Planning and Zoning Commission (In-Person) (Sep 2, 2026)

Meeting Overview The Asheville Planning and Zoning Commission (PZC) convened for an in-person meeting on September 2, 2026, presided over by Chair Geoffrey Barton. The commission was quorate with Vice Chair Seigel and Commissioners Anzalito, Bell, Burrell, Zuebski, and Faircloth (absent) in attendance. The meeting opened with a formal land acknowledgement recognizing the history of the Cherokee people and indigenous neighbors, followed by the unanimous approval of the minutes from the August 5, 2026, meeting. Staff provided legislative updates, noting that City Council recently adopted zoning text amendments regarding accessory dwelling units (ADUs), parking, and townhomes, as well as a split-zoned parcel case at 23 Heritage Drive. Chair Barton highlighted ongoing City Council interest in reviewing lot sizes and widths, with upcoming Housing and Community Development (HCD) meetings scheduled for September 15 to discuss RS2 zoning.

Key Decisions and Votes The primary action of the meeting was the unanimous recommendation to approve a conditional zoning request for a property located at 99999 Triad Street and 990 West Chapel Road. Commissioner Bell moved to recommend approval, which passed unanimously. The project, proposed by Asheville Habitat for Humanity, seeks to rezone parcels from RS8 to RS8CZ (Conditional Zoning) to develop 23 affordable housing units, consisting of 18 townhomes and 5 single-family detached homes. The commission’s recommendation included approval of a technical modification allowing for land disturbing activity within an aquatic buffer for a sidewalk. Additionally, the commission unanimously voted to add an informal discussion item to the agenda, featuring a presentation by Commissioner Anzalito on lot sizes, starter homes, and zoning district calibration.

Discussion Highlights and Community Input During the public hearing for the Triad Street project, applicant representatives clarified that the proposed "townhomes" are effectively duplexes (two attached single-family units) to address community concerns regarding long rows of attached structures. Will Bowie of WGLA Engineering requested a variance to encroach slightly into the aquatic buffer for a sidewalk, noting a net reduction in impervious surface within the buffer. Reggie Jones of Asheville Area Habitat for Humanity emphasized that while the units are not fully ADA-compliant, they include "age-in-place" features and wider doors for accessibility. The Shiloh Neighborhood Association submitted written support for the project.

Commissioners engaged in substantive questioning regarding infrastructure and affordability. Commissioner Cycle asked if the sidewalk could be flipped to the north side of the road to avoid fill into the stream buffer. Commissioner Bell inquired about existing stormwater systems and fill placement. Commissioner Zuebski emphasized that increasing supply alone does not guarantee affordability for low-income residents, stating, "Supply is not the only answer... it's really important to talk about other solutions." Commissioner Bell also noted the significant infrastructure investment required for such infill development, suggesting the city might need to consider bonds to open these parcels for development.

Follow-ups and Next Steps Several specific follow-up actions were agreed upon by the applicant and staff. The applicant (WGLA Engineering/Habitat for Humanity) agreed to investigate the feasibility of using surface stormwater treatment (such as bioretention cells) instead of Storm-Tech systems to determine potential cost savings. They also agreed to explore placing the sidewalk on the north side of the road to avoid filling the aquatic buffer and to work with staff to finalize technical modification language regarding Section 712 before City Council review. Planner Sam Starbaum agreed to continue working with the applicant to schedule a City Council entitlements review, noting staff availability constraints in September. Commissioner Anzalito agreed to provide further data on starter homes built in specific districts following reductions in lot sizes. Finally, Chair Barton and staff agreed to draft the 2024 Annual Report, incorporating discussions on flood resilience, economic development, and transportation data, with a review scheduled for the October 7 meeting.

Impact on Residents This meeting marks a significant step for affordable housing development in the Shiloh neighborhood, as the PZC’s recommendation moves the Triad Street project toward City Council approval. The commission’s focus on technical modifications regarding aquatic buffers and stormwater management highlights the city’s effort to balance housing density with environmental protections. Furthermore, the commission’s decision to hold an informal discussion on lot sizes and starter homes reflects an ongoing policy debate regarding how zoning regulations influence housing affordability and availability. The upcoming City Council consideration of the comprehensive plan rewrite and the HCD meetings on RS2 zoning indicate that regulatory frameworks for housing development will remain a central focus for city leadership in the coming weeks.