2021.11.08 PZBOA Meeting

Woodfin Planning Board Meeting Recap: November 8, 2021

On November 8th, the Woodfin Planning Board (PZBOA) held a meeting focused on significant zoning discussions and addressing community concerns. The meeting, attended by board members and numerous residents, centered on proposed zoning ordinance amendments, particularly those impacting the Mountain Village District, as well as a rezoning request for property on Walnut Springs Drive. This recap summarizes the key discussions, decisions, and next steps for Woodfin residents.

A significant portion of the meeting was dedicated to public comment, where residents voiced strong opinions regarding proposed zoning changes. Concerns repeatedly surfaced about potential impacts of the Mountain Village District amendments on density limits, height restrictions, and developer flexibility. Several speakers, including Rebecca Mason, Ellen Brown, Robert McBee, Tracy DeBlasio, Ben Salem, and Eric Edgerton, urged caution, emphasizing the need for increased public input, robust traffic and environmental studies (particularly concerning the French Broad River), and careful consideration of conditional zoning practices. Residents also highlighted the importance of preserving scenic views and protecting green spaces, while acknowledging and appreciating recent high voter turnout as a sign of community engagement.

The Planning Board then delved into discussions surrounding proposed zoning ordinance amendments, specifically focusing on a “162 Test Amendment” aimed at updating regulations to comply with state requirements. A key debate centered on the application of conditional zoning, particularly within the Mountain Village District. Staff noted that the current proposal would create a Conditional Zoning (CZ) district exclusively for Mountain Village, an unusual approach that sparked discussion about whether this should be applied more broadly across other zoning districts. The board also held a public hearing regarding a rezoning request from NSR Woodfin for property on Walnut Springs Drive, seeking to rezone a portion of the land for 120 townhouses. While residents expressed concerns about traffic, neighborhood character, and green space impacts, the developer presented plans emphasizing community integration and responsible development. Ultimately, the board voted to recommend approval of the master plan as presented, contingent on approval from the Town Commissioners.

Following these discussions, several key action items and next steps were identified. The board prioritized finalizing the steep slope ordinance, a project that has been ongoing for some time. They also committed to exploring options for expanding the application of conditional zoning beyond just the Mountain Village District, recognizing its potential as a valuable tool for responsible development. Recognizing the importance of transparency and community involvement, the board discussed improving public communication and potentially establishing a forum for residents to provide ongoing input. Finally, the Planning Board’s recommendations regarding the Mountain Village rezoning will be forwarded to the Town Commissioners for their final decision.

This meeting highlighted a community deeply invested in shaping Woodfin’s future development. The discussions underscored the importance of balancing growth with preserving the town's unique character, protecting its natural resources, and ensuring that development benefits all residents. Residents are encouraged to stay informed about these ongoing zoning discussions and participate in future opportunities for public input, as the decisions made will significantly impact Woodfin’s landscape and quality of life.

For those interested in learning more, the full meeting transcript is [link to transcript if available], and further information can be obtained by contacting the PZBOA directly.