Planning & Zoning Commission – April 3, 2024

Planning & Zoning Commission Meeting Recap: April 3, 2024 – Addressing Housing Needs While Protecting Neighborhoods

The Asheville Planning & Zoning Commission convened on April 3rd for a comprehensive meeting focused on the city’s ongoing efforts to expand housing options while addressing concerns about displacement and preserving neighborhood character. The meeting, attended by commissioners and numerous community members, centered largely on the initial phase of implementing recommendations from the "Missing Middle Housing" study – a plan aimed at creating more diverse housing types within existing neighborhoods.

A significant portion of the discussion revolved around proposed zoning text amendments designed to facilitate "Missing Middle Housing" options. Key proposals under consideration included adjustments to building height measurement (potentially lowering maximum heights), requirements for cottage developments, the introduction of a "backyard lot" standard allowing smaller housing units in backyards, and a five-year ownership requirement for properties utilizing these new backyard or flag lot options. Commissioners engaged in debate regarding the potential impacts of these changes, particularly concerning driveway access for backyard lots and ensuring that new developments integrate seamlessly into established neighborhoods. A notable point of contention was the proposed change in how building height is measured, with some commissioners expressing concerns about its potential impact on architectural character and existing structures, especially in areas with steep slopes.

The meeting saw passionate public comment from residents of Shiloh, Southside, and Emma – historically vulnerable neighborhoods. Speakers voiced strong concerns about potential displacement due to increased density and gentrification, emphasizing the importance of preserving neighborhood character and ensuring that any zoning changes prioritize the needs and voices of long-time residents. Several individuals passionately advocated for an "overlay district" – a special zoning designation that would allow for more careful consideration and potential exemptions within these legacy neighborhoods, providing an additional layer of protection against unintended consequences. The Affordable Housing Committee liaison also spoke, highlighting the critical need for increased housing options and noting that current regulations often create barriers to achieving those goals.

Ultimately, no immediate decisions were made regarding the proposed zoning text amendments. The commission acknowledged that further discussion and robust community engagement are essential before moving forward. Commissioners recognized the complexity of balancing the need for additional housing with the desire to protect established neighborhoods and prevent displacement. Staff outlined a three-phase implementation plan for the Missing Middle Housing study, indicating that more substantial changes may be considered in later phases.

What's Next? The Planning & Zoning Commission will continue to discuss these zoning text amendments in upcoming meetings, with a particular focus on addressing the concerns raised by community members and refining the proposed regulations. The request for a special use permit for a group home and the rezoning proposal on Longsholes Road were both continued to the May 1st meeting. Residents are encouraged to stay informed and participate in future discussions as the commission works towards a balanced approach that addresses Asheville’s housing needs while safeguarding its unique neighborhoods.

This meeting highlighted the ongoing tension between increasing housing availability and preserving the character of Asheville’s established communities. The commission's decision to continue discussions demonstrates a commitment to careful consideration and community involvement, recognizing that zoning changes have far-reaching impacts on residents' lives.