Planning Board Meeting | July 20, 2026

Buncombe County Planning Board Meeting Recap Date: July 20, 2026

The Buncombe County Planning Board convened on July 20, 2026, to address administrative matters, review a specific zoning request, and discuss the ongoing development of the Swannanoa Small Area Plan. The meeting began with standard housekeeping, where the board approved the agenda and the minutes from the previous meeting held on June 15, 2026, via voice vote. These routine approvals cleared the way for substantive discussions regarding land use and community planning initiatives in the county.

A primary focus of the meeting was the public hearing for ZPH 2026-00024, involving a request by Campgrounds of America, Inc. to rezone two parcels totaling 6.77 acres at 517 Lazy Bear Boulevard and 99999 U.S. Highway 70. The applicant sought to change the zoning designation from Commercial (CS) to Residential (R3). Staff presented a technical review indicating that the request aligns with the Comprehensive Plan’s Future Land Use Map, although they noted that part of the property lies within a regulated flood hazard area. Board Member Speaker 7 recused themselves from the vote due to a business relationship with the applicant. Following a motion to approve the rezoning as consistent with the 2043 Comprehensive Plan’s growth, equity, and conservation goals, the board approved the request by voice vote. The decision will now proceed to the County Commissioners for final action.

Significant discussion also centered on the draft Swannanoa Small Area Plan, developed in response to recent catastrophic events. Staff highlighted the plan’s focus on resilience, community engagement, and implementation strategies. Board members raised several technical questions and suggestions during the review. Speaker 9 proposed updating the Future Land Use Map to classify Warren Wilson’s recent conservation easement as "conservation working land." Speaker 10 expressed concerns regarding water quality monitoring during the interim period before sewer extensions, the absence of impervious surface limits or tree canopy requirements in neighborhood centers, and the definition of "low density residential" within the river corridor. Speaker 5 praised the community involvement process, noting that the community seemed well-represented and happy with the draft plan.

Regarding community input, a general public comment period was initially skipped due to a procedural error but was reopened after the zoning vote. No members of the public spoke during this time, and the period was closed. An applicant representative for the zoning request stated that feedback from the site manager and the community had been positive, with no known pushback, describing the rezoning as a move to align zoning with existing campground operations. Staff also addressed resource constraints, with Speaker 3 noting that while many actions are desirable, some may not fit within the five-year implementation window without additional staff or grant funding. Additionally, Speaker 3 highlighted that joining the flood insurance program is a major goal to reduce community-wide insurance costs.

The board agreed on several follow-up actions and next steps for the Swannanoa plan. Staff will conduct a final technical review before public hearings, with a public hearing scheduled for November 16 and a Board of Commissioners review scheduled for November 17. To gather final feedback, staff will hold exhibits in Swannanoa during the first two weeks of August. Staff also agreed to investigate adding specific standards for impervious surfaces and tree canopy, potentially through overlay districts or comprehensive plan updates, as suggested by Speaker 10, and to update the map to reflect the Warren Wilson conservation easement as suggested by Speaker 9. These steps ensure the plan undergoes rigorous review before final adoption.