Planning Board Meeting

Town of Weaverville Planning Board Regular Monthly Meeting Tuesday, February 4, 2025, 6:00pm Agenda Pg# 1. Call to Order ………………………………………………………………….. Chair Kelley 2. Adoption of Agenda ………………………………………………………. 3. Approval of Minutes – 1/7/2025 Regular Meeting ………… 2 Chair Kelley 4. Downzoning Legislative Compliance ……………………………… 6 Planning Director Eller 5. Multifamily Residential Density – Min. Lot Area, Setbacks 22 Planning Director Eller 7. Adjournment Chair Kelley Planning Board - Jan. 07, 2025 Minutes Tuesday, January 7, 2025 at 6:00 PM The Planning Board held a regularly scheduled meeting in Council Chambers, Town Hall 30 S. Main Street, Weaverville, N.C. 1. Call to Order Planning Board members Present: Chair Jane Kelley, Donna Mann Belt, Michael Sollazzo, and Jennifer Young, who voted as a regular member. Absent: Mark Endries, Jonathan Brown- excused Staff Present: Interim Town Manager Scottie Harris, Planning Director James Eller, Planner Graham Crawford, and Town Clerk Tamara Mercer. 2. Adoption of Agenda Moved to adopt the agenda as presented. Moved by: Michael Sollazzo Aye Jane Kelley, Donna Mann Belt, Michael Sollazzo, and Jennifer Young Carried unanimously. 4-0 3. Approval of Minutes December 3, 2024 Regular Meeting Moved to adopt and approve the Planning Board meeting minutes of December 3, 2024 as presented. Moved by: Michael Sollazzo Aye Jane Kelley, Donna Mann Belt, Michael Sollazzo, and Jennifer Young Carried unanimously. 4-0  3.1 4. Tree Conservation Regulations Planning Director Eller reviewed the current regulations and the proposed Tree Conservation text amendments. The current goals of the Comprehensive Land Use Plan (CLUP), last updated in November 2023, call for the consideration of tree conservation regulations. The goal of considering the tree conservation regulation was also given number 2 (medium) priority within the CLUP giving staff the direction to accomplish or address the stated goal within 24 months. Continuing on the previous month’s conversation, additional information is being provided related to recently enacted conservation subdivision standards and large undeveloped or underutilized parcels within our municipal borders. Tree conservation regulations could be coupled with the recently enacted conservation subdivision standards and therefore propose that the lot threshold where conservation subdivision standards are applicable be lowered as shown in the attached proposed ordinance. Mr. Eller provided a chart listing the possible effected lots as examples of underutilized parcels. He added the listed units are a theoretical maximum based solely upon the minimum lot area of the zoning district and the acreage present on the subject parcel. Other variables such as minimum lot width, minimum street frontage, setbacks, existing easements, road construction or topography have not been accounted for. There was discussion regarding the regulations and current lots affected. Mr. Eller explained the standards for 25 lots and new parcels, and existing lots for 25 versus 20 lots. He noted the regulations in benchmark cities and towns by our municipal borders, and the Buncombe County regulations. Continued discussion regarding zoning districts, water and permitting, vested rights and permits, the watersheds and steep slopes, area topography, County standards and comparisons, large parcels, external growth versus internal lots and Mr. Eller expounded on allowances for density bonuses. These maybe considered voluntary, and these would be applicable to all subdivisions of 25 lots or more. The Tree Board and the Tree Board's purview was discussed as well as 1/2-acre lot buffers for vegetation and trees. Chairman Kelley suggested this apply to 10 or more lots and to lower the threshold, to which there was general agreement to amend the regulation to include 10 lots and staff will draft the recommendations. Moved that the tree conservation regulations is a high priority within the CLUP priorities and the Planning Board has found that these proposed code amendments are consistent with the Town’s comprehensive land use plan, reasonable, and in the best interest of the public in that such amendments provide for regulations which encourage additional tree conservation measures and to amend the standards from 25 lots to 10 lots. Moved by: Jennifer Young Aye Jane Kelley, Donna Mann Belt, Michael Sollazzo, and Jennifer Young  Carried unanimously. 4-0 5. Parking Regulations Planning Director Eller reviewed the Code Sec. 20-3501 and stated the goal of considering parking regulations will be given number 1 which is a high priority within the CLUP, thus giving staff the direction to accomplish or address the stated goal within 12 months. He said the Board held conversations related to this goal in October and staff has updated the staff report and proposed ordinance revisions as a result of these discussions. Parking space reductions are being proposed for the enumerated uses: dwellings, multifamily, medical services, general retail, multi-tenant development, manufacturing, and warehousing and distribution. This would lower the requirements for dwellings from 2 spaces to 1.5. Examples given for hospital shift workers and employee requirement parking space requirements. Mr. Eller said it is easier to regulate dimensional space rather than people. Deliberations included medical services, patient rooms and hospital beds, multi-tenant parking, gross square footage, and gross floor space, downtown requirements, and neighboring regulations, electric vehicle use and requirements, and commercial development. Moved to approve the amended parking regulation ordinance as presented as the Planning Board found this to be reasonable and in the best interest of the public. Moved by: Michael Sollazzo Aye Jane Kelley, Donna Mann Belt, Michael Sollazzo, and Jennifer Young Carried unanimously. 4-0 6. Setback Regulations Planning Director Eller presented the proposed verbiage for setback regulations. He said goals of the Comprehensive Land Use Plan (CLUP), to be adopted in January 2025, call for the study and consideration of altered setback requirements for certain lots. The goal of considering these regulations is anticipated to be given a number 1 (high) priority within the CLUP giving staff the direction to accomplish or address the stated goal within 12 months. Mr. Eller explained that the current regulations require that all setbacks are to be measured from the property line. This standard is typical but does not anticipate the scenario where a property line extends into or across a road and therefore, allowing construction closer to a road than would otherwise be allowed. Mr. Eller used an example of a parcel on Yost Street where a property line crosses into the roadway. And he explained setback calculations and measuring. This proposed verbiage addresses this example. The proposed draft language addresses and corrects the setback calculation. Setbacks would be measured from the parcel line nearest to the subject property.  Moved to approve the setback regulations as presented as the Planning Board found this to be reasonable and in the best interest of the public. Moved by: Donna Mann Belt Aye Jane Kelley, Donna Mann Belt, Michael Sollazzo, and Jennifer Young Carried unanimously. 4-0 7. Adjournment 7.1 There being no further business, and without objection, Chair Kelley adjourned the meeting at 6:31 p.m. Town Clerk  TOWN OF WEAVERVILLE PLANNING BOARD AGENDA ITEM Date of Meeting: Tuesday, February 4, 2025 Subject: Limits on Down Zoning Presenter: Planning Director Attachments: Staff Report; “Limits on Down Zoning” Description: The current goals of the Comprehensive Land Use Plan (CLUP), last updated in January 2025, call for a continuous review of the zoning regulations to ensure statutory compliance and consistency with stated goals. Rather than having a rank, as many other priorities do, this goal can be found within the portion of the table reserved for legal compliance and accountability. A portion of the Disaster Recovery Act of 2024 – Part III, Session Law 2024-57 (S.B. 382) significantly alters the authority for local governments to amend zoning ordinances and provides that local governments can no longer down zone properties without the owner’s consent. This change in state law will also require a zoning text amendment to ensure the continued legal compliance of our land use regulations. Action Requested: Staff is seeking a recommendation from the Board to Town Council on the proposed text amendment related to down zoning to ensure legal compliance with newly enacted state statute. 6  Town of Weaverville, North Carolina Staff Report: Down Zoning Prepared January ‘25 Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan, SB 382, “Limits on Down- Zoning” Comprehensive Land Use Plan Stated Goal and Background Information The current goals of the Comprehensive Land Use Plan (CLUP), last updated in January 2025, call for a continuous review of the zoning regulations to ensure statutory compliance and consistency with stated goals. Rather than having a rank, as many other priorities do, this goal can be found within the portion of the table reserved for legal compliance and accountability. State Statute A portion of the Disaster Recovery Act of 2024 – Part III, Session Law 2024-57 (S.B. 382) significantly alters the authority for local governments to amend zoning ordinances. This newly enacted language provides that local governments can no longer down zone properties without the owner’s consent. An article furnished by the University of North Carolina School of Government titled "Limits on Down Zoning” goes into great detail on how down zoning is defined and how the law is likely to treat down zoning initiated by the local government moving forward. This article has been provided in the agenda packet and can also be found at the following link. https://canons.sog.unc.edu/2024/12/limits-on-down-zoning/ Furthermore, Section 3K.1.(c) establishes that the limits on down zoning are not only applicable upon adoption, but also retroactively to any downzoning adopted after June 14, 2024. Staff has conducted a review of all map and text amendments conducted during this time and believe that no additional zoning map or text amendments adopted during this time should be retroactively voided. Of most concern in this regard are the sign regulations which were changed for legal compliance on June 24, 2024. Given that the dimensional requirements (height, bulk, size) were not changed, it is believed that this amendment would hold if challenged. An arduous thought exercise would be to consider if the Town had enacted regulations related to short term rentals during this time frame as in all likelihood they would need to be rescinded. Zoning map amendments during this time were conducted in conjunction with voluntary annexation petitions. By definition, voluntary annexation petitions, and supporting documentation such as a zoning map amendment application, require the consent of the owner and should therefore, also be safe if challenged. Page 1 of 2 7  Town of Weaverville, North Carolina Staff Report: Down Zoning Prepared January ‘25 Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan, SB 382, “Limits on Down- Zoning” Proposed Modification of Existing Regulations for Local Government Initiated Down Zoning Sec. 20-1507. Down-zoning. No amendment to zoning regulations or a zoning map that down-zones property shall be initiated nor is it enforceable initiated, enacted, or enforced without the written consent of all property owners whose property is the subject of the down-zoning amendment, unless the down-zoning amendment is initiated by the town. For purposes of this section, "down-zoning" means a zoning ordinance that affects the area of land in order of the following ways: (1) by decreasing the development density of the land to be less dense than was allowed under its previous usage; (2) by reducing the permitted uses of the land that are specified in a zoning ordinance or land development regulation to fewer uses than were allowed under its previous usage; (3) by creating any type of nonconformity on land not in a residential zoning district, including a nonconforming use, nonconforming lot, nonconforming structure, nonconforming improvement, or nonconforming site element. Page 2 of 2 8 efgfhijÿlmiiÿno pqrqstÿuvÿwxuyvz{uvqv|}ÿzÿ~us€tÿ~vuvtÿ‚~ÿpuƒ„ÿu†€‡vr€vsÿpy 0123456ÿ028185ÿ90ÿ1 2ÿ148483ÿ2 ÿ! 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Lot Area, Setbacks Presenter: Planning Director Attachments: Staff Report Description: Staff has encountered a scenario where several of the goals of the comprehensive land use plan may be woven together to address the issue at hand. In short, we have a blind spot in our ordinances as it relates to the ownership of individual units, and the application of minimum lot area and setbacks within multifamily residential developments. The current goals of the Comprehensive Land Use Plan (CLUP), last updated in January 2025, call for the determination on how to regulate condominiums (minimum lot area, setbacks within multifamily projects) which was given a number 1 priority, an ongoing review of zoning regulations which was given a number 2 priority, and the continued analysis of ways to provide standards regulations in order to reserve the use of conditional zoning which was given a number 3 priority. Action Requested: Staff is seeking a recommendation from the Board to Town Council on the proposed text amendment related multifamily residential density. 22  Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan Comprehensive Land Use Plan Stated Goal and Background Information Staff has encountered a scenario where several of the goals of the comprehensive land use plan may be woven together to address the issue at hand. In short, we have a blind spot in our ordinances as it relates to the ownership of individual units, and the application of minimum lot area and setbacks within multifamily residential developments. • Excerpt from recent technical review committee report: Because these lots are to be platted and sold, the subdivision of the property is required and the table of dimensional requirements for the R-3 district must be adhered to. Even if by accident, all other townhome projects have been for rent, meaning individual lots did not have to be created and a reset back to the original minimum lot area did not have to occur. The density in units per acre is met, but the minimum lot area and setbacks for each unit/property is not met. This being said, preliminary plans for a subdivision of this nature cannot be administratively approved by our Planning Board. The current goals of the Comprehensive Land Use Plan (CLUP), last updated in January 2025, call for the determination on how to regulate condominiums (minimum lot area, setbacks within multifamily projects) which was given a number 1 priority, an ongoing review of zoning regulations which was given a number 2 priority, and the continued analysis of ways to provide standards regulations in order to reserve the use of conditional zoning which was given a number 3 priority. Additionally, legal compliance with statutory standards which prohibit the regulation of property ownership could be considered. Even if by accident, our land use regulations encourage single ownership of multifamily residential projects which produce individual dwelling units for rent rather than sale. Under current regulations, the same project which offers individual dwelling units for sale will experience additional approvals (subdivision regulations which cannot be administratively adhered to, therefore requiring conditional zoning) which would not be applicable to for rent projects. This appears to be an unintended violation of the case law which prohibits ownership from determining regulations or subjecting similar projects to substantially different approval processes based on ownership. Subjecting similar projects, and in this case identical uses, to differing approvals based upon their ownership should be addressed and it has been the practice of staff to bring forth technical changes when such necessary revisions to the zoning ordinance should be considered. Page 1 of 10 23  Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan Approval Process for Similar Projects and Identical Uses – Illustrated PROJECT 1 PROJECT 2 RENTED OWNED Rented Owned Approval Process Permitted with standards. Subdivision Conditional zoning required as the ordinance not applicable as the property administrative minimum subdivision does not need to be subdivided to standards cannot be met. Then the create individual lots or units for sale. property is subdivided based upon Administrative zoning approval at staff the site-specific development plan level based upon objective standards of incorporated with the conditional the ordinance. district. Then administrative zoning approval at staff level based upon the standards of the conditional district ordinance and plan. Existing Table of Dimensional Requirements Sec. 20-3206. Table of dimensional requirements. Zoning District R-1 R-2 R-3 R-12 C-1 C-2 I-1 MHO11 Minimum Lot Area (sq. 10,0002,7 7,5001, 5,4451,2,3,4,7 7,5004,7, 8 0 0 0 5,4451,2,3,4,7 Ft.) 2,3,4,7 Minimum Lot Width(ft.) 100 75 75 75 0 50 0 75 Minimum Front Yard (ft.) 30 30 30 30 0 0 0 30 Major Thoroughfare 30 30 30 305 0 60 355 30 Minor Thoroughfare 30 30 30 305 0 255 355 30 With Parking in Front - - - - - 60 - - Without Parking in Front - - - - - 40 - - Page 2 of 10 24  Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan Minimum Side Yard (ft.) 10 106 106 106 0 30 40 106 Abutting Residential District Minimum Side Yard (ft.) 10 106 106 106 0 0 40 106 Abutting Commercial or Industrial District Minimum Rear Yard (ft.) 10 106 106 106 0 30 40 106 Abutting Residential District Minimum Rear Yard (ft.) 10 106 106 106 0 0 40 106 Abutting Commercial or Industrial District Height Limit (ft.) 35 35 35 45 and Note 75 75 18 no more 10 than 3 stories Buffer if Abutting a 0 0 0 20 Note 20 20 0 Residential District (ft.) 9 The following notes apply to the Table of Dimensional Requirements set out above: See sections on dwelling setbacks (Code section 20-3208(h) and (i)), nonconforming lots (Code section 20- 1602); and right-of-way (Code section 20-3208(b)). Additional Notes corresponding to the table: 1. 10,000 square feet if no public sewerage is available. 2. 20,000 square feet if neither public water or sewerage is available. 3. 5,000 additional square feet for each additional dwelling unit when public water and/or sewer is available, but in no event may density exceed 8 units per acre. 4. 10,000 additional square feet for each additional dwelling unit when public water and/or sewer is not available. 5. 40 feet if property directly across the right-of-way is zoned residential. 6. 15 feet for duplexes; 25 feet for all other multi-family dwelling units. 7. Additional square footage may be required by the authority having jurisdiction over private water and/or sewerage systems located on individual lots. 8. 3,280 additional square feet for each additional dwelling unit when public water and/or sewer is available, but in no event may density exceed 12 units per acre. 9. Where a lot in the C-1 district abuts a residential district, either directly or across a street (on the side of the C-1 lot), and any use is hereafter established on the C-1 lot by the construction Page 3 of 10 25  Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan of a new building thereon or by the enlargement of an existing building on the C-1 lot which enlargement exceeds by 25 percent the floor area of the existing building, such building and such lot shall be screened from the lot in the residential district by a vegetative screen on the side of the building or lot facing the residential lot shall require screening. Exceptions to this buffering requirement in C-1 are as follows: (a) These provisions shall not apply to any lot which is used for a use which would be permitted in the adjacent residentially zoned district. (b) The vegetative screen required shall be omitted along the street where the C-1 lot fronts. (c) The board of adjustment shall have the authority to alter or eliminate the required vegetative screen where the lot requiring the vegetative screen and the adjacent lot zoned residential are in single ownership or upon receipt of a notarized statement waiving or modifying the screening provisions of this section, between the owner of the lot requiring the vegetative screen and the owner of the adjacent lot zoned residential. Any such agreements shall be attached to the application for zoning permit and retained by the town. 10. In the C-1 district, every building or structure hereafter erected or structurally altered to exceed 35 feet in height, shall, above such 35-foot height, be set back from the front line of the property on which the building or structure is located on the ratio of one set back foot for each two-foot rise above such 35-foot height. In no case shall the height be greater than 57 feet (which would require a setback of 11 feet). Where more than one-half of the street frontage in a particular street block is zoned residential and the remaining frontage on the same side of that street block is zoned C-1, the height regulations for the residential district shall apply to the lots zoned for commercial uses on that side of the street block. 11. The dimensional standards for the MHO district only apply to manufactured homes. To the extent that a dimensional requirement for a manufactured home in the MHO district is inconsistent with the corresponding dimensional requirement of the underlying use district, the more restrictive dimensional requirement shall apply to that manufacture home. Potential Texts Amendments Though staff will be advocating for one particular text amendment (adding an additional footnote to the table of dimension requirements which reference additional standards applicable to multifamily development; or amending existing footnotes; or an exemption from the subdivision ordinance) to address the issue, it is prudent to present all options for consideration. Other options include: Page 4 of 10 26 Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan • Converting multifamily projects back to special use permits. Unlikely to come to fruition, this would exempt projects from the subdivision ordinance and alleviate the problem encountered. In this route, projects would be heard by the Board of Adjustment and subject to quasi-judicial standards and procedure. • Continued use of conditional districts. A goal of the comprehensive land use plan notes the desire to reserve conditional zoning for unique projects. This project should not be considered unique in that multifamily residential has become the most common form of residential development experienced over the last several years. As this type of development is common (absent the issue of ownership previously described), this would potentially expose the town to being overrun with conditional district requests where a text amendment would provide standard regulations. • An additional revision of the conservation subdivision standards. In a likely upcoming revision to the conservation subdivision standards, the threshold for such development would drop from 25 lots to 10. These standards speak to structure placement but not necessarily lot standard reduction. This would not address smaller multifamily projects, or the conversion of an existing for rent project to a for sale project. • The abolishment of minimum lot area. Also unlikely to come to fruition, other ordinances use dwelling unit per acre as the density standard rather than minimum lot area. In other words, you are capped at a certain density and the property owner can configure the lots and/or units however they see fit provided the density of the parent parcel is not exceeded. • Leaving us with an additional footnote on the table of dimensional requirements or the revision of existing footnotes. This, in staff’s estimation, is the cleanest way to move forward. It would be appliable to existing and future development and would subject similar projects and uses, regardless of ownership, to similar development approval. It would also allow for the reduction of minimum lot area and setbacks for individual lots within multifamily residential projects while applying a density standard to the project based upon the underlying zoning district and apply setback to the exterior of the property rather than each individual lot and/or unit. Lastly, an exemption from the subdivision ordinance could be a viable option. Page 5 of 10 27  Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan Proposed Text Amendment Sec. 20-3206. Table of dimensional requirements. Zoning District R-1 R-2 R-3 R-12 C-1 C-2 I-1 MHO11 Minimum Lot Area (sq. 10,0002,7 7,5001, 5,4451,2,3,4, 7,5004,7, 0 0 0 5,4451,2,3,4,7 Ft.) 2,3,4,7,12 7, 12 8,12 Minimum Lot Width(ft.) 100 75 12 75 12 7512 0 50 0 75 Minimum Front Yard (ft.) 30 3012 3012 3012 0 0 0 30 Major Thoroughfare 30 30 30 305 0 60 355 30 Minor Thoroughfare 30 30 30 305 0 255 355 30 With Parking in Front - - - - - 60 - - Without Parking in Front - - - - - 40 - - Minimum Side Yard (ft.) 10 106, 12 106, 12 106, 12 0 30 40 106 Abutting Residential District Minimum Side Yard (ft.) 10 106 106 106 0 0 40 106 Abutting Commercial or Industrial District Minimum Rear Yard (ft.) 10 106, 12 106, 12 106, 12 0 30 40 106 Abutting Residential District Minimum Rear Yard (ft.) 10 106 106 106 0 0 40 106 Abutting Commercial or Industrial District Height Limit (ft.) 35 35 35 45 and no Note 75 75 18 more 10 than 3 stories Buffer if Abutting a 0 0 0 20 Note 20 20 0 Residential District (ft.) 9 The following notes apply to the Table of Dimensional Requirements set out above: See sections on dwelling setbacks (Code section 20-3208(h) and (i)), nonconforming lots (Code section 20- 1602); and right-of-way (Code section 20-3208(b)). Additional Notes corresponding to the table: 1. 10,000 square feet if no public sewerage is available. 2. 20,000 square feet if neither public water or sewerage is available. Page 6 of 10 28 Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan 3. 5,000 additional square feet for each additional dwelling unit when public water and/or sewer is available, but in no event may density exceed 8 units per acre. 4. 10,000 additional square feet for each additional dwelling unit when public water and/or sewer is not available. 5. 40 feet if property directly across the right-of-way is zoned residential. 6. 15 feet for duplexes; 25 feet for all other multi-family dwelling units. 7. Additional square footage may be required by the authority having jurisdiction over private water and/or sewerage systems located on individual lots. 8. 3,280 additional square feet for each additional dwelling unit when public water and/or sewer is available, but in no event may density exceed 12 units per acre. 9. Where a lot in the C-1 district abuts a residential district, either directly or across a street (on the side of the C-1 lot), and any use is hereafter established on the C-1 lot by the construction of a new building thereon or by the enlargement of an existing building on the C-1 lot which enlargement exceeds by 25 percent the floor area of the existing building, such building and such lot shall be screened from the lot in the residential district by a vegetative screen on the side of the building or lot facing the residential lot shall require screening. Exceptions to this buffering requirement in C-1 are as follows: (a) These provisions shall not apply to any lot which is used for a use which would be permitted in the adjacent residentially zoned district. (b) The vegetative screen required shall be omitted along the street where the C-1 lot fronts. (c) The board of adjustment shall have the authority to alter or eliminate the required vegetative screen where the lot requiring the vegetative screen and the adjacent lot zoned residential are in single ownership or upon receipt of a notarized statement waiving or modifying the screening provisions of this section, between the owner of the lot requiring the vegetative screen and the owner of the adjacent lot zoned residential. Any such agreements shall be attached to the application for zoning permit and retained by the town. 10. In the C-1 district, every building or structure hereafter erected or structurally altered to exceed 35 feet in height, shall, above such 35-foot height, be set back from the front line of the property on which the building or structure is located on the ratio of one set back foot for each two-foot rise above such 35-foot height. In no case shall the height be greater than 57 feet (which would require a setback of 11 feet). Where more than one-half of the street frontage in a particular street block is zoned residential and the remaining frontage on the same side of that street block is zoned C-1, the height regulations for the residential district shall apply to the lots zoned for commercial uses on that side of the street block. 11. The dimensional standards for the MHO district only apply to manufactured homes. To the extent that a dimensional requirement for a manufactured home in the MHO district is Page 7 of 10 29  Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan inconsistent with the corresponding dimensional requirement of the underlying use district, the more restrictive dimensional requirement shall apply to that manufacture home. 12. For multifamily residential projects as defined herein, the dimensional requirements for projects which are meant for the offer of individual dwelling units or lots for sale rather than rent, the additional standards described at Sec. 20-3324. Dwelling – Multifamily (d) shall apply. Sec. 20-3324. Dwelling – Multifamily (more than 4 units/building). (a) Street lighting requirements made necessary by article VI of this part III are fully applicable to the use of Dwelling – Multifamily (more than four units/building) as defined in Code section 20-1202 except that such requirements are hereby modified to provide the following: (1) All lighting on the property shall be mounted on posts no more than 16 feet tall. (2) Blocking, shielding and aiming of all exterior lighting shall be used to minimize light trespass on to adjoining residential properties. (3) The exterior lighting plan shall be subject to review and approval by the town’s zoning administrator prior to installation. (b) All containment devices for trash and recyclables (including but not limited to compactors, dumpsters, roll- out bins, and areas for storing cardboard) shall be placed in the side or rear yards only and located and designed so as not to be visible from the view of adjacent streets and properties. All containment areas shall meet the following standards: (1) All containment areas shall be enclosed to contain windblown litter. (2) Enclosures shall be at least as high as the highest point of the compactor or dumpster. (3) Enclosures shall be made of materials that are opaque at the time of installation (such as a fence, wall, or mature opaque vegetation) and compatible with and/or similar to the design and materials of the principal building. (4) Compactors and dumpsters shall be placed on a concrete pad that is large enough to provide adequate support and allow for positive drainage, and conform to the Buncombe County Health Department regulations governing compactor pads. A concrete apron shall also extend from the pad for support and access. (5) Enclosures shall contain gates to allow for access and security. (6) Dumpsters and compactors shall be located within the side or rear yard behind buildings and away from sidewalks or pedestrian circulation. Such locations should be accessible to service vehicles. (7) Enclosures shall be landscaped in accordance with article IV of this part III. (c) Maximum number of units per building – No more than 24 units per building are permitted. Page 8 of 10 30  Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan (d) For multifamily residential projects as defined herein, certain dimensional requirements found at Sec. 20- 3206 Table of dimensional requirements, for projects which are meant for the offer of individual dwelling units or lots for sale rather than rent, the additional standards for dimensional requirements contained in this subparagraph are applicable. (1) Minimum lot area for each individual dwelling unit or lot may be reduced to O provided the overall density of the project does not eclipse the density as allowed by the underlying zoning district in which the property is located and the aggregate acreage or square footage of the parent parcel and each parcel created. (2) Minimum lot width may be reduced to accommodate the project provided the overall density of the project does not eclipse the density as allowed by the underlying zoning district in which the property is located. (3) Front, side and rear yard setbacks for each individual dwelling unit or lot may be reduced to O provided the generally applicable setbacks required by the underlying zoning district are made applicable to the exterior property lines of the parent parcel. (4) Other dimensional requirements not specifically enumerated in this section, but generally applicable and found within Sec. 20-3206 Table of dimensional requirements, including but not limited to height and buffering shall remain in effect. OR (d) Lot Averaging: The minimum lot area, minimum lot width, and applicable setbacks for multifamily residential projects as defined herein, for each individual dwelling unit or lot may be reduced to accommodate a project which meets the following standards. (1) Minimum lot area, minimum lot width, and applicable setbacks for multifamily residential projects may be reduced provided the overall density of the project, as measured by the aggregate acreage or square footage of the parent parcel and each parcel created and the overall dwelling unit count, does not eclipse the density as allowed by the underlying zoning district in which the property is located. (2) Other generally applicable dimensional standards including but not limited to height and buffering remain in effect. Page 9 of 10 31  Town of Weaverville, North Carolina Staff Report: Technical Change, Prepared January, 2025 Table of Dimensional Requirements Sources: Town of Weaverville Code of Ordinances; Comprehensive Land Use Plan OR Sec. 20-2103. Applicability. Subdivision regulations shall be applicable to all divisions of a tract or parcel of land into two or more lots, building sites, or other divisions when any one or more of those divisions is created for the purpose of sale or building development (whether immediate or future), and shall include all divisions of land involving the dedication of a new street or a change in existing streets; but the following shall not be included within this definition nor be subject to any regulations authorized by this chapter: (1) The combination or recombination of portions of previously subdivided and recorded lots where the total number of lots is not increased and the resultant lots are equal to or exceed the standards of the town as shown in its subdivision regulations. (2) The division of land into parcels greater than ten acres where no street right-of-way dedication is involved. (3) The public acquisition by purchase of strips of land for the widening or opening of streets, or for utility easements for water, sewer or other purposes. (4) The division of a tract in single ownership whose entire area is no greater than two acres into not more than three lots, where no street right-of-way dedication is involved and where the resultant lots are equal to or exceed the standards of the town as set forth in the zoning ordinance or herein. (5) The division of a tract into parcels in accordance with the terms of a probated will or in accordance with intestate succession under G.S. Chapter 29. (6) Special use permits and conditional districts which have been approved in accordance with the provisions of this chapter, and development agreements established pursuit to Article 10 of G.S. Chapter 160D. (also could go here) (7) The division of land pursuant to an order of a court of the general court of justice. (8) The division of land for cemetery lots or burial plots. (9) The division of land for the purpose of changing the boundary line(s) between adjoining property owners and no new road right-of-way dedication is involved, providing said division does not cause either property to be in violation of any town ordinance. (10) Multifamily residential projects as defined herein, where the density does not exceed the overall dwelling unit count allowed by the underlying zoning district in which the property is located and the applicable setbacks of the underlying zoning district are applied to the exterior of the parent parcel. Page 10 of 10 32