Board of Adjustment 02/26/26

Board of Adjustment Meeting Recap – February 26, 2026

The Montreat Board of Adjustment convened on Thursday, February 26th, 2026, for its regular meeting. Chaired by Ed Kramer, who noted it was his first time leading the board and requested attendees' understanding as he navigated the proceedings, the meeting centered on reviewing two requests for variances from standard zoning regulations. A variance allows property owners to deviate from established rules under specific circumstances, and these decisions directly impact how properties can be developed within the community.

The Board’s primary focus was on two specific requests: one from Pal and Eloise Frazier at 435 Graybird Trail, and another from the William Black Lodge concerning a rental cottage located at 329 North Carolina Terrace / 404 West Virginia Terrace. Regarding the Frazier’s request, they sought permission to reduce the required side setback from 15 feet to just 4 feet in order to construct a covered porch. After hearing testimony from the applicants, who explained their desire for an outdoor gathering space and highlighted the property’s history and challenging slope, the Board voted to approve the variance. The approval is contingent on the porch being built over an existing stone patio, ensuring no increase in impervious surface. Similarly, the Board approved the variance request from William Black Lodge. Reverend Thomas Brown testified about the lodge’s mission to provide affordable lodging for those in ministry and emphasized the historic significance of the property. The Board recognized the value of providing an outdoor space for short-term guests at the rental cottage, approving a reduction in the setback from 25 feet to approximately 4.9 feet on West Virginia Terrace.

Throughout the meeting, the Township Attorney clarified important procedural aspects of Board proceedings. He emphasized that these hearings are considered "quasi-judicial," meaning decisions must be grounded in facts and regulations, not personal opinions. He also explained the requirements for establishing a "quorum" – the minimum number of board members needed to conduct business, and detailed that a “supermajority” (6 out of 7 board members) is required to approve variance requests. The Attorney further clarified that while the meetings are open to the public, only those with “standing” (meaning they are directly affected by a decision) have full rights to present evidence and call witnesses.

Looking ahead, the Board approved written orders formally documenting their decisions on both variance requests, ensuring a clear record of these outcomes. They anticipate receiving two additional applications in the near future and will schedule another meeting to address them. Finally, acknowledging the importance of clear procedures, the Board agreed to receive written documentation from the Township Attorney regarding quorum requirements and voting procedures. These actions will help ensure transparency and adherence to legal standards in future decisions, ultimately contributing to a well-managed and predictable development process within the Montreat community.