Keep Asheville a sight to behold

I have been following the development of Asheville’s proposed Steep Slope Ordinance, which is within days of being considered by the Asheville Planning and Zoning Commission and then City Council. Many people worked hard to craft this ordinance, but as a resident who loves Cisco Mountain and the incredible variety of plants, trees and animals who inhabit it, I do not think this ordinance is the best that Ashevilleans deserve.

It is written “to provide opportunities for developers to minimize impacts on steep slope and ridge-top areas” and “to provide standards reflecting the varying circumstances and interests of individual landowners.” Contrast this to the steep-slope ordinance for Hanover, in the conservative state of New Hampshire: The purpose is “to direct development to lands suitable for development and to recognize that structures are but one of several competing uses of land; other uses include groundwater recharge, habitat, open space, recreation, protection of steep slope stability and scenic vistas. Not all land is suitable for building.”

Hanover’s ordinance reflects real commitment to the idea that land-use planning is not just to facilitate building, but also to preserve the highest possible quality of life (air, water, safety, recreation). Unfortunately, Asheville’s proposed ordinance falls far short. It lays out—in excruciating detail—road width, density, structure height and footprint, but it misses the point of trying to preserve a high quality of life.

Under the proposed ordinance, at 2,500 feet, the least-dense level of zoning (RS-2) would start with 1.4 units per two acres, assuming 25 to 29 percent slope. Then the developer could qualify for a 60 percent density bonus (or, as I understand, two houses per two acres).

Imagine that view from the Haw Creek Overlook on the Blue Ridge Parkway: The view of Cisco Mountain encompasses around 400 steeply sloped acres. Imagine, 400 homes facing back.

The ordinance also states: “The mountains and hillsides of Asheville are visible from many places in the city, adding to the quality of life for residents and improving tourism opportunities for visitors.” Why does it not mandate certain exterior colors and materials to lessen the visual impact of all this new growth, as many other communities do and which seems critical on steep, exposed slopes?

Now imagine the view from the Haw Creek Overlook: All 400 houses facing back are painted all colors of the rainbow.

Finally, I originally took some comfort in strict fines proposed to prevent removal of “native trees of six or more inches … and any mature grouping of rhododendron or mountain laurel of 250 square feet or more.” Trees on steep slopes grow slowly, but I felt this provision would protect important native vegetation whose roots literally hold slopes together. However, on its third draft, the ordinance now includes an “alternative landscape plan” allowing a property owner “to remove trees and other protected vegetation” if approved by the Tree Commission.

Now imagine the view from Haw Creek Overlook: All 400 brightly colored houses facing back have almost no trees around them, and the view is slightly fogged by increased pollution.

Please call or write City Council members soon about the proposed Steep Slope Ordinance. Let’s keep Asheville a sight to behold, not one to despise.

— Susan Oram
Asheville