Planning Board

Black Mountain Planning Board Meeting Recap: February 24, 2025 – Charting a Course for Updated Development Regulations

The Black Mountain Planning Board held a joint session with the Town Council on February 24, 2025, marking the beginning of a significant process: reviewing and refining Black Mountain’s Unified Development Ordinance (UDO). This UDO governs how development occurs within the town, and this review aims to modernize it for clarity, consistency, and alignment with current state laws. While no definitive decisions were made at this initial meeting, the focus was squarely on establishing a clear and efficient process for moving forward.

A central theme of the discussion revolved around how to best approach the extensive review process. The Board agreed on a phased strategy, tackling two chapters of the UDO at each meeting. To ensure thorough consideration, draft chapters will be circulated in advance for review before the subsequent session. The impact of Hurricane Helene and its implications for existing tree regulations, including a current moratorium, were also discussed. The Board acknowledged that the timing of any new tree regulations may be affected by the ongoing moratorium, and further discussion will be needed. Furthermore, recent changes from the General Assembly regarding downzoning prohibitions (Senate Bill 382) were addressed, highlighting their potential impact on the UDO’s development.

Throughout the meeting, significant attention was given to refining terminology and ensuring clarity within the draft UDO. The Board reached consensus on several key points, including standardizing the name of the zoning map to "Official Zoning Map of Black Mountain, North Carolina" and adopting “structure” instead of “building” for broader accuracy. The Board emphasized the importance of four guiding principles throughout this process: clarity, consistency, context, and conformance with state law. Discussions also touched upon the complexities of vesting rights under state law (160D-108) and transitional provisions, with a decision made to rework the latter.

While no formal public comments were received during the meeting, Board members shared their experiences and perspectives on how the UDO impacts residents. A discussion was initiated regarding potential community outreach meetings to gather broader public input, particularly on potentially controversial topics such as tree regulations. The Board recognized the importance of engaging with residents to ensure that any changes reflect community values and needs.

Looking ahead, several key action items have been identified to keep the UDO review process on track. Staff will be working to establish a schedule for regular UDO review workshops, potentially meeting twice or even three times per month. Taylor will continue to incorporate feedback into revised drafts of the chapters under review, while Craig is tasked with redrafting specific sections based on meeting discussions. Staff will also review and update existing documents, such as zoning maps, to ensure accuracy. Residents can expect further opportunities to engage in the process as it progresses.

This initial meeting represents a crucial first step toward updating Black Mountain’s development regulations, ensuring they are clear, consistent, and aligned with state law. The collaborative approach emphasized by the Board underscores a commitment to balancing individual property rights with the broader public interest, ultimately shaping the future of Black Mountain’s development landscape.