Planning Board Meeting | Feb. 16, 2026

Planning Board Meeting Recap: Flood Ordinance Updates on the Horizon

On February 16, 2026, the Buncombe County Planning Board convened a meeting primarily focused on proposed revisions to the county's flood ordinances. This marks Phase 1 of a larger effort aimed at enhancing safety and aligning with federal guidelines within flood-prone areas. The meeting, attended by all Planning Board members, provided a detailed overview of proposed changes and included valuable community input.

A significant portion of the discussion centered on how development is currently permitted within what's known as the "conveyance shadow" – areas immediately upstream and downstream of existing structures within the floodway. The proposed amendments would significantly restrict development in these areas, a key point of debate focused on preventing potential increases in flood risk. Board members also engaged in discussions clarifying definitions related to "repetitive loss" (properties with multiple flood insurance claims), the process for “Letter of Map Changes” (official FEMA determinations impacting flood maps), and how "substantial improvements" to properties in flood zones are handled, particularly concerning historic structures. A new focus was placed on regulating temporary structures and materials within floodways, requiring an "Emergency Action Plan" for their removal during a flood event – a response to concerns about floating debris and its impact on infrastructure. Finally, the board briefly touched upon the county’s ongoing Hazard Mitigation Plan and encouraged members to review Buckel County's Recovery Plan.

The Planning Board took several key decisions during the meeting. The agenda and minutes from the previous meeting (December 15, 2026) were unanimously approved. Most notably, the Board voted unanimously to advance the proposed flood ordinance text amendments to a public meeting scheduled for March. This crucial step means residents will have the opportunity to provide direct feedback on these proposed changes, ensuring community voices are heard.

During the public comment period, Swannanoa resident DD voiced concerns about ongoing construction and development on steep slopes following Hurricane Helene. He urged the Planning Board to prioritize stricter regulations for these areas, expressing worry about the pace of change. Angela Lee, Floodplain Administrator, emphasized that the proposed changes are primarily aimed at improving safety and aligning with federal guidelines, clarifying that the goal is to discourage construction within the floodway due to safety concerns. Board member Nathan highlighted the importance of addressing floating debris during flood events, while Eric Robinson acknowledged the complexities and challenges associated with flood insurance.

Looking ahead, several key action items are on the horizon. The public meeting in March will be a critical opportunity for residents to learn more and share their perspectives. Following that, the Planning Board will present these changes to the County Commissioners for final approval. The board also discussed a phased approach to updating the flood ordinances, with Phase 1 focusing on life safety changes and future phases addressing broader regulatory adjustments. Residents are encouraged to stay tuned for announcements regarding the date, time, and location of the March public meeting.

These proposed changes will likely impact property owners and developers within flood-prone areas of Buncombe County. The upcoming public meeting is your opportunity to engage in this important process and help shape the future of flood safety regulations in our community.