Summary: City Council will consider adding 44 apartments to the previously approved development at 21 London Road. We welcome the potential housing benefit and have not identified evidence that the project would harm nearby Shiloh’s housing stability. At last week’s briefing, however, councilmembers raised legitimate questions about flooding, emergency access, and nearby slope stability. Those questions deserve clear answers before the project proceeds.

The Facts: Council will consider increasing the London Road development, originally approved in May 2024, from 208 to 252 apartments and six to seven stories, with a largely unchanged footprint. No apartments are designated as income-restricted affordable housing. During the original review, Council discussed traffic toward Shiloh; neighborhood outreach reportedly revealed no significant unresolved objections.

At the October 22 briefing, Council Members questioned flood safety in light of Helene. Part of the property is within the mapped floodplain, although apartments would begin on the third floor above parking. Staff identified concerns about evacuation and nearby slope instability. Possible changes allowing additional elevation were discussed but had not been formally submitted.

You can see the staff report here and the presentation on the plan here.

Our Assessment: Market-rate housing can help moderate overall rent pressure, although researchers disagree about the size and distribution of benefits, particularly for lower-income residents near new development. (You can read some analysis of the impact of market-rate housing on overall affordability conditions here and here.) For this project, additional homes on a vacant site could provide a useful benefit, but might have only a modest effect on wider affordability. The evidence reviewed does not give us a basis to conclude that it is likely to improve or worsen housing stability in nearby Shiloh. 

Additional traffic toward Shiloh deserves attention, particularly with more apartments proposed. However, the 2024 discussion suggests neighborhood outreach did not reveal a major unresolved objection. More units likely means increased traffic, but we have not heard any concerns from Shiloh residents about this.

The flood-safety questions are more immediate and substantial. Placing apartments on the third floor, above two parking levels, may protect living spaces from flooding, but does not by itself ensure safe evacuation or emergency access, particularly if flooding and nearby slope failure occur together. Council is right to seek information informed by Helene and to examine whether specific design or operational protections are needed. Any revised conditions should be available for public review, with a clear explanation of how they address those risks.

While there are questions worth asking here, we don’t assess this issue to have the racial or social justice implications that warrant a call to action.

Things to Do: We are not recommending action on this item, but If you feel called to engage, you can write to City Council (ashevillenccouncil@ashevillenc.gov) with your views or questions.

Possible Talking Points for Council Outreach: 

• I welcome additional housing. What rents are anticipated, and which households are likely to be able to afford them?
• Does the larger proposal change the earlier traffic findings, and has the Shiloh Community Association been offered an opportunity to comment on the amendment?
• What does Helene’s actual flood extent require of this design, including safe evacuation and emergency access?
• What specific measures will address flooding and nearby slope instability, and which will become enforceable project conditions?