Planning and Zoning Commission Meeting Recap: September 3, 2025

The City of Asheville Planning and Zoning Commission held an in-person meeting on September 3, 2025. Due to high public interest, the meeting was relocated to an alternate location. The agenda included routine administrative items, such as a land acknowledgment and the approval of minutes from the August 6, 2025 meeting, as well as three major public hearings regarding land use and development projects.

Administrative Items and Updates The commission unanimously approved the minutes from the August 6, 2025 meeting. During the update from committee liaisons, the Anti-Displacement Work Group reported that it is currently reflecting on a suggested definition of "displacement" and will likely revisit the topic in the coming months. Additionally, the commission received updates from City Council regarding the constitution of four recovery boards, encouraging commission and advisory board members to participate in the application process.

Deerfield Episcopal Retirement Community Expansion (1617 Hendersonville Rd) The primary focus of the meeting was a request to amend the conditional zoning for the Deerfield Episcopal Retirement Community expansion. Staff recommended approval of the amendment, which modifies the site plan and project conditions for the previously approved 2021 expansion. Key changes include the removal of a proposed grounds building from the southeast portion of the property, minor adjustments to building locations and sizes resulting in a total square footage of 822,300 square feet, and a maximum unit count of 261. The plan includes 333 surface parking spaces and 69 structured spaces.

During the public hearing, several residents raised concerns regarding the adequacy of the detailed plans, potential impacts on surrounding neighborhoods, and the compatibility of the large-scale development with the area’s designation as a "residential neighborhood" under the comprehensive plan. One speaker questioned whether the city had the authority to review conditional zonings as conceptual master plans. In response to these concerns, the City Attorney will review the appeal regarding the city's authority to review conditional zonings as conceptual master plans.

After extensive discussion, the commission voted 4-1 to approve the amendment to the conditional zoning, with Commissioner Jared Wheatley voting "No." The approval includes specific conditions, such as the incorporation of amended “E1 conditions” and a requirement for a sidewalk connection along Salisbury Drive. The commission’s decision is a recommendation to the City Council, which will make the final decision.

Concealed Telecommunications Tower (3 S. Tunnel Rd) The commission also held a quasi-judicial public hearing on a request for a special use permit for a concealed telecommunications tower at 3 S. Tunnel Road, located at the Asheville Mall. The applicant proposed a 135-foot tall "monopine" structure, which exceeds the standard 100-foot height limit for concealed towers. Staff recommended approval, citing the need for improved signal capacity and evidence that the tower would not substantially detract from the neighborhood’s character or property values.

Despite some resident concerns regarding visibility and potential health impacts, the commission voted 5-0 to approve the special use permit. The approval includes a technical modification allowing the tower to reach 135 feet. The applicant is required to construct and maintain the tower according to the approved plans and has provided a $5,000 maintenance and removal bond.

Meadows at New Haw Creek (767 New Haw Creek Rd) The final agenda item was a request to amend the conditional zoning for the Meadows at New Haw Creek development at 767 New Haw Creek Road. The amendment primarily concerns reverting the vehicular access point for single-family homes to New Haw Creek Road. Staff recommended approval, noting that the project aligns with the city’s comprehensive plan. The commission voted 5-0 to approve the amendment, with the condition that the new bridge crest must be designed to meet a 100-year base flood elevation standard. The applicant must complete a Hydrologic & Hydraulic (H&H) flood study and obtain necessary permits before construction can begin.

Next Steps The Planning and Zoning Commission’s decisions on the Deerfield expansion, the telecommunications tower, and the New Haw Creek development are recommendations to the City Council, which will ultimately make the final decisions on these projects.