Asheville City Council recorded 11 votes at its regular meeting on October 13, 2026; 2 drew at least one no vote. Most items fell under Parks & Recreation, Zoning & Land Use and Housing.
Met: 5 pm–7:40 pm. Voting: Bo Hess, Esther E. Manheimer, S. Antanette Mosley, Kim Roney, Sheneika Smith, Sage Turner, Maggie Ullman.
Votes 11 recorded · 6 substantive · 2 split
Item D · RES 26-198 · Parks & Recreation · Resolution
Resolution to authorize the City Manager to execute a contract with Rivertop Contracting, Inc. for riverfront parks & greenway landscape maintenance services for one year; with an option to renew for up to four years
Passed6–1 · Moved by Sage Turner, seconded by Maggie Ullman
ConcernCouncilman Hess expressed concern that we budgeted $5.8 Million … He felt we need to make full use of our existing staff and equipment before using outside contractors.
CommentMayor Manheimer said that we put out a Request for Proposals and we can’t change the contract specifications because all respondents responded to what we asked them.
The minutes record no remarks on this item from S. Antanette Mosley, Kim Roney, Sheneika Smith, Sage Turner and Maggie Ullman.
Changed before the vote 1 change recorded
Friendly amendmentHe suggested a friendly amendment to approve the two contracts for only one year and then review these contracts again before future renewals. · offered by Bo Hess
Key facts
$73,843one (1) year for $73,843
$369,215total contract value not to exceed $369,215
Rivertop Contracting, Inc.contractor or recipient
one year; with an option to renew for up to four yearsterm
At the request of Councilman Hess, Consent Agenda Items “D” and “E” were removed from the Consent Agenda for discussion and/or individual votes.
Presented by Pete Wall, Assistant Parks & Recreation Director.
From the staff report in its own words, prepared before the vote; the minutes record what happened
Adoption of a resolution to authorize the City Manager to execute a contract with Rivertop Contracting, Inc. for riverfront parks & greenway landscape maintenance services for one (1) year for $73,843; with an option to renew for up to four (4) additional years for a total contract value not to exceed $369,215.
$73,843for one (1) year for
$369,215total contract value not to exceed
adopted FY27 Parks & Recreation Operating Budgetfunding source
Staff performed outreach through solicitation processes which include posting on the State’s Interactive Purchasing System and direct contact via email to local contractors.The lowest, responsible bidder was Rivertop Contracting, Inc., from Swannanoa, NC.
Fiscal impact
Funding for this contract is included in the adopted FY27 Parks & Recreation Operating Budget.
Staff: D. Tyrell McGirt, Parks & Recreation Director.
Description in the minutes
Background:
The Parks & Recreation Department is responsible for maintenance of the Wilma Dykeman Greenway, Jean Webb Park, & 8 River Arts Place along the French Broad River.
A Request for Proposals was advertised for interested companies to provide landscape maintenance services for one (1) year with an option to renew for an additional four (4) years.
Rivertop Contracting, Inc. was selected based on experience, qualifications, understanding of the scope of services, cost, and availability.
The contractor will provide all labor, materials, and supplies for the operations and management of landscape maintenance services, ensuring the parks & greenway will be maintained in a well-kept, safe, and efficient manner.
Copied word for word from the minutes (“…” marks words left out).
Item E · RES 26-199 · Parks & Recreation · Resolution
Resolution to authorize the City Manager to execute a contract with Rivertop Contracting, Inc. for downtown park landscape maintenance services for one year; with an option to renew for up to four years
Passed6–1 · Moved by Sage Turner, seconded by Maggie Ullman
ConcernCouncilman Hess expressed concern that we budgeted $5.8 Million … He felt we need to make full use of our existing staff and equipment before using outside contractors.
CommentMayor Manheimer said that we put out a Request for Proposals and we can’t change the contract specifications because all respondents responded to what we asked them.
The minutes record no remarks on this item from S. Antanette Mosley, Kim Roney, Sheneika Smith, Sage Turner and Maggie Ullman.
Changed before the vote 1 change recorded
Friendly amendmentHe suggested a friendly amendment to approve the two contracts for only one year and then review these contracts again before future renewals. · offered by Bo Hess
Key facts
$92,545one (1) year for $92,545
$462,725total contract value not to exceed $462,725
Rivertop Contracting, Inc.contractor or recipient
one year; with an option to renew for up to four yearsterm
At the request of Councilman Hess, Consent Agenda Items “D” and “E” were removed from the Consent Agenda for discussion and/or individual votes.
Presented by Pete Wall, Assistant Parks & Recreation Director.
From the staff report in its own words, prepared before the vote; the minutes record what happened
Adoption of a resolution to authorize the City Manager to execute a contract with Rivertop Contracting, Inc. for downtown park landscape maintenance services for one (1) year for $92,545, with an option to renew for up to four (4) additional years for a total contract value not to exceed $462,725.
$92,545for one (1) year for
$462,725total contract value not to exceed
adopted FY27 Parks & Recreation Operating Budgetfunding source
Staff performed outreach through solicitation processes which include posting on the State’s Interactive Purchasing System and direct contact via email to local contractors.The lowest, responsible bidder was Rivertop Contracting, Inc., from Swannanoa, NC.
Fiscal impact
Funding for this contract is included in the adopted FY27 Parks & Recreation Operating Budget.
Staff: D. Tyrell McGirt, Parks & Recreation Director.
Description in the minutes
Background:
The Parks & Recreation Department is responsible for maintenance of Pack Square Park, Rankin Park, Pritchard Park, Grace’s Garden, & Triangle Park located downtown.
A Request for Proposals was advertised for interested companies to provide landscape maintenance services for one (1) year with an option to renew for an additional four (4) years.
Rivertop Contracting, Inc. was selected based on experience, qualifications, understanding of the scope of services, cost, and availability.
The contractor will provide all labor, materials, and supplies for the operations and management of landscape maintenance services, ensuring the parks & greenway will be maintained in a well-kept, safe, and efficient manner.
Copied word for word from the minutes (“…” marks words left out).
Item IV-A · ORD 5264 · Zoning & Land Use · Public hearing
Public hearing to conditionally rezone 99999 Tried Street and 990 West Chapel Road from RS-8 Residential Single-Family High Density District to RS-8 Residential Single-Family High Density District/Conditional Zone
Passed7–0 · Moved by Sheneika Smith, seconded by S. Antanette Mosley
All members present voted yes.
3 spoke · 3 council remarks
Recommendations
Council’s vote matched the city staff recommendation.
City staff: Approve — Staff recommends approval of this rezoning request based on the reasons stated above.
Technical Review Committee (TRC): Approve with conditions, July 20, 2026
Planning & Zoning Commission (PZC): Approve, 6–0, September 2, 2026
Public hearing 6:05 pm–6:07 pm · advertised Oct 2, 2026 and Oct 9, 2026
2 spoke in favor · 0 spoke against · 1 stance not recorded
Not recordedAndy Barnett · applicant, Asheville Area Habitat for Humanity — Mr. Andy Barnett, Executive Director of the Asheville Area Habitat for Humanity, said that they have created opportunities for owners to install residential solar after the point of construction.
ForA resident — [a resident] and [a resident], both from the Shiloh community, spoke in support of this project and supported what they are doing in their community.
ForA resident — [a resident] and [a resident], both from the Shiloh community, spoke in support of this project and supported what they are doing in their community.
What council members said 3 remarks from 3 members
SupportsVice-Mayor Mosley was pleased how the applicant worked in unison with the neighborhood on this nice project.
The minutes record no remarks on this item from Bo Hess, Esther E. Manheimer, Sheneika Smith and Maggie Ullman.
Key facts
99999 Tried Street and 990 West Chapel Roadaddress
4.45 acressite size
RS-8 → RS-8 CZzoning, from → to
23 units23 of them affordable
80% Area Median Income (AMI) or belowaffordability
Jared DeRidder/WGLA Engineeringapplicant
Presented by Sam Starr-Baum, Urban Planner III.
From the staff report in its own words, prepared before the vote; the minutes record what happened
Adoption of an ordinance to repeal Conditional Zoning Ordinance No.4612 (2017) and replace with a new conditional rezoning of the property located at 99999 Tried Street and 990 W Chapel Road from Residential Single Family High-Density (RS-8) and Residential Single Family High-Density - Conditional Zoning (RS-8 CZ) to Single Family High Density - Conditional Zoning (RS-8 CZ).
Applicant: Jared DeRidder/WGLA Engineering.asked for this item
Residential Single Family High-Density (RS-8) and Residential Single Family High-Density - Conditional Zoning (RS-8 CZ) → Single Family High Density - Conditional Zoning (RS-8 CZ)zoning, current → requested
4.45 acres99999 Tried Street and 990 W Chapel Road
Traditional Neighborhoodfuture land use designation
Asheville Habitat for Humanityowner
Jared DeRidder/WGLA Engineeringapplicant
9657-13-2806, 9657-14-2055, 9657-14-4225, 9657-14-4174, 9657-13-4808, and 9657-13-2806parcel ID (PIN)
Fiscal impact
N/A
Staff’s stated reasons · approve
The proposed development supports a number of goals in the Living Asheville Comprehensive Plan
The proposed development is compatible with the Future Land Use designation of “Traditional Neighborhood”
The proposed development supports a number of goals in the Shiloh Community Plan
the overall density for this project is 5.11 units/acre. This is in alignment with the density found throughout the Shiloh neighborhood.
Before it reached Council
Technical Review Committee (TRC), July 20, 2026: approve with conditions — approved with conditions
Residential Single Family High-Density (RS-8) and Residential Single Family High-Density - Conditional Zoning (RS-8 CZ)
Single Family High Density - Conditional Zoning (RS-8 CZ)
minimum lot size
The minimum lot size for an RS-8 lot is 4,000 square feet
Reduction of minimum lot size to 3,742 square feet
minimum lot width
the minimum lot width is 40 feet
Reduction of minimum lot width to 32 feet.
interior side setback
The district standard is 6’
0’ interior side setbacks for townhouse lots.
Conditions
The Project will include 23 new lots, consisting of five new single family residential units and 18 townhomes.
The new buildings will not exceed the maximum allowed height of 40’ as defined in Section 7-8-4(f)(7) of the UDO.
Vehicular access to the Project will be provided by a privately maintained right of way, Tried Street.
The Project’s post-impervious area will not exceed 80%.
All units (100%) will be designated affordable to those earning at or below 80% of the Area Median Income (AMI) for Asheville, NC as established by HUD.
The minimum affordability period for all units shall be 20 years and shall commence on the date of issuance of a Certificate of Occupancy for the property.
Lot sizes will be a minimum of 3,740 square feet instead of the RS-8 standard of 4,000 square feet.
Minimum lot width will be a minimum of 32 feet instead of the RS-8 standard of 40’.
Interior side yard setbacks will be a 0’ instead of the RS-8 standard of 6’.
The conditional zoning will be valid for five years from the date of approval by City Council with action taken to obtain building permits within this 60-month period.
City Code sections
UDO Section 7-11-4
From the attachments
Copy of Exhibit E - Project Conditions (Draft) ↗: Prior to issuance of Certificate of Occupancy for the property, the Developer shall record a Declaration of Restrictions provided by the City setting forth the Affordability TermsExcept as modified herein, the Project shall comply with all conditions outlined in the July 20, 2026 TRC Staff Report.
2026 TRC Staff Report - Tried Street CZ (17-04904PZ).pdf ↗: Current Recommendation: Approve with ConditionsWork with the Transportation Department to explore gravel trail connections south to the Linwood Crump Community Center and other Shiloh neighborhood resources.MSD issued an Allocation Approval in the amount of 4,125 GPD for 22 Single Family Homes on January 15, 2026.
2026 PZC Staff Report - Tried Street CZ.pdf ↗: Staff recommends approval of this conditional zoning amendment request based on the reasons stated below.The single-story townhome-style buildings are compatible with the surrounding single-family houses nearest the project site.
PZC Recommendation - 99999 Tried Street.pdf ↗: The Planning and Zoning Commission recommended approval and voted 6-0.with the additional technical modification to UDO section 7-12 regarding land disturbing activity in the aquatic buffer, to be coordinated between applicant and staff.
Copy of PZC Draft Action Minutes 9-2-26 ↗: Approval of the conditional rezoning with the aquatic buffer technical modificationThere was no public comment provided at the meeting.Both the applicant and the commission discussed the letter of support provided by the Shiloh Neighborhood Association.
Staff: Sam Starr-Baum, Urban Planner III; Chris Collins, Interim Planning and Urban Design Director.
Description in the minutes
Background:
The project area consists of multiple properties totalling 4.45 acres located at 99999 Tried Street, and identified in the Buncombe County land records as PINs 9657-13-2806, 9657-14-2055, 9657-14-4225, 9657-14-4174, 9657-13-4808, and 9657-13-2806.
The subject properties are zoned predominantly RS-8 CZ as a result of the previous conditional zoning action in 2017 under Conditional Zoning Ordinance No.4612. However, 990 West Chapel Road is currently zoned RS-8 and will be a part of this new conditional zoning.
Given the new geographic addition of 990 W Chapel, a substantially new layout, and revised technical modifications, this application is too distinct from the original to constitute a simple amendment to the conditional zoning. This project will be processed as an entirely new conditional zoning.
This project only requires City Council review and approval because of an existing Conditional Zoning on many of the subject parcels.
Based on the Living Asheville Comprehensive Plan Future Land Use Map (FLUM) the property is currently designated “Traditional Neighborhood”. A change in the Future Land Use Map is not required as part of this conditional zoning petition.
New building construction includes five (5) single-family residences and eighteen (18) townhomes along a newly created right-of-way, Tried Street.
100% of the 23 units are slated to be affordable at a level of 80% Area Median Income (AMI) or below.
The project is seeking technical modifications to development standards through the conditional zoning process including: … 0’ interior side setbacks for townhouse lots. … Reduction of minimum lot size to 3,742 square feet
Maximum density in the RS-8 CZ district is typically determined by the lot size standards, but the overall density for this project is 5.11 units/acre. This is in alignment with the density found throughout the Shiloh neighborhood.
Parking is no longer required, but the applicant is still proposing 46 spaces–2 per unit. This is in alignment with previous city parking requirements.
Staff Recommendation:
Staff recommends approval of this rezoning request based on the reasons stated above.
Committee(s):
Technical Review Committee (TRC)
July 20, 2026
approved with conditions.
Planning & Zoning Commission (PZC)
September 2, 2026
approved 6-0
Copied word for word from the minutes (“…” marks words left out).
Item IV-B · ORD 5265 · Zoning & Land Use · Public hearing
Public hearing to consider an amendment to the conditional zonings (Ord. Nos. 3921, 4856, and 4995) at 264 and 274 Enka Heritage Parkway and 1455 Sand Hill Road for the purposes of amending the site plan and project conditions
Passed7–0 · Moved by Kim Roney, seconded by Bo Hess
All members present voted yes.
5 spoke, 4 against · changed before the vote · 5 council remarks
Recommendations
Council’s vote matched the city staff recommendation.
City staff: Approve — Staff recommends approval of this rezoning request based on the reasons stated above.
Technical Review Committee (TRC): Approve with conditions, November 17, 2025
Planning & Zoning Commission (PZC): Approve, October 7, 2026
Public hearing 6:34 pm–6:44 pm · advertised Oct 2, 2026 and Oct 9, 2026
0 spoke in favor · 4 spoke against · 1 stance not recorded
Not recordedDerek Allen · for the applicant, ASKLaw — Mr. Derek Allen, attorney representing Costco, said that … Costco has been trying to develop in Asheville for 20+ years.
Four individuals spoke in opposition of the amendment or to pause the vote to the conditional zoning for various reasons, some being, but are not limited to: developer should meet the requirements for tree plantings (not waive the 2%) or pay the fee in lieu of; and the Enka site is not the right location due to existing traffic congestion and it will block views. The minutes name 1 of the 5 speakers.
What council members said 5 remarks from 3 members
QuestionIn response to Councilwoman Roney as to why trees cannot be planted on a brownfield site, City Attorney [Brad Branham] said that when that soil is touched, state law requires a certain degree of mitigation.
SupportsCouncilwoman Roney said that she voted against the Amazon warehouse project in 2021 at this location … Even though there is work to be done on the roads and the traffic concerns are valid, she moved to moved to approve the conditional zoning request
QuestionIn response to Councilwoman Turner, a representative from Costco said that hopefully they will break ground next summer and their goal to open is the spring of 2028.
ConcernIn response to Councilwoman Turner about the possibility of this creating a precedent of lowering tree canopy preservation standards for all future developments, City Attorney [Brad Branham] said that the conditional zoning process allows City Council to consider these applications separately and make deviations.
SupportsMayor Manheimer spoke in support of the project, noting that the project won’t go in without exterior transportation infrastructure improvements.
The minutes record no remarks on this item from Bo Hess, S. Antanette Mosley, Sheneika Smith and Maggie Ullman.
Changed before the vote 1 change recorded
Staff revision[Sam Starr-Baum] asked that the project conditions be amended as follows: … The sign shall be no larger than 72” by 48”.
Key facts
264 Enka Heritage Parkway, 274 Enka Heritage Parkway and 1455 Sand Hill Roadaddress
From the staff report in its own words, prepared before the vote; the minutes record what happened
Adoption of an ordinance to repeal Conditional Zoning Ordinances 3921 (2010) and 4995 (2023) and conditionally rezone a property located at 264 & 274 Enka Heritage Parkway, and 1455 Sand Hill Road (PINs 9617-33-6190 9617-43-4110, and 9617-32-2081) from CI-CZ Commercial Industrial Conditional Zoning and COM-EXP Commercial Expansion to COM-EXP CZ Commercial Expansion.
Applicant(s): Nettie Boyle, BL Companies; Derek Allen, ASKLawasked for this item
CI-CZ Commercial Industrial Conditional Zoning and COM-EXP Commercial Expansion → COM-EXP CZ Commercial Expansionzoning, current → requested
39.6 acres264 & 274 Enka Heritage Parkway, and 1455 Sand Hill Road
Employment / Anchor Institutionfuture land use designation
9617-33-6190 9617-43-4110, and 9617-32-2081parcel ID (PIN)
Fiscal impact
N/A
Staff’s stated reasons · approve
This goal is supported by providing a multi-use path to connect through the site to County facilities and encourage alternative transportation.
Preservation of the clock tower reflects a strong consistency respecting the cultural and historical importance of the Enka site.
The path creates a meaningful connection through the site from existing and proposed residential areas to other pedestrian, bicycle and recreational facilities.
The separate multi-use path strongly supports this goal.
Before it reached Council
Technical Review Committee (TRC), November 17, 2025: approve with conditions — approved with conditions
CI-CZ Commercial Industrial Conditional Zoning and COM-EXP Commercial Expansion
COM-EXP CZ Commercial Expansion
parking spaces
the maximum number of parking spaces for the proposed use (retail) and building size (168,258 sf) is 748 spaces
914 parking spaces in a new surface parking lot are proposed
Tree Canopy Preservation
below the required minimum of 15%
Tree Canopy Preservation shall be as shown on the Site Plan, with a minimum of 13% total tree canopy required.
bicycle parking
914 vehicular parking spaces require that 91 bicycle parking spaces be provided
a minimum of 50 bicycle parking spaces
Maximum building height
Maximum building height for buildings in the COM-EXP district is 80 feet.
The maximum building height of the proposed project is approximately 32’
impervious surface area
below the 80% maximum
71.5% impervious surface area
Conditions
Tree Canopy Preservation shall be as shown on the Site Plan, with a minimum of 13% total tree canopy required.
The Project will comply with the parking space requirements of Section 7-11-2 of the UDO but shall have no more than 950 total parking spaces.
In lieu of any required bike lanes, the Project shall include a multi-modal greenway path, as shown on the Site Plan.
Bicycle parking shall be located as shown on the Site Plan, including a minimum of 50 bicycle parking spaces.
A portable sandwich board sign may be used at the fuel facility to display current fuel prices, according to Costco's standard operational practice of placing the sign during fuel facility operating hours and removing it daily when the facility closes.
City Code sections
UDO Section 7-11-2, UDO Sec. 7-11-3(d)(4), UDO Section 7-11-4, UDO Sec. 7-13
From the attachments
Draft Costco Ordinance_10.7 PZC Meeting ↗: Provides infill development in targeted growth areas;Enhances transit-supportive infrastructure by providing a multi-use path;Promotes placemaking by preserving a historic structure.
Staff: Sam Starr-Baum, Urban Planner III; Chris Collins, Interim Planning and Urban Design Director.
Description in the minutes
Background:
The project site consists of three properties totalling approximately 39.6 acres located at 264 Enka Heritage Parkway, 274 Enka Heritage Parkway and 1455 Sand Hill Road.
The project site is currently vacant land and was previously used for debris management following Tropical Storm Helene. The site has been cleared of debris.
The parcels included in the project are approved under the prior CZ for the purposes of constructing two of three large light industrial/distribution speculative buildings.
Based on Ordinance No. 4853 amending the Living Asheville Comprehensive Plan Future Land Use Map (FLUM), the site is designated “Employment / Anchor Institution”. A change to the Future Land Use Map is not required.
The project proposes the construction of a single large retail building, vehicular access, and associated infrastructure on the main parcel.
The large retail building will include multiple uses, including but not limited to, automotive services, optical services and traditional retail warehouse sales. The proposed single-story building has 168,258 gross square feet of floor area. A fuel facility is proposed for the south-west corner of the lot consisting of 32 gas dispensers across 4 lanes.
914 parking spaces in a new surface parking lot are proposed with multiple internal row islands and isolated landscaping islands throughout the vehicle use area.
Preservation and protection of the existing Enka Clocktower is shown on the plan and includes additional pedestrian amenities in the immediate area at the base of the tower.
Tree Canopy Preservation shall be as shown on the Site Plan, with a minimum of 13% total tree canopy required.
The Project will comply with the parking space requirements of Section 7-11-2 of the UDO but shall have no more than 950 total parking spaces.
In lieu of any required bike lanes, the Project shall include a multi-modal greenway path, as shown on the Site Plan.
The applicant is proposing 71.5% impervious surface area, which is below the 80% maximum.
On Enka Heritage Parkway, the applicant has proposed to provide a stand-alone 10’ wide multi-use path installed to the south and east of the proposed roadway, connecting to existing facilities north and east of the project site.
The current proposal for TCP is 13%, which is below the required minimum of 15%. The applicant is seeking a technical modification to have the canopy shown on the site plan count as TCP, given that portions of the property are in brownfields, easements, or other jurisdictions.
Staff Recommendation:
Staff recommends approval of this rezoning request based on the reasons stated above.
Committee(s):
Technical Review Committee (TRC)
November 17, 2025
approved with conditions.
Planning & Zoning Commission (PZC)
October 7, 2026
Copied word for word from the minutes (“…” marks words left out).
the public hearing to consider approving the substantial amendment to the HOME-American Rescue Plan Allocation Plan was held on September 22, 2026
Changed before the vote 1 change recorded
Friendly amendmentincluding the request by Councilman Hess to direct the City Manager to review and strengthen oversight of HOME-ARP funds distributed to nonprofit partners · offered by Bo Hess
From the staff report in its own words, prepared before the vote; the minutes record what happened
Approval of the HOME-American Rescue Plan (HOME-ARP) Allocation Plan Substantial Amendment.
Fiscal impact
N/A
Before it reached Council
Asheville Regional Housing Consortium Board (ARHC), August 12, 2026: approve — The ARHC voted unanimously to approve the amended Allocation Plan on August 12, 2026.
Staff: Nikki Reid, Housing and Economic Development Department Director; James Shelton, Community Development Division Manager.
Description in the minutes
Background:
The City's Community Development Division, in collaboration with the Asheville Regional Housing Consortium (ARHC), developed the HOME-ARP Allocation Plan, which guides the allocation of funds aimed at mitigating homelessness and fulfilling regional housing needs.
The proposed substantial amendment revises the HOME-ARP Allocation Plan to add preferences and referral methods designed to address the increased need for housing assistance following Hurricane Helene.
The amendment establishes a preference for individuals and families experiencing homelessness, including those experiencing homelessness for the first time as a result of Hurricane Helene, and incorporates the Coordinated Entry system and other eligible referral sources to ensure assistance is targeted to households with the greatest need.
The ARHC voted unanimously to approve the amended Allocation Plan on August 12, 2026.
Public Comment period opened August 31, 2026 until October 2, 2026. A draft HOME-ARP Substantial Amendment was available on the City’s Community Development website and a Public Notice was announced on August 30, 2026 via the Asheville Citizens Times.
A public hearing was held at the September 22, 2026 Asheville City Council meeting and the public comments received will be a part of the resolution submitted.
With Council’s approval, staff will submit the amended Allocation Plan to HUD for final approval.
Copied word for word from the minutes (“…” marks words left out).
Item VI-A · RES 26-202 / ORD 5266 · Housing · Resolution
Resolution authorizing the City Manager to accept funding from Destination Home for the Right at Home initiative; and budget amendment, in the amount of $6,000,000, from Destination Home for the Right at Home Initiative
Passed7–0 · Moved by Bo Hess, seconded by Sage Turner
All members present voted yes.
2 council remarks
What council members said 2 remarks from 2 members
ConcernCouncilwoman Roney she hoped that since we are running point on the Right at Home initiative that we make sure that people who need the funds quickly will receive them.
QuestionCouncilwoman Ullman suggested a birdseye view of the whole Continuum of Care system with their providers and what are we spending on what as a community.
The minutes record no remarks on this item from Bo Hess, Esther E. Manheimer, S. Antanette Mosley, Sheneika Smith and Sage Turner.
Key facts
$6 millionfrom Destination Home for the Right at Home Initiative
Destination Homecontractor or recipient
Destination Homefunding source
3 yearsterm
Presented by Emily Ball, Homeless Strategy Division Manager.
From the staff report in its own words, prepared before the vote; the minutes record what happened
Adoption of a resolution authorizing the City Manager to accept funding from Destination Home for the Right at Home initiative in the amount of $6,000,000 and approval of an associated budget amendment.
$6 millionin funding from Destination Home for the Right at Home initiative
There is no required local match. The pilot will not require any General Fund resources.
Before it reached Council
Asheville-Buncombe Continuum of Care Board, June 11, 2026: approve — The resulting 3-year implementation plan was approved by the CoC Board on June 11, 2026.
Staff: Nikki Reid, Housing and Economic Development Director; Emily Ball, Homeless Strategy Division Manager.
Description in the minutes
Background:
The City of Asheville is the designated Lead Agency for the Asheville-Buncombe Continuum of Care (CoC). The CoC oversees homelessness response in Asheville and Buncombe County.
The CoC has been invited to participate in a 3-year pilot initiative on homelessness prevention called Right at Home. Right at Home is seeking to pilot prevention services (e.g. rental assistance, case management) in 10 communities across the country and has selected Asheville-Buncombe for inclusion in the pilot.
The CoC Board unanimously approved this opportunity at its May 8, 2025 meeting and City Council subsequently approved submission of a Planning Grant which was awarded in June 2026.
The resulting 3-year implementation plan was approved by the CoC Board on June 11, 2026.
Right at Home has approved the CoC’s plan and will provide $6M over 3 years for implementation to prevent homelessness for at least 1,000 households.
The City of Asheville will administer the $6M implementation grant in its capacity as the designated Lead Agency for the CoC and will manage agreements with service providers as approved by the CoC Board.
Right at Home is a national initiative led by Destination Home which is a 501(c)3 organization administering implementation grants with all pilot communities.
Copied word for word from the minutes (“…” marks words left out).
Show the other 5 votes · consent agenda and routine items · consent agenda moved by Sage Turner, seconded by Maggie Ullman
Item A · Administrative · consent agenda
Approval of combined minutes of the agenda briefing worksession held on September 17, 2026, and the formal meeting held on September 22, 2026; and the special meeting held on September 24, 2026
Passed7–0 · Moved by Sage Turner, seconded by Maggie Ullman
Item B · ORD 5263 · Economic Development · Ordinance · consent agenda
Budget amendment for business support during upcoming downtown construction projects and for the purchase and installation of new downtown seasonal décor, to be undertaken by the Asheville Downtown Improvement District
Passed7–0 · Moved by Sage Turner, seconded by Maggie Ullman
All members present voted yes.
Key facts
$265,000budget amendment
Asheville Downtown Improvement Districtcontractor or recipient
Description in the minutes
Action Requested:
Motion to adopt a budget amendment in the amount of $265,000 for business support during upcoming downtown construction projects and for the purchase and installation of new downtown seasonal décor.
Background:
The Asheville Downtown Municipal Service District (MSD) was established in 2024. The City began receiving MSD-generated sales tax revenue in August 2025, following the district’s inclusion in Buncombe County’s sales tax distribution formula.
The City received $487,932 prior to July 1, 2026, and estimates approximately $400,000 in FY27 revenue.
As part of the FY27 budget, Council approved the use of $400,000 for expenses within the district (Event Support Grant Program
$76,014, Holiday Event Support
$97,986, APD
$226,000)
Previously collected sales tax funds can be used for additional downtown projects or programs through associated budget amendments.
The proposed budget amendments would allocate available sales tax funds to two special projects managed by the ADID.
The initiatives, as carried out by ADID, support the MDS’s established purpose of improving downtown’s public health, safety, welfare, convenience, and economic well-being through enhanced services, and fall within ADID’s existing scope and objectives.
The Asheville Downtown Improvement District (ADID) would manage both initiatives as the operator of the Downtown MSD in alignment with their contracted objectives.
Business support during downtown construction
$175,000
Funds to support a construction impact mitigation program for North Lexington Avenue ($30,000), Coxe Avenue ($100,000) and Eagle and Market Street Enhancements ($45,000)
The program of work for each project would include: business continuity & stakeholder coordination; construction-phase placemaking, access & wayfinding; and neighborhood marketing, corridor activation & media.
Corridor-specific scopes and implementation to be coordinated with City staff and district stakeholders, informed by the final construction schedule, staging plan, anticipated impacts, and stakeholder input.
Investments would be structured to provide a corridor-wide and public benefits in alignment with the MSD’s established purpose and ADID’s contracted scope.
ADID will report on activities and expenditures through its contracting requirements with the City.
The City will retain responsibility for construction management, including site safety, logistics, project coordination, and general public information.
New seasonal decor
$90,000
Replace Downtown’s more than 40-year-old wreaths with approximately 100 reusable, solar-lit wreaths along its primary commercial corridors.
The wreaths would complement ADID’s existing commitment to providing holiday lighting in Pack Square Park, Pritchard Park and Triangle Park, creating a more cohesive seasonal experience that supports Downtown businesses and creates a welcoming experience for all.
Staff: Ben Woody, Assistant City Manager.
Copied word for word from the minutes (“…” marks words left out).
Item C · RES 26-197 · Environment & Sustainability · Resolution · consent agenda
Resolution authorizing the City Manager to enter into an Interlocal Agreement with the Town of Black Mountain to allow them to dispose of their leaf material at City-owned property on Hardesty Lane, and to execute amendments adjusting rates as needed
Passed7–0 · Moved by Sage Turner, seconded by Maggie Ullman
All members present voted yes.
Key facts
$4,500approximately $4,500 annually
120 Hardesty Laneaddress
Town of Black Mountaincontractor or recipient
initial term of one year with four optional one-year renewalsterm
Description in the minutes
Action Requested:
Motion to approve a resolution authorizing the City Manager to enter into an Interlocal Agreement with the Town of Black Mountain to allow the disposal of leaf material at City-owned property on Hardesty Lane, and to execute, and to execute amendments adjusting fees as needed.
Background:
Since Tropical Storm Helene, local municipalities have been struggling to dispose of leaves due to reduced capacity for leaf processing at local disposal facilities.
Yard Waste Notification (YWN) sites are small-scale composting and/or mulching operations, regulated by the North Carolina Department of Environmental Quality, designed to repurpose yard waste into a soil amendment or beneficial landscaping material.
The City of Asheville utilizes a permitted YWN site at a City-owned lot at 120 Hardesty Lane for loose leaf disposal during peak leaf season.
The YWN site at Hardesty Lane is currently the only YWN site that the City operates, and is only utilized for leaf disposal.
The Town of Black Mountain has requested an interlocal agreement allowing them to dispose of their leaf material at the City’s YWN site, provided the Town transports the material to our site, estimated to be approximately 75 tons annually or 45 loads based on the truck size.
Both the City of Asheville and the Town of Black Mountain will benefit as a result of this agreement. The Town’s costs for transporting their leaf material for disposal will be reduced, and the City will receive revenue from the Town of Black Mountain that can be used to help offset increased operating costs.
Additionally, increasing the amount of leaf material at the YWN site will enable the City’s Public Works Sanitation Division to produce additional usable compost, which can then be utilized by other City divisions / departments.
The proposed disposal contractual fees for the Town of Black Mountain will be based on the transporting vehicle type
$125 for tandem vehicles and $50 for single-axle vehicles. Proposed fees are calculated in order to recoup City management costs based on usage estimates. These fees are also similar to the current disposal rates at a local yard waste disposal facility.
Total costs were calculated based on estimated hours for staff and equipment used to prepare and maintain the YWN site, collect and report data, and handle administration (contract management and invoicing). These costs were then applied across the estimated number of truckloads to establish the disposal fees in the contract.
The resulting revenue for the City of Asheville is expected to be approximately $4,500 annually based on our known operational costs and usage estimates. The costs of the initial year are based upon estimates of the amount of labor and equipment will be required to provide the service. Rates will be reevaluated annually to ensure that costs are being fully recovered.
The interlocal agreement will have an initial term of one year with four optional one-year renewals, for a potential maximum term of five years.
Staff: Amy Deyton, Public Works Director; Jes Foster, Sanitation Division Manager; Darlene Barnwell, Sanitation Operations Manager.
Copied word for word from the minutes (“…” marks words left out).
Item F · RES 26-200 · Housing · Resolution · consent agenda
Resolution of the Housing Authority of the City of Asheville to adopt a resolution approving the issuance of up to $9,750,000 Multifamily Housing Revenue Bonds or Notes to provide financing for 319 Biltmore B to satisfy Section 147(f) of the Internal Revenue Code, with no City financial obligation associated with the bonds or any debt taken on by the developer
Passed7–0 · Moved by Sage Turner, seconded by Maggie Ullman
All members present voted yes.
Key facts
$9.75 millionup to $9,750,000
4 John Walker Avenueaddress
3.54 acressite size
112 units112 of them affordable
at or below 80% of Area Median Incomeaffordability
319 Biltmore B, LLCapplicant
The affordability period will be 40 yearsterm
Description in the minutes
Action Requested:
Motion to adopt a resolution approving the issuance by the Housing Authority of the City of Asheville of up to $9,750,000 of multifamily housing revenue bonds or notes to provide financing for 319 Biltmore B Avenue and to satisfy Section 147(f) of the Internal Revenue Code.
Background:
The Asheville Housing Authority was created by the City of Asheville in 1940 in accordance with Chapter 157 of the NC General Statutes.
It is a public body and is independent from the City with its own powers as outlined in North Carolina General Statute Chapter 157.
The Housing Authority is governed by a Board of Commissioners, consisting of 7 members, who serve for a 4 year term and are appointed by the Mayor of the City of Asheville.
The Internal Revenue Service requires that any bonds issued by the Housing Authority for developments such as the one described herein, have the financing plan approved by the City Council, following a public hearing with respect to such a plan.
319 Biltmore B, LLC, a North Carolina limited liability company, or an affiliated or related entity (the “Borrower”) has requested that the Asheville Housing Authority (the “Issuer”) issue up to $9,500,000 in multifamily housing revenue bonds for the acquisition and construction of a new 112-unit affordable rental development known as 319 Biltmore B located on a 3.54 acre site at 4 John Walker Avenue, in the City of Asheville parcel identified as PIN 9648-46-0425 in the Buncombe County Registry.
The project will consist of one residential building. There will be a mix of studios, 1, 2, and 3-bedroom units. All units will be set aside for individuals and families at or below 80% of Area Median Income (“AMI”); 41 of the units shall be affordable to and occupied by individuals and families at or below 60% AMI and 31 of the units shall be affordable to and occupied by individuals and families at or below 30% of AMI.
The affordability period will be 40 years.
LSR Biltmore B, LLC (Laurel Street) is the developer of this project and is an affiliate of the owner.
Construction is scheduled to commence in December 2026 and has an expected completion date of June, 2028.
Staff notes that approval does not obligate the City in any way to issue or pay for the bonds, or for any debt taken on by the developer.
Staff: Nikki Reid, Community and Economic Development Director; Jannice Ashley, Deputy City Attorney; Carly Gillingham, Assistant City Attorney.
Copied word for word from the minutes (“…” marks words left out).
Monthly municipal property tax refunds or releases per North Carolina General Statute section 105-381
Passed7–0 · Moved by Sage Turner, seconded by Maggie Ullman
All members present voted yes.
Description in the minutes
Action Requested:
Motion to adopt City of Asheville property tax refunds and releases for the month of August 2026.
Background:
Buncombe County currently bills and collects City property taxes
At the August 22, 2023, meeting, City Council approved an addendum to the existing tax collection agreement with Buncombe County to ensure that it fully conforms to the provisions of Chapter 105 of the North Carolina General Statutes, entitled The Revenue Act.
As part of that compliance, the City Council must, on a monthly basis, approve all property tax releases and refunds that have been approved by the Buncombe County Board of Commissioners.
City of Asheville refunds and releases for August 2026 are included in the document.
Staff: Tony McDowell, Finance Director.
Copied word for word from the minutes (“…” marks words left out).
Councilwoman Ullman read the proclamation proclaiming October 2026 as “Domestic Violence Prevention and Awareness Month” in the City of Asheville. … who briefed City Council on some services of Helpmate.
Presented by April Burgess-Johnson, Executive Director of Helpmate.
Proclamation
National Diabetes Awareness Month
Mayor Manheimer read the proclamation proclaiming November, 2026, as "National Diabetes Awareness Month" in the City of Asheville. … who briefed City Council on some activities taking place during the month.
Presented by Joanne Rinker, representing the North Carolina Diabetes Advisory Council.
Statement
Mayor Manheimer read a statement regarding Chamber decorum.
Stormwater Regulatory Manager Shannon Simpson said the last City-wide stormwater assessment was conducted in the late 1980’s/early 1990’s, and an updated assessment is critical. … The contract amount is $900,000 and the consultant is Ardurra Group, Inc.
Presented by Shannon Simpson, Stormwater Regulatory Manager.
In response to Councilwoman Roney, Stormwater Division Manager Derek Wainscott asked that any stormwater complaints be directed to the Asheville App which will be routed to him for response.
Open public comment
3 speakers
public safety concern between the connection between the Lyman Street bike path, Amboy Bridge and the Amboy Road bike path
need more black bear safety initiatives
concerns surrounding the audit information of 2026 Quarter 2 Automated License Plate recognition
What staff answered afterwards 10 questions from council, answered in the city’s follow-up memos
Cost of doing maintenance work internally versus contracted; they want to understand any staffing and/or equipment shortages.
Staff:The following information was provided in the last follow-up document and represents a detailed breakdown of parks staffing and the use of contracts to supplement operations. In order to respond to this specific question, staff will work on developing a more comprehensive summary of the balance between internal staffing and contracting. This analysis will also focus on the use of contracts to supplement operations across the organization. Sharing this information will be an important component of the budget process. Asheville Parks & Recreation employs 95 full-time and approximately 50 seasonal/part-time staff. Within the department, the Asset Management Division is responsible for physical maintenance, operating with 42 full-time staff divided across specialized operational areas. - Mowing & Grounds: 6 FT / 1 PT - Landscape: 4 FT / 1 PT - Athletic Fields: 4 FT / 2 PT - Cemetery Operations: 3 FT / 1 PT - Custodial Upkeep & Cleaning: 6 FT / 4 PT - Weekend Upkeep & Cleaning: 4 FT / 4 PT - Heavy Construction & Equipment: 3 FT / 2 PT - Skilled Trades (Carpentry, Welding, Masonry, Painting): 6 FT / 2 PT - Planning & Development: 3 FT - Management: 3 FT These teams cover everything from Asheville App-reported emergencies to cemetery operations; only a small subset of this team is dedicated strictly to mowing and landscaping on any given day. To manage nearly 60 parks, over 500 acres of parkland, and miles of greenways, we use a hybrid approach of internal crews and third-party contracts. The hybrid approach started as early as 2011. Specialized contracts (e.g., Downtown and Riverfront corridors) cover high-volume and high-maintenance park needs. Internal staff focus on neighborhood parks, daily operations, rapid emergency repairs, skilled trades, cemetery duties, and system-wide facility maintenance. Contracted crews operate strictly within distinct geographic boundaries or perform specific task lists. Contractors handle routine maintenance in designated zones so our in-house team can address specialized system-wide needs.
Budget process: understanding the use of contractors, how staffing impacts budget.
Staff:A staffing framework analysis will be completed as a part of the FY28 Budget process. Where there is a heavy utilization of contracts for normal, recurring work; the comparison will be done.
CMO report, identify anonymous recipient info, amounts awarded, expenditures for direct assistance, staffing, admin, and outcomes
Staff:Staff will provide an update at a future Manager’s Report. Our program year runs July 1 - June 30, and we are required to report on performance to HUD via the annual CAPER by September 30th. Here’s the most recent one that we submitted last month following a public comment period: FY25/26 Consolidated Annual Performance Evaluation Report. This report includes many of the data points Councilmember Hess requested, and we will be sure to bring the further data points (i.e., budget line and expenditure details) as well. We could bring this as a Manager’s Report in August/September next year. Council will also have visibility and authority to approve all future awards and agreements made using HOME-ARP funding (and all other CD grant programs) before that date. Those agreements always include details (direct assistance, budget lines, staff, admin, expected outcomes, etc.) that they can review. All award recommendations for the HOME-ARP program (and HOME annual grant) are made by the Asheville Regional HOME Consortium Board of Directors prior to bringing agreements to Council for authorization, and Council members are always welcome to attend those meetings (Councilmember Turner is the Chair of that board). The City’s Housing and Community Development (HCD) Committee is the recommending body for all CDBG awards prior to bringing them to Council, and this is a good opportunity for Councilmembers to review the fine details of proposed awards, budgets, and anticipated outcomes.
Solution to Amboy Rd/Riverview Dr pedestrian issue, and timeline.
Staff:Installing a legal crosswalk at the intersection of Amboy Road and Riverview Drive requires building an ADA-compliant curb ramp at each end of the crosswalk. A crosswalk cannot be painted here in isolation. NCDOT applied for grant funding for this purpose, including building these ramps, installing a crosswalk, and installing two rectangular rapid-flashing beacons (RRFBs). Earlier this week, NCDOT received NC Transportation Board approval for Preliminary Engineering funding of this crosswalk project. NCDOT’s next step will be Federal Construction Authorization; they are in the process of gathering the required documentation for making that request. NCDOT is still on track for installation of the crossing by Spring 2027. NCDOT is also working to restore the FBR riverbank beneath Amboy Road bridge as part of Helene repairs from erosion and scour damage. They will also be restoring a concrete path beneath the bridge within the existing right-of-way. City staff have coordinated with NCDOT in recent weeks to provide necessary right-of-entry permits for that work. The repair plans are scheduled to let for construction in February of 2027 to allow time for Ruby-Collins to finish the ongoing MSD project in the adjacent area.
How many staff members do we have in parks and recreation? How many staff do we already have who handle landscaping/mowing/lawn maintenance, and why do we need to spend money on contracts? Provide information about the scope of the contracts?
Staff:Asheville Parks & Recreation employs 95 full-time and approximately 50 seasonal/part-time staff. Within the department, the Asset Management Division is responsible for physical maintenance, operating with 42 full-time staff divided across specialized operational areas. - Mowing & Grounds: 6 FT / 1 PT - Landscape: 4 FT / 1 PT - Athletic Fields: 4 FT / 2 PT - Cemetery Operations: 3 FT / 1 PT - Custodial Upkeep & Cleaning: 6 FT / 4 PT - Weekend Upkeep & Cleaning: 4 FT / 4 PT - Heavy Construction & Equipment: 3 FT / 2 PT - Skilled Trades (Carpentry, Welding, Masonry, Painting): 6 FT / 2 PT - Planning & Development: 3 FT - Management: 3 FT These teams cover everything from Asheville App-reported emergencies to cemetery operations; only a small subset of this team is dedicated strictly to mowing and landscaping on any given day. To manage nearly 60 parks, over 500 acres of parkland, and miles of greenways, we use a hybrid approach of internal crews and third-party contracts. The hybrid approach started as early as 2011. Specialized contracts (e.g., Downtown and Riverfront corridors) cover high-volume and high-maintenance park needs. Internal staff focus on neighborhood parks, daily operations, rapid emergency repairs, skilled trades, cemetery duties, and system-wide facility maintenance. Contracted crews operate strictly within distinct geographic boundaries or perform specific task lists. Contractors handle routine maintenance in designated zones so our in-house team can address specialized system-wide needs.
Information about what has changed since the first round. Requests a timeline of actions/data on the evolution of the Costco contract from beginning to present.
Staff:Staff has prepared this high-level overview of the major changes made to the Costco Conditional Zoning application site plan since the initial application was submitted.
Are there any barriers to the issues with the roads/MSD/sewers that would hinder funding to move Costco forward?
Staff:The applicant is working with both NCDOT and MSD outside of the City approval process. The revised traffic impact study for this project was re-scoped and is currently in review by NCDOT. The applicant’s representative will be able to provide more information on this process at the City Council hearing. MSD approved a sewer allocation request for this project on September 25, 2025, verifying capacity for this project.
Answered by PUD
Kim Roneyagenda briefing, Oct 8, 2026 Council Committees/PEDE
Transit Mobile Fare App Update requested
Staff:Asheville Rides Transit - Mobile Fare Feasibility Memo
Can APD provide data to support correlation between CPTED lighting assessments/ action and crime reduction?
Staff:APD conducts CPTED (Crime Prevention Through Environmental Design) surveys on individual properties fairly regularly and has seen positive results. In May, the City also completed a downtown lighting assessment that identified 47 outages, most of which have since been repaired; 7 inconsistencies; 6 dark areas, with one additional light installed; and 2 tree obstructions. A recent (2025) study from Philadelphia states: "Our findings reveal a 15% decline in outdoor nighttime street crimes and a 21% reduction in outdoor nighttime gun violence following the streetlight upgrades. The streetlight upgrades may have contributed to 5% of the citywide decline in Philadelphia gun violence during the study period. Qualitative data also suggest that resident perceptions of safety and neighborhood vitality improved after new streetlights were installed." This is particularly relevant because the study looked at 13,275 street segments and 34,374 upgraded streetlights, providing evidence that lighting can be a large-scale public-safety/environmental intervention, not just a small neighborhood project. Source: MacDonald et al., Criminology & Public Policy (2025), “Can Enhanced Street Lighting Improve Public Safety at Scale?” In addition to these assessments, City staff regularly engage with business owners and commercial districts throughout Asheville to hear concerns, identify challenges, and work collaboratively on solutions. This includes ongoing engagement with businesses in Biltmore Village, the River Arts District, West Asheville, and other commercial areas, as well as participation in business associations, boards, workgroups, and project-specific discussions. These relationships help the City better understand business community concerns, identify opportunities to address safety issues, and inform ongoing public safety and environmental improvement efforts.
Update requested on public safety community response - specifically, what happens when unhoused individuals refuse services; what are next steps? What is the next step when a community is not responsive to city actions/support?
Staff:If someone is not interested in services at the time, we continue to outreach that individual to build rapport, educate, encourage etc. until they are ready for services. City staff is also collaborating with our court, county, and community partners to develop solutions and strategies that could be a significant step toward improving engagement with unhoused individuals, expanding access to treatment, and creating positive outcomes for the broader Asheville community. As those solutions are developed, staff will provide updates to the Public Safety Committee.
Answered by HCD
Work session, Thursday, Oct 8, 2026 the agenda briefing before this meeting · 11 am–11:47 am · no votes
Staff briefed on
Downtown Service District Budget Amendment for Special Projects
This resource, to the best of its ability, is copied word for word from the official minutes, “…” marks words left out, and [brackets] a name the minutes give elsewhere or a private resident’s name withheld. The minutes are the record. Staff answers are quoted from the city’s follow-up memos. Staff report details are quoted from the city’s meeting documents, prepared before the vote.