Planning and Zoning Commission (In-Person) (Mar 4, 2026)

Planning & Zoning Commission Meeting Recap: March 4, 2026

On March 4, 2026, the Asheville Planning and Zoning Commission (PZC) convened to address a range of planning and zoning matters, impacting residents across the city. The meeting began with a land acknowledgement recognizing the Cherokee people's historical connection to Asheville, setting a tone for thoughtful consideration of all decisions. This recap outlines the key discussions, decisions, and next steps from this important meeting.

A significant portion of the meeting centered around a new state law, stemming from the Disaster Recovery Act of 2024, that significantly limits local governments' ability to "downzone" property. This law now requires written consent from all affected property owners before any zoning changes that could reduce development potential can be implemented. Commissioners expressed concern about the law’s potential to hinder efforts to update zoning regulations and address Asheville's ongoing housing needs. This change has prompted a pause in some planned zoning amendments, and the PZC will need to carefully navigate these new restrictions moving forward.

Beyond this major legislative update, the PZC approved several administrative items, including the minutes from their previous meeting and a continuance for a special use permit request. Staff provided updates on recent City Council decisions regarding rezonings and text amendments, including changes to properties on Baldwin and Broad Streets. They also highlighted ongoing efforts related to anti-displacement strategies and affordable housing, with a cross-departmental team working on responses to requests from the Legacy Neighborhoods Coalition. Discussions also included updates from the Multimodal Transportation Committee, and a review of past PZC decisions related to "missing middle" housing – such as backyard lots, flag lot regulations, and ADU conversions. Commissioners discussed potentially revisiting some of these previously approved zoning changes to better align with current housing needs and anti-displacement goals.

Public comment was limited, primarily focused on the special use permit request which was continued to April 1st. However, staff emphasized the importance of citizen engagement in ongoing planning processes and encouraged residents to stay informed about proposed changes, particularly regarding the upcoming update to Asheville's Unified Development Ordinance (UDO). The UDO update is a major undertaking, and the PZC stressed that citizen input will be crucial in shaping its future.

Looking Ahead: The PZC is prioritizing efforts to address Asheville’s housing challenges, including increasing density and affordability within the constraints of the new state law. The commission will continue to discuss potential zoning changes, particularly regarding missing middle housing and parking requirements. The next steps include ongoing engagement with a diverse group of stakeholders, including developers, to address displacement and affordable housing challenges. Residents can stay informed by checking the City of Asheville website for meeting minutes, agendas, and updates on planning and zoning matters. The comprehensive UDO update promises to be a significant project with lasting impacts, so active citizen participation is strongly encouraged.