Swannanoa Small Area Plan Steering Committee Meeting

Meeting Overview The Swannanoa Small Area Plan Steering Committee convened on July 13, 2026, to conduct a detailed review of the draft Small Area Plan. The session focused on refining specific sections of the document, including terminology, implementation strategies, and community input integration. Committee members and staff reviewed the draft for clarity, legal feasibility, and alignment with community priorities, engaging in a collaborative editing process rather than voting on final adoption.

Key Discussions and Decisions The committee engaged in substantive discussions regarding emergency housing, transportation infrastructure, and plan timelines. Jillian Phillips clarified the legal distinctions between temporary emergency housing and permanent structures, noting that while Buncombe County pushes the boundaries of temporary housing regulations due to high housing costs, state law prohibits labeling certain structures as "permanent" if they do not meet specific building codes. Phillips emphasized the committee's commitment to pushing these boundaries as far as possible within legal limits. Regarding zoning, Phillips warned that changes creating "non-conforming" uses are treated similarly to downzoning, requiring careful navigation of current state bills.

On transportation, the committee reviewed improvement maps, debating the feasibility of sidewalks and bike lanes in areas with steep grades or limited right-of-way. One committee member noted that existing sidewalks on Old 70 are currently preferred by bicyclists for safety reasons due to traffic speeds. Significant debate also centered on the plan’s timeline clarity. A committee member (Speaker 2) highlighted confusion regarding whether "near term" referred to project start or completion times and questioned the inconsistent use of "hourglass" symbols, which indicate five-year priorities. The committee agreed that the criteria for prioritization—such as funding, staffing, and legal feasibility—needed clearer explanation for the public.

Community Input and Public Comments Several community members provided feedback on specific sections of the draft plan. Commenters addressed water quality concerns, requesting a free app for testing lanes and emphasizing the need to accurately represent construction and long-life impacts. Regarding neighborhood impact, one commenter expressed concern over language describing a single neighborhood as "completely destroyed," arguing it was insensitive and suggesting broader language acknowledging multiple affected areas.

Debate also occurred over terminology related to disaster recovery, with commenters suggesting "exploitative" was a more accurate term than "profiteering" when describing predatory behavior. Residents requested specific infrastructure improvements, particularly highlighting the I-40 intersection and areas near a future public building on Railroad Street. Additionally, community members proposed the creation of a "destination stewardship council" or similar body to monitor tourism and development impacts, including statistics on housing prices and community benefits.

Follow-ups and Next Steps The committee agreed to implement several editorial revisions to the draft plan based on the discussion. These changes include adjusting language regarding neighborhood destruction to be less specific, clarifying the distinction between "exploitative" and "profiteering," and adding a request to highlight the I-40 intersection on the transportation map. Staff confirmed that the final plan will include a searchable function by keywords, a feature requested by a committee member.

The timeline section will be revised to clarify that "near term" refers to completion time, not start time, and to explain the criteria for "hourglass" symbols. The committee will also review the "Additional Ideas" section, specifically the requests for a healthcare facility and a transfer station, to determine if they fit within the plan's scope. Following these revisions, the plan will be made available for public review, followed by a public hearing before the Planning Board in November, and a final vote by the Commissioners.

Impact on Residents This meeting represents a critical step in refining the Swannanoa Small Area Plan to ensure it is legally sound, clearly communicated, and responsive to community needs. By addressing ambiguities in timelines and terminology, the committee aims to create a more accessible document for residents. The focus on precise language regarding housing and zoning reflects the complex legal landscape residents navigate, while the inclusion of searchable features and clearer prioritization criteria empowers citizens to engage more effectively with the plan. The upcoming public review and November hearing will provide further opportunities for community input before final adoption.