Board of Adjustment (Part 1) 1/25/24

Board of Adjustment Meeting Recap – January 25, 2024 (Part 1)

On January 25th, 2024, the Montreat Board of Adjustment convened for Part 1 of their meeting, focusing primarily on a request from Dowd Montreat LLC to modify hillside development regulations for a property located at 325 North Carolina Terrace. This meeting, attended by Board members and residents, centered on a proposed addition to an existing home and the construction of a detached garage. The discussion highlighted the Board's commitment to balancing property owner needs with the preservation of Montreat’s natural environment and addressing concerns raised by neighboring residents.

The core of the meeting revolved around a variance request seeking permission to increase both the permitted graded area (from 40% to 89.3%) and the development intensity ratio (impervious surface, from 0.3 to 0.49) on the non-conforming lot at 325 North Carolina Terrace. Zoning Administrator Kayla DeChristina provided a comprehensive overview of the Hillside Development Ordinance, emphasizing its purpose: to manage erosion and stormwater runoff on steep slopes. The applicant, represented by John Hennis and Scott Barriard, argued that the variance was necessary to improve accessibility and provide adequate parking. They responded to neighbor concerns by modifying their plans, notably eliminating a previously proposed rock apron and incorporating new drainage features including a storage tank and stone weir.

Neighboring residents, represented by Charlie and Katie Morris, voiced significant concerns about the potential impact of the project on their hillside property and existing stormwater issues. They underscored the importance of adhering strictly to the Hillside Ordinance and exploring alternative solutions that minimize disruption. Landscape Architect Scott Barriard defended the design, explaining its intent to capture and redirect stormwater effectively. A key point of debate centered on whether the applicant's request truly represented the "minimum" variance necessary, with some Board members questioning if a smaller-scale project could achieve their goals. The possibility of using permeable paving materials was discussed, though it was clarified that these would not count towards fulfilling town regulations.

The Board concluded deliberations without a final decision, indicating that they would continue their review at a future meeting. To approve the variance, all six questions outlined in town regulations must be answered affirmatively. Kayla DeChristina assured the Board that ongoing monitoring and maintenance would be required, with town oversight, should the variance be approved.

What's Next?

• The Board of Adjustment will continue deliberations on the variance request at a future meeting. A specific date has not yet been announced, but residents can monitor the town’s website for updates.
• The Board must answer six questions in the affirmative to approve the variance, ensuring that any decision aligns with town regulations and addresses community concerns.
• Detailed minutes from this meeting will be posted on the town's website, providing a comprehensive record of discussions and deliberations.

This decision will directly impact residents living near 325 North Carolina Terrace, potentially affecting hillside stability and stormwater management. The Board’s careful consideration of this request underscores their commitment to balancing development with the preservation of Montreat's unique environment and addressing concerns raised by its residents.