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Spruce Pine adopts emergency zoning to allow temporary dwellings after Hurricane Pauline
Summary
The Spruce Pine Town Council approved a zoning-text amendment Dec. 9 permitting temporary residential dwellings (recreational vehicles and similar units) in R1, R2, R3 and T1 zones for disaster-displaced residents, with time limits and permitting requirements.
Spruce Pine’s Town Council on Dec. 9 adopted a zoning-text amendment designed to let residents displaced by Hurricane Pauline live temporarily in recreational vehicles or other temporary dwellings on their property while repairs are completed.
At the meeting, staff read the ordinance and the planning-and-zoning board’s unanimous recommendation to adopt the change. The text creates a new definition of “temporary residential dwelling,” limits initial occupancy to 18 months and allows up to two additional three‑month extensions on a case-by-case basis. The measure requires compliance with state and local permitting and building codes and says temporary units must connect to town water and wastewater systems where service exists.
Planning staff emphasized the ordinance applies only after a qualifying dwelling is “made uninhabitable” by wind, flood, fire, movement of earth or other natural or man‑made disaster and after a disaster declaration by the town council, county manager, the governor or the president. The ordinance also limits one temporary dwelling per lot and includes standards to avoid obstructing recovery and debris removal operations.
Planning staff summarized the definition, saying: "A temporary residential dwelling is defined as temporary setup and occupancy of a recreational vehicle or other temporary dwelling, including a mobile home, when the principal residence has been made uninhabitable," and described permit and siting conditions that must be met.
The council reviewed statutory consistency and a plan-consistency statement prepared for the record and then voted to approve the ordinance at the Dec. 9 regular meeting. The ordinance text directs staff to apply objective standards — setbacks, code compliance and a certificate-of-substantial-completion process — and allows limited flexibility in setback waivers when reconstruction needs make strict setbacks impossible.
Council members and staff said the change is intended to provide a legal, regulated option so residents can remain on or near their property while repairs proceed, while protecting neighbors and public‑safety operations.
The ordinance was approved on Dec. 9; the council packet includes the amended text and the planning board’s written recommendation. Council members also discussed administrative follow-up including permit forms and enforcement responsibilities.
