Planning Board Meeting | July 20, 2026

Buncombe County Planning Board Meeting Recap: July 20, 2026

On July 20, 2026, the Buncombe County Planning Board convened to address key planning matters impacting our community. The meeting, which began at 9:36 a.m., centered on approving minutes from previous meetings and tackling two significant items: a zoning change request for the KOA campground, and a review of the draft Swannanoa Small Area Plan. The Board's decisions will ultimately shape our county’s development and resilience in the face of challenges.

A major decision made during the meeting was the unanimous approval of a rezoning request (ZPH 2026-00024) for the KOA campground. Currently zoned Commercial (CS), two parcels of land owned by Campgrounds of America, Inc., located at 517 Lazy Bear Boulevard and 99999 U.S. Highway 70, will be rezoned to Residential (R3). While this change allows for a shift in permitted uses – eliminating commercial activities like retail trade and nightclubs, but permitting manufactured homes – the density of housing units will remain consistent with current regulations (12 units per acre). Staff confirmed that the proposed rezoning aligns with the Buncombe County Comprehensive Plan, and while a portion of the land falls within a regulated flood hazard area, it’s not expected to significantly impact development. This decision will now be forwarded to the Buncombe County Commissioners for their final consideration.

Beyond the KOA rezoning, a significant portion of the meeting was dedicated to reviewing the draft Swannanoa Small Area Plan. This plan focuses on building resilience and recovery within the Swannanoo area, particularly following a catastrophic event. Discussions revolved around the plan's implementation timeline – categorized using an "hourglass" system to identify achievable goals within five years – potential updates to river corridor standards, and ensuring adequate staffing for successful implementation. Board members emphasized the importance of connecting this plan to the Community Rating System (CRS) program, a flood insurance initiative that could potentially lower costs for residents. A final round of public engagement is planned in early August to gather further community feedback before the plan moves forward.

There was a designated opportunity for public comment at both the beginning and end of the meeting, but no residents signed up to speak. However, a KOA manager did confirm positive community feedback regarding the campground and its proposed rezoning.

Looking ahead, several action items were identified to further refine the Swannanoo Small Area Plan. Planning staff will be working on populating a glossary for the plan, investigating stricter tree canopy and impervious surface requirements (potentially through an overlay district), updating a map within the plan to reflect a conservation easement at Warren Wilson College, and providing dates for the upcoming August public engagement period. The plan will then undergo a final review before being presented to the Planning Board for a formal public hearing in November. Residents are encouraged to participate in the August engagement period to share their thoughts and shape the future of the Swannanoo area.

This meeting highlighted the Planning Board’s commitment to balancing development with community needs and planning for future challenges. The decisions made, particularly regarding the KOA rezoning and the Swannanoa Small Area Plan, will have a lasting impact on our county's landscape and resilience.