Planning Board Meeting

Buncombe County Planning Board Meeting Recap: November 17, 2025

The Buncombe County Planning Board convened on November 17, 2025, with a full agenda focused on land use and development considerations impacting residents across the county. The meeting was attended by all board members, alongside County staff and interested community members. A key theme throughout the meeting was navigating recent changes to state legislation impacting local zoning authority, requiring a measured approach from the Planning Board.

A significant portion of the meeting centered around the recently passed state “down zoning” legislation. County staff presented an overview, explaining that this new law introduces complexities and uncertainties for local zoning ordinances. Consequently, the Board decided to proceed cautiously with major changes to the zoning ordinance, opting to wait for further clarification from state regulations or potential court challenges. While awaiting this clarity, the Board will prioritize other ongoing text amendments related to flood regulations, addressing emergency situations (E911), and updating the county’s lighting ordinance.

During public comment, Bernard Argier addressed the Board regarding proposed revisions to the county’s lighting ordinance. He advocated for improvements focusing on floodlights, color temperature (Kelvin ratings), and the height of exterior lighting fixtures, emphasizing the importance of dark sky principles to minimize light pollution and trespass onto neighboring properties. Following public comment, the Board then delved into a detailed review of proposed changes to the lighting ordinance itself. Discussions revolved around specific technical aspects, including adjusting foot candle standards for vehicular canopies and considering a shift to 4000 Kelvin for color temperature. The Board also explored the possibility of using simplified “lighting affidavits” as an alternative to full photometric plans for smaller projects. A discussion regarding amortization – a process to bring non-conforming uses into compliance over time – was initiated but ultimately postponed for further review.

The Board also considered a rezoning request from Ricky and Rebecca Rogers, seeking to rezone three parcels totaling 13.4 acres from R1 (low-density residential) to R3 (residential). County staff recommended approval, aligning with the Buncombe County Comprehensive Plan’s vision for mixed-use neighborhoods. Following a brief public hearing with no further comments, the Board moved to forward this request to the Buncombe County Commissioners for a final decision.

What's Next & Why It Matters:

Several key action items emerged from the meeting, directly impacting residents:

• Lighting Ordinance Updates: County staff will incorporate feedback received during the meeting and present a revised version of the lighting ordinance at the next Planning Board meeting. This will affect property owners regarding exterior lighting requirements, potentially impacting aesthetics and minimizing light pollution.
• Amortization Research: Staff will investigate amortization options for non-conforming uses, particularly within the lighting ordinance. This could provide a pathway to gradually update older properties to meet current standards, balancing preservation with modernization.
• Rogers Rezoning: The decision on the Rogers rezoning request now rests with the Buncombe County Commissioners. Residents in the surrounding area should monitor this process as it could impact density and land use in their neighborhood.
• Ongoing Amendments: Staff will continue working on text amendments related to flood regulations and E911 addressing, ensuring the county remains prepared for emergencies and adheres to best practices.

The Planning Board’s cautious approach, driven by the new state legislation, demonstrates a commitment to thoughtful and informed decision-making. Residents are encouraged to stay engaged in the process as these amendments continue to develop, ensuring that Buncombe County’s land use policies reflect community values and priorities.