorian or Queen Anne styles would be acceptable as they are commonly found in the area.
Additional acceptable traditional styles are: Federal, Georgian, Colonial, or Greek Revival. French
Provincial, and Mediterranean styles, or others clearly not historically found in this area are not
encouraged. Whatever the chosen style, it is important that the style (as manifested in overall
proportion, materials and detail) be consistent throughout in order to avoid "composing" a house of
details borrowed from different styles. A chart listing basic house styles, materials, and details is
located at the end of this section.
Most of the regional vernacular styles are distinguished by their porches. Porches are
encouraged as a way of linking the private space of the house with the public life of the street.
Porches should be at least 7 feet wide so as to accommodate chairs and other outdoor furniture.
Consideration should be given to the appropriateness of style to house and lot size. In
general the Georgian or Greek Revival styles are suitable for larger houses with more than one
building mass. Medium-sized, 2 story houses are best as Southern Vernacular, Federal or Colonial.
The Colonial and Southern Vernacular styles as well as the Bungalow style can be adapted to create a
successful one-story house for either a medium-sized or small home. It should be noted that the
bungalow style was created in the early igoo's and is not suitable for use in the more historic areas of
Morehead City. The Federal and Georgian styles are best suited to Townhouse models. If a large
front porch or veranda is desired, it is best to plan a house in the Southern Vernacular, Colonial, or
Greek Revival (Southern Plantation style). Large porches are not particularly suited to the more
austere forms of the Federal and Georgian styles.
Regional Types
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Downtown Morehead City Urban Design Plan
Regional Types (coot.)
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Traditional House
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Landscape Design
Residential landscape design should suit the style and scale of the house. Larger houses in
the Federal or Georgian styles are complemented by a landscape of symmetry and simplicity. The
layout should be characterized by careful geometry and proportion, with a restrained use of flowers
and attention to form, space, and texture.
Colonial style and smaller cottage -type houses on small lots lend themselves to more
intimate 'cottage gardens'; where flowers may grow in profusion and variety. Trellises, arbors, and
fences help define space and give structure to the smaller yard.
Colonial and Greek Revival houses on a larger lot would be complemented by an English -
style landscape of flowing lines, tall shade trees and naturalistic shrub masses, with smaller scale
elements located close to the house.
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Downtown Morehead City Urban Design Plan
DISTRICT 3
MULTI-FAMILYRESIDENT AL
' Multi -family development is expected to participate in the neighborhoods formed by blocks
and streets; creating separate 'apartment communities' is not acceptable. In order to reinforce the
integration of multi -family into the neighborhood fabric, limits are placed upon the repetition of
' building forms and styles, and building designs are encouraged to maintain a stylistic connection to
single-family homes in the neighborhood. As with single-family, regional vernacular forms are
recommended as models for design.
' Relationship to Street
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Buildings located along the street should relate to the street and to the buildings on either
side of the new structures. Access from the street should be provided — building entrances should
be oriented to the street, internal walkways linked to the sidewalks. Parking in the rear may call for
dual building entrances.
Maximum Height of Buildings, Maximum Footprint
• Maximum height: 35 feet.
• Maximum sfper structure:15,00osf.
• Avoid excessive stark or excessively busy massing of building shapes. (see illustration below)
• In general, multi -family buildings should avoid breezeways and outdoor stairwells.
• Any exterior stairway should serve no more than 2 units and should incorporate decks or
balconies.
BuildingfacingStreet
Courtyard Arrangement
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• Each unit must include either a porch, a deck, or a balcony.
• Porches, decks, balconies, posts and handrails should be made of wood.
Architecture
• Acceptable materials: brick, stone, concrete stucco, horizontal painted wood siding, wood
shingle - painted or cedar, highest quality hardiplank, hardboard or vinyl siding. No
diagonal or vertical siding, no stone veneer, no dryvit or synthetic stucco.
• Avoid combinations of more than two major materials.
• No change of materials on the vertical or diagonal. Change in material should be expressive
of strong, consistent design intent.
• Acceptable colors areas described in "Commercial Building, District i".
• Avoid'tacked-on' ornament or detail.
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Downtown Morehead City Urban Design Plan
Examples of Multiplex
Architecture (coat.)
DISTRICTS
• Detail should be restrained, and serve to express or enhance building structure and main
design elements - (i.e. windows, doors, eaves).
• Detail should be consistent with overall building style.
• Look to the local and regional vernacular for appropriate building styles.
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Downtown Morehead City Urban Design Plan
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DISTRICT 3
' • Parking areas should be broken up so that no more than 28 cars are parked together in
multiple rows. Fences, walls or plant material should be used to provide visual breaks
between groups of cars. If cars are parked in a single row, a break should occur after 15 cars.
' • All off-street parking should be screened from the street.
' Roofs
• Flat roofs are to be avoided, unless essential to style of building (international style or
' art deco).
• False mansard 'roof attached to facade of flat -roofed building is not allowed.
• Pitched roofs of gable, hipped, or cross -gable style are encouraged.
' • Shed roof (single -pitch) buildings standing alone are not allowed. Shed roof may occur on a
small mass abutting a larger building mass.
• Pitch should be not less than 4:12 nor more than i o: n.
Landscape
Landscape design for multi -family sites should attempt to provide usable spaces for
' residents rather than areas of purely cosmetic purpose. Semi -private yard areas such as the interior
spaces of courtyard arrangements can be developed as seating, strolling and play areas.
' Planting should be used to connect multi -family buildings to other residences on the street,
to make connections from building entrances to the street, and to buffer parking areas from
adjacent uses and the street.
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APPENDIX -B
PREFERRED STYLES
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PREFERRED STYLES
ACCEPTABLE MATERIALS
ACCEPTABLE ROOF STYLES
SUGGESTED ENTRY
DETAILS
SUGGESTED WINDOW
DETAILS
•
Pedimented or
FEDERAL
•
Pitched
comiced doorway w/
•
Stone lintels &;ils
2-story, symmetrical,
•
Brick or stonetwood
•
Dom�ered
flanking plasters or.
,
pediment or Cornice
single box4ke mass,
trim
Horizontal wood
•
Decorative wood
•
columnswith
Pedunented portico
or without
minimal detal, minimal
siding/ wood trim
comice under eave
w/columns
Pilasters
eave projection
•
Cupola
•
Panelled door
•
Shutters
•
Stoop
•
Pedimented or
GEORGIAN
comiced doorway w/
2-story, single box -like
'
Brick (light colors), cut
•
Pitched
flanking plasters or
mass or dominant mass
stone, stone/ wood
a
Hipped
columns
with symmetrical wings,
trimgh
.
Hi chimneys
•
Pedimented portico
Stone lintels S sifts
variation of window
•
Horizontal wood
.
Donnered
w/columns
•
Arched
treatment on different
dd-Q/wood trim
•
Decorative wood
•
Panelled, windowed
levels, minimal detal,
cornice under save
door
minimal save projection
.
Fanlight
•
Stoop
•
Pedimented or
comiced doorway
COLONIAL
•
Horizontal wood siding
Pitched
with flanking plasters
1 or 2 story, single
,
Shingle
'
Gambrel
or columns
•
Plasters
symmetrical additions-
.
field stone
'
Dormered
•
Pedimented portico
•
Cornices
can be L or U shaped in
•
Wood trim
•
Gabled
w/ columns
•
Shutters
plan
•
Cupola
•
Panelled, windowed
door
•
Fanlight
•
Hipped & Gabled
BUNGALOW
•
Horizontal
porch
1-11/2 story, hlp &
•
Stucco
•
Hipped & Gabled
•
Large column base w/
•
Wide trim
gabled roofs with front
•
Brick
•
Combination
single/double column
•
Bay windows
porch covering entry
•
Wood trim
above
•
Masonry steps

Downtown Morehead City Urban Design Plan
IKINIK
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Downtown Morehead Cily Urban Design Plan
PHASE ONE
Unit Unit Price
Demolition
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Stricture Relocation
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14000
Underground Utility
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17000
Sidewalk Street
17,400
1.85
Sidewalk Park
7,260
1.85
Street Furnishings
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650
Curb and Gutter
320
9.75
Asphalt paving
Streets
Panting Areas
2,175
9
Landscape
Streets
Trees
30
450
Shrubs
200
12
Parks
Trees
48
350
Shrubs
400
12
Parking Areas
Trees
9
350
Shrubs
40
12
Signage
4
350
Signage
4
1200
Contingnecy 10%
Fees/Surveys 10%
Preliminary Total
Total
20000
28000
17000
32190
13431
14300
3120
0
0
19575
0
0
13500
2400
0
16800
4800
0
3150
480
1400
4800
194946
19494.6
214440.6
21444.06
235884.7
W LairxlDesip
46

Downtown Morehead City Urban Design Plan
PHASE TWO
Demolition
Structure Relocation
Underground Utility
Sidewalk Street
Sidewalk Alley
Street Furnishings
Curb and Gutter
Asphalt paving
Streets
Parking Areas
Landscape
Streets/Parking Areas
Trees
Shrubs
Parks/Alley
Trees
Shrubs
Parking Areas
Trees
Shrubs
Market (allowance)
Bulkhead
Piers
Plaza
Signage
Signage
Contingnecy 10%
Fees/Surveys 10%
Preliminary Total
Unit
Unit Price Total
56,400
1
0
0
1
48000
34,700
1.85
2,800
1.85
22
650
1,510
9.75
3,780 9
73 450
420 12
10 350
60 12
10
350
40
12
1
175000
370
150
180
100
4200
3.5
4
350
6
1200
56400
0
48000
64195
5180
14300
14722.5
0
0
34020
0
0
32850
5040
0
3500
720
0
3500
480
175000
55500
18000
14700
1400
7200
554707.5
55470.75
610178.3
61017.83
671196.1
47

Downtown Morehead City Urban Design Plan
PHASE THREE
Unit
Unit Price Total
Demolition
62,000
1
62000
Stricture Relocation
0
0
0
Underground Utility
1
23000
23000
Sidewalk Street
17,800
1.85
32930
Sidewalk Park
0
1.85
0
Street Furnishings
13
650
8450
Curb and Gutter
2.970
9.75
28957.5
Asphalt paving
0
Streets
0
Parking Areas
9,310
9
83790
Landscape
0
Streets
0
Trees
31
450
13950
Shrubs
225
12
2700
Parks
0
Trees
0
350
0
Shrubs
0
12
0
Parking Areas
0
Trees
45
350
15750
Shrubs
184
12
2208
Signage
4
350
1400
Signage
4
1200
4800
279935.5
Contingnecy 10%
27993.55
307929.1
Fees/Surveys 10%
30792.91
Preliminary Total
338722
M
48

Downtown Morehead City Urban Design Plan
PHASEFOUR
Demolition
Structure Relocation
Underground Utility
Sidewalk Street
Sidewalk Park
Street Furnishings
Curb and Gutter
Asphalt paving
Streets
Parking Areas
Landscape
Streets
Trees
Shrubs
Parks
Trees
Shrubs
Parking Areas
Trees
Shrubs
Bulkhead
Piers
Signage
Signage
Contingnecy 10%
Fees/Surveys 10%
Preliminary Total
Unit
Unit Price
Total
1
54000
54000
0
14000
0
1
19000
19000
5,100
1.85
9435
0
.1.85
0
18
650
11700
2,799
9.75
27290.25
0
0
9,432
9
84888
0
0
13
450
5850
76
12
912
0
0
350
0
0
12
0
0
56
350
19600
376
12
4512
635
150
95250
515
100
51500
2
350
700
6
1200
7200
391837.3
39183.73
431021
43102.1
474123.1
49

Downtown Morehead City Urban Design Plan
PHASE FIVE
Unit
Unit Price Total
Demolition
58,600
1
58600
Stricture Relocation
0
14000
0
Underground Utility
1
22000
22000
Sidewalk Street
17,690
1.85
32726.5
Sidewalk Park
0
1.85
0
Street Furnishings
6
650
3900
Curb and Gutter
2,800
9.75
27300
Asphalt paving
0
Streets
0
Parking Areas
9,488
9
85392
Landscape
0
Streets
0
Trees
42
450
18900
Shrubs
225
12
2700
Parks
0
Trees
0
350
0
Shrubs
0
12
0
Parking Areas
0
Trees
33
350
11550
Shrubs
120
12
1440
Signage
4
350
1400
Signage
8
1200
9600
275508.5
Contingnecy 10%
27550.85
303059.4
Fees/Surveys 10%
30305.94
Preliminary Total
333365.3
-AT;'a HIM, a1
50

Dosvnto,svn Morehead City Urban Design Plan
PHASE SIX
Unit
Unit Price
Demolition
1
Structure Relocation
2
6000
Underground Utility
1
14000
Sidewalk Street
10,800
1.85
Sidewalk Park
0
1.85
Street Furnishings
12
650
Curb and Gutter
2,832
9.75
Asphalt paving
Streets
2,415
9
Parking Areas
3,733
9
Landscape
Streets
Trees
48
450
Shrubs
86
12
Parks
Trees
0
350
Shrubs
0
12
Parking Areas
Trees
18
350
Shrubs
82
12
Signage
4
350
Signage
6
1200
J
Contingnecy 10%
FeestSurveys 10%
Preliminary Total
Total
20000
12000
14000
19980
0
7800
27612
0
21735
33597
0
0
21600
1032
0
0
0
0
6300
984
1400
7200
195240
19524
214764
21476.4
236240.4
��
51

PHASE SEVEN
Demolition
'
Stricture Relocation
Underground Utility
'
Sidewalk Street
Sidewalk Park
'
Street Furnishings
'
Curb and Gutter
Asphalt paving
'
Streets
Panting Areas
'
Landscape
Streets
'
Trees
Shrubs
'
Parks
Trees
'
Shrubs
Parting Areas
'
Trees
Shrubs
'
Signage
Signage
'
Contignecy 10%
FeeStSurveys 10%
Preliminary Total
Downtown Morehead City Urban Design Plan
Unit Unit Price
Total
1
20000
2
6000
12000
1
14000
14000
10,800
1.85
19980
0
1.85
0
12
650
7800
2,832
9.75
27612
0
2,415
9
21735
3,733
9
33597
0
0
48
450
21600
86
12
1032
0
0
350
0
0
12
0
0
18
350
6300
82
12
984
4
350
1400
6
1200
7200
J
195240
19524
214764
21476.4
236240.4
52
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MOOREHEAD CITY PHASING PLAN
DOWNTOWN DESIGN PLAN
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