Planning & Zoning Commission - Special Meeting 2/14/24

Planning & Zoning Commission Special Meeting Recap: Stream Buffer Amendment

On February 14, 2024, the Planning & Zoning Commission held a special meeting focused on a proposed change to Montreat's regulations regarding development near streams. The primary topic was a request from property owner Gary Higgins to amend the town's general ordinance, which currently prohibits impervious surfaces within a 30-foot buffer zone of perennial or intermittent streams. The meeting centered on finding a balance between allowing necessary access for property owners and protecting Montreat’s vital stormwater system and waterways.

The core of the discussion revolved around how to address Mr. Higgins’ request while upholding Montreat's commitment to environmental stewardship. Staff presented an overview of the existing ordinance and highlighted that Montreat currently has stricter regulations than many neighboring jurisdictions. Commissioners engaged in a detailed debate, considering three potential options: Mr. Higgins' original proposal, a draft from Town Attorney Susan Taylor Rash, and a revised version collaboratively developed by Commissioners Dan Dean and Mason Blake. A significant portion of the conversation also explored whether this decision should be made by the Planning & Zoning Commission or delegated to the Stormwater Administrator, with approval from the Town Manager.

Ultimately, the Planning & Zoning Commission unanimously voted to recommend adoption of the revised amendment crafted by Commissioners Dean and Blake. This amended version seeks to provide a pathway for residential access, such as driveways or walkways, over streams while emphasizing the importance of protecting Montreat's stormwater system. The Commission also recommended that the Board of Commissioners delegate decision-making authority for these types of amendments to the Stormwater Administrator, with oversight from the Town Manager. This shift aims to streamline the process and ensure consistent application of regulations.

Several residents shared their perspectives during the public comment period. Jane Morris, a resident of Mississippi Road, expressed appreciation for the Commission's willingness to consider the issue. Another resident, Mary, offered a lighthearted reminder of the importance of thoughtful planning and zoning in maintaining a vibrant community. Staff, including Kayla, provided valuable context on the existing regulations and practices in surrounding areas. Commissioners Dean and Blake’s collaborative effort to craft the revised amendment was recognized as a key step in finding a solution that addresses both property owner needs and environmental concerns.

Looking ahead, the Planning & Zoning Commission’s recommendation will be forwarded to the Montreat Board of Commissioners for their consideration at a meeting scheduled for March 14th. The Board may choose to adopt, modify, or reject the proposed amendment. Mr. Higgins is also encouraged to meet with the Stormwater Administrator to discuss potential solutions and ensure compliance with any future regulations. This proposed change, if approved by the Board of Commissioners, could impact property owners seeking access across streams while ensuring Montreat continues to prioritize the health and preservation of its natural resources.