# Special Called Meeting 10/26/2026

**Body:** Town of Weaverville — Town Council Special Called
**Date:** October 26, 2026 6:00 PM EDT (2026-10-26T18:00:13-04:00)

**Link:** https://sunshinemeetings.org/event/3279

## Summary

On October 26, 2026, the Town Council of Weaverville held a special called meeting to hear a presentation from Urban 3, a global consultancy, regarding an economic and land value study of the town. The session was dedicated to reviewing the findings of the study and accepting public comment; no votes or motions were taken during the meeting.

## Key Discussions
The presentation, led by Joe Minicozzi, Principal of Urban 3, was introduced by Council Member Phil Barnett, who noted that the study was funded by a grant from the Land of Sky Association of Realtors and NC Realtors. Minicozzi presented data indicating that Weaverville’s total value has grown 46% since 2021, outpacing the county, but highlighted that the downtown area is currently "underperforming" relative to its potential compared to peer towns like Black Mountain.

Minicozzi emphasized that high-density, mixed-use, and small-scale commercial buildings generate significantly more property and sales tax per acre than large-box retailers or single-family detached homes. He discussed the town’s road network, identifying a high percentage of "danglers" (cul-de-sacs and disconnected streets) that increase maintenance costs and traffic congestion. Additionally, the presentation addressed the I-26 corridor as a barrier splitting the town and the need to plan for walkability and mixed-use growth on both sides of the highway, particularly in anticipation of the AdventHealth Tertiary Care Hospital.

## Community Input
Several members of the public provided comments and received responses from the presenter. One commenter asked how the town should handle I-26 bridge replacements to ensure they are bikeable and walkable. Minicozzi advised the town to "adopt plans, come up with strategies" and to "memorialize it as a vote, as a resolution on behalf of the town" to ensure the Department of Transportation includes these features, citing Asheville’s failure to do so as a cautionary tale.

Another commenter inquired about formulas for areas where the town might choose not to prioritize walkability or sidewalks. Minicozzi suggested maintaining "paper streets" to preserve future connection opportunities and noted that the current zoning code (50-foot lots) may inadvertently encourage cul-de-sacs, suggesting the town review the code for conflicts with its long-term goals. A third commenter asked about novel ways to handle downtown parking without compromising development. Minicozzi suggested looking at Asheville’s model of removing parking requirements and building public parking garages, noting that a garage in Asheville paid off its bond in 8 years and now generates 35 times more tax revenue than a surface lot. Finally, a commenter mentioned the "House on the Road" opportunity on Monticello Road and asked for confirmation to proceed. Minicozzi replied, "I would say definitely, by all means, go for it," reiterating the importance of getting a memorandum of understanding signed and voted on by the town to control the design.

## Follow-ups
No explicit follow-up actions were assigned to staff or council members during the meeting. The presenter offered to stay for private engagement, and the Chair asked him to "stick around a little bit so people can engage privately," but no formal tasks, studies, or directives were issued by the council.

## Impact
This meeting provided the Town Council and residents with data-driven insights into Weaverville’s economic trajectory and infrastructure challenges. The presentation highlighted the financial productivity of different land uses and the costs associated with the town’s current road network, offering a framework for future planning decisions regarding density, infrastructure, and the I-26 corridor.

## Video & Transcript

- Recording: https://www.youtube.com/watch?v=xqCp5gkRe9w
- Transcript: https://sunshinemeetings.org/transcript/2186/segments

## Sources

- [YouTube video](https://www.youtube.com/watch?v=xqCp5gkRe9w)