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From YouTube: Buncombe County Comprehensive Plan Work Session
Description
The comprehensive plan work session on September 27, 2022.
A
A
C
So
hi
everyone
great
to
be
here
with
you
in
person.
Let
me
know
if
you're,
not
picking
me
up
on
the
mic,
for
those
of
you
who
haven't
met
me
before
in
person,
I'm
Leanne
King,
with
clearing
Associates,
we're
assisting
with
the
development
of
conference,
so
I'll
just
go
ahead
and
jump
into
a
little
bit
of
an
update
on
where
we
are
with
the
comprehensive
planning
process.
C
This
is
a
four-phase
process
and
we
are
kind
of
rounding
out
phase
three
of
the
process
or
about
three
quarters
of
the
way
through.
We
have
completed
the
first
two
rounds
of
Engagement
and
have
been
working
through
a
working
draft
of
the
plan
itself
and
we'll
talk
about
some
of
those
aspects
here
in
a
little
bit
more
detail
in
just
a
moment
again,
we
have
been
working
with
the
steering
committee
that
you
all
appointed.
C
It's
been
very
wonderful
to
work
with
them
and
it's
been
a
great
process,
thus
far
getting
engagement
from
the
community
to
help
support
development
of
this
plan.
So,
in
terms
of
the
public
engagement
updates,
the
second,
what
we
call
Community
engagement
window-
that's
the
cew
number
two
develop
policy
directions
and
priorities
that
took
coursa
over
this
summer
began
in
June
and
ended
just
not
that
long
ago,
September
22nd
was
the
last
event.
There
were
16
intercept
events,
six
information
tables
at
festivals
and
14
Community
Markets,
that
were
the
questions.
C
So
we
got
a
lot
of
new
inputs
through
this
second
phase
and
that
totals
2
800
a
little
more
than
that
unique
participants
for
the
project
overall
as
a
whole,
and
those
are
there's
a
very,
very
good
numbers
in
terms
of
kind
of
what
we
see
when
we
look
across
the
nation
in
terms
of
public
engagement
for
comprehens
es
so
the
next
phase.
There
is
one
more
kind
of
formal
round
before
the
public
adoption
hearing
phase,
which
is
the
community
engagement
window
number
three,
which
we
call
affirm.
C
C
So
in
terms
of
the
fourth
round
of
Engagement,
what
we're
proposing
is
that
we
would
have
a
roving
exhibit
of
the
draft
plan
kind
of
think
of
a
kiosk
that
could
move
around
the
community
in
various
ways.
There
would
also
be
public
intercept
events
to
be
able
to
hopefully
capture
some
additional
folks
that
aren't
haven't
had
a
chance
to
you
know,
participate
in
this
process,
so
there'd
be
about
five
to
eight
of
those
public
intercept
events
to
make
it
available
to
folks
all
and
throughout
that
time
it
would
be
online.
C
C
The
last
week
of
October
for
National
Community
planning
month
to
kind
of
celebrate
the
work
that
you
all
are
doing
as
part
of
that
National
month,
just
kind
of
a
quick
overview
of
where
we
are
in
terms
of
the
working
draft
of
the
plan
so
June
through
July
the
plan
framework.
That's
kind
of
the
core
components
of
the
plan
were
drafted
by
the
project
team,
using
all
the
inputs
we've
received
from
stakeholder
interviews
and
from
stakehold
organization
survey
inputs
and
from
the
public
input
we
receive
from
the
community
and
then
July
through
September.
C
We
shared
those
drafts
with
the
steering
committee,
got
their
feedback
and
made
revisions
to
the
drafts
this
month.
Is
the
board
of
commissioner
review
month
giving
you
all
a
chance
to
take
a
look
at
again
the
working
draft
of
the
plan,
it's
very
much
kind
of
in
its
simplest
form.
So
to
speak
right
now,
it's
not
even
a
fully
packaged
plan
at
this
point,
but
looking
at
kind
of
the
core
components
of
it
and
then
September
through
October.
C
C
C
C
Okay,
key
policy
consideration,
so
you
know
there
are
a
lot
of
different
issues
that
we're
dealing
with
within
the
comprehensive
plan,
but
some
of
the
issues
kind
of
rise
to
the
top
in
terms
of
their
kind
of
significance
in
the
community
and
how
important
they
are
to
get
them
right.
We
understand
that
there
were
four
specific
issues
that
was
important
to
kind
of
have
further
discussion
on.
C
You
know
just
to
kind
of
as
a
reminder
of
kind
of
what
our
current
stage
is
with
respect
to
addressing
these
different
policy.
Consideration
topics
so
we'll
go
through
one
by
one.
I
can
share
the
background
information,
the
current
working
draft
of
how
we're
addressing
these
from
a
policies
and
actions
standpoint
and
then
feel
free
to
stop
me
at
any
point.
C
If
you
have
questions,
of
course,
but
we
will
have
kind
of
a
pause
after
each
to
have
whatever
dialogue
you'd
like
to
have
about
those
so
feel
free
to
again,
stop
me
as
needed,
so
we'll
dive
into
conditional
zoning
first.
This
is
a
tool
allowed
it's
authorized
by
our
North
Carolina
General
Assembly.
It's
part
of
our
state
statutes,
it's
defined
as
a
legislative
zoning
map
Amendment
with
site-specific
conditions
incorporated
into
the
zoning
map
Amendment.
C
This
is
this
would
be
a
new
tool
if
it
were
enacted
by
the
county
just
a
little
bit
of
information
about
the
purpose
and
intent
of
the
tool.
Conditional
zoning
is
a
voluntary
development
regulation
tool.
That's
authorized
by
the
state,
statutes
and
voluntaries
underline
there,
because
it's
really
important
to
know
that
this
has
to
be
something
that
a
willing
property
owner
enters
into.
It's
not
something
the
county
you
know
does
on
its
own
conditional
zoning
districts
can
include
standards
that
are
specific
to
a
property.
C
The
that
address
the
concerns
of
the
neighbors,
the
government
and
also
you
know
the
property
owner
it's
themselves.
The
conditions
within
the
conditional
zoning
District
must
be
agreed
to
in
writing.
By
the
land
owner
or
applicant
and
the
local
government,
so
it's
an
agreement
of
sorts.
That's
that's
worked
through
and
approval
is
a
legislative
decision.
So,
unlike
a
special
use,
permit
a
conditional
zoning
approval
is
enacted
by
the
County
Commission
and
can
include
the
full
range
of
public
input.
So
it's
a
different
process
for
approval
than
your
special
use
permits
go
through.
C
Just
a
little
bit
about
what
it
can
do,
it
can
a
lot
of
local
governments
in
the
state
use
conditional
zoning
to
do
a
number
of
different
things.
One
is
to
actually
restrict
allowable
uses.
So
in
a
base,
zoning
District
there's
a
broad
range
of
different
uses
that
can
be
developed
under
that
zoning
category
conditional
zoning.
You
can
actually
restrict
it
and
only
have
a
more
limited
number
of
uses.
It's
also
possible
to
expand
that
list.
It
could
go
both
ways
if
you
wanted
to.
C
C
You
can
include
development
plan
commitments
such
as
locations
of
Roads
or
buildings.
You
can
have
some
kind
of
more
specificity
in
terms
of
where
certain
things
might
go
and
that
project
you
can
include
commitments
regarding
the
construction
of
public
infrastructure
and
there
are
other
conditions,
such
as
the
development
of
affordable
housing
that
can
become
part
of
that
zoning
District.
C
C
So
the
first
thing,
considering
the
development
and
Adoption
of
conditional
zoning,
basically
taking
it
on,
is
a
new
tool
that
the
county
can
use
that
can
result
in
development
approaches,
tailored
to
support
site
conditions,
site
context
and
goal
the
goals
and
policies
of
the
plan.
The
second
one
is
in
tandem
with
conditional
zoning
option.
The
county
should
formalize
and
exactions
table
Matrix
to
mitigate
development
impacts,
as
well
as
assure
the
county
goals,
are
fulfilled.
That
second,
one
is
really
to
say.
C
So
there's
some
guidance
for
the
county
to
be
having
those
discussions
on
a
case-by-case
basis,
and
then
the
third
bullet
here
is
to
consider
conditional
zoning
as
an
approach
to
work
with
landowners
to
acquire
Greenway
easements,
develop
Recreation
facilities
with
new
developments
and
encourage
public
private
Partnerships
for
recreation
projects
and
again,
that's
a
more
kind
of
specific
way
that
it
can
be
that
tool
can
be
leveraged.
That
was
in
I
believe
the
health
and
Recreation
chapter
as
an
action
item
for
consideration
and
I.
Believe
that's
our
last
slide.
A
A
It
sets
up
this
clear
expectation
that,
if
you
do
these
things,
here's
the
path
forward
for
your
project,
so
that
we
don't
get
into
a
situation
where
we're
sort
of
like
with
each
project
differently
negotiating
over
the
set
of
issues
that
we
that
we
have
like
an
interest
in
is
that
am
I.
Thinking
about
that.
The
right
way.
C
So
I
think
the
the
idea
behind
the
second
bullet
and
feel
free
to
jump
in
if
you
want
to
Nate
I
think.
The
idea
here
is
that
you
would
provide
a
framework
that
you
would
be
using
to
guide
decision
making
regarding
to
any
exactions
that
the
county
would
want
to
include
as
part
of
a
conditional
zoning.
So
yes,
so
I
think
that
there
would
be
consistency
in
terms
of
like
what
what
could
potentially
be
asked
for
in
an
individual
project
still
in
a
maybe
on
a
case-by-case
basis,
like
whoever's
reviewing.
D
C
E
I
think
it's
a
tiered
approach,
I
think
we're
talking
about.
We
haven't
really
discussed
what
would
be
reviewed
at
a
staff
level
and
what
the
expectations
are.
I
think
we're
just
talking
more
broadly
at
this
point
about
what
the
flexibility
that's
afforded
to
you
in
a
conditional
zoning
decision,
because
it's
site-specific
plan
there
will
be
some
flexibility,
but
we
need
to
outline
what
the
exactions
are.
The
best
way
to
think
about
exactions
are.
They
are
uniquely
and
specifically
attributable
to
the
development.
E
So
when
an
applicant
and
it's
fine
to
go
ahead,
we
will
set
standards
and
provide
those
to
you
all
about
what
constitutes
a
staff
level
review.
What
constitutes
a
board
of
adjustment
review
through
a
special
use
permit
versus
what
constitutes
a
conditional
zoning
request.
What
we
need
to
discuss
are
what
are
our
expectations,
whether
that
be
affordable
units
providing
a
Greenway
easement
when
it's
identified
in
a
plan,
and
we
know
that
that
comes
across
a
property
traffic
improvements
on
site
sidewalks
things
of
that
nature.
F
E
Can
definitely
do
that.
Thank
you
so,
the
way
we
do
it
now
the
applications
I'll
start
with
the
applications
that
come
to
you
all
right.
Now
you
are
legislative
policy
driven.
You
look
at
text
amendments.
Those
are
the
ones
where
we
change
the
code.
You
also
look
at
map
amendments.
Those
are
rezonings
where
you
simply
change
the
zoning
District.
You
do
not
review
any
development.
E
All
of
the
development
review
falls
into
two
different
buckets
one,
those
that
are
need
the
threshold
for
a
staff
level
review,
and
we
do
those
every
day.
Thousands
of
them
then
defined
in
our
code
is
What's
called
the
permitted
use
table.
If
you
see
a
p
in
that
column,
it
means
it's
permitted.
You
go
through
a
step
level
review.
If
you
see
an
s,
that
means
it's
a
special
use
permit.
That
goes
to
our
Board
of
adjustment
through
a
quasi-judicial
review.
E
This
represents
a
sea
change.
This
is
something
you've
never
done
before
will
require
a
lot
of
code
revisions,
but
it
does
give
you
the
flexibility
to
have
a
conversation
with
a
developer.
That's
proposing
a
project
to
see
some
of
the
things
that
you
have
identified
as
important
you
and
the
community
as
part
of
that,
it's
a
negotiation.
The
developer
has
to
agree
to
whatever
you
lay
out
and
that's.
Why
I
think
it's
so
important
for
us
to
be
clear
as
to
what
our
expectations
are.
E
No,
they
primarily
review
all
applications
through
the
conditional
zoning
tool.
I
I
think
we
need
to
be
really
careful
with
how
we
utilize
conditional
zoning
as
a
county.
The
city
also
has
very
complicated
sort
of
zoning
districts
that
are
associated
with
downtown
specifically
because
they
adopted
a
downtown
master
plan
and
it
has
its
own
inherent
set
of
circumstances.
They
also
have
form-based
codes,
but
they're.
Also
very
much
largely
the
conditions
are
very
different
than
what
we're
facing
sure.
We
have
some
urban
areas,
but
not
to
the
extent
that
they
have
downtown.
A
A
B
A
This
can
we
can
we
incorporate
more
Green
Building
into
these
projects
than
it's
just
required,
and
these
are
things
we
can't
mandate,
but
but
but
we
would
want
to
encourage
more
of
those
outcomes
right,
and
so
you
know,
I
mean
it's,
but
what
I'm
hoping
we
will
avoid
is
like
we
don't
want
to
be
like
in
some
kind
of
protracted
negotiation
over
every
single
project.
That
comes
in
front
of
us,
and
we
don't
want
to
treat
people
like.
We
don't
want
to
be.
We
don't
want
to.
A
We
want
to
treat
people
fairly
and
consistently,
so
that's
kind
of
what
I'm
sort
of
asking
is
like.
Can
we
create
a
set
of
metrics
where
it's
like?
If
you
do
these
things,
you
know,
then
you
know
you
should
you
should
you
should
be
clear
like
so
your
project
will
be
approved
if
you
incorporate
these
things
in
it
into
it,
assuming
it
meets
all
other
zoning
standards.
E
Let
me
give
you
kind
of
an
example
to
help
with
that
so
you're
you're,
already
going
to
have
the
staff
will
prepare
a
professional
staff
report
that
will
include
a
recommendation.
It
will
The
Big
C
change
too,
is
you're
not
only
looking
at
just
a
reasoning:
request
to
rezone
a
property
from
say,
R3
to
commercial
service.
Now
you're,
looking
at
a
site-specific
plan,
we
will
have
already
vetted
the
things
that
we
would
want
to
see
through
our
exactions
to
make
sure
that
those
are
included
in
the
plan.
E
Part
of
the
negotiation
comes
on
the
unique
circumstances
associated
with
each
parcel,
because
we
know
every
parcel
in
the
county.
There's
no
two
Parcels
that
are
kind
of
created.
Equally,
you
might
have
a
stream
on
this
parcel.
You
might
have
topography
on
this
other
parcel.
So
what
typically
happens
through
a
conditional
zoning
and
by
the
way,
your
planning
board
will
review
these
as
well
and
provide
a
recommendation.
E
So
that
has
to
happen.
But
what
you
might
see
is
hey.
You
know:
we've
got
this
steep
topography
in
the
back,
we're
really
trying
to
Cluster
development.
We
could
use
some
relief
on
a
required
setback,
so
that's
kind
of
the
uniqueness
of
every
application
staff
will
review
that
request
and
we
will
provide
a
professional
recommendation
to
you
all
as
well.
So
you
don't
feel
like
that.
You're
negotiating
in
real
time
up
on
the
dice,
but
sometimes
that
does
happen
where
people
can
offer
friendly
amendments.
E
You
know
as
Commissioners
you
can
do
that
sometimes
I've
seen
that
happen
in
public
hearings
and
just
remember
it
can
be
done.
But
the
developer
has
to
agree
to
any
kind
of
amendment
that's
made
in
real
time
as
well.
So
maybe
they
offer
a
percent
of
affordable
housing,
but
it's
in
an
area
where
someone
makes
an
amendment
to
include
five
additional
affordable
units,
those
kind
of
things
happen,
but
you
will
have
sort
of
a
pre-reviewed
by
both
staff
and
the
planning
board
before
it
even
gets
to
you.
E
G
E
The
other
thing
to
keep
in
mind
too
the
differences
between
the
board
of
adjustment
and
this
process
during
a
legislative
process.
You
can
have
numerous
subjective
comments,
numerous
opinion-based
testimony,
whereas
the
board
of
adjustment
is
very
expert.
Testimony
so
just
know
that
that's
also
part
of
the
process-
and
you
will
also
have
numerous
public
comments
that
don't
represent
just
expert
opinion,
so
you
you
color
outside
of
the
edges,
that's
what
this
process.
H
A
I
And
a
good
example
is
when
you
say
that
we
set
aside
ten
percent
for
affordable
housing
and
20
percent
or
whatever
after
we
get
into
this,
how
difficult
is
it
to
change?
It
say
if
we
want
to
say
well,
it's
not
getting
where
we
want
to
go,
or
we
have
some
where
we
require
30,
you
know
whatever.
How
do
we?
How
do
we
go
about
that.
E
Great
question,
and
as
part
of
a
comprehensive
plan,
what
you
always
do
is
audit
yourself,
so
you
actually
are
able
to
once
the
comprehensive
plan
is
adopted
and
you
all
decide
hey.
This
is
working.
This
is
not
working,
we
can
do
check-ins
and
we
can
make
additional
text
amendments
that
can
happen
fairly
quickly.
E
E
C
More
than
I
think
more
than
half
of
the
state
local
governments
have
conditional
zoning
and
actually,
within
the
past,
I
forget
what
the
school
of
government
had
some
statistics
about
this,
but
in
the
last
decade,
or
so
you
know,
the
vast
majority
of
rezoning
approvals
have
been
through
conditional
zoning
processes.
So
it's
it's
a
tool
that
a
lot
of
communities
are
using
and
are
any
of
them
set
up
to
where
there's
there
smaller.
A
Okay,
okay,
but
just
I,
would
that
was
my
same
question.
I
just
want
to
make
sure
I'm
clear
on
the
answer.
We
could
conditional
zoning
Pro
projects
that
go
through
the
conditional
zoning
process
can
be
approved
at
the
staff
level,
depending
on
the
scale
of
the
project
and
the
thresholds
that
we
set
were
by
definition.
Do
they
end
up
at
our
desk
at
the
end
of
the
day,
so.
E
A
E
A
review
and
we
are
clear
about
a
threshold.
So,
let's
throw
out
an
example,
you
all
might
say:
hey
planning
staff.
We
would
feel
comfortable
reviewing
a
project
that
has
400
multi-family
units
and
then
what
we
would
do
is
we
would
work
backward
from
that
and
it
might
be
something
like
the
board
of
adjustment
reviews.
E
A
There's
a
lot
of
growth
like
we
don't
have
the
bandwidth
to
review
a
high
percentage
of
the
projects
and
people
don't
want
to
come
to
us
because
now
it's
a
politicized
process,
you
know.
So
if
we
can
clearly
Define
like
hey
here's
the
outcomes
we
routinely
want
to
see,
we
want
to
see
them
in
most
projects
right.
So
if
you
put
these
things,
some
Green
Building
elements
some
degrees
of
affordability.
Then
you
don't
have
to
come
to
the
County
Commission.
E
Pretty
good,
you
can
use
the
community
oriented
development
as
an
example.
It
includes
a
menu
of
things,
you'd
like
to
see
that
represent
good
design
and
good
planning
and
affordability.
We
could
grow
that
and
you
basically
have
a
choice.
You
can
either
add
here
to
this
or
you
can
head
on
to
the
Commissioners
for
a
conditional
zoning
and
there's
no
guarantee
yeah.
You
will
review
about
the
merits
of
the
project
so.
D
E
C
E
H
I
say
this
in
layman's
terms:
what
Nate
was
in
and
Nate
make
sure
I'm
saying
is
right
so
for
Millennials
terms,
if
it's
permitted
use
for
that
property,
it
can
go
to
staff.
So
the
P
that
he
was
talking
about
is
permitted
so
to
Brownie's
term
permitted
by
right.
That's
what
we
can
see,
but
if
they
don't
do
those
pieces
and
put
what
we
want
there,
they
can
choose
to
go.
The
conditional
Zone
in
route
which
has
to
come
to
you
is
that
what.
E
E
And
I
just
received
a
note:
that's
helpful,
so
staff,
it's
an
administrative
decision
staff
can
evaluate
whether
the
defined
elements
are
met
and
we
have
no
discretion
either
meet
the
ordinance
or
you
don't
meet
the
ordinance
quasi-judicial.
The
board
of
adjustment
are
the
conditions
met
in
three
legislative,
conditional
zoning
and
standard
rezoning
planning
board.
As
your
recommending
body,
you
are
the
ultimate
approach.
E
E
Our
recommendation
is
you
start
with
your
small
area
plans
and
some
of
our
more
identifiable
areas,
and
you
go
from
there.
The
beauty
is
with
a
small
area
plan.
You
can
set
design
guidelines
and
not
have
to
adopt
a
form-based
code,
but
form-based
codes.
They
have
a
lot
of
restrictions
and
they
can
be
somewhat
tricky
to
work
with
I
have
not
had
any
experience
in
Leanne
may
be
able
to
tell
you
some
examples
of
more
urban
counties
that
have
form-based
codes,
but
I'm
only
familiar
with
foremost
codes
and
cities.
C
I
would
say
that
that's
I'd
say
that's
pretty
accurate
I
can
think
of
maybe
one
in
Virginia,
where
they
don't
have
municipalities
within
counties.
That's
a
very
urbanizing
County
that
has
some
form-based
code
districts.
The
other
thing
I
would
say,
is
the
vast
majority
of
communities
don't
have
true
form-based
codes.
They
have
hybrids
that
actually
also
regulates
land
use
as
well,
not
just
strictly
form.
It's
usually
a
hybrid
of
both
of
those.
In
most
cases,.
D
So
you
know
I
see
form-based
codes
as
a
way
to
like
those
design
standards
and
push
the
built
environment
in
a
certain
direction
that
you
want.
I
guess,
I've
always
seen
initial
zoning
as
a
way
to
actually
hold
developers
accountable
and
provide
something
back
to
the
community
sure.
But
maybe
what
I'm
hearing
you
say
is
it's
our
only
tool
for
you.
E
So
I
think
a
combination
of
conditionals
running
in
small
area
plans
might
get
us
there.
Conditional
zoning
is
going
to
be
Case
by
case
one
partial
at
a
time,
whereas
a
small
area
plan
is
going
to
define
the
area
and
then
allow
the
community
to
have
some
input
in
terms
of
what
they
might
want
to
see.
For
example,
one
small
area
you
might
Define
might
have
a
proliferation
of
metal
buildings.
They
don't
want
to
see
metal
buildings
anymore.
E
They
might
want
to
have
some
brick
veneer
or
some
other
standards
that
help
sort
of
preserve
a
form.
Or
you
know
we
don't
have
Incorporated
municipalities
other
the
ones
that
that
are
already
defined
in
the
county.
But
we
do
have
a
lot
of
areas
that
feel
like
it's.
It's
it's
a
place
name
but
they're,
starting
to
take
form.
So
I
think
that
we
have
proposed
some
tools
that
would
get
to
the
heart
and
soul
of
what
you're.
What
you're
trying
to
accomplish.
C
J
Pulled
up
this
is
from
they
did
the
survey
in
2018
and
published
a
report
in
2020
54
of
responding
jurisdictions
reported
that
they
had
adopted
conditional
zoning,
and
then
it
goes
on
more
common
for
more
populous
jurisdictions,
notably
notably
in
cities
with
high
population,
while
only
30
30
only
33
percent
of
the
cities
with
populations
under
1
000
reported
any
use
of
conditional
zoning.
77
percent
of
the
cities
with
population
over
25
000
did
so.
F
I
was
just
going
to
ask
them
with
that,
so
we
have.
We
have
some
experience
across
North
Carolina
with
that
so
I'm
wondering
from
the
staff
perspective
that
talking
about
this
as
a
tool.
The
pros
and
cons
of
this
is
a
tool
I'd
like
to
hear
a
little
bit
more
about
that
perspective,
since,
since
it
has
been
utilized
so.
E
E
E
Since
it's
legislative,
you
are
often
met
with
a
lot
of
opinion
and
subjective
evidence,
and
you
have
to
sort
of
muddle
through
a
decision
and
that's
why
it's
so
important
for
you
to
have
the
staff
analysis.
One
of
the
things
I
can
can
offer.
That's
very
helpful.
Is
I've
worked
in
a
community
that
offers
pros
and
cons
in
the
staff
report
for
each
site
and
that
would
be
I
think
that's
one
of
the
most
important
contributions
that
staff
can
can
provide
you
all
that
helps
you
with
the
decision,
since
it's
so
site
specific.
E
The
other
con
to
conditional
zoning
is.
We
have
to
be
very
careful.
We
want
to
give
staff
some
flexibility,
because
what
often
happens
with
every
application
is
wow.
I
didn't
realize
that
old
sewer
line
was
there
or
wow
I
didn't
realize
that
buried
underground
storage
tank
there's
always
changes
in
revisions.
So,
rather
than
have
to
come
back
to
you
all,
we'll
have
to
set
some
thresholds
as
to
what
staff
can
work
with
as
well.
J
E
True
one
of
the
things
that
we've
done
already
is
we've
altered.
Our
special
use
permit
applications
to
strongly
recommend
a
community
meeting
be
held.
Those
can
be
super
effective
and
help
melt
away.
Some
of
the
divisions
and
some
of
the
concerns
we
had
an
application
recently
that
went
through
the
board
of
adjustment
that
held
a
community
meeting
and
they
worked
out
some
of
their
own
issues.
They
added
some
fencing.
They
added
some
additional
buffering.
D
Let
me
ask
this
so
right
now,
obviously,
all
of
our
development
Marshall
goes
through
the
Zodi
Board
of
adjustment
through
that
quantituation
process,
which
is
extremely
transparent
and
fair.
It's
also
mind
numbingly
frustrating
for
the
average
person,
the
first
time,
maybe
the
second
time,
but
so
I
guess
I'm.
This
would
be
a
big
sea
change,
no
matter
how
we
apply
it
I
think
in
our
codes,
I
guess
I'm
just
wondering
the
Nate
and
Jillian
too,
like
what
problem
about
the
counties.
Do
you
think
this
might
solve?
D
E
It's
we're,
finally,
getting
to
the
point
where
we
decide
decide
what
based
on
the
fact
that
we're
urbanizing
and
we're
growing
and
things
have
changed.
You
know
to
extra
territorial
jurisdictions
are
no
longer
with
us.
We
have
issues
related
to
pieces
and
parts
of
sidewalks
that
are
unconnected.
We
have
Urban
levels
of
service,
we
have
rural
levels
of
service,
depending
on
where
you
are
in
the
county.
I
think
this
gives
you
the
additional
support,
that's
needed
to
provide
an
additional
application.
E
There
are
many
times
where
you
know:
staff
takes
before
an
application
to
the
board
of
adjustment
and
we've
said
wow
geez.
Wouldn't
this
be
kind
of
nice
if
we
were
able
to
to
take
a
particular
project
on
a
different
route
and
that
that's
what
I
would
say
to
that
is?
Is
we
we
just
we're
outgrowing
our
code,
it's
The,
Little,
Engine,
That,
Could,
essentially
and
I.
E
E
A
And
a
project
that
goes
through
conditional
zoning
at
the
end
of
that
process
is
seeming
up.
It's
a
proposal
is
approved.
That
plan
actually
becomes
the
distinct
zoning
that
exists
for
that
property.
So
it's
no
longer
Zone
R2
R3.
It's
like
it's
zoned.
That
plan
is
the
specific
Zoning
for
that
area
of
land
in
perpetuity.
Unless
the
County
Commission
changes
it
in
the
future.
E
E
A
C
That
later
well,
one
thing
yeah
there
could
be.
Potentially
you
know
other
ordinance,
adjustments
that
you
may
want
to
make
in
addition
to
adding
this.
If
you
choose
to
go
in
that
direction,
so
I
guess
one
thing
to
consider
is
whether
you
want
to
do
those
as
a
package.
Ordinance
updates
or
some
communities
will
do
that,
but
maybe
do
some
kind
of
focused
shorter
term
updates,
first
and
then
kind
of
do
the
package
later.
So
there
are
different
Alternatives,
okay,.
B
C
So
this
is
a
map
from
your
2013
plan
that
has
you
know:
High
moderate
Hazard
area,
steep
slope,
elevations
over
2500
square
feet,
2500
feet.
There
might
be
some
other
one
or
two
others
on
here
that
I
can't
see
from
this
distance.
But
you
know
those
are
the
kind
of
Darker
orangey
and
yellowy
areas
on
the
map,
which
is
a
significant
portion
of
the
county
in
terms
of
where
future
development
could
be
accommodated.
C
So
we
did
some
analysis
as
part
of
this
planning
project.
Looking
at
what
we
call
potentially
developable
areas
by
jurisdiction.
I
want
to
just
note
that
potentially
developable
areas
does
not
include
kind
of
any
direct
discussions
with
landowners.
These
are
places
that
don't
have
any
kind
of
improvements
on
them
today
and
could
potentially
you
know
they
have
the
right
to
be
developed
so
to
speak.
C
But
again
you
know
each
property
owner
may
not
be
actually
willing
or
interested
in
doing
that,
but
from
kind
of
that
top
level
analysis.
What
we
identified
is
that
the
majority
of
the
of
the
potentially
developable
lands
in
the
county
are
within
the
County's
jurisdiction.
You
see
that
County
jurisdiction
at
the
percent
of
total
acreage
over
88
percent.
In
addition
to
that
88
we
looked.
C
According
to
the
analysis
that
we
did
is,
you
know
less
than
five
percent
in
the
municipality,
so
that's
all
to
say
that
the
counties
kind
of
you
know
in
a
unique
position
in
terms
of
lands
that
could
be
developed
in
the
future
and
thinking
about
how
those
lands
change
over
time
and-
and
this
is
just
a
couple
of
maps
to
kind
of
show
how
this
plays
out.
So
these
are
the
kind
of
the
lighter
lightest
gray
that
you
see
out
across
the
county.
C
Yeah,
unapproved
yeah,
zero,
there's
yeah,
there's
zero
kind
of
improved
value
was
the
analysis
that
was
used
to
identify
so
then
in
looking
at
the
majority
of
lands
in
the
County's
jurisdiction
that
have
constraints
on
them.
So,
looking
back
at
those
constraints
that
we
were
looking
at
on
that
first
map,
you
know
there's
a
significant
percentage
of
lands
that
have
constraints
on
them,
and
so
you
know
only
about
22
percent.
Don't
have
constraints,
the
rest
have
floodplain
constraints,
steep
slope,
protected,
ridgelines
Etc.
C
So
it's
important
to
think
about
the
fact
that
you
know
of
the
land
that
could
be
developed
within
the
county.
Actually,
a
very
small
portion
of
it
is
truly
developable
when
you
kind
of
separate
out
and
kind
of
take
subtract
out
all
these
constraints.
That
probably
already
have
regulations
in
place
today
to
kind
of
you
know,
restrict
or
prohibit
that
growth
in
some
way.
So
you
know
that
kind
of
paints
a
picture.
What
the
the
land
that
you
have
that's
developable,
it's
very
important
to
kind
of
use
it
in
a
way.
C
In
addition
to
that.
Another
piece
to
this
which
Nate
alluded
to
earlier,
is
the
fact
that
a
number
of
years
ago,
the
the
state
legislature
took
away
the
ability
for
the
city
of
Asheville
and
town
of
Weaverville
to
have
extra
territorial
jurisdiction
Authority
outside
of
their
corporate
limits,
which
allowed
them
Planning
and
Zoning
Authority
on
lands
that
were,
you
know,
essentially
adjacent
and
potentially
going
to
be
annexed
in
the
future
and
become
part
of
their
community.
C
That
planning
tool
is
no
longer
available
to
them,
but
the
that's
not
to
say
that
the
kind
of
the
pattern
and
fabric
of
that
Municipal
growth
had
not
started
to
happen
within
those
areas,
and
so
the
county
now
has
jurisdiction
over
lands
that
were
kind
of
initially
planned
for
as
being
Municipal
in
the
long
term
and
so
having
to
kind
of
think
and
plan
for
from
a
county
standpoint.
How
do
we
kind
of
manage
those
lands
over
time
because
they,
they
may
or
may
not
become
Municipal
in
the
future?
C
C
So
in
terms
of
the
the
working
draft
of
the
comprehensive
plan,
we
do
one
of
the
new
things
that's
going
to
come
out
of
this
comprehensive
plan
is
essentially
what
most
communities
call
a
future
land
use
map.
That
is
a
policy
guide.
It's
not
regulatory,
it's
not
a
law,
but
it's
a
policy
guide
that
can
be
used
by
staff
planning
board
the
commission
to
review
different
projects
and
think
about
what's
appropriate.
C
Given
the
guidance,
that's
on
this
map
and
the
supporting
categories,
and
so
in
each
of
those,
there
are
again
working
draft
some
specific
densities
that
are
recommended
for
those
different
categories
based
on
whether
it's
a
kind
of
a
public
land,
a
rural
community,
maybe
a
place.
That's
within
a
growth
area
that
we
want
to
be
supporting
more
development
to
be
occurring.
C
Maybe
it's
within
a
growth
area
where
we
want
to
really
be
supporting
kind
of
a
higher
density
type
of
situation,
given
the
location
and
kind
of
access
to
services,
and
maybe
proximity
to
a
municipality
as
well.
So
you
can
see
there's
a
variety
of
different
kind
of
densities
listed
across
this
from
very
low
density.
Again,
that
you
would
that
are
kind
of
recommended
for
the
lower
kind
of
density,
rural
areas
to
more
higher
density
in
places
that
we
want
to
be
kind
of
taking
advantage
of
growth
potential.
C
Given
the
fact
that
there
are
such
kind
of
limited
opportunities
within
the
county
and
one
thing
that's
really
important
to
think
about
density.
It
can
be
a
very
polarizing
Topic
in
a
lot
of
communities
and
thinking,
particularly
about
high
density
and
what
high
density
looks
like
and
where
it
goes
and
I
think
talking
about
density
as
a
number,
without
having
Associated
kind
of
illustrations
of
what
that
can
look
like
can
really
kind
of
make
for
a
challenging
situation,
because
not
all
density
is
created
equal.
C
You
can
have
really
poorly
designed
high
density
projects,
and
you
can
have
really
well
designed
high
density
projects,
and
so
we've
got
I
think
the
importance
is
kind
of
thinking
about
the
standards
that
are
applied
to
particularly
higher
density
projects,
to
help
manage
growth,
as
it
occurs
over
time
and
some
people
might
think
you
know
some
of
the
numbers
that
we're
showing
on
the
screen.
You
know
that
we're
talking
about,
like
you,
know,
major
kind
of
major
developments
that
you
would
find
in
a
big
city
or
something
like
that.
C
But
I
think
what
you'll
see
in
some
of
the
illustrations
that
we've
got
here
is
that
again
density
is
really
about
how
you
plan
and
design
it.
Just
a
quick
note:
I,
don't
know
if
any
of
you
have
ever
been
to
Carrboro
North
Carolina,
that's
where
I
live
right.
Now
it's
right
beside
Chapel,
Hill
Carver
had
the
distinction
for
many
many
years
of
being
the
most
dense
City
in
the
entire
state
of
North
Carolina
I.
C
Don't
think
that
there's
a
single
building
over
three
stories
tall
within
that
Community,
Charlotte,
outpaced
them
Charlotte's
like
Beyond
them
now
and
that's
per
capita.
Looking
over
the
course.
You
know
the
full
area,
but
I
think
it's
important
kind
of
illustration
that
you
can
have
what
we
call
Gentle
density
that
was
really
powerful
and
makes
a
big
difference
without
it
being
kind
of
an
overpowering,
more
urban
type
environment.
So
some
density
examples
here.
This
is
I,
think
all
of
our
examples
are
actually
from
different
communities
in
Washington
state.
C
There's
a
really
great
resource
that
you
can
see
there
at
the
bottom,
Municipal
research
and
Services
Center
at
Washington
that
that's
got
some
really
great
resources
to
kind
of
look
at
what
density
looks
like.
So
this
is
a
9.3
dwelling
per
acre
project,
traditional
kind
of
streetscape,
those
common
open
space
that
has
a
mix
of
single
family,
duplexes
and
triplexes,
and
it's
in
Issaquah
Washington
ratcheting
up
looking
at
15
dwelling
units
per
acre,
there's
a
variety
of
housing
types
in
this
project,
that's
also
in
issaquid's
pedestrian,
friendly
common
space
Trails.
C
You
know,
there's
a
lot
of
kind
of
types
of
amenities
that
we've
talked
about
in
this
planning
process
wanting
to
encourage
in
terms
of
new
development,
in
the
way
that
we
that
neighborhoods
have
built.
This
is
one
that's,
maybe
more.
Traditional
kind
of
apartment,
complex
18
dwelling
units
per
acre,
open
space
and
recreational
features,
connections
to
Trails,
protected
natural
areas,
this
one's
in
Renton,
Washington
and
then
I
believe
this
one
is
27
dwelling
units
per
acre,
so
we
are
starting
to
look.
Maybe
a
little
bit
more
kind
of
urban
scale.
C
Single
family
and
double
single
family
lots
were
redeveloped
to
condos,
there's
three
to
seven
units
per
building,
30
foot,
height
limitations.
So
again
you
don't
necessarily
have
to
go
high
to
have
density,
it's
kind
of
and
height
is
I.
Think
more
often,
none
than
not
the
kind
of
the
development
parameter
that
most
people
have
the
most
negative
reaction
to
is
really
usually
the
height
of
the
building
and
then
the
kind
of
highest
density
example
that
we
have
here.
C
This
one's
from
Redmond
Washington,
34
dwelling
units
per
acre,
Street,
oriented
mixed
use
development,
so
you've
got
ground
floor,
retail
with
dwellings.
Over
top
and
behind
you
have
common
open
space
and
then
the
townhouses
you
can
see
in
kind
of
the
aerial
photograph
there.
So
you
know
a
variety
of
different
densities.
I
think
all
have
kind
of
similar
elements
in
terms
of
the
design,
but
I
think
it's
important
to
kind
of
think
about.
C
We
wanted
it
to
be
occurring
in
appropriate
growth
areas
within
the
community,
evaluating
regulatory
barriers
to
infill,
Redevelopment
and
adaptive
reuse
sites,
including
looking
at
part
parking.
These
are
some
of
those
other
Ordnance
things
that
might
you
might
want
to
take
a
look
at
parking,
dimensional
requirements,
density
access,
circulation
standards
and
providing
some
flexibility
for
those
to
support
Redevelopment
of
underutilized
sites
and
then
continuing
to
develop
standards
and
programs
that
incentivize,
affordable
housing,
cluster
development
and
green
building
techniques.
B
C
A
better
way
than
more
dispersed
development
does
so
that's
the
end
of
oh
sorry.
I
forgot,
there
was
one
more
slide
here.
We've
had
a
couple
more
actions
so
where
water
and
sewer
utilities
are
available
or
feasible
to
implement,
looking
at
changing
the
ordinance
to
encourage
a
variety
of
housing
types
and
the
highest
density
units
per
acre
so
again
time
to
take
advantage
of
those
places
where
growth
is
really
supported
by
the
conditions.
C
The
second
bullet
developing
a
voluntary
point
system
is
part
of
the
development
regulations
that
can
serve
as
an
incentive
for
sustainable,
resilient
and
affordable
developments.
So
this
would
it
kind
of
similar
to
the
the
kind
of
conditional
zoning.
This
would
be
something
that
a
applicant
could
choose
to
kind
of
go
with
this
point
system
and
identify
some
specific
things
that
they
would
want
to
do
within
their
project
and
then
finally
encouraging
small
scale
density
by
crafting
a
cottage
development
option
to
allow
for
denser
residential
developments
on
infill
Lots
as
a
use
by
right.
F
K
D
D
C
D
D
D
E
So
we've
talked
a
lot
about
you
all
might
have
heard
missing.
Middle
counseling
staff
doesn't
have
a
lot
of
flexibility
right
now,
so
we
we
have
run
a
5k
we're
now
in
Marathon
mode,
and
the
code
basically
says
anything
more
than
four
principal
structures
has
to
be
forwarded
onto
the
board
of
adjustments.
That's.
B
E
A
whole
lot
of
flexibility.
When
you
talk
about
say,
if
someone
comes
in
Parker,
you
may
want
to
do
a
12
unit,
Cottage
development,
and
within
that
small
compact
development
on
an
infill
lot,
you
might
have
a
couple
garage
apartments.
You
might
have
three
town
homes.
What
we
would
do
is
create
a
way
to
give
folks
an
opportunity
based
on
the
things
we
would
want
to
see
in
the
development
to
have
the
staff
review
that
as
of
right,
so
an
administrative
decision
and
then
what
we
need
to
right
size.
E
Our
density
we
need
to
currently
the
maximum
density
in
the
county
is
12
units
an
acre,
it's
probably
more
appropriate
to
bump
those
numbers
up
in
areas
that
are
on
a
transportation
Corridor
that
are
near
shopping
opportunities,
employment
opportunities.
This
is
how
the
community
oriented
development
program
already
functions.
E
It
allows
reductions
to
things
like
setbacks.
County-Wide
zoning,
of
course,
did
not
come
about
until
2009,
so
we
are
really
having
to
adapt
this
to
today's
standards
very
quickly.
When
those
standards
were
adopted,
you
had
deeper
setbacks
and
it
just
doesn't
make
sense
anymore
with
our
limited
availability
of
land.
That's
not
constrained
that
we
really
are
going
to
have
to
think
about
Innovation.
Now,
some
of
those
constrained
properties,
I
will
tell
you
that's
where
that
whole
word
about
clustering
takes
place.
E
You
want
to
concentrate
your
development
on
the
least
environmentally
sensitive
portion
of
a
property
in
order
to
conserve
the
more
environmentally
sensitive
portion
of
the
property.
So
some
of
these
things
we
have
already
pushed
the
envelope
about
as
far
as
we
can
do
without
doing
wholesale
changes.
This
is
a
preview
and
cottage
developments.
E
The
you
know
once
if
you
can
do
something
administrative
and
set
the
standards,
it
lowers
the
cost
for
developers
and
and
allows
them
to
do
more
without
having
to
spend
a
lot
of
money
on
professional
drawings
and
things
that
drive
up
the
cost.
Overall,
that's
my
simple
answer
to
that,
even
though
it
wasn't
so
thank.
F
F
I
appreciate
you
showing
some
examples
of
various
density.
I
think
that's
really
key,
because
I
think
you're
right.
Partly
what
we
hear
are
concerns
people
have
certain
things
in
their
mind
and
the
reality
is.
It
can
be
done
really
well
right.
Those
those
examples
that
you
showed
us
look
very
inviting
in
communities
that
I
feel
can
really
fit
in
well
within
our
community.
So
I
appreciate
you
showing
some
of
those
examples
and
for
us
to
continue
looking
at
that
and
thinking
about
that
for
the
community.
E
One
of
the
ways
you
can
soften
the
density
conversation
as
well
is
to
think
back
in
history,
so
before
World
War
II,
we
live
more
densely.
So,
yes,
we
still
had
Brewers,
but
the
cities
were
denser
after
World
War
II,
you
started
seeing
all
the
Suburban
growth
and
then
the
explosion
of
single-family
development.
B
A
Thing
probably
part
of
what
you're
talking
about
Parker
is
like
in
the
mixed
use
context
right,
I
mean
because
I
mean,
like
I,
think
the
developers
do
want
to
a
lot
of
them
will
want
to
build
more
densely
if
we
make
the
regulations
allow
it
compared
to
what
they're
going
to
do
now.
So
I
think
that'll
come
pretty
naturally,
but
I
think
you're,
referring
to
like
commercial
developments
and
integrating
and
trying
to
encourage
some
more
mixed
mix
of
residential
in
commercial
and
there's.
A
Just
a
lot
of
a
lot
of
people
in
the
development
world
are
like
you
know:
I
build
residential
or
I,
build
commercial
and
some
of
them
love
building
boat,
but
there's
a
whole
lot
who
don't
right,
yeah,
because
it's
just
they
have
a
particular
business
model.
They're
trying
to
trying
to
do
so,
but
mixed
uses
has
a
lot
of
advantages,
especially
for
a
community
like
ours,
where,
if
you
just
do
single
use,
you
know
you
build
some
big
parking
lot.
A
That's
either
empty
all
day
long
if
it's
residential
or
it's
empty
all
night
long,
if
it's
commercial
and
we
just
kind
of
like
you
know,
paved
over
Buncombe
County
in
a
really
inefficient
way,
so
I
think
it's
a
yeah.
It
is.
It
is
an
outcome
like
we
want
to
see
more
of
I.
Also,
don't
know
what
the
right
way
is
to
encourage
more
developers
to
think
about
mixed
use,
who
might
be
more
kind
of
single
use.
E
To
our
our
conditions
here,
I
would
point
out
that
the
Busby
development,
which
is
currently
in
grading
operations
on
Sweden
Creek
Road,
shows
to
through
a
special
use,
permit
process
cluster,
all
their
development
and
they're
actually
going
to
be
through
a
conservation
easement,
preserving
a
large
swath
of
property,
20
South
Bear
Creek,
which
is
under
development.
Now
we're
actually
seeing
sort
of
a
more
of
a
mixed-use
model
where
you're
actually
seeing
senior
housing
alongside
more
traditional
units,
and
it
actually
included
some
affordable
units
as
well.
E
I
C
Extraterritorial
jurisdiction
as
part
of
your
jurisdiction,
there's
not
a
lot
of
counties
that
I'm
familiar
with
that
have
condition
where
there's
kind
of
a
you
know:
urbanizing
suburbanizing
pattern.
That's
now
you
know
the
part
of
your
portfolio
of
lands
that
you
manage
within
your
jurisdiction,
so
I
think
that's
important,
and
so
that
kind
of
makes
you
unique
in
a
lot
of
ways.
I
do
think
that
Wake
County
is
maybe
an
example.
That's
kind
of
helpful
to
think
about
there.
There
are
some
differences.
C
C
How
do
we
kind
of
Leverage
that
I
will
say
this?
Not
a
county,
but
we've
also
worked
with
Cary
North
Carolina,
and
they
had
some
particular
areas
where
they
were
wanting
to
make
sure
that
they
took
the
best
advantage
of
those
lands
given
their
kind
of
access
to
I-40.
It
was
kind
of
one
of
the
few
large
Parcels
that
they
had
available
within
their
community,
so
they
were
starting
to
Gap.
C
You
know
a
lot
less
land
to
be
developed
over
time,
and
so
they
wanted
to
kind
of
make
sure
they
were
making
the
highest
and
best
use
of
that,
and
you
know
honestly
they
would.
They
would
turn
down
zoning
proposals
that
were
for
kind
of
lower
intensity
projects
and
basically
say
you
know
we're
going
to
wait
till
it's
great.
We
want
something:
that's
going
to
maximize
the
potential
that's
available
in
this
location.
So
that's
another
kind
of
part
of
that.
C
A
So
it
seems
like
there's
room
to
like
say,
like
you
know,
if
you're
only
going
to
build
one
unit,
you
shouldn't
need
that
much
property
I
know
that
we
can
allow
two
units
on
a
parcel,
but
there's
a
lot
of
times
where
people
like
don't
want
to
do
two
units,
because
it's
like
I
just
want
to
build
a
house
and
I'm
never
going
to
build
another
house
right,
because
I
just
need
one
mortgage
right.
So
anyway
are.
A
It
does
seem,
like
you
know,
there's
a
lot
of
places
where,
if
you're
not
going
to
just
do
single
family
like
doing
a
Triplex
or
a
quadruplex
like
that
may
be
just
seems
like
stopping
at
duplex
on
a
lot
of
these,
you
know
smaller
or
relatively
smaller
partials.
Probably
we
should
probably
allow
more.
You
know,
you
know
a
lot
of
people
used
to
build
like
little
little
small
apartments
with
five
or
six
units
and
they
fit
in
Great
And
they're
they're
cheap
to
build.
A
E
Absolutely
and
just
for
everybody's
clarification,
the
county
has
a
two-tiered
approach
to
lot
size.
We
call
those
bulk
development
standards.
You
know
setbacks
things
like
that.
The
reason
we
have
to
do
a
two-tiered
approach
is
because
not
everybody's
on
Water
and
Sewer.
Some
are
on
water,
not
sewer.
Some
are
on
Water
and
Sewer.
Some
are
on
nothing
Well
septic,
so
your
lot
sizes
do
have
to
be
customized
to
accommodate
a
septic
system.
F
E
Really
been
established
yet
I
can
tell
you
that
a
community
oriented
development,
the
maximum
density
is
we
can.
We
can
go
as
high
as
250
percent
of
the
base
density.
So
the
way
to
think
about
that-
and
forgive
me
for
not
including
the
specific
numbers
here
but
east
Havens,
it's
on
a
very
small
piece
of
property,
I,
want
to
say
maybe
four
acres
and
the
density
on
that
I
believe
is
90..
E
That
is
sure,
so
the
county
undertook
an
Innovative.
It
was
homegrown,
we
developed
it
in-house.
We
looked
at
a
way
to
encourage
developers
to
build
affordable
housing
and
also
we
worked
in
a
number
of
green
building
techniques
and
also
looked
at
the
potential
to
develop
properties
that
were
in
close
proximity
to
Transportation
corridors
or
on
public
transit
lines,
we're
near
shopping
and
employment
opportunities
and
what
it
did
was
it
said.
Okay,
you
can
have
additional
density
based
on
a
point
system.
E
That
program
has
been
successful
and
it
is
voluntary
and
I
think
that
we
should
look
at
that,
an
opportunity
to
grow
that
program
as
well,
since
we
have
already
tested
it,
but
essentially
the
higher
the
score,
the
more
density
you
can
get
up
to
that
maximum
cap
of
250
percent.
We
can
make
changes
to
it,
but
I
do
think.
We
need
to
look
at
areas
that
have
access
to
water
and
sewer
and
bump
those
up,
Beyond
12,
especially
those
that
are
on
those
Transportation
corridors
as
well.
D
That's
so
neatly:
no
well
I,
guess
it
kind
of
worse.
What
are
some
options,
what
we're
thinking
about
like
the
future
land
use
map
and
that
where
the
urban
Services
area
is
or
wherever
we're
calling
it
are,
we
are
we
thinking
about
changes
of
the
zoning
map
to
allow
for
Tennessee
or
require
mixed
use.
Development
or
like
are
you
think
about
it
from
the
land
use
side.
E
We're
looking
at
it
from
every
angle,
I
think.
One
of
the
things
that
we
will
probably
consider
is
that
a
very
large
portion
of
the
county
is
under
open
use
with
not
a
whole
lot
of
development
standards.
As
more
and
more
development
has
occurred.
Since
2009,
we
will
probably
need
to
look
at
the
future
land
use
map
as
a
tool
to
influence
future
zoning
decisions.
E
Changing
zoning
changing
densities
without
getting
too
far
into
the
weeds
to
today
that
that's
that's
sort
of
the
goal
is
that
we
do
need
to
audit
ourselves
and
look
at
the
the
areas
that
are
growing
and
be
mindful
of
areas
that
we
want
to
preserve
and
that
are
near
and
dear
to
us.
Obviously
farmlands
and
steep
slopes.
E
A
C
C
It's
important
to
note
that
many
of
these
are
not
kind
of
under
the
direct
authority,
of
course,
of
Buncombe
County
as
a
local
government,
but
they're
partners
that
provide
these
utilities
and
services
within
the
county.
So
for
water
and
sewer
is
an
electricity
included
on
that
water
and
sewer.
We,
you
can
see
the
lists
are
Asheville
Water,
billboard,
Forest,
Black,
Mountain,
Water,
Montreat,
water
and
Weaverville
and
Woodfin
water
districts
all
provide
public
potable
water
service
within
the
county
and
the
Metropolitan
sewage,
District
MSD
provides.
B
C
Service
within
the
county-
and
we
did
kind
of
specifically
look
at
some
of
the
long-range
plans
for
MSD
and
for
Asheville,
Water
and
thinking
about
growth,
areas
and
areas
that
would
be
served
by
infrastructure
within
the
future.
Looking
at
kind
of
a
long-range
timeline
for
the
for
the
plan,
electricity
provided
by
Duke,
Energy
and
French
bride,
electric
those
are
investor
owned
utilities
that
are
regulated
by
the
state.
D
C
We
will
note
that,
and
then
you
know
others
Utility
Services
provide
telephone
natural
gas,
storm
water,
Buncombe,
County,
storm
water
management
program
does
administer
your
storm
water
ordinance.
So
that
is
one
where
you
have
kind
of
direct
Authority
in
terms
of
provision
of
that
local
government
service.
Also
many
internet
providers
across
the
county.
C
C
Also
talking
with
folks
from
the
various
departments
within
the
county
to
identify
critical
needs
for
Public,
Safety
EMS
services
and
solid
waste,
as
you
think,
about
kind
of
growth
in
the
future,
and
how
you're
going
to
continue
to
provide
various
levels
of
service.
For
those
different
Public
Services,
it's
important
to
kind
of
think
ahead
about
what
that
means
to
for
those
departments.
C
Okay
and
so
in
terms
of
policies
and
working
draft
version
in
the
plan.
Implement
regulatory
actions
to
promote
the
growth
protection
conservation
goal
and
that
kind
of
some
of
those
have
some
implications
on
infrastructure,
more
specifically
and
directly:
coordinating
Public
Water
and
Wastewater
services
with
plans
for
growth.
C
That's
the
equity
analysis
tool.
That's
fairly
recently
come
out.
There
are
other
policies
that
support
a
balanced,
Transportation,
Network
and
Recreation
goals
as
well.
We
kind
of
have
those
in
separate
chapters
Within
the
play
that
are
outside
of
infrastructure,
but
we
obviously
want
you
know
and
under
the
broader
umbrella
of
infrastructure.
Those
are
also
important
components
that
are
included
within
the
plan
as
well.
F
E
E
A
couple
things
I
can
tell
you
about.
Is
we
have
a
great
partnership
within
CDOT?
They
are
part
of
the
development
review
process.
They
sit
on.
What's
called
our
technical
Review
Committee,
that's
a
committee,
that's
comprised
of
County
departments
that
review
development
ordinances
and
in
addition
to
that,
we
have
our
Municipal
Water
providers.
Sometimes
the
city
of
Asheville
has
a
seat
on
that.
Msd
is
a
part
of
that
conversation
as
well
things
that
we
have
done
recently
in
the
past
that
are
higher
standards.
E
Some
of
you
were
on
commission
when
we
adopted
the
requirement
for
any
development
that
has
70
greater
than
75
units
or
greater
than
75
Lots.
We
require
traffic
study
that
traffic
study
then
gets
sent
on
to
Raleigh
and
locally
the
division
13,
and
it
can
help
with
decisions
that
are
made
for
improvements
that
occur
so
whether
you're
an
apartment
complex.
E
That
might
need,
what's
called
a
deceleration
Lane
getting
folks
off
the
main
route
in
order
to
to
improve
a
traffic
outcome,
are
some
of
the
things
that
we
do
and
I
think
that
has
had
a
positive
effect.
I
think
that
we
would
continue
to
look
for
opportunities
to
to
grow
that
relationship
and
in
addition
to
that,
a
couple
of
things
you
all
should
know
is
the
ncdot
recently
changed
their
complete
streets
program.
E
What
that
means
is
if
we
prioritize
areas
of
the
county
where
we'd
like
to
see,
say
a
bike
lane
or
a
sidewalk
or
a
multi-modal
opportunity.
If
you
capture
that
in
a
plan-
and
they
do
a
road
widening
project,
they
will
build
that
they
will
fully
build
that
now
it
used
to
be
that
used
to
be
a
cost-sharing
Arrangement.
E
I
think
that
the
comprehensive
plan
has
a
direct
correlation
with
that
a
relationship
and
that
we
are
going
to
be
making
some
priorities
where
we
want
to
to
see
continual
improvements
with
the
goal
that
it's
not
just
an
automobile
oriented,
Society
anymore,
people
are
looking
for
opportunities
to
be
mobile
or
multiple
different
ways.
Now
some
of
those
I
don't
recommend
like
that.
One
wheel
thing,
but
you
know,
there's
people
are
seeking
different
forms
of
transportation.
That's
bottom
line.
E
Okay,
so
what
I
will
tell
you
sure,
well,
I
think
it's
everything
I
think
it's
not
only
roads
but
but
the
future
of
water,
the
future
of
sewer,
I,
I,
don't
think
anything's
off
the
table.
I
think
that
in
years
past
we
might
have
been
a
little
siled.
Well,
we
don't
do
that
ncdot.
Does
that
or
we
don't
do
that
MSD?
Does
it
but
I
think
it's
an
organism?
E
I
think
that
water
has
a
very
storied
and
long
history
in
our
area
and
it's
very
interesting
in
the
sense
that
most
communities
in
North
Carolina,
if
you're
a
water
provider,
that's
your
carrot
and
stick
to
get
folks
to
actually
come
into
your
Incorporated
area.
Now
here,
of
course,
it's
complicated.
E
So
that
means
dating
all
the
way
back
to
some
of
the
original
Sullivan
acts
that
go
back
to
the
1920s
and
the
Great
Depression
Asheville
does
not
have
the
ability
to
charge
differential
water
rates,
so
they
lose
sort
of
that
carrot
and
stick
approach
to
to
get
folks
to
come
into
their
City.
The
other
thing
is
that
annexation
laws
have
changed
so
greatly
in
North,
Carolina,
there's
no
more
involuntary
annexation,
so
it
makes
us
as
a
county
have
to
sort
of
think
in
terms
of
somewhat
a
more
urban
standard.
E
E
So
it's
to
introduce
these
topics
and
think
about
how
we
might
want
to
partner
with
these
agencies
to
influence
the
the
areas
where
it's
appropriate
to
grow
versus
the
areas
where
it's
appropriate
to
conserve
and
and
also
think
about
things
like
even
from
a
solid
waste
perspective
about
you
know.
If
we
want
to
grow
more
recycling
opportunities,
compost,
opportunities,
grow,
a
biodigester
I
mean
there's
just
there's
numerous
opportunity
here
to
influence
how
we
want
to
see
things
over
the
next
one
years.
F
E
I
think
it's
a
combination
of
everything
of
both
Al
Robert
myself
sit
on
the
MSD
board.
We've
we've
actually
seen
numerous
presentations
on
the
three
studied
areas
that
exist
within
msd's
realm,
but
MSD
has
some
constraints
as
well
that
what
we
can
discuss
at
Great
length
I
will
tell
you
that
as
a
matter
of
policy,
Asheville
is
the
largest
water
provider.
They
also
sell
a
lot
of
water
to
the
other
municipalities
that
provide
water.
Many
don't
know
that
Woodfin
has
an
independent,
Water
Authority,
that's
not
part
of
the
city.
E
So
it's
it's
a
very,
very
nuanced.
There's
even
a
couple
of
private
water
providers,
Bent
Creek,
for
example,
and
Ridgecrest,
is
actually
a
small
water
provider,
so
I
I
think
it's.
The
goal
here
is:
is
we
don't
have
anything
set
in
stone
to
to
discuss
but
more
of
an
awareness
and
more
of
a
to
get
the
gears
turned
in
in
terms
of
what
we
might
want
to
see
as
part
of
the
plan?
E
D
A
neat
one,
sorry,
but
I
guess.
One
thing
that
comes
to
mind
is
is
D.O.T.
You
know
you
mentioned
several
times
now:
the
sidewalk
situation,
where
the
it
prompted
us
to
we're
interested
if
I
corridors
that
we'd
like
to
see
sidewalk
improvements
on
I
guess,
I
would
personally
love
to
see
this
board
like
expand
on
that
list.
E
Yeah
and,
of
course,
that's
complicated
too,
while
the
dot
might
build
you
a
sidewalk
as
part
of
a
project
that
won't
maintain
it
yeah.
So
we
have
to
think
about
maintenance
of
sidewalks
as
well.
We
have
to
think
about
the
fact
that
we
have
pieces
and
parts
of
sidewalk
all
throughout
former
Asheville
ztj,
but
we
probably
need
to
prioritize
in-house
and
look
at
how
we
start
connecting
those
I'd
say.
A
A
S
where,
where
did
the
vast
majority
or
the
highest
conservation
jobs
are
so
these
people,
you
know
walking
or
biking
or
taking
advances,
are
going
a
mile
instead
of
20
miles
right
so
for
other
super
region.
So
how
do
we
we
see
a
library
from
downtown,
but
you
know:
are
there
things
that
we
could
do
from
a
policy
or
from
an
infrastructure
standpoint
that
would
say
over
the
next
20
years
mean
that
with
the
downtown
metro
area,.
A
A
E
One
of
the
things
I
can
tell
you
when
we're
meeting
with
our
friends
in
the
planning
department
with
Asheville
tomorrow
is
how
can
they
or
how
do
we
have
a
conversation
related
to?
Maybe
they
incentivize
someone
to
come
into
the
City
and
the
former
etj
areas.
I
mean
those
are
not
in
the
city
now,
but
they're
in
that
sphere
of
influence
just
around
the
city,
I
think
that
more
downtown
growth
would
be
a
conversation
with
City
staff
on
how
they
continue
to
incentivize,
because
it
is
more
or
less
a
carrot
and
stick
approach.
E
A
Yeah
but
infrastructure
and
Market
forces
those
are
different
things
right
like
where
we
put
the
MSD
lines.
That's
where
the
growth
is
going
to
go
right
like
the
market
will
kind
of
do
I
mean
if
we
just
said:
let's
just
do
let
the
market
do
what
it's
going
to
do.
Then
we
would
let
the
market
just
build
infrastructure,
but
if
we're
going
to
get
involved
in
building
infrastructure,
now
we're
kind
of
choosing
where
the
Market's
gonna.
A
If
I
knew
they
were
going
to
do
that
stuff
over
the
next
20
years,
like
I'm
going
to
plan,
you
know
a
bunch
more
projects
downtown,
because
that
won't
all
just
like
that
kind
of
infrastructure
won't
have
to
be
shouldered
totally
by
the
private
sector.
Right,
like
the
public,
sees
that
there's
kind
of
a
role
there
places
I
I'm
eager
I,
mean
I'm
eager
for
this
comp
plan
to
go
ahead,
but
I
do
I
do
if
the
main
goal
here
is
to
kind
of
steer
where
growth
goes.
K
Just
another
sort
of
idea
to
throw
in
the
mix,
as
we
think
about
development
in
the
sort
of
downtown
and
immediately
adjacent
areas,
is
in
addition
to
mapping
the
city
and
county
owned
and
potentially
stayed
on
publicly
owned
properties.
There
I
think
it
would
be
an
interesting
exercise
to
map
sort
of
who
are
some
of
the
other
major
landowners
in
this.
K
As
a
minister
in
a
Mainline
denomination
like
struggling
with
having
their
Church
filled,
then
the
building
is,
is
often
sitting
quite
underutilized
for
most
of
the
week,
be
partners
in
affordable
housing,
development
projects
or
Partners
in
some
of
the
other
kind
of
types
of
Community
Resources
that
to
some
extent
I
mean
less,
maybe
less
than
what
you're
talking
about.
Brownie
was
sort
of
concrete
Capital
infrastructure,
but
things
like
downtown
groceries
or
early
childhood
centers.
C
I
was
gonna
kind
of
to
that
point.
In
the
previous
point,
there
is
some
language
in
here.
It's
not
specifically
listed
on
our
slides
here,
but
it
talks
about
the
county
government
serving
as
a
convener
for
various
Partners
municipalities.
Being
one
of
the
primary
groups
to
be
partnering
with
is
along
with
utility
providers
to
kind
of
identify
those
types
of
opportunities
and
have
potentially
regular
quarterly
or
whatever
looks
like
meetings
to
to
be
kind
of
thinking
through.
C
C
I
talked
a
little
bit
earlier
about
Wake
County
and
their.
You
know
ordinance
revisions
that
they've
made,
but
one
of
the
important
things
that
they're
doing
is
when
they
see
a
project
come
in
in
the
county
that
they
think
should
really
be
a
municipal
project.
It
shouldn't
be
kind
of
maybe
it's
not
changing
the
land,
the
actual
location,
but
it
should
come
in
and
be
supported
by
Municipal
services
and
come
in
under
their
standards
as
part
of
their.
You
know
continuation
of
their
growth
pattern.
C
You
know
they're
having
those
kind
of
focused
discussions
and
bringing
that
applicant
and
the
municipality
to
detect
to
the
table
to
try
to
work
out.
How
can
we
really?
We
want
this
to
be
Municipal?
That's
our
policy
Direction.
How
can
we
make
that
happen?
How
can
we
as
a
county,
be
supportive
and
and
making
that
happen.
D
I
guess
brownie
I,
just
re-emphasize
what
you
said,
I
think
it's
crucial.
If
you
know
Asheville
doesn't
get
exact
together
and
start
pushing
the
city
to
develop
less
like
a
Charlotte
suburb
and
more
like
an
urban
place
with
a
land
scarcity
problem,
we're
all
going
to
have
a
problem,
we're
just
gonna
run
out
of
our
room.
D
A
A
You
come
in
the
city
automatically
and
everybody
understands
instead
of
Asheville
being
90
000
people
right
now,
probably
like
about
120
000
or
something
like
that
and
Asheville
would
have
the
tax
base
and
the
Regal
authority
to
do
a
lot
of
stuff
to
kind
of
like
steer
regional
growth,
but
right
now,
and
because
all
that
stuff's,
not
in
the
city,
you
know
what
all
the
sales
tax
stuff
they
get
hosed
on
that
too
right
we
benefit
from
it.
They
get
hurt
by
it.
A
So
so,
like
you
know,
in
Charlotte
they
built,
you
know
they
built
Light
Rail
right
and
it's
transforming
the
way
that
growth
and
development
happen
in
Charlotte
and
Mecklenburg
County.
You
see
all
this
growth,
you
know
going
to
where
they're
putting
that
Urban
infrastructure,
I'm,
probably
Building,
light
rail.
Isn't
what
makes
sense
here
right
because
we're
just
you
know
it's
a
different.
Maybe
it
does
but
I'm
you
know,
probably
it
doesn't
at
least
not
right
now,
but
but
just
because
we
don't
do
light.
A
Rail
doesn't
mean
there's
not
a
whole
lot
of
other
stuff
in
terms
of
infrastructure,
investment
and
urban
services,
that
that
would
change
the
pattern
of
development
here,
I
think
for
the
better
in
terms
of
where
housing
goes,
where
growth
goes
and
I
just
I.
Just
don't
think
it's
realistic
to
just
kind
of
think
like
Asheville,
can
handle
all
that
on
their
own
in
part
because
of
the
governmental
decisions
locally
and
at
the
state
level
that
have
been
made
over
a
long
period
of
time.
A
That
I
think
could
put
Asheville
in
a
much
different
position
than
the
other
major
Metro
areas
in
the
state
to
be
able
to
have
the
have
the
fiscal
capacity
to
to
make
those
kinds
of
Investments.
So
for
all
those
different
reasons,
I
just
feel
like
we
should
be
talking
more
and
we
should
bring
an
open
if
we
want
to
see
more
growth
happen
in
field
development,
where
the
jobs
are
not
sprawl,
then
I
think
we
ought
to
be
open
to
playing.
You
know
playing
a
role
in
that.
C
Because
you
all
have
kind
of
the
unique
perspective
of
looking
across
the
jurisdictions
within
your
county,
boundary
I,
think
that
makes
so
much
sense
what
you
just
said
and
I'm
thinking
about
two
other
examples
in
Wake
County.
You
know
that
Wake
County
decided
to
take
the
lead
on
their
Transit
planning
efforts,
so
they
partnered,
of
course,
with
Raleigh
and
all
the
other
municipalities.
But
it
was
the
county's
transit
plan.
C
They
were
looking
holistically
across
the
county
and
how
that's
just
systems
should
work
and
they
did
the
same
thing
for
affordable
housing,
even
though
they
don't
really
want
a
direct,
affordable
housing
to
the
unincorporated
portions
of
the
county.
They
developed
a
county-wide
housing
plan
to
work
in
partnership
with
Raleigh
and
the
other
minute
11
municipalities
to
find
ways
to
construct
and
new
units
or
protect
naturally
occurring
affordable
housing,
a
whole
host
of
other
Solutions,
so
they're.
C
Fine,
yes,
speak
of
affordable
housing.
Okay,
so
you
know
we're
very
familiar,
I'm
sure.
With
the
the
Bowen
report,
they
came
out
in
21.
The
housing
needs
assessment
for
Western
North
Carolina
that
looked
at
many
communities,
including
Buncombe
County,
and
projected
several
things
so
they're.
You
know,
statistics
that
they
break
down
in
terms
of
demand
for
rental
and
owner
occupied
housing.
The
slide
here
focuses
on
rental
housing
and
the
significant
senior
affordable
housing
Gap.
C
There
are
kind
of
two
different
formats
that
they
looked
at,
that
kind
of
using
the
North
Carolina
Housing
Finance
format
and
the
U.S
House
Housing
and
Urban
Development
format.
So
you
know
several
thousand
units
that
are
kind
of
identified
as
rental
gaps
within
Buncombe
County
and
then,
when
we
look
for
owner
occupied
housing,
we
also
see
several
depending
on
which
of
the
guidelines
that
you're
using
for
the.
C
You
know
looking
kind
of
closely
most
of
the
housing
units
in
the
county.
More
than
three
quarters
are
either
single
family
one
unit
detached
housing
or
manufactured
homes,
and
we
know
that
many
of
those
households
and
those
homes
are
cost
burdened.
They
spend
more
than
30
percent
of
their
total
annual
household
income
and
rent
or
mortgage
and
are
considered
to
be
cost
burdened
and
that's
been
rising
in
the
county.
So
between
2015
2019,
56.6
percent
of
Runner
households
were
cost
burdened
and
during
that
same
time
period
the
state,
rental,
housing,
cost
burden.
C
Households
trended
downwards,
so
while
it
was
going
up
here,
is
actually
going
downward
kind
of
across
the
state.
We
also
know
that
between
2016
and
2020,
the
median
price
of
a
home
sown
in
the
sold
in
the
county
increased
by
33
percent.
So
quite
a
significant
jump
in
price
points.
The
average
2020
the
average
house
was
on
the
market
for
17
days,
so
they're
going
quick,
97
percent
of
houses
sold
for
at
or
above
the
listed
price.
C
So
there's
you
know
a
supply
challenge
there
and
they're
going
for
higher
than
actual
asking
price
and
more
than
30
percent
of
those
home
closings
were
in
cash.
So
we
know
that
affordable
housing
is
an
issue,
and
this
is
a
very
kind
of
hot
Market
to
be
trying
to
buy
a
house
with
them
or
even
find
rental
housing.
C
This
map
here
shows
households
with
gross
rent
exceeding
30
percent
of
household
income,
so
that
cost
burden
kind
of
housing
threshold
that
U.S
HUD
identifies,
and
you
can
see
it's
kind
of
a
gradient
here.
So
the
darker
you
get
that's
the
highest,
the
higher
the
percentage
of
households
that
have
rents
that
exceed
that
30
percent
of
household
income.
So
the
darker
it
is
the
more
housing
costs
and
burden
kind
of
households.
There
are
within
those
areas,
and
so
we
know
it's
not
just
the
urban
areas.
It's
kind
of
across
the
board.
C
There's
some
argument
to
be
made
that
some
of
these
households
might
actually
some
particularly
more
affluent
households,
might
choose
to
spend
more
than
30
percent
on
their
house,
because
it
is
a
choice
that
they
can
make.
But
many
of
these
are
households
that
have
more
limited
incomes
and
they
they
have.
They
don't
have
an
alternative
choice
in
terms
of
housing
that
they
could
have.
That
would
be
more
affordable
to
them.
C
We
wanted
to
kind
of
summarize
and
identify
the
most
pertinent
ones
in
terms
of
the
actions
so
implementing
equity-oriented
housing
policies
that
address
historically
disadvantaged
groups.
So
you
know
again
taking
an
equity
lens
to
this
plan.
We
want
to
make
sure
that
we're
focusing
on
those
groups
and
other
neighborhoods
at
risk
of
gentrification
and
displacement,
expanding
and
protecting
affordable
and
accessible
housing
choices,
implementing
regulatory
actions
to
promote
the
goals
of
the
growth
protection
conservation
goal
and
supporting
the
economic
advancement
of
historically
disadvantaged
communities
or
some
of
those
key
some
reactions
there.
A
A
A
A
Five
percent
or
ten
percent
I,
just
I,
don't
know
if
there's
any
way
at
this
level
to
kind
of
forecast
that,
because
we
see
these
big
numbers
that
we
need
to
produce
in
the
county
over
this
period
of
time,
you
know
it's
thousands
right
so
and
I
think
again
we're
getting
a
sense
for
how
many,
where
we're
directly
co-investing
in
projects,
how
many
we
can
produce
per
year
on
average
or
through
2030
and
Beyond,
and
is
there
some
additional
amount?
We
can
start
thinking
about
through
good
policies.
A
C
You
know
once
these
policies
are
implemented,
how
that
might
change
from
a
numeric
standpoint
I
mean.
We
definitely
hope
that
the
you
know
what's
going
to
happen.
Is
it's
going
to
raise
the
needle
in
terms
of
that
Trend
and
that
there
would
be
more
affordable,
housing
being
constructed
to
the
exact
extent
that
you
know
we
could
predict
that
level
would
increase?
That's
that's
pretty
hard
to
determine
I
do
see
some
communities
set
goals
for
those
things
and,
and
those
are
somewhat
sometimes
they're.
C
H
C
Mean
there
are
some
communities
that
have
you
know
basically
kind
of
gone
chosen
to
kind
of
step
into
a
challenging
legal
realm
and
do
inclusionary
housing
within
North
Carolina.
There
are
not
many
of
them,
but
there
are,
you
know
several
and
a
lot
of
those
communities
are
using
kind
of
a
standard
somewhere
in
the
range
of
10
to
20
percent
of
units
within
a
new
subdivision,
that's
being
built
that
they
would
be.
You
know,
deed,
restricted,
affordable
housing
at
the
end
of
the
day
and
that's
I
think
fairly
common
across
the
United
States.
C
So
it's
just
yeah
I
I
wish
I.
Could
give
you
a
better
answer
in
terms
of
forecasting
I
think
one
thing
that
we've
learned
about
affordable
housing
is
that
it
does
take
kind
of
every
tool
in
the
toolbox,
particularly
for
high
growth,
highly
desirable
communities,
where
it's
the
most
kind
of
it's
a
it's
really
a
serious
problem.
That's
impacting
these
communities.
C
We've
done
a
number
of
affordable
housing,
Nexus
support
studies
for
Teton,
County,
Wyoming,
Jackson
Hole
area,
and
they
have
kind
of
a
lot
of
unique
and
similar
circumstances
where
they're,
really
Limited
in
terms
of
land
that
can
be
developed.
The
rates
of
you
know
the
prices
of
land
are
just
skyrocketing,
I
think
they're
they're
median
housing
cost
as
of
like
sometime
earlier
this
year.
C
I
think
I
was
telling
you
this
early,
it's
over
a
million
dollars,
so
I
think
that
you
know
I
think
there's
some
good
examples
of
other
communities
out
there
and
they
leverage
in
Teton
County
and
in
Jackson
Hole.
They
partner
together
on
affordable
housing
and
they
use
every
tool
that
they
can.
They
work
with
businesses.
They
actually
have
a
linkage
fee
on
businesses
again,
I
think
that's
in
North
Carolina,
one
of
those
you
know
sticky
wickets
in
terms
of
what's
illegally
allowed,
but
they
are
a
good
kind
of
example.
E
I'll,
just
piggyback
on
that
and
I'll
say
some
of
the
things
we
are
doing
now
from
a
policy
standpoint
are
are
probably
in
our
best
interest.
One
of
those
things
is,
we
are
now
looking
at.
You
know:
state-owned
properties
having
conversation
with
the
state,
we
can
have
conversations
with
schools,
I
mean
think
of
all
the
mode
fields
that
are
just
mode.
E
Those
could
be
potential
Partnerships
and
I
heard
churches
earlier,
and
it's
not,
you
know
just
limited
to
affordable
housing.
Sometimes
affordable
housing
needs
an
early
childhood
component.
Child
care,
so
I
think
that
we're
already
starting
to
be
very
proactive
and
I
would
also
say
too
that
I
think
that
incentivizing
density
back
to
that
conversation
can
lessen
the
load
if
you
will
and
and
Reserve
more
money
that
we
might
give
through
our
affordable
housing
Services
Program,
because
it
lowers
the
overall
cost
as
well.
K
K
G
To
me,
that's
a
really
telling
story
that
we
know
that
there
are
already
folks
in
our
County
living
in
these
particular
areas
that
are
cost
burden.
I'm
curious,
I'm,
probably
getting
really
into
the
affordable
housing
committee
Weeds
on
this.
But
is
there
an
opportunity,
as
we
move
forward
in
the
comp
plan,
to
utilize
this
map
for
some
of
our
planning
and
terms
of
which
new
projects
to
support
I?
Think.
G
Often
misconceptions:
when
we
talk
about
affordable
housing
that
folks
need
to
be
right
within
the
city
and
on
you
know,
public
transportation
lines
and
I.
Don't
disagree
that
that's
an
important
component,
but
what
this
map
tells
me
is
that
we
need
higher
quality
housing
for
people
that
are
already
living
here
that
may
be
living
in
substandard
or
unsafe,
housing
and
I'm
curious.
Can
we
dig
in
as
we
move
forward
and
look
at
you
know
what
types
of
housing
are
they
currently
living
in?
Are
they
homes
that
need
repair?
G
F
And
how
about
we
found
I
know
that
it
was
some.
There
was
some
talk
with
manufactured
housing
and
some
of
that
right.
Some
people,
that's
natural,
naturally
occurring
affordable
housing
and
that
there's
probably
a
significant
amount
of
homes
throughout
the
county.
Especially
you
see,
some
of
the
darker
areas
are
actually
in
our
more
rural
areas
that
we
need
to
look
at
those
programs
that
help
support
people
and
keep
them
in
their
homes.
So
that's
my
hunch
with
some
of
what
we're
seeing
there
and.
I
Back
right
there,
when
we
look
at
the
first
bullet
point
there
now,
the
historically
and
even
today,
the
problems
that
we
have
in
our
community.
It's
going
to
be
hard
to
find
another
community
in
America
to
look
at
so
we're
gonna
have
to
roll
up
our
sleeves
and
do
something
about.
When
you
look
at
Implement
Equity
oriented
housing
policy
that
address
the
historically
disadvantaged,
that's
something
that
we've
been
talking
about,
I've
been
back
home
since
71.
I
C
C
You
know,
as
we
talk
about
this
one
of
the
things
that
it
kind
of
that
kind
of
came
up
in
my
mind,
and
you
know
I
think
that
some
of
these
are
challenged
in
terms
of
kind
of
Fair,
Housing
Act.
You
know
we
can't
discriminate
by
certain
kind
of
protected
classes,
Within
this
country,
we're
not
allowed
to
do
that.
So
you
know
I
think
one
of
the
challenges
that
we
have
is
how
do
we
kind
of
protect?
C
C
You
know
if
I'm,
not
certain
that
you
could
I,
don't
think
that
you
could
kind
of
limit
new,
affordable
housing
to
specific
groups
based
on
race
and
ethnicity,
for
example,
because
I
think
the
fair
housing
laws
probably
would
not
allow
you
to
do
that,
because
they're
written
to
not
exclude
based
on
race
and
ethnicity
and
other
protected
classes.
So
I
think
that
that's
you
know.
C
So
I
think
a
lot
of
it
is
kind
of
making
sure
that
the
the
populations
that
need
that
assistance
are
made
aware
and
that
that
you
know
maybe
there's
more
effort
to
be
providing
that
to
them
and
really
just
increasing
the
kind
of
housing
stock
available
and
protecting
those
units
that
are
naturally
occurring
as
much
as
you
can
now.
I
think
that
the
creation
of
the
the
new
units-
that's
really
kind
of
a
land
use,
Planning
and
Zoning
thing
and
I-
think
we're
taught.
C
We've
been
talking
about
a
lot
of
different
ways
to
help
kind
of
create
those
new
units
when
you're
talking
about
protecting,
naturally
occurring
affordable
housing,
that's
really
more
of
a
funding
initiative.
That's
a
different
thing
that
you
don't
there.
There
might
be
some
ways
that
you
can
use
land
use,
Planning
and
Zoning
to
protect
those
areas,
but
you're
really
talking
about
changing
market
dynamics
when
you're
talking
about
protecting
those
and
it's
either
purchasing
those
housing
units
and
restricting
them
or
partnering
with
some
other
organization.
To
do
that.
C
I
I
I
They
have
the
same
problems
that
the
black
people
do
in
urban
areas
in
the
city
of
Asheville.
So
I'm,
not
sure
that
that
argument
would
hold
up
looks
like
to
me.
We
can
deal
with
that
in
our
community.
You
know:
I
heard
that
same
for
40
years
in
banking,
I
had
to
fight
that
same
argument
and
I
disagree
with
it
every
year,
but
I
think
this
is
something
that
we
can
get
around
that
and
work
with
it,
because
we
have
all
you
know
it's
poor
people
in
our
County
who
are
affected
by
that.
C
You
know,
I,
think
that
you
know,
through
small
area
planning
you
can
identify
some
of
those
locations
and
CR
and
and
think
more
specifically
about
what
the
tools
are
that
are
going
to
assist
those
communities,
because
one
of
the
challenges
here
is
this
is
a
large
County.
No
area
is
like
another
area
in
terms
of
the
the
challenges
that
it
might
face
or
the
tools
that
might
be
best
used
to
support
those
areas.
C
I
think
that
there
are
some
other
tools
that
can
be
looked
at
as
you're
reviewing
specific
development
projects.
You
can
kind
of
look
at
the
context
and
thinking
about
kind
of
your
your
Equity
opportunity
index
that
you've
recently
come
out
with,
and
thinking
about
you
know
how
this
area
is
going
to
be
affected.
If
this
project
were
to
move
forward,
so
we're
not
exacerbating
the
problem
making
it
worse,
how
can
we
actually
create
Solutions
as
part
of
that
project
instead
of
creating
more
issues
within
the
community?
C
So
I
think
that
some
of
this
is
the
sum
of
this
is
going
to
happen
on
kind
of
a
project
by
project
basis
and
kind
of
looking
at
what
what
can
be
either
negotiated
or
kind
of
dealt
with
as
part
of
development
review
and
then
I
think
as
you
raised
earlier,
if
the
bond
is
supported,
you
know
having
significant
funding
to
be
able
to
go
and
do
you
know
larger
scale.
Projects
I
think
will
make
a
big
difference
and
some
of
that
funding
could
be
used
in
various.
You
know
ways.
K
Appreciate
the
chance
to
dig
in
on
this,
and
thanks
for
raising
it
out,
I
mean
I
on
that
question
of
sort
of
what
tools
exist
around
helping
to
preserve
the
naturally
occurring,
affordable
housing.
I
think
we
are
using
some
tools
currently
but
somewhat
discreetly,
rather
than
kind
of
saying
how
do
they?
How
can
these
in
an
really
strategic
way,
help
to
preserve
some
of
the
affordable
housing?
That's
there
so,
for
instance,
or
and
per
and
work
against
some
of
the
effects
of
gentrification
and
displacement.
K
So
we're
doing
the
property
tax
assistance
for
income
qualifying
homeowners,
we're
I
think
taking
a
very
thorough
look
at
ways.
The
reval
process
can
be
as
Equitable
as
possible
and
address
disparities,
either
resulting
from
either
methodology
or
just
what's
happening
at
the
market
level
that
are
disproportionately
impacting
folks.
In
some
of
these
neighborhoods.
K
We
have
a
set
of
recommendations
there,
but
then
we
obviously
have
some
longer
term
work.
We
need
to
keep
doing.
We
have
the
homeowner
repair
and
Assistance
programs
that
are
about
China,
keep
housing
stocks
safe
and
allow
people
to
stay
in
their
homes
and
then
through
grants.
Programs,
we've
supported
some
local
initiatives
that
are
trying
to
incentivize
landlords,
keeping
rental
units,
affordable
and
I.
K
Think
right
now
those
things
sort
of
live
across
at
least
four
different
areas
of
the
County's
work
or
we
we
said
they
tend
to
come
to
us
in
a
fairly
siled
way
and
I.
Just
wonder
if
there
might
be
some
opportunities
to
think
about
some
goal
setting
within
those
that
relate
directly
to
these
goals
or
ways
that
we
could
more
aggressively
pursue
one
or
more
of
those
strategies
or
if
there
are
other
tools,
we
should
be
looking
at
around
preserving
the
sort
of
existing,
affordable
housing
that
that
is,
that
is
part
of
the
market.
D
D
F
E
You
do
today,
one
exam
one
example
I
can
give.
You
is
the
that
have
actually
gotten
some
monies
through
probably
strategic
Partnerships
and
the
affordable
housing
Services
Program,
but
the
podair
Emma
group
they've
actually
pooled
resources
together
and
bought
some
smaller
manufactured
home
parks
and
created
essentially
co-ops.
E
That
is
one
really
great
Grassroots
out
of
the
box.
Thinking
come
together,
pull
your
resources
out
of
community.
That
I
think
we
should
Champion
as
well
I
think
it's
worked
really
well
for
them.
In
fact,
they've
even
taken
that
a
step
further
to
apply
for
some
funds
to
then
have
their
own
emergency
repair
program,
which.
H
I
think
Commissioners
as
well.
It
seems
siled
because
they're
all
different
fund
end
streams,
but
we
can
make
sure
we
package
that
so
you
can
get
the
results.
While
we
report
back
to
you,
we
can
report
as
one
holistic
project
I
do
know
that
we
do
try
to
track
them
all
to
see
how
we're
affecting
housing
in
our
community.
But
all
the
different
funding
streams
seem
to
make
it
seem
Silo.
So
we
can
bring
that
back
as
one
holistic
response.
C
And
I
think
maybe
ever
you
had
asked
a
question
before
and
thinking
about
kind
of
what
communities
have
set
for
goals
for
affordable
housing.
I
mentioned
Teton
County
Wyoming.
They
actually
set
a
goal
in
their
comprehensive
plan.
It
may
have
been
updated
since
then
I'm
not
sure
if
they've
changed
it,
but
when
we
last
worked
with
them
in
2017,
they
had
a
goal
that
they
wanted.
They
wanted
to
make
it
clear
that
their
affordable
housing
was
for
people
that
lived
and
worked
in
the
community.
That's
what
their
mission
was
so
again.
C
I'm,
not
you
know
suggesting
that
that
is
exactly
the
right
fit
for
Buncombe,
but
this
was
Teton
County's
goal,
and
so
they
set
the
goal
of
having
65
percent
of
their
Workforce
kind
of
of
living
affordably
within
their
community.
And
it's
a
it's
a
hard
to
reach
goal.
I
think
I
don't
know
exactly
where
they
are
in
terms
of
meeting
that
goal,
but
that's
that's
kind
of
how
they're
thinking
about
it
is.
C
We
want
to
make
sure
that
the
units
that
we're
bringing
on
that
are
affordable
are
for
people
that
are
actually
kind
of
living
and
working
within
the
community
and
we're
going
to
try
to
prioritize
that
and
they
actually
their
their
Housing.
Authority
is
responsible
for
not
only
kind
of
managing
those
homes
but
managing
kind
of
the
eligibility
and
qualification
requirements
for
folks
that
live
in
those
indeed
restricted,
affordable
units
and
they
set
their
qualifications.
C
D
Conversations
all
about
housing
too,
for
me
to
create
more
of
it
more
space
for
it
you
could,
by
2043
or
whatever
the
date
is
whole
neighborhoods
of
quadruplexes
every
time
anyone
builds
us
a
big
box
store
that
could
be
housing
next
to
it
or
on
top
of
it.
These
are
things
that
are
built
without
a
lot
of
thought
and
places
of
necessity,
necessary.
Here
too,.
A
Of
the
critiques
like
like
the
density
argument
from
people
who
do
I,
think
genuinely
care
about
affordable
housing
and
opposed
gentrification,
it's
not
like
the
NIMBY
thing,
but
people
who
really
really
do
care
about
gentrification,
like
opposed
density
and
the
line
of
argument
is
I
mean
some.
Maybe
people
might
kind
of
agree
with
this
too,
but
is
well.
A
You
can
build
all
that
stuff,
but
it's
still
just
going
to
continue
to
gentrify
right,
like
that
density,
doesn't
automatically
create
a
like
a
degree
of
affordability,
I
think
in
an
area
that's
growing
like
ours,
where
there's
population
pressure.
If
you're
I
mean
part
of
the
answer
that
there
was
like,
if
we're
not
producing
more
Supply
and
there's
the
development
pressure.
Well,
we
can
guarantee
you.
This
problem
is
not
only
going
to
get
worse.
It's
going
to
accelerate
right.
So
just
the
supply
and
demand
thing
is
kind
of
I.
A
Think
a
good
answer
to
that,
but
I
feel
I
do
think
like
in
a
place
like
Buncombe
County
it
in
some
ways.
There
is
a
fair
point
there
to
be
made
there
that,
like
just
our
area,
is
like
it
is
so
attractive.
We
spend
a
ton
of
money
taxpayer
money
telling
the
whole
world
to
come
here
and
and
check
this
place
out.
A
A
I
mean
we've
started
getting
out
a
lot
of
that
through
the
committee,
our
affordable
housing
committee's
work,
where
we
set
these
affordable
housing
goals.
The
distinction
there,
though
I
think,
is
that
we
were
kind
of
coming
at
this
from
sort
of
the
mindset
of
what
we
have
the
ability
to
influence
right.
Like
our
committee
with
the
funding
that
the
commission
approves
to
to
kind
of
support,
it
was
sort
of
like
how
do
we
stretch
those
dollars
far
enough
to
reach
these
goals,
and
we
came
up
with
these.
A
You
know
I,
think
really
good
goals
with
that
frame
in
mind,
but
the
comp
plan
is
kind
of
taking
a
step
further
back.
They
were
thinking
about
like
all
this
growth,
that's
going
to
occur
and
not
just
like
Buncombe
County's
direct
Investments
that
can
play
a
role
but
like
through
a
larger
set
of
policies.
H
G
H
But
what
we
put
on
the
table
then
was:
can
we
talk
about
some
of
the
things
you
heard
and
what
we
provide
priorities
if
you
want
us
to
move
forward
in
any
one
thing
before
we
come
forward
with
a
bigger
package.
I
think
is
how
Leanne
phrased
it.
So
more
than
anything
you
heard
today
that
you
want
to
like
step
two,
and
we
can't
think
about
it.
That
way.
C
B
C
H
B
D
A
So
so,
following
up
on
that
I
mean
part
of
I,
mean
I.
Think
we
should
do
conditional.
Zoning
should
be
like
you
know,
tool
in
the
toolbox,
but
part
of
I
mean
part
of
what
I
was
hearing
from
the
conversation
earlier.
Is
that
like,
in
conjunction
with
setting
up
this
conditional
zoning
option
for
landowners
and
Developers,
there's
a
set
of
things
that
we
could
do
through
special
use
permits
whereby
we
basically
are
kind
of
saying,
look,
here's
some
things.
We
would
really
love
to
see
Incorporated
in
most
new
developments.
A
You
know,
especially
of
over
a
certain
size.
You
know
we
want
some
affordability.
We
want
some
Green
Building
elements
and
clean
energy
elements
that
you
know
are
different
than
just
the
building
code.
You
don't
have
to
do
this,
but
there's
things
we'd
love
to
see
happen
in
most
new
projects,
and
if
you
do
some
of
these
things
in
your
projects,
then
then
then,
yes,
as
a
use
by
right,
you
can
do
your
project.
A
H
A
Think
Parker
was
specifically
asking
about
like
inclusionary
zoning,
which
would
be
just
kind
of
a
more
kind
of
plain
requirement
for
an
inclusion
of
some
percentage
of
affordable
housing
and
projects
over
a
certain
size.
But
it's
like
we're
not
asking
this
is.
This
is
just
the
land
use
policy
in
Buncombe
County?
So
if
you
want
to
build
in
our
County,
that's
the
way.
That's
the
way
it's
going
to
be.
A
B
B
K
So
it
feels
in
a
way
like
this
work
session,
is
an
opportunity
to
Pivot
into
a
different
kind
of
approach
to
some
of
our
near-term
decision
making,
so
that
it
just
feels
again.
This
is
probably
self-evident,
but
then
it's
a
more
focused
and
oriented
towards
like
where
we're
trying
to
land
with
a
comp
plan.
K
So,
like
I
mean
like
a
concrete
thing
is
just
maybe
you
know
pausing
as
we're
talking
around
the
Ferry
Road
updates
we
get,
which
sometimes
can
be
kind
of
cursory,
because
we've
all
been
thinking
about
them
and
saying
like
Okay.
How
is
this
ticking
some
of
the
priorities?
We
know
we're
identifying
our
own
affordable
housing
that
was
a
bit
long-winded,
but
hopefully
there's
something
workable
in
there.
H
And
and
I
would
say,
we
have
been
conscious
in
making
sure
that
we're
checking
the
Box
on
the
goals
from
the
affordable
housing
under
February
road,
but
we
don't
have
yet
a
fully
fleshed
out
plan
that
is
DFI
is
helping
us
to
get
there.
But
we
know
that
when
we
bring
something
forward,
it
has
to
check
the
boxes
on
those,
and
we
would
not
violate
the
policies
that
we're
also
talking
about.
So
we
I
get
what
you're
saying
is
yeah.
K
I
think
I
think
staff
is
immersed
in
that
and
I
think
it's
partly
just
as
we
have
the
discussions
at
our
level.
We
need
to
talk
the
public
meetings
Etc
that
we're
just
kind
of
pausing.
A
few
beats
to
connect
some
of
these
dots,
partly
for
partly
as
we're
thinking
about
policy
and
then
partly
to
Terry's
point
at
the
level
at
which,
like
the
community,
is
having
the
opportunity
to
connect
these
dots
to.
H
C
C
We
recommend
we
spend
a
lot
of
time
in
Wake,
County
working
on
this
and
we
recommend
having
kind
of
a
a
handful
or
so
of
metrics.
You
know
handful
to
a
dozen
so
that
you
have
kind
of
some
clear
metrics
that
you're
using
to
evaluate
progress
and
and
that
you're
actually
moving
the
needle
on
some
really
important
specific
things.
It
could
be
additional,
affordable
housing
units
or
you
know,
reductions
of
cost
burden,
households.
It
could
be,
you
know,
lowering
vehicle
miles
traveled.
F
One
question
with
that,
and
thanks
for
providing
us
an
example
from
Blake
and
I,
do
think,
having
goals
and
tracking
is
very
important
and
I
wonder
how
we
because
I
know
we
have
some
goals
around
conservation.
We
have
goals
of
around
affordable
housing.
So
how
do
we
make
sure
that
that's
we?
We
don't
have
so
many
I
want
to
make
sure
we
don't
have
all
these
different
sets
of
goals
and
then
we
start
getting
a
competing.
C
E
That's
exactly
the
point
I
was
going
to
make
because
we
are
having
to
play
catch
up
a
little
bit
with
all
the
long
range
plan
and
we're
doing
some
real-time
projects
so
making
sure
that
we
don't
do
anything.
That's
inconsistent
with
those
goals
and
to
someone's
Point
earlier.
This
provides
us
with
a
mechanism
to
audit
this
plane.
So
if
we
need,
since
it
is
a
long-range
plan,.
E
Will
do
a
few
updates
before
you
do
a
brand
new
plan?
These
are
key
in
helping
us
measure.
What
changes
that
we
need
to
see
in
that
sort
of
thing
and-
and
we
have
been
working
very
closely
with
strategy
and
Innovation,
because
ultimately
we're
going
to
have
a
new
strategic
plan
coming
up
and
then
that's
the
smaller
five-year
chunks
that
influence
budget
decisions,
so
I
think
we're
starting
to
see
the
beginnings
of
how
all
these
different
planning
initiatives
come
together.
G
I
think
we've
done
a
really
good
job
with
our
strategic
plan
and
other
plans
of
really
singling
out
what
our
performance
measures
are
and
I
think
that's
really
important
to
be
able
to
report
back
to
the
community
in
all
of
our
areas,
but
finding
a
way
that
this
streamlines
with
those
others
I
agree
is
really
important.
I'd
hate
to
see
all
this
work
go
into
it
and
then
us
have
no
way
of
knowing
if
it
was
successful.
B
C
C
A
A
C
Think
first
thing
is
look
at
the
Baseline
of
what
you've
already
established.
I
think
that
those
we
want
to
make
sure
we're
carrying
forward
and
being
consistent
over
time
with
those
and
then
to
kind
of.
If
there
are
any
gaps
you
know
Transportation
or
others
where
you
haven't
kind
of
set
performance
metrics.
You
know
we
could
make
some
recommendations
working
with
staff
to
identify.
C
You
know
one
thing
a
couple
things:
we
want
to
make
sure
that
it's
it's
something
we
can
actually
measure
on
a
regular
basis
without
you
know
having
to
spend
a
lot
of
effort
to
get
that
data,
that's
kind
of
an
important
thing
or
if
there's
you
know
or
kind
of
embracing
the
fact.
If
that
is
the
exact
measurement,
you
want
to
be
measuring
that
it's
going
to
cost
more
to
be
able
to
do
that.
So
that's
one
of
the
consider
you
know
considerations
in
identifying
these
is.
C
Is
there
data
available
to
be
doing
that
on
a
regular
basis
and
we'd,
be
you
know,
I
think
we
can
make
some
recommendations
that
then
you
you
all
can
and
the
planning
board
can
take
a
look
at
and
consider
as
we're
kind
of
moving
through
the
review
process.
Moving
forward,
I
don't
know
if
I
won't
I
won't
kind
of
jump
in
any
further
than
that
in
terms
of
just
like
how
we
might
share
those,
but.
A
All
right,
so
we
have
a
lot
of
goals
and
we
do
have
a
lot
of
different
County
goals
right.
So
it's
not
like
you
all
have
narrated
down
you're
like
so
so
do
you
want
to
come
back
to
us
with,
like
with
you
know,
y'all
hear
the
things
we're
talking
about?
Here's
the
suggestion
of
the
the
five
or
so
kind
of
key
ones
that
we're
going
to
commit
to
like
we're
going
to
check
on
these.
A
A
Despite
the
bullet,
let's
do
inclusionary
zoning
simple
to
the
things
that
are
sort
of
getting
at
it
same
way,
but
but
not
a
not
a
requirement
but
a
strong,
strongly
incentivized
kind
of
approach,
types
of
Pathways
that
we've
talked
about
before,
but
it
doesn't
seem
like
just
with
the
scope
of
this
problem
in
the
housing
market
that
we
have
and
just
like
this.
Just
this
I
mean
we
had
a
problem.
You
know
we've
had
a
problem
for
a
while
and
then
just
seeing
how
much
those
prices
have
gone
up
in
a
few
years.
A
A
So
it
does
seem
like
beyond
what
we're
going
to
be
able
to
do
with
the
resources
we
have
to
invest
in
affordable
housing
of
which
we're
you
know
dramatically,
upping
our
game.
Definitely,
with
all
this
growth
that
we're
going
to
see
happen
in
the
county,
we
do
need
some
mechanism
to
increase
the
creation
of
affordable
housing
through
projects
that
the
county
taxpayers
are
not
directly
putting
dollars
in
right.
Like
the
projects
we
put
dollars
in
they're
like
all
affordable.
You
know,
it'll
be
like
a
range
of
affordability
but
they're.
A
A
It
does
seem
like
just
for
all
that
kind
of
the
The
Matrix
of
growth
happening
beyond
what
we're
involved
in.
We
do
need
at
least
some
modest
percentage
of
the
new
housing.
That's
being
built
to
to
routinely
include
some
affordability
right
and
maybe
that's
I,
don't
know
that's
five
percent
or
ten
percent
or
what
it
is.