Recent changes made to the Buncombe County subdivision ordinance were given an overview by Assistant County Manager Jon Creighton during the Sept. 9 meeting of the Council of Independent Business Owners at Chick-fil-A in North Asheville.

About 60 people attended, including CIBO members, local elected and appointed officials, political candidates and others.

“It’s been a long time since we’ve updated these ordinances,” Creighton said. “ I can’t say we’ve made major impact changes.”

Among the changes are the addition of conservation developments. “We give you bonus points for leaving wetlands alone” — and the same with not trying to develop steep slopes.

“There are a couple of other things the county planning board is considering,” Creighton said, such as setting a 300-unit housing level, at which point “a traffic impact study would have to be made. And if it gets a D grade or worse, a turn lane would have to be installed. The city has hills, we really have mountains.”

Creighton added, “As far as legislative changes that affect us, there are a few,” such as “fracking legislation, which is not a worry here. Basically, you can’t enact zoning to stop that....”

Also, he said, the statewide changes mandate that “the county may not allow a private contractor to increase its employee pay or sick leave as a condition of doing a contract” and “open-burning is permissible without a permit,” under certain circumstances.”

In reviewing a number of other examples of statewide changes,  he noted that, on the matter of aesthetics, “no longer can cities or counties say all houses must be painted this color” and that “fence-wrapping is allowed for 24 months on a project.”

In conclusion, Creighton said, he had reviewed a number of changes that had been passed by the state legislature, but “there are a couple changes from the county end — but not much change.”

During a brief question-and-answer session after Creighton’s talk, CIBO member Mac Swicegood began by complimenting the county official, saying most of what he said sounded good.

Then, Swicegood asked, “How would it affect lots since before ‘the big crash?’  How will these affect them?” (Swicegood’s reference was to the so-called “Great Recession” — running from December 2007 to June 2009 — that began with the bursting of an $8 trillion housing bubble.)

“It really won’t” affect the lots to which Swicegood was referring, Creighton replied.

A woman asked, “If you have 300 or more units before you do a traffic study for a complex — what provisions do you have to help alleviate the traffic situation?”

“Counties don’t own roads — they’re either state-owned or DOT-owned,” Creighton answered. (DOT is the acronym for Department of Transportation.)

“I really can’t dictate that you’ve got to put a turn lane here. But overall, when you look out into the county, the roads with the biggest problems are mostly in the city. Obviously, the major interstates have some problems, too.”

A man then asked, “So the purpose of requiring a traffic impact study is what?”

“To say there have to be improvements in the road to accommodate this many cars — at a service level of ‘D’ or worse,” Creighton replied.

On a separate matter, a report on the Buncombe County Tourism Development Authority was presented by TDA Executive Director Stephanie Brown. 

“Just last week, the TDA took steps where the CBD (Asheville’s Central Business District) would report directly to the TDA,” she said. “The (new) occupancy tax in North Carolina requires the TDA to administer funds.”

She also noted that spending for advertising Buncombe County to outsiders was $183 million in 1983, but has skyrocketed to $2 billion now.

“The TDA, the Asheville Area Chamber of Commerce and the CBD have always been very collaborative partners, protecting the economic vitality of our businesses here.”

“About three years ago, the TDA embarked on a new strategic plan,” resulting in its adoption last spring. “That included establishing a new fiduciary task force. “Today the CDB employs 25 people with budget of about $14.5 million.”

She added, “Buncombe County is the fiscal agent for the TDA. So the money his held by the county — and that’s not going to change. One of the major focuses of this process is to identify the resources. The consultant did that tracking. So that was kind of the first phase.

“Then we went to ‘best practices.’ Then that committee made the recommendation to the board to create an independent board. One was management and oversight.

“The TDA has outgrown the chamber. And today is there is no place in North Carolina that still has this (old) model” of a TDA working under a chamber.

“The last factor was executive level leadership and its ability to direct its staff,” Brown said.

During a Q&A, Swicegood told Brown, “You’ve done an excellent job and are to be commended. My concern is you have a large pot of money. My concern is ... what safeguards are in place” for the money?

“There are some very tight definitions by the city and the county on making those appointments to the board,” Brown replied. “From an employment perspective, the occupancy tax could be considered a bid. The TDA is an administrative body. So we’ve put some measures in place to maintain those municipal funds. The great thing, though, in this model. 

“So far we’ve added 6 percent (increase in hotel rooms in Buncombe County) — and we’re headed for 25 percent.

“So the money the TDA is investing in advertising, which is helping to fill those rooms ... Tourism is growing, revenue is increasing.”

A man asked “if Airbnb pays taxes?”

“Yes,” Brown replied. “It’s great that they’re paying in Buncombe County,... They’re doing about 150,000 room nights in BC — it about doubled from the year before.”

A man asked, “How does Asheville rank in the state from the TDA in (terms of) money?”

“I think we’ll be fourth,” Brown answered. “In just pure advertising dollars, we’re number one, I think... We’re a leisure destination, so that makes our job a little more difficult.”