Council adopts temporary emergency-housing zoning changes; staff to study fee waivers

Black Mountain Town Council unanimously adopted text amendments to the town's zoning ordinance adding definitions and standards for emergency temporary housing following natural disasters.

Town planning staff summarized the changes as an expansion of the town's existing temporary-housing rules. The ordinance clarifies that the town permits temporary living units on damaged properties and, under defined conditions, allows a property owner to host a single additional temporary unit for a displaced household on private property. The new text requires basic site standards (setbacks, parking, potable water, wastewater and electrical hookups where feasible), calls for a third-party sponsor or service provider to verify displacement and to assist residents, and aligns municipal language with county practices to avoid inconsistent rules across jurisdictions.

Planning staff said the amendments increase the standard allowable period for temporary occupancy from the town's pre-existing six-month allowance and introduce mechanisms for extension; staff also noted the county framework allows different limits for larger FEMA-sponsored sites. "This is a good start," the planner said, but council members asked follow-up questions about utility hookups and fees.

During discussion council members raised concerns about the cost of connecting utilities for temporary units. Staff confirmed standard town charges could apply (the transcript cites $5,000 as a typical water connection fee and a similar figure for sewer), and council directed staff to return with options to reduce or waive certain charges for emergency temporary housing as part of budget or fee-schedule work. "That is a topic you can consider from this ordinance about waiting or your schedules," the planner said in response to council questions.

Council also discussed the role of third-party organizations to prevent misuse of the temporary-hosting allowance and to protect both displaced households and property owners who volunteer space. Planning staff said FEMA and other recovery agencies sometimes site individual units in yards or establish larger multi-unit sites; the ordinance accommodates both but limits privately hosted sites to one additional unit per parcel unless a government agency or FEMA is operating a designated multi-unit site.

The council adopted the ordinance by unanimous vote and included a statement of consistency with state and county regulations when making the zoning change.

Why it matters: the amendments establish a clear local framework for temporary housing after natural disasters, enabling displaced residents to remain near their community while recovery proceeds and giving town staff and volunteers rules to follow during future events.

What happens next: staff will publish the ordinance language, coordinate with county counterparts and FEMA where applicable, and return with recommendations about fees and administrative implementation.