Board of Adjustment | September 9, 2026

Buncombe County Board of Adjustment Meeting Recap Date: September 9, 2026

The Buncombe County Board of Adjustment convened on September 9, 2026, for a public hearing addressing four distinct zoning matters. The meeting focused on two Special Use Permit (SUP) and Planned Unit Development (PUD) applications, as well as two variance requests. All four items were continued from the previous August meeting to allow for further review and testimony. The Board reviewed expert testimony, public comments, and applicant explanations before deliberating on each case.

Key Decisions The Board approved all four items presented at the meeting. For ZPH 2025-00038 (Carroll at Sweeten Creek), the Board approved the SUP and PUD for a 305-unit multi-family development, subject to the condition that a "No Through Traffic" sign be installed at the secondary access gate. For ZPH 2026-00023 (Orange Capitol Candler Apartment), the Board approved the SUP and PUD, including a requested height deviation allowing structures to reach 45 feet 6 inches, exceeding the standard 35-foot limit. The Board granted ZPH 2026-00029 (Sikorski Variance), allowing a lot size reduction from 30,000 to 13,939 square feet despite septic system requirements. Finally, for ZPH 2026-00028 (Pageant Variance), the Board granted a variance to reduce the rear setback to zero feet for an existing manufactured home and proposed deck, noting that this variance runs with the land and future rebuilding must comply with standard setbacks.

Discussion Highlights Significant debate centered on technical compliance and local context. Regarding the Sweeten Creek project, Council Members noted that while the Board lacks expertise in traffic engineering, the final determination on infrastructure such as exit lanes rests with the NC Department of Transportation (NCDOT). For the Orange Capitol Candler project, the Board discussed the 10-foot height deviation. One Council Member expressed skepticism regarding the structural necessity of the extra height, questioning the aesthetic justification and snow load arguments. However, the Board ultimately determined that the height was consistent with the community context and previous Board actions favoring pitched roof designs in the area.

In the Sikorski variance case, the applicant explained that the hardship arose from a misunderstanding regarding city sewer connectivity; while neighbors were connected, the tap for this specific lot was nearly a mile away, making septic installation mandatory. The Board acknowledged the applicant acted in good faith based on prior approvals. Similarly, for the Pageant variance, the Board discussed the shared responsibility between the home manufacturer, the homeowner, and county inspection processes. A Council Member noted that while the hardship was partly self-created, it was not entirely so, given the errors in the site plan and survey processes.

Community Input Public comment was received from residents concerned about the impacts of the larger developments. Russell Harrison, commenting on the Sweeten Creek project, raised concerns about visibility from the Blue Ridge Parkway and stormwater runoff. He requested a continuation to assess visibility in winter, but the Chair ruled this was not a valid reason for continuation given the engineering evidence presented. Regarding the Orange Capitol Candler project, Roger Curtis requested standing based on property ownership across from the site but was denied standing by the Board, which ruled his concerns were general to the neighborhood rather than unique to his property. Samuel Holyfield also commented, submitting a document criticizing the Traffic Impact Analysis (TIA) and the height increase; the Board accepted this as lay testimony rather than expert evidence.

Follow-ups and Impact The primary follow-up action agreed upon was for staff to draft the official orders consistent with the Board’s motions for all four items. For the Sweeten Creek project, the applicant explicitly agreed to install the "No Through Traffic" signage as a condition of approval. These decisions impact local housing density, traffic patterns, and zoning compliance. The approvals allow for significant multi-family residential growth in the Sweeten Creek and Holbrook Road areas, while the variances address specific property constraints for individual homeowners. The Board’s rulings establish the legal parameters for these developments, with NCDOT retaining final authority over traffic mitigation measures for the larger projects.