Special Covenant Terms for the MarktPlatz Zone

In accordance with the Bills passed by the RA on February 1 and 8, 2006, the following draft covenant appendix is presented to the community for discussion. These covenant terms will apply to the zoning area defined in that Bill, called the Marktplatz, and will be appended to the standard covenant for those parcels falling within that zone.

It appears to fall within the purview of the Guild to draft and implement such covenant terms. But, because of the importance of these rules, we feel it appropriate to offer them for comment. Those points worthy of merit we will attempt to incorporate.

1. There must be a building on the parcel. The building and all signage attached to it must be in theme, and must be of high quality. The theme must be consistent with pre-1900 european artitecture such as might conceivably have been seen at that time in the Bavarian section of Germany.

2. The ground floor of the building must be devoted to commerce. Higher levels may be residential.

3. The business engaged in must be approved. The nature of the business will be reviewed every six months to assure compliance. Suitable businesses are listed in the addendum.

4. Business must be carried out. The proprietor must demonstrate some evidence of business activity if requested.

5. The Committee of the Guild will make all determinations as to whether these requirements have been met. Owners not in compliance with these terms will be notified by the Committee of the Guild. From first notification, they will have 3 months in which to return to compliance. If still not in compliance, their parcel will be reclaimed. Adverse determinations by the Committee of the Guild may be appealed according to the General Law of Neualtenburg.

6. As with all Neualtenburg Covenant Terms, these are subject to change.



Addendum:

(all right already! we're working on it.....)


Sudane

Seems like a reasonable start.

Define "of high quality"? Does that mean that all textures must be at least 1024x1024 in size? (I certainly hope not. Like we need more texture lag around the Marktplatz!)

I'm just a bit uneasy that some people might interpret "high quality" as meaning, or at least including, "high-resolution textures", and wondering whether to put a warning into there that that's not necessary or even desirable.


I wonder why this is -- as long as they're paying their real estate tax, why should this matter? Because of the future possibility of sales tax? Because of what a derelict shop looks like to a new visitor?

/Kaz

I believe one of the reasons for creating the CCD was to try to make Neualtenburg less of a lifeless sim. We want parcels off the platz to attract traffic as much as revenue.

No, I certainly agree that "high quality" does not mean 1024x1024 texs. I fact, I think in another bill passed sometime in the dim past such texs were outlawed. "High quality" means high aesthetic quality and I'm not even going to put a comma into this sentence before going on to say that there is no way to define high aesthetic quality. This will have to be a judgement call on the part of the Committee of the Guild, and it would be just good general advice to any merchant to consult with a member of the Committee before the building is complete.

Claude is right, in my opinion. It is of utmost concern that the businesses around the Platz be attended to my their owners, involved in their business, actively engaged. The experience of the visitor as they arrive must be of an active, thriving square.

In the bill establishing the zone, it was suggested that a certain minimum level of business be a requirement. The wording here is obviously a lesser requirement.


Sudane

Sounds like a good start to me also. I have one request for clarification, and some suggestions.

The clarification is about the extent of the zone, on the "physical" map on our website the Platz extends around the corner by the church to include all of Linden-Haley-Strasse, but on the "zone" map that (Claude?) drew up it this corner seems not to be included in the commercial zone. Am I reading the map wrong? I think that corner should be included.

Suggestion 1 - Three months from being notified is kind of a long time to me. If the person being notified changes their shop to try to conform, then do we have to wait six months to evaluate again, and a further 3 months before they are gone after that?

Suggestion 2 - Some sort of commercial signage requirement might be nice, as would a requirement to have a unique commercial building as opposed to a standard Ulrika-type fachwerk. It's not good for business, when there is a plain old fachwerk standing there, with no sign, and no way of knowing that it's even a store.

The three lots which front the southern extension of the Platz were privately owned prior to the zone being created. The act which created the zone grandfathers these lots outside the zone unless/until their owners sell them.

Yes, my understanding is that the three lots, owned by me, Amulius and you, Dianne, are "grandfathered" until any of us should sell them.

Well, I am concerned that the essence of these restrictions on the use of the Platz-fronted lots are a considerable restriction from what has existed prior. If people are agreeable to the concept of serious restrictions, I'd be more than happy to shorten the time.

This is a really good point, and again touches on the extreme-ness with which we implement the restrictions. No sign, and no new building, suggests that the owner is not serious about running a business. The lightest requirement is the one I suggested, that the owner demonstrate actual business. After all, if without any signage or anything distinctive about the building, people are still coming to it, well, then, the basic goal has been met.

Perhaps we can add: (1) A legible and visually appropriate sign identifying the business must be displayed on the building, and (2) The building must be uniquely adopted and tailored for the location. (which btw demonstrates a merchant's seriousness and willingness to invest in the location). Short of a custom built building, I feel a good model is the demonstration store built closest to the church in the new row of buildings which Kendra has placed along the south side. This is a basic, core structure, tailored to the location to be a very attractive and fitting commercial building.


Sudane

thanks for the clarification. Since my shop is in this area I was actually against being included in the zone at first, but in a classic flip-flop I now think its a wonderful idea.

However defined, an active commercial zone around the Platz will be a great thing for Neualtenburg.

I wasn't aware of this. Makes sense, but perhaps the commercial zone could implement a "higher turnover" by reason of the fact that it is a central comercial zone?

I had reservations about this as I was saying it too.

The idea of forcing people to make a new bilding is kind of harsh, but the essential "look and feel" of a busy commercial area is what I think all of us are concerned about. There is something about just sticking a vendor inside a regulation fachwerk that just doesnt "do it" yet one doesn't want to be so restrictive as to say that it cant be done if sales are indeed flowing in.

I love Kendra's demo store on the end, the reflection of the buildings across the way in the window pane is a nice touch that I like to point out to people.

A saving & loan bank backed by a solid business plan would be ok right?

Not that it's any of my business at all , but I'd be very interested to see a solid business plan for a savings and loan bank in SL.


Sudane