Summary: Buncombe County’s most recent rezoning request (which we’re referring to by the shorthand “Rogers rezoning”) expanded allowable housing types and could help address the housing shortage, but it included no guarantees that new development will be affordable or accessible to lower-income residents. Without safeguards or monitoring, the County’s action could accelerate displacement rather than promote inclusion. We proposed a post-rezoning equity monitoring requirement so the County tracks affordability, displacement risks, and community impacts and can intervene if outcomes undermine equity goals. The County did not act on this proposal prior to the vote, but we’re continuing to ask them to consider tracking this kind of data moving forward. See our updated template and report back.

The Facts: The Rogers rezoning proposal on Ferry Road is scheduled for consideration on January 6, 2026. It involves changing the zoning classification of a parcel from R-1 (single-family residential) to R-3 (higher-density residential). If approved, the rezoning would allow a broader array of housing types—including duplexes, triplexes, townhomes, and small multifamily buildings—consistent with the County’s Growth, Equity, and Conservation (GEC) framework. Approval of the rezoning would change allowable land uses but does not automatically authorize development; separate permitting would be required.

Review the Rogers rezoning presentation here and the staff report here.

Our Assessment: The Rogers rezoning has potential equity benefits by allowing greater housing diversity in an area near transportation routes and job centers. Such zoning changes can help dismantle exclusionary land-use patterns that have historically limited access to housing for low-income residents and communities of color. Increasing the supply of “missing middle” housing types can expand options for workforce households and diversify neighborhood demographics.

However, without affordability requirements or anti-displacement strategies, there is no guarantee that new development will be accessible to low-income or historically marginalized residents. Rezoning can lead to rising land values, which at the margins may increase housing costs and pressure existing residents. This risk is particularly notable if manufactured housing or modest rental units are located nearby, where incremental cost increases can lead to displacement of renters and homeowners for whom the financial impact is disproportionately greater.

The proposal aligns with equity-oriented planning in intent, but the absence of tangible protections or follow-up oversight means equity outcomes depend on subsequent development decisions and market forces. We’d like to see the County address these issues before approving this request.

Our Proposal: Buncombe County Commissioners can take the following actions:

• Adopt a monitoring amendment requiring an equity outcomes report within a defined period (e.g., 24 months) after rezoning approval to assess affordability, displacement indicators, and access to services.
• Direct staff to identify anti-displacement strategies and potential utilization of incentive programs (e.g., fee waivers or priority processing) for developments that include affordable units.
• Provide transparency to the public about how zoning changes align with broader equity goals, such as inclusion and access for historically-marginalized residents.

Things to do: Join us in calling on Buncombe County leaders to address equity issues with education, as well as two other issues on the January 6th agenda highlighted on this page. Please see the template included in the “Buncombe County is growing tourism while working families are still waiting” report. If you want more information on the other two issues before you send your letter, read on above and below this item on this page.

Report Back

Our recommended amendment was not discussed and the rezoning was approved.

Total GAP Supporter Actions Taken: 21

Recipients and Responses:

Buncombe County Commission

• County Manager Avril Pinder: No response
• County Commission Chair Amanda Edwards: No response
• County Commissioner Al Whitesides: No response
• County Commissioner Drew Ball: No response
• County Commissioner Jennifer Horton: No response
• County Commissioner Martin Moore: No response
• County Commissioner Parker Sloane: No response
• County Commissioner Terri Wells: No response