Planning Board Meeting

Planning Board Meeting Recap: July 21, 2025 – Addressing Zoning Gaps and Shaping Swannanoa’s Future

The Planning Board convened on July 21, 2025, with all board members present (Jay Marino, Ken Kahn, Nancy Walbrook, Carl Kuhn, and Eric Robinson). The meeting focused primarily on two key initiatives: addressing outstanding zoning issues known as "donut holes" and progressing the Swannanoa Small Area Plan update. While technical difficulties delayed a move to the newly completed boardroom, the meeting proceeded effectively with a clear agenda.

A significant portion of the discussion centered on the ongoing effort to complete county-wide zoning by tackling these "donut holes" – areas that remained unzoned following the 2009 zoning update due to factors like parcel size, location relative to municipal boundaries, and state regulations. Recent de-annexations (properties on Charlotte Highway and Sweetin Creek Road, previously part of the city) have further complicated matters. The Board approved a plan to contact property owners in these areas, post signage, and run legal advertisements. County staff will then prepare a recommendation for the Board of Commissioners, followed by public hearings anticipated in August or September. A specific focus area currently involves approximately 106 acres along the northern county boundary, presently zoned for vacant residential use with septic and well systems.

Beyond zoning gaps, the meeting provided a detailed update on the Swannanoa Small Area Plan, a comprehensive planning effort for the Swannanoa area. Currently, the focus is on robust public engagement to ensure the plan reflects community priorities. This includes an existing conditions study gathering demographic data, hazard vulnerability assessments (particularly concerning debris flow and flood plains impacted by the recent Helene event), and a SWOT (Strengths, Weaknesses, Opportunities, Threats) analysis. Residents are encouraged to participate in ongoing polls (the boundary poll is currently live), attend community events, and engage with local organizations like Mountain True, Swannanoa Grassroots Alliance, and Swannanoa Communities Together. The Board also highlighted partnerships with the North Carolina Wildlife Resource Commission (for conservation planning) and Appalachian Design Center/Mountain True (for disaster recovery action planning). A steering committee is being formed, with appointments scheduled for August 5th, to provide further input and guide the planning process. A key future step is a design workshop planned for December, which will culminate in the development of a future land use map.

The meeting concluded with several key action items for both the Board and residents. All board members will receive a link to participate in the SWOT analysis survey, which they are asked to complete in August. A discussion regarding motion language resulted in a commitment from County staff to explore incorporating clearer phrasing into motions and presentations, ensuring compliance with the Comprehensive Plan is explicitly documented.

This work matters to residents because it directly impacts how land in our county is used and developed. Addressing the "donut hole" zoning issues ensures clarity and consistency in land use regulations, while the Swannanoa Small Area Plan will shape the future of a vital community through thoughtful planning and significant public input. Residents are encouraged to stay informed and participate in upcoming polls, community events, and the steering committee process.