Consultant Jeff Gilbo previews proposed overhaul of Pacolet zoning ordinance, including light/heavy industrial districts and landscaping rules

At a meeting of the town council, consultant Jeff Gilbo of the Appalachian Council of Governments presented a draft rewrite of the town’s zoning ordinance and asked the council and the public for input on industrial districts, landscaping, setbacks and tree-preservation language.

"A lot of this is very general language required by the state," Jeff Gilbo told the council, explaining that the ordinance will include standard purpose and authority clauses to align the zoning code with the town’s newly adopted comprehensive plan. He said the project will proceed section by section and that the draft adds definitions specific to quarrying, gravel pits and mining so those uses are addressed explicitly.

Why it matters: The rewrite will determine which sites can host industrial activity, how close buildings can sit to roads and neighbors, what buffering and planting will be required, and how nonconforming uses are handled if a business closes or is vacant.

Key provisions discussed included a two-tier industrial approach: a light-industrial district intended for low-intensity, generally compatible uses (examples Jeff listed include light manufacturing, warehousing, accessory agricultural uses, automotive service, daycare for employees, and certain retail or restaurant uses) and a heavy-industrial district for higher-intensity operations (including quarries, gravel pits, large manufacturing and utilities). The consultant said the draft includes a prohibited-uses list calling out adult entertainment, open landfills, and certain hazardous-material manufacturing as examples of operations not allowed in industrial zones.

Gilbo described dimensional guidance in the draft—20-foot minimum front and rear setbacks, 15-foot side setbacks and a 40-foot maximum building height (approximately two and a half stories) for industrial districts—as typical municipal standards intended to balance property constraints with buffering needs. He explained the draft assumes parking can be located to the rear of buildings so front setbacks would primarily host landscaping and visual buffers.

On landscaping and tree preservation, Gilbo noted current town code scatters requirements across several sections and proposed consolidating screening, buffer and parking-lot landscaping rules into a clearer chapter. He showed a chart tying proposed buffer types (L1–L5) to the combination of a proposed use and whatever use it adjoins (for example, a 7,500-square-foot commercial building adjacent to single-family housing would require a larger L4-style buffer with a wall and plantings). He also said the draft will include riparian-buffer language to protect waterways.

The consultant described options for nonconforming uses—how long a business can remain after vacancy or a fire before a property must revert to underlying zoning—and said the draft will present different approaches for the council to consider.

Quotes and public input: In response to council questions about setbacks and downtown design, Gilbo said the central business district (Central Pacolet) is intended to allow zero lot lines and pedestrian-oriented development, while larger highway or general commercial sites would be treated differently. One council member asked about including references to state development-agreement authority; Gilbo said development agreements are often a separate code section but the state statute authorizes both zoning and development agreements.

Process and next steps: Gilbo invited written comments and asked staff to forward suggested edits between meetings. He said he will return with commercial sections at the next meeting. No formal zoning changes were adopted at this session; the presentation was for review and direction.

Ending: The meeting closed after public comments and questions; the council will consider revised draft sections at future sessions.