Planning commission debates owner-occupied mobile-home rebuild exception, CBD rebuild limits and $5M stormwater needs

The Central Pacolet Planning Commission spent the bulk of the meeting discussing how the town’s zoning ordinance treats mobile homes and residences located in the Central Business District (CBD), and how those land-use rules intersect with a planned stormwater master plan.

Zoning Administrator (speaking as staff) said she is researching draft ordinance language that would permit owner-occupied mobile homes — defined as a mobile home where the owner lives on the property — to be rebuilt if damaged more than 51 percent. "If it's an owneroccupied mobile home, meaning someone who lives there, owns the property, that they would be exempt from that," the zoning administrator said, adding the exemption could include limits such as the unit being within 10 years of age and would require review by the town attorney and the municipal association.

Commissioners pressed on legal concerns, asking whether treating owner-occupants differently from rental properties could be considered discriminatory. The zoning administrator said staff is consulting the town attorney and the municipal association's attorneys before drafting formal ordinance language.

A related point drew strong concern: several single-family residences sit inside the Central Business District under the current map. Staff told the commission these residences are "nonconforming uses" and that, per the current ordinance, if a residence is destroyed more than 51 percent it cannot be rebuilt as a residence in the CBD. Commissioners said many residents are likely unaware and urged staff to explore options such as adding conditional uses, multifamily allowances, or creating a transitional zoning district to allow owner-occupied rebuilding.

The commission also heard a briefing on stormwater needs. Staff said completion of a stormwater master plan is a prerequisite to pursuing major grants (including RIA 80/20 programs) and estimated there is roughly $5 million in prioritized stormwater projects required, with problem areas including the mill area, stretches of Memorial Drive and the Royal Oak/150 corridor. Staff identified specific local problems such as a collapsed pipe on Cameron Street and said an initial engineering fix for Cameron Street is roughly $400,000.

Staff said it will draft potential ordinance language and a transitional-zoning option for the commission to review at the next meeting and will consult the municipal association and town attorney on discrimination and reconstruction questions. Commissioners asked that staff also solicit input from residents near affected corridors before finalizing proposals.