Planning Commission Asks Council to Settle Fight Over Interim Zoning Changes

Asheville's Planning and Zoning Commission spent more than 90 minutes on Nov. 4, 2026, debating whether the city should loosen lot-size rules now or wait for its multi-year code rewrite. Staff warned that piecemeal changes would be risky. Commissioners countered that council never asked for a pause, and they voted to send the question back to council.

The commission also replaced its chair, took on a likely steering role in the rewrite and got a primer on the flood rules that new state maps could soon test.

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• Commission asks council for direction on interim lot-size, width and setback changes after a split with staff
• Staff say about 81% of RS-2 acreage faces steep slope, flood or Blue Ridge Parkway limits
• Commission eyed as steering committee for the comprehensive plan and development code rewrite
• Local flood rule requires building 2 feet above base flood elevation, while the state advises 4 feet
• Jason Seickel elected chair and Lindsay Broughel vice chair as Geoffrey Barton steps down

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Commission Punts Zoning Standoff to Council

Why it matters: The outcome decides whether Asheville cuts minimum lot sizes, widths and setbacks to allow more housing now, or waits out the roughly 30-month rewrite of its Unified Development Ordinance (UDO), the city's zoning and development code.

The basics: RS-2 is Asheville's single-family, low-density district. Council's Housing and Community Development (HCD) committee sent the topic to the commission. "What was said verbatim was to remand this matter to planning and zoning as a discussion topic. So no vote is required," said Planner 3 Sam Starr-Baum, the commission's staff liaison.

Where things stand: Urban Planner III Vaidila Satvika said RS-2 covers about 1,200 parcels and more than 1,800 acres, mostly in hilly areas. About 72% of that acreage triggers the steep slope ordinance, and roughly 300 acres sit near floodplains. A refined analysis found 215 unconstrained parcels, compared with the 74 staff showed HCD. A commissioner also flagged a mismatch in total parcel counts between the two presentations, and staff agreed to check it.

Satvika said the priority areas in the missing middle housing study do not overlap RS-2. He argued that lot width, not lot size, should be the focus. Staff warned that interim amendments could over-engage the public, drain limited staff capacity and collide with the state's prohibition on downzoning. They also noted council never adopted the study. "We believe that it would be risky and confusing to make any ad hoc changes to RS-2 or to any other zoning district that doesn't align with this process," Satvika said.

Interim Director of Planning and Urban Design Chris Collins said state law could lock in current steep slope limits. "I think starting in RS-2 might be the worst place to start," he said.

The other side: Commission Chair Geoffrey Barton cited council agenda briefings and committee meetings, including Aug. 20, where members urged against pausing progress. "Nowhere in there did I hear this very clear staff presentation that the UDO overhaul would be pencils down on everything else," he said. Barton proposed trimming lot standards in RS-2, RS-4 and other districts, noting the average RS-2 lot is about an acre. He argued that "the overly generous lot sizes, widths, gracious setbacks were actually a tool of exclusion."

Commissioners split over whether the steep slope ordinance offers enough protection on its own. Commissioner Jason Seickel said, "I think environmental considerations should be governed by the overlay and not by the underlying zoning." Commissioner Lindsay Broughel also backed incremental changes with an eye on staff time. Commissioner Anna Zuevskaya urged council to adopt plans, warning, "I would argue that engagement without clarity can be confusing and harmful."

Decisions and stakeholder impacts: The commission voted to ask council to clarify its appetite for interim zoning text amendments before UDO adoption, based on the missing middle report. The chair declared unanimous support on a voice vote. No tally was recorded, and the mover and seconder were not identified. RS-2 and RS-4 property owners, residents seeking more housing options and a stretched planning staff all have a stake in council's answer. "If we get specific direction to pursue amendments, we're happy to do it," Collins said.

What's next: The question now goes to council. No oral public comment was taken, but the chair acknowledged a large volume of written comment.

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Flood Rules Face a Post-Helene Test

Why it matters: Pending state flood maps and the UDO rewrite could change Asheville's development standards after Tropical Storm Helene.

Where things stand: Stormwater Plan Review Supervisor Nancy Watford explained how erosion, stormwater and floodplain reviews fit into conditional zoning. Three UDO sections govern this work. They tie to the city's MS4 stormwater permit, the state-delegated erosion control program and the National Flood Insurance Program.

Asheville's rules are stricter than state minimums. Grading permits start at 500 square feet of disturbance, and a design professional is required at 10,000 square feet. The state's NCG01 permit kicks in at one acre. Commissioner Brenton Faircloth said some neighboring jurisdictions use lower thresholds: "I've just found out today there's some other counties, municipalities around who have changed that down to half an acre."

Under local rules, residential structures must sit 2 feet above base flood elevation. Commercial buildings can be elevated or dry floodproofed, and dry floodproofing triggers a flood action plan. The 500-year floodplain is advisory only. "The state advises 4 feet above base flood elevation," Watford said. She added that projects in the Swannanoa River corridor are especially sensitive.

What's next: State preliminary flood maps are expected in early 2027. "We have not gotten our preliminary maps yet," Watford said. She pointed commissioners to open-space stormwater incentives and said staff recommendations appear in Technical Review Committee comments.

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Commission Eyed as UDO Steering Committee

Why it matters: The role would add meetings and early input to the commission's duties for two or more years.

Where things stand: Principal Planner Will Palmquist said the city and Opticos Design are under contract, and the consultants visited the week before the meeting. Through year-end, staff will build a communications and engagement plan, a project name and a website. Public engagement starts in the spring.

Staff proposed the commission as steering committee. It would weigh in on approach, district typologies and engagement before drafting, on top of its formal review role. "We think you all are well-versed to serve in this role, given your connection to city council and the authority vested therein," Palmquist said. Commissioner Jonathan Anzollitto asked staff to clarify the scope: "Can you elaborate exactly what the role of the steering committee would be."

Format options include separate meetings, working sessions, subcommittees and virtual meetings. Staff said a quorum is likely not required, but meetings would be recorded and subject to open meeting laws. Communication with the consultant would generally flow through staff to protect the project budget.

The other side: Staff plans to bring the UDO to the commission in bite-sized sections. Barton said the adoption approach deserves discussion, noting that "all in one at the end adoption is a tremendous amount of eggs to put in one basket."

What's next: No action was taken. Barton asked to hear directly from the consultant.

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New Leadership for a Long Rewrite

Where things stand: Barton said annual elections were overdue and announced he would step aside. "My term will expire in August, so I do not think it's in the best interest of the continuity of the work for me to continue on as chair," he said.

Decisions and stakeholder impacts: Barton nominated Seickel. Seickel nominated Broughel, who declined. Staff outlined the chair's duties: setting agendas with staff, running meetings, coordinating with the council liaison and signing recommendation forms. Barton moved to appoint Seickel, and Zuevskaya seconded. The motion passed on a voice vote declared unanimous, with no tally recorded. "I will take the role as chair very seriously during this process," Seickel said.

Broughel was then nominated for vice chair and accepted. Seickel moved her appointment, which carried on a voice vote with no tally given. Barton finished chairing the meeting.

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Minor Items

• 2 Hendersonville Road rezoning continued to Dec. 2, 2026, by unanimous voice vote, at applicant Drury's request.
• Applicant's revisions cited: Attorney Jesse Swords of Allen, Stahl, and Kilbourne said the applicant made substantive changes after the staff report. The applicant is seeking a change from River District to Commercial Expansion-Conditional Zone, and no hearing was held.
• Council approved Costco, plus a Shiloh conditional zoning for 18 townhomes and five single-family homes. Council also passed a London Road amendment on a 4-3 vote.
• Commission's draft report will be agendized in December for a final vote before going to council. An anti-displacement tool based on the Bates model will be emailed to commissioners now and discussed in January.
• October 7 minutes approved on a voice vote declared unanimous.

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Looking Ahead

The commission returns Dec. 2 for the Hendersonville Road case and its draft report. The bigger question rests with council: whether to clear staff to pursue lot-size, width and setback changes before the UDO is finished.