Planning and Zoning Commission (In-Person) (Aug 5, 2026)

Meeting Overview The Asheville Planning and Zoning Commission held its regular in-person meeting on August 5, 2026. The session began with a roll call confirming a quorum, followed by the unanimous approval of the minutes from the July 1, 2026, meeting. Staff provided updates on recent City Council actions, including the approval of 130 units at 3862 Sweeton Creek and the rezoning of the Asheville Mall site. Additionally, staff highlighted the ongoing Unified Development Ordinance (UDO) and Comprehensive Plan update, noting that negotiations with a consultant are nearing completion. Two recent City Council resolutions were also noted: Resolution 26-161 regarding Anti-Displacement and Resolution 26-160, which allocates $3 million for a Home Repair Policy.

State Legislative Update Assistant City Attorney Carly Gillingham presented an overview of recent state laws affecting the UDO. Key changes included the Home-Based Business Fairness Act, House Bill 162 (which eliminates off-street parking minimums), and updates to stormwater regulations and legal standing for appeals. Gillingham emphasized that the city cannot enforce off-street parking minimums per development structure under the new state law, stating, "We would basically be enforcing an illegal provision of our UDO." This presentation provided the legal context for the zoning amendments discussed later in the meeting.

Public Hearing: Map Amendment (23 Heritage Drive) The Commission held a public hearing on a request to rezone a portion of the property at 23 Heritage Drive, owned by the ASPCA, from Residential Multifamily High Density (RM 16) to Highway Business (HB). The rezoning is intended to facilitate a parking lot for the organization's existing operations. Following public comment, the Commission unanimously recommended approval of the rezoning to City Council. The motion passed without opposition, and the item will proceed to City Council for final action.

Public Hearing: Zoning Text Amendments The Commission also held a public hearing on a package of three zoning text amendments: duplex entitlements, Accessory Dwelling Unit (ADU) regulations, and the elimination of parking minimums. Public comment supported the amendments, with speakers from "Asheville for All" and the Builders Association of the Blue Ridge Mountains citing the need for affordable housing and "missing middle" housing. Conversely, the Coalition of Asheville Neighborhoods (CAN) and Habitat for Humanity expressed concerns about displacement, parking impacts, and the need for stronger anti-displacement safeguards before proceeding.

Decisions and Votes The Commission made three distinct recommendations to City Council:

1. Duplex/Townhome Entitlements: The Commission voted 6-1 (Commissioner Zuebsky opposed) to recommend approval of amendments allowing duplexes in all residential districts and modifying townhome standards. The motion included striking specific parking location requirements and a four-unit cap on townhomes in RM-6 districts, with a recommendation to further explore lot width and size parameters.
2. Accessory Dwelling Units (ADUs): The Commission voted 6-1 (Commissioner Zuebsky opposed) to recommend approval of amendments increasing ADU size limits and allowing them on duplex lots. A friendly amendment changed the maximum size definition to "less than the size of the primary structure" (capped at 1,200 sq. ft.). The motion included a recommendation to continue pursuing anti-displacement strategies, including potential funding for low-income residents.
3. Parking Minimums: The Commission unanimously recommended approval of amendments eliminating all minimum off-street parking requirements citywide to comply with state law.

Follow-ups and Next Steps Staff committed to providing a comprehensive data update on Certificate of Occupancy (CO) issuances for duplexes and ADUs at a future meeting, as historical tracking was previously inconsistent. Staff also agreed to look up specific limitations on accessory structure footprints to clarify how detached garages interact with ADU calculations. The UDO/Comprehensive Plan update consultant contract is scheduled to appear on the August 25 City Council agenda. Finally, Chair Barton noted that the Commission intends to discuss and submit the 2024 annual report at the September 2, 2026, meeting.