Planning Board Meeting 11/18/2024

Buncombe County Planning Board Addresses Emergency Housing Needs Following Storm Damage

On November 18, 2024, the Buncombe County Planning Board convened a special meeting focused on addressing critical housing needs in the wake of recent storm damage, particularly stemming from Tropical Storm Helene. The meeting, attended by all Planning Board members, aimed to refine a proposed text amendment to the Buncombe County Zoning Ordinance (ZPH 2024-00033) that would allow for temporary structures, such as travel trailers and manufactured homes, to serve as emergency housing solutions for those displaced by disasters. The meeting included two public comment periods and extensive discussion among board members, resulting in significant modifications to the original proposal.

The primary focus of the meeting was the Emergency Housing Text Amendment, which seeks to provide a pathway for residents impacted by storms and other disasters to quickly establish temporary housing. Following robust debate, the Board unanimously approved the amendment with several key changes. These revisions included clarifying eligibility to encompass both property owners and occupants, providing a three-month timeframe for applicants to connect temporary structures to wastewater systems (or provide proof of waste removal contracts), and, crucially, recommending that the County Commissioners explore funding options for geotechnical reviews – soil stability assessments – in steep slope and flood-prone areas, especially benefiting low-to-moderate income residents. This recommendation reflects a growing concern about the safety and stability of temporary housing in vulnerable areas.

Throughout the meeting, community members voiced their concerns and perspectives. Stevie Stiles, a resident, highlighted the ongoing issue of stormwater runoff impacting downhill properties due to uphill development, emphasizing the need for a comprehensive review of existing regulations. William LaBelle raised concerns about proper waste disposal for recreational vehicles (RVs) and the potential for misuse of temporary housing extensions. Another comment from Stiles cautioned against allowing temporary structures in steep slope areas, stressing the importance of further research and erosion control measures. Planning Department staff acknowledged these concerns, noting that stormwater, flood ordinances, and steep slope regulations are currently under review in light of recent events. They also emphasized the importance of aligning with FEMA guidelines and learning from other jurisdictions that have faced similar disaster scenarios.

Looking ahead, several key action items emerged from the meeting. Planning staff will now draft revised language incorporating the approved modifications to the text amendment, which will then be presented to the Buncombe County Commissioners for final approval. The Planning Department also committed to continuing its review of stormwater, flood, and steep slope regulations in response to the recent storm events. Furthermore, the Board formally requested that the Commissioners investigate funding options for geotechnical reviews to ensure safe and stable emergency housing solutions, particularly for vulnerable residents. The Board anticipates a return to regular monthly meetings in January, following this period of special sessions addressing immediate post-storm needs.

This revised ordinance aims to provide a more flexible and responsive framework for addressing emergency housing needs while prioritizing public safety and environmental protection. The Board’s decision to recommend geotechnical reviews demonstrates a commitment to ensuring the long-term stability and safety of temporary housing solutions, addressing concerns raised by both residents and Planning Department staff. Residents can expect further updates as the amended ordinance progresses through the approval process with the County Commissioners.