Figure 1. Project Area Boundaries

Figure 2. Zone Reference System

Figure 3. NAICS Sectors

Figure 4. LBCS Function Dimension

Figure 5. Housing Condition Rating System

Figure 6. Average Precipitation

Figure 7. Average Temperature

Figure 8. Elevation Summary

Figure 9. Slope by Ranges

Figure 10. Elevation (General)

Figure 11. Elevation (Special Categories)

Figure 12. Slope

Figure 13. Hydrologic Features

Figure 14. Flood Prone Areas

Figure 15. Agricultural Farmland

Figure 16. Vegetation

Figure 17. Woodland Management and Productivity

Figure 18. Wildlife Suitability

Figure 19. Critical and Sensitive Areas

Figure 20. MSAs in Proximity to Maggie Valley

Figure 21. Population Projection

Figure 22. Population Pyramids (2000 Census Data)

Figure 23. Growth Rate Comparisons

Figure 24. Housing Summary

Figure 25. Housing by Type

Figure 26. Housing by Condition

Figure 27. Ownership by Location

Figure 28. Number of Businesses by Zone

Figure 29. Employment by Zone

Figure 30. Businesses and Employment by Sectors

Figure 31. Employment Patterns by NAICS

Figure 32. Area Calculations

Figure 33. Urban Land Use Constraints

Figure 34. Existing Land Uses

Figure 35. Land Use by Category

Figure 36. Alternative Scenarios

Figure 37. Decision-making Variables

Figure 38. Decision Tree

Figure 39. Changing Times…The Maggie Valley Story

Figure 40. Community Vision

Figure 41. Future Land Use Plan Conceptual Elements

Figure 42. The Planning Process

Figure 43. Moving from Planning to Action

The purpose of this plan is to provide a guide that will help the town make decisions that will positively impact residents living within – and in proximity to – Maggie Valley. The organization of the document includes this overview, sections about the physical and cultural environments (history, physical environment, demographics, housing, economy, and land use), possibility-thinking about alternative scenarios, thoughts about community character, and a future land use plan for Maggie Valley.

Setting and Project Area

Maggie Valley is nestled next to the Great Smokey Mountains. The town has an area of approximately 1.8 square miles, and the benchmark elevation is 3,020 feet above sea level. Mountains and ridge lines define the project area more than political boundaries. It is for this reason that the project area boundaries follow topographic features. In short, although the Town of Maggie Valley is the heart of the project area, topography and drainage considerations were guiding factors in delineating the research boundaries.

The project area boundaries extend: to the north along the Cataloochee Divide; to the south from Waterrock Knob-Plott Balsom-Eaglenest Mountain; to the west near the Blue Ridge Parkway; and east of US 276 and crossing US 19 (Figure 1). The total project area is almost 33 square miles.

Research Methodology

The research methodology involved an inventory of land use, housing, and employment. It was necessary to divide the project area into zones and to assign reference numbers to each lot within the zones. Figure 2 shows the zone reference system. Most (or all) of zones T, U, V, W, and X and parts of zones B, H, I, J, and K are either within the Maggie Valley political boundaries or the extra-territorial jurisdiction.

In order to facilitate data analysis, the research for this report includes three classification systems (one for each of the inventory components). The first classification system is the NAICS (North American Industry Classification System). The NAICS consists of 20 economic sectors. Each sector has a numeric code from 1-6 digits. Figure 3 is a listing of the 20 NAICS sectors.

The second classification system is the LBCS (land-based classification system). This system utilizes five dimensions: activity, function, structure, site development character, and ownership. Each dimension has subcategories and numeric classifications from 1-4 digits. This research uses the function dimension, and Figure 4 lists the LBCS function dimension categories.

The third classification system is for housing conditions. Condition criteria included neighborhoods, exterior utilities, garage, and landscaping. The rating scale range is from 1-7, with 1 the worst and 7 the best (Figure 5).

Technical References

Executive Office of the President. North American Industry Classification System. Lanham, MD: Bernan Publishers, 2002.

Land-based Classification System. www.planning.org/lbcs. November 2003.

Figure 1. Project Area Boundaries

Figure 2. Zone Reference System

Figure 3. NAICS Sectors

• Agriculture, forestry, and hunting (11)

• Mining (21)

• Utilities (22)

• Construction (23)

• Manufacturing (31-33)

• Trade: wholesale (42)

• Trade: retail (44-45)

• Transportation and warehousing (48-49)

• Information (51)

• Finance and insurance (52)

• Real estate and rental and leasing (53)

• Professional, scientific, and technical services (54)

• Management of companies and enterprises (55)

• Administrative and support and waste management and remediation services (56)

• Educational services (61)

• Health care and social assistance (62)

• Arts, entertainment, and recreation (71)

• Accommodation and food services (72)

• Other services (except public administration) (81)

• Public administration (92)

Example...

*541921*					*Photographic studios, portrait*
54					General category of economic activity...above sector
	1				Subsector...photographic services
		9			Industry group...studios
			2		NAICS industry...portrait
				1	National industry...still, video, or digital photography services

Figure 4. LBCS Function Dimension

	Code	Description

	1000	Residence or accommodation functions
	2000	General sales or services
	3000	Manufacturing and wholesale trade
	4000	Transportation, communication, information, and utilities
	5000	Arts, entertainment, and recreation
	6000	Education, public administration, health care, and other institutions
	7000	Construction-related businesses
	8000	Mining and extraction establishments
	9000	Agriculture, forestry, fishing, and hunting

Figure 5. Housing Condition Rating System

Criteria				Rating

	1	2	3	4	5	6	7

a. Neighborhood	• Very mixed LUs			• Moderately mixed LUs			• May include some mixed LUs
	• Poor architectural integrity and/or varied bulk			• Varied architecture but similar bulk			• Nice architectural integrity and similar bulk
	• Poor appearance			• Average appearance			• Very nice appearance

b. Exterior (Note 1)	• Poorly maintained			• Average maintenance			• Well maintained

c. Utilities	• Neither electricity nor plumbing			• Both electricity and plumbing			• Both electricity and plumbing
				• Above ground			• Buried

d. Garage	• Neither garage nor carport			• 1 car or carport			• At least 2 car

e. Landscaping	• No diversity			• Some diversity			• Diverse and distinctive
	• Poorly maintained			• Average maintenance			• Well maintained

Notes:

1 - Includes condition of roof, porch, siding (e.g., paint condition and general appearance), and driveway

2 - Ratings of 2/3 and 5/6 are judgmental and typically include mixed criteria

A general history of Maggie Valley consists of several components: early history, transportation, economy, and culture and local government. Each of these components helps to tell the story of Maggie Valley.

Early History

The first settlers in the valley were Cherokee Indians who had separated from the Iroquois tribe and migrated south. The Cherokee Indian Nation included agricultural communities located within the geographical area of what is now the Smoky Mountains.

European explorers and traders passed through the area in the 1500s and 1600s. By the late 1700s large numbers of Europeans (primarily Scotch-Irish, English, Dutch, and Germans) began to settle in the area. They came from Pennsylvania and Virginia and used roads along the river valleys called the Great Wagon Road, the Upper Pennsylvania, and the Old Warriors' Trail; they also came from Charleston by way of Flat Rock; and they came from east Tennessee. Some family names of early settlers were Allison, Boyd, Bradley, Bradshaw, Buff, Caldwell, Campbell, Carpenter, Chamber, Conard, Davidson, Evans, Ferguson, Fie, Garrett, Gibson, Hargrove, Henry, Howell, Hyatt, Ketner, Killian, Leatherwood, Love, Medford, Mehaffey, Messer, Moody, Nelson, Osborne, Plott, Queen, Rich, Setzer, Sutton, and White. The names of many roads, creeks, and mountains today reflect these family names.

In 1809 the state formed Haywood County from part of Buncombe County. Jonathan Creek was one of seven original county precincts (and included the present-day Town of Maggie Valley). The precincts later became townships, and Waynesville was the first incorporated town.

President Andrew Jackson signed the Indian Removal Act in 1830. Although the Cherokee Indian Nation challenged this act before the US Supreme Court and won, President Jackson ignored the ruling and ordered General Winfield Scott in 1837 to begin the relocation of several Indian tribes – including the Cherokees – to the Oklahoma Territory. The movement was known as the Trail of Tears. A small group of Cherokees evaded the movement and remained in western North Carolina. As a result, in 1889 the federal government established the present-day Cherokee Reservation.

Over the next 50-60 years (until the early 1950s), the Jonathan Creek area remained remote and with little development. The major catalysts for change had linkages to transportation and the economy.

Transportation

Access has always been a key factor relating to growth and change. Both roads and the railroad made the area more accessible.

The Cherokees – and other travelers – used the old Cataloochee Trail and would pass through the Jonathan Creek area as they traveled to and from Waynesville. US 19 today includes portions of the old trail alignment. This major transportation arterial was paved in 1932, and road improvements continue today.

Beginning in the late 1800s the railroad helped to transform the entire region. Waynesville was the closest rail terminal facility to Jonathan Creek.

The Civilian Conservation Corps was active in the area during the Great Depression years of 1933-38. They improved trails and camping facilities in the Great Smoky Mountain National Park and also began work on the Blue Ridge Parkway in 1935.

The completion of Interstate 40 – and construction of US 276 – occurred in the late 1960s. These roads provided Maggie Valley with a gateway to the multi-state region.

Economy

Significant economic change has taken place over the past 200 years. The economy of the early 1800s was largely agrarian (crops and livestock). Augusta, GA and Charleston, SC were primary markets, and it would take 10-12 days to make the one-way journey to these markets.

The railroad helped to develop large-scale logging operations (an early export industry) in the early 1900s, and many farmers at that time went to work for logging companies. By the mid-1920s, however, much of the old-growth forest had been removed.

Logging abuses contributed to the conservation movement that developed nationally during this time period. As part of the conservation movement, the federal government established the Great Smoky Mountain National Park.

Tourism was another industry that began with the railroad. In the late 1800s advertisements appeared marketing Waynesville as a tourist destination, and since that time a variety of tourist activities have developed in and around Maggie Valley.

• Cataloochee Ranch was originally a farm that the owners in 1939 transformed into a mountain resort on top of Fie Top Mountain

• The first motel in Maggie Valley opened in 1946

• The Indian drama Unto these Hills began in 1951

• Maggie Playhouse opened in 1953 (and featured square dancing)

• Soco Gardens and Zoo opened in 1953

• Ghost Town in the Sky theme park opened in 1961 on Buck Mountain (and closed in 2002)

• Snow-making capability at Cataloochee Ranch (beginning in the 1960s) allowed for year-round tourism

• …and additional attractions, lodging, and activities have both come and gone over the past 40 years

One of the first real estate booms in western North Carolina began in the 1920s. Developers brought in train-loads of prospective buyers. Although this early real estate boom fizzled out during the Great Depression, the trend to acquire land for second home development and resorts continues today.

Culture and Local Government

Barn-raisings, corn-shucking socials, and quilting bees were common in the 1800s. Hoe-downs took place after crops had been harvested. These activities combined work with play. Banjo pickers, guitarists, and mandolin players provided music for square dancing and clogging (the dance for which western North Carolina became famous). Variations of these cultural traditions continue today…but mostly in a tourist setting.

In 1904 Maggie Valley had a population large enough to establish a post office. The local postmaster submitted the names of his three daughters to the US Postmaster General. The chosen name was Maggie…hence, Maggie Valley. The town incorporated in 1974 and is today one of four incorporated towns in Haywood County.

Public services for town residents began long before incorporation.

• One of the earliest records of a public school and church was in the 1860s

• The Works Progress Administration (WPA) built the Maggie Elementary School in 1930, and this building became the local government and community center in 1994

• The Kiwanis club helped to establish a volunteer fire department – funded by contributions – in 1959, and the department today has a volunteer staff, ladies auxiliary, and a medical response team

• Volunteer efforts in 1967 resulted in the establishment of a public water system that the Maggie Valley Sanitary District operates today

• Volunteer contributions and labor erected the first street light and constructed the first sidewalks in town

A few existing structures in the area still relate to the history of Maggie Valley. The most important structures are the WPA-built elementary school and the Crockett-Campbell homestead.

Implications for Planning and Land Use

A. Maggie Valley has always been a small town with a scenic setting.

B. The town has a rich history; a few of the older buildings still remain in use…but need inventory of historic structures and properties; and some of the older, cultural traditions continue.

C. Growth and development in Maggie Valley have historically had important economic linkages to tourism and second-home development.

D. Cooperation and volunteerism have been hallmarks of the Maggie Valley community for over 100 years.

E. Maggie Valley has always been a geographic crossroads within the region. It is within a one-hour drive of Asheville, Waynesville, Western Carolina University, Dillsboro, Cherokee, and other regional destinations. Consequently, it continues to be a transportation hub (albeit small) and serves as a gateway to a variety of regional activities and attractions.

Technical References

Haywood County Community Network. www.haywoodnc.org/ community/history.html. March 2002.

Upchurch, Ernestine E. Remarks of a Personal Nature. 1955.

US Department of Agriculture. Soil Survey of Haywood County, North Carolina. Washington, DC: Government Printing Office, 1997.

Much of planning involves achieving balance between cultural demands (relating to living, working, and leisure-time activities) and the physical environment. This plan section examines key factors relating to physical environmental conditions in the project area. The analysis topics are climate, physiography, water features, soils, vegetation, and wildlife.

Climate

The project area is within the humid subtropical climatic zone. Areas within this zone experience four distinct seasons and have moderate summers and winters. Physiographic features (such as elevation and slope-aspect) modify local climatic conditions. For example, temperature, precipitation, fog, snowfall, humidity, cloudiness, frost-free periods, and wind will vary depending upon elevation and slope-aspect.

The closest weather station to Maggie Valley is Cataloochee. The below summary data is from this station.

• Total average annual precipitation is almost 52 inches

• The distribution of precipitation is even throughout the year, with the greatest precipitation being in Mar (Figure 6)

• Average annual snowfall is 12 inches, and the highest monthly snowfall is 22 inches

• Average temperatures are about 66-68 degrees Fahrenheit in the summer and about 34-37 degrees Fahrenheit in the winter (Figure 7)

• The highest recorded temperature was 94 degrees Fahrenheit (Jul 03), and the lowest recorded temperature was -20 degrees Fahrenheit (Jan 85)

• Prevailing winds are from the west-southwest

• The growing season ranges from 141-227 days (depending on daily minimum temperatures); the first fall freezing temperatures occur in Sep/Oct, and the last spring freezing temperatures occur in May

Physiography

Maggie Valley is within the Blue Ridge Physiographic Province of the Appalachian mountain system. Because of extensive and thorough stream dissection, terrain in the valley is hilly, steep, and mountainous (with irregular ridge lines).

Elevation ranges from a low of 2,632 feet (the eastern part of the project area) to a high of 6,186 feet (the southwestern part of the project area). The average elevation is 4,000 feet (Figures 8 and 10-11)

Topography – more than any other natural feature – defines the visual landscape within the project area (Figure 12). Relief is significant. About 80 percent of the terrain has slopes 25 percent or greater (Figure 9).

Water Features

The project area contains several small watersheds and coves. Jonathan Creek is the major water feature. Tributary streams are both first and second order in classification. The entire project area is within the Pigeon River drainage basin. A portion of Jonathan Creek and Campbell Creek additionally are sources of water supply (Figure 13).

Flood prone area maps for the project area are incomplete, and the only digitized flood prone area data that is available for the entire project area comes from the Soil Survey of Haywood
Figure 6. Average Precipitation

Figure 8. Elevation Summary

Category	Feet	Percentage

• Lowest point	2,632
• Highest point	6,186
• Average	4,000
• Terrain less than average		51%
• Terrain greater than average		49%
• Terrain average to 5,000 feet		37%
• Terrain greater than 5,000 feet		12%

Figure 7. Average Temperatures

Figure 9. Slope by Ranges

LT is an abbreviation for less than, and GT is an abbreviation for greater than

	Range	Percentage

	• LT 2%	1.5%
	• 2 – LT 8%	4%
	• 8 – LT 12%	2.5%
	• 12 – LT 15%	3%
	• 15 – LT 25%	9%
	• 25 – 50%	43%
	• GT 50 %	37%

MV

Land Use............................................. 39

Possibility-thinking............................................................. 44

Building Community Character................................................. 47

Setting and Project Area

Research Methodology

Description

Climate

Physiography

Water Features