Flood Fears Shadow 252-Unit London Road Approval as Costco Advances
Planning and Zoning Commission • AshevilleOctober 7, 2026
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Asheville's Planning and Zoning Commission spent most of its Oct. 7, 2026, meeting asking whether the city's building rules have caught up with Hurricane Helene. Commissioners unanimously recommended a bigger, seven-story apartment project at 21 London Road and a 168,258-square-foot Costco on Enka Heritage Parkway. They also pressed developers on flood elevations, tree canopy and traffic, and signaled that flood protection belongs at the top of their annual priorities to City Council.
- 252-unit, seven-story London Road project recommended despite warnings that its flood design is "insufficient."
- Costco rezoning heads to City Council Oct. 13 with 32 fuel pumps and a promise of 225 to 250 starting jobs.
- Minority-business procurement condition struck from London Road after legal staff called it unenforceable.
- Costco's tree canopy stays at 13%, below the usual 15%, after a public commenter questioned the math.
- Flood protection and anti-displacement lead the commission's draft annual report to council.
London Road Grows Taller as Commission Questions Flood Safety
The basics: A conditional zoning amendment changes the terms of a project the city already approved. The 21 London Road site was approved in 2023 for a six-story, 208-unit building.
Why it matters: The amendment adds 44 units in a flood-exposed location after Helene. Commissioners used the hearing to argue that the city's flood standards are no longer enough.
Where things stand: The applicant, London Asheville LLC, now proposes 252 units in seven stories. Parking would rise from 240 to 271 spaces, height would increase to 81 feet under a modification, and the project would add a bus shelter. Principal Planner Will Palmquist walked through the changes.
The applicant team said the first floor sits above the city's minimum, with residential units about 20 feet higher.
"We've roughly about 2 feet above base flood elevation. Code requires 1," said Warren Sugg, project contact, Civil Design Concepts.
The other side: Vice Chair Jason Seickel pushed back hard. He said "2 feet above base flood elevation is insufficient," called the design "tone deaf to Helene" and urged an emergency management plan, higher design elevations and additional egress. He also raised slope stability.
"I would like a deep dive into resilience planning when moving forward with this project," Seickel said.
The applicant's attorney resisted turning an undefined emergency plan into a binding requirement. "I just don't know how that fits in as a condition," said Jesse Swords, land use attorney for the applicant. Palmquist later confirmed that a flood action plan is already required to obtain a floodplain development permit.
Procurement condition dropped: City legal and planning staff told commissioners that Condition 8 of the May 2023 ordinance should be eliminated. That condition called for good-faith procurement from small, minority and women-owned firms.
"It's very unusual to include federal procurement standards as a condition in a CZ," said a city legal staff representative. Urban Planner III Sam Starbaum added that "planning staff would also strongly recommend and strongly advise we remove that one."
The timing irritated the dais. "It's frustrating to hear very last-minute legal advice," said Commissioner Anna Zuevskaya.
No affordable units: An applicant representative said the city lacks affordable housing subsidy and that structured parking costs make affordability difficult. "What we've found in Durham is that we're unable to meet market rents," the representative said. Commission Chair Geoffrey Barton replied, "I would really encourage you to look at the payment standard in Asheville." He urged the team to contact the housing authority about voucher rents.
Decisions and stakeholder impacts: Barton moved to recommend approval. The motion added three items: retroactive elimination of Condition 8, an unspecified number of publicly available bike parking spaces, and a recommendation that the applicant work with staff on flexibility for resilience measures. The bike parking condition followed Commissioner Jonathan Anzollitto's questions about where bike spaces would go.
The motion passed unanimously by voice vote. Individual votes were not recorded.
The developer gains 44 units and an extra story. Future residents get a bus shelter and public bike parking but no income-restricted units. Small, minority and women-owned contractors lose a written, though legally doubtful, procurement commitment.
What's next: City Council is tentatively scheduled to take up the amendment Oct. 27.
Costco Clears Commission With Traffic Review Pending
Why it matters: The rezoning would bring a 168,258-square-foot Costco with 32 fuel pumps to a former brownfield site near Smokey Park Highway. The company is seeking no incentives, but the project depends on offsite road work and a state traffic review that is not finished.
Where things stand: The request covers three parcels totaling about 39.6 acres at 264 and 274 Enka Heritage Parkway and 1455 Sand Hill Road. It would rezone them from CI-CZ and COM-EXP to COM-EXP and repeal and replace Ordinance 3921 and parts of Ordinance 4995. Technical modifications include up to 950 parking spaces, 13% tree canopy preservation, fenestration and signage. Starbaum said staff recommend approval.
The applicant leaned on jobs. "This project would start with somewhere between 225 and 250 jobs. At full build-out, it would be 400 or more jobs," said Derek Allen, attorney for the applicant, Allen Stahl and Kilburn. The team also pointed to brownfield constraints and 741 trees on the site.
Traffic: Commissioners questioned the updated traffic impact analysis. "We went back to NCDOT and basically rescoped the entire study," said Chris Teasler, traffic engineer, Kittelson and Associates. He said the North Carolina Department of Transportation review was due about Oct. 20. Planned improvements include dual left turns and a separate right-turn lane. "The plan would be to have those improvements completed and in place prior to opening," Teasler said. Barton raised concerns about queuing at the site exit.
The other side: Tree canopy drew the sharpest debate. Staff said 15% would normally apply. The applicant sought 13% because the trees it preserved lie in Buncombe County, outside city jurisdiction. Staff said the fee-in-lieu is not waived.
"I feel like there's 3/4 of an acre of canopy that can be provided," Seickel said. Barton asked why the modification was needed at all. The applicant team cited 267 extra trees, stormwater needs, the brownfield and utilities, and promised more detail at final Technical Review Committee review.
Sharon Summerall, speaking for the Coalition National Neighborhoods and as a former Urban Forestry Commission member, was the only public commenter. She said the calculations appeared to use only the 25-acre disturbed area and urged the applicant to work with the city's urban forester to reach 15%. Starbaum responded: "Pursuant to the TCP ordinances, it is for the full site area, but there are absolutely deductions."
Decisions and stakeholder impacts: The applicant agreed to strip the justification language from Condition 9A while keeping the 13% minimum. A commissioner moved to recommend approval with that revision. The motion passed unanimously by voice vote, and individual votes were not recorded.
Job seekers and the city's tax base stand to gain. Tree advocates lose two percentage points of canopy within city limits.
What's next: City Council hears the rezoning Oct. 13. The NCDOT traffic review remains outstanding.
Flood vs. Displacement: Commission Sets Its Priorities
Why it matters: The annual report carries the commission's policy asks to City Council. Commissioners want action on flooding and displacement before the multiyear zoning rewrite is finished.
Where things stand: Barton said the draft summarizes 2025-2026 work and recommendations. Seickel praised its priorities on flood protection, infrastructure, reducing barriers to infill and transportation coordination.
The ranking sparked debate. "I would probably ask that we make the flood protections as number 1 on the list," Zuevskaya said. Commissioner Brenton Faircloth countered: "I actually feel as though the anti-displacement needs to be a top one."
Seickel offered a compromise, noting that "flood protection and anti-displacement both fall under that protection category." Commissioners also raised density bonuses and affordable housing funding.
The other side: Staff cautioned that engagement and capacity are limited. "We're down 3 full-time staff members right now," said a planning staff representative.
What's next: No vote was taken. Staff will return the revised report for approval in November.
RS-2 Debate Teed Up for November
Why it matters: RS-2 is Asheville's lowest-density residential district, with 16,000-square-foot minimum lots. Staff say 89% of viable RS-2 land is environmentally encumbered, which limits what any upzoning could achieve.
Where things stand: Staff described a spirited exchange at a Housing and Community Development meeting about eliminating the district. Most RS-2 land is floodplain, stream or steep slope, or is already used as a cemetery or the WNC Nature Center. "We didn't really have a recommendation at that time," Palmquist said.
Barton asked how steep slope calculations treat partial parcels and cited the missing middle housing report's steep slope flexibility. Another commissioner asked about the procedure and staff time needed, and about lots created by 2017 reductions. Staff agreed to share GIS data and the UDO Chapter 712 slope formula.
What's next: The item returns in November.
- Comp plan rewrite: Council authorized a contract with Opticos Design Incorporated for a roughly 2.5-year rewrite of the comp plan, UDO and standard specifications manual. Helene-related funding made the rewrite possible.
- Rewrite timeline: Staff expect the comp plan in about a year and UDO adoption in about two years. Barton urged that commissioners "not lose sight of those incremental updates that we can make."
- Minutes: The commission approved its Sept. 2, 2026, minutes by voice vote.
Looking ahead: City Council takes up Costco on Oct. 13 and London Road tentatively on Oct. 27. The commission returns in November for the RS-2 discussion, the final annual report and officer elections.