Mattress storein Asheville, NC

In 2022, Asheville’s City Council allocated $85,000 in one-time funding to the FY 2022-23 budget for a Missing Middle Housing study. The Department of Planning and Urban Design (PUD) will conduct the study in collaboration with the Department of Community and Economic Development (CED), which contributed $30,000 to expand the scope of the study to include a Displacement Risk Analysis. The purpose of the study is to identify regulatory or policy barriers that negatively impact the production of housing supply and to develop recommendations to help Asheville prioritize next steps to better align regulations with city goals.

On February 28, 2023, the Asheville City Council approved Opticos Design, Inc and Cascadia Partners as the consultants for the project that is expected to take approximately one year.

The consultant team has extensive experience in missing middle housing assessments and community engagement. Project milestones will be reviewed by an Advisory Working Group composed of participants from a diverse range of community members.

Project tasks will include the following:

The City of Asheville has encouraged changes to support the regulatory environment for residential construction in recent years by updating the Unified Development Ordinance (UDO). The following text amendments encouraged residential infill development:

ADUs and Lot Width/Frontage Standards

Text amendments to the UDO included changes in 2015 to Sec. 7-14-1(b)(3) Accessory Dwelling Units (ADUs), and changes to multiple residential zoning districts in 2017. These changes acknowledged the restrictiveness of the ordinances, as written, in relation to accessory dwelling unit size and the required lot dimensions for residential construction. While these changes were warranted, they were incremental in nature. The Missing Middle Housing study will provide a more comprehensive review of housing-related policies and regulations to provide considerable research to support broader changes.

Comprehensive Plan and City Council Strategic Goals

Living Asheville: A Comprehensive Plan for our Future was adopted by the City of Asheville in 2018. The comprehensive plan is a tool, required by state law, that guides growth and development informed by extensive community input and engagement. Living Asheville emphasizes the need for housing affordability. While the Missing Middle Housing study supports the implementation of policies that promote infill development and diversity in housing supply, there is no assurance that results will provide affordable housing. Nevertheless, research suggests that Missing Middle Housing can help to provide a greater supply of smaller units that tend to be less expensive, and housing supply itself may lower housing costs across the board.

Living Asheville is organized into guiding principles, themes and goals. The Missing Middle Housing study aligns with the following:

In addition, the study supports City Council’s Equitable & Affordable Housing & Stability strategic goal.

What is “Missing Middle Housing?”

“Missing middle housing” refers to housing types, such as duplexes, triplexes or townhomes, that can be said to have largely been missing from the residential housing market over the last 70 years. You can describe middle residential as housing types that live in the middle of two common and well known housing options: Single-family homes and large-scale multi-family housing apartment buildings.

In most cities across the United States, zoning regulations dictate the land uses permitted in zoning districts. For example, two-thirds of all neighborhoods in Asheville only allow single-family homes, generally called single-family zoning, which is most commonly presented as detached housing as shown on the left in the image above. The Missing Middle refers to the housing typologies that allow for more variation and diversity of housing, such as duplexes, triplexes, townhouses, courtyard apartments, and small multiplexes. These housing types are of similar scale to detached single-family housing and fit within a neighborhood context.

In Asheville, multiple factors impact the city’s housing supply flexibility, including mountainous terrain, which increases construction costs and can reduce project feasibility. Yet the mountains are part of the city’s increasing desirability, which contributes to significant in-migration. Undertaking a study that identifies housing barriers, especially barriers that inhibit the Missing Middle, will help Asheville to better understand where to prioritize and implement actual changes to the code to better align regulations with stated goals.

Why “Missing Middle Housing?”

Housing Gaps and Limitations on Growth Boundaries

According to the Asheville, North Carolina Region Housing Needs Assessment report–most often referred to as the Bowen Report–the Asheville region, which includes Buncombe, Henderson, Madison, and Transylvania Counties, faces housing gaps. At the time of the report, 84 multi-family rental housing projects, both market rate and subsidized, were surveyed within Asheville, and of the 10,614 combined units, 97.2 percent were occupied, which is a high occupancy rate demonstrating limited multi-family apartment options, especially when taken into consideration of the area’s projected population growth of 7.6 percent by 2024.

Vacancy rates in the region are relatively low, which means there is low rental availability, when compared to the vacancy rates in more balanced real estate markets. Similar to communities nationwide, Asheville is experiencing challenges associated with housing affordability, which can be argued to be largely the result of the limited availability of housing stock. Nevertheless, expensive housing can be attributed to other factors such as the heavy influence of Asheville’s tourism and related second-home purchases.

The City of Asheville has limited authority to annex land into its municipal boundaries. As a result, Infill development–the act of building on unused or underused land located within the existing built environment–is the only real way to increase housing supply. Understanding that more homes within the city can change the character of neighborhoods, the study will consider the massing, scale and character of existing neighborhoods as part of the research.

Population Growth and Demographic Shifts

According to the Bowen Report, Asheville is experiencing changes in its demography, and is expected to undergo a shift among three age demographics: the 25- to 34-year, 55- to 64-year, and 75 and above age cohorts. Growth among such a broad range of age groups creates a need for housing diversity. As summarized in the Bowen Report, per data collected in 2019, the region has several housing supply challenges, including insufficient rental housing, a diminished for-sale housing supply affordable to moderate income households, and the need to accommodate the projected growth of the senior population.

The Missing Middle Housing study will review these many issues to provide the community with the information necessary to make better comprehensive decisions about housing policy, which will inform future changes of the city development code.

Bowen Report

Initial Request for Qualifications (RFQ)

Staff report to Council – February 28, 2023

Council Resolution to approve Missing Middle Housing Study Contract – February 28, 2023

February 20, 2023 – City Council’s Planning & Economic Development (PED) committee review

February 28, 2023 – City Council approves the Missing Middle Housing study contract

Vaidila Satvika, AICP Department of Planning & Urban Design 828-251-4036

Candra Teshome Department of Planning & Urban Design 828-259-5836

Sign up for updates on Missing Middle Housing Study

The ultimate Western North Carolina experience isn’t complete without some time in the great outdoors. We’ve rounded up great places to stay for hiking, wildlife viewing, and camp living, on a scale of “roughing it” to full-on glamping. Cheers, campers.

If you’re a seasoned backpacker, probably able to win a season of “Survivor” and looking for nothing more than some level ground to sleep on, these camp areas are for you. Note: Be sure to read up on bear safety, hiking etiquette, if you’ll need a backcountry camping permit, and make sure you’re prepared with water and supplies.

Black Balsam KnobWhy you should go: While these trails are popular to the point of being overcrowded during summertime, they’re popular for a reason: mountain balds offer tree-less lookouts to take in soaring Blue Ridge Parkway views.

Panthertown ValleyWhy you should go:Granite rock domes and cliffsides have earned Panthertown Valley the nickname “the Yosemite of the East.”

Looking to tent camp or park the RV at a campground? The Asheville area and beyond is full of campground options, whether you’re looking for an electric hookup, hot showers, or simply a dark place to gaze at the stars.

Lake PowhatanWhy you should go: Only a short drive from Asheville, families will love the sandy swimming beach alongside the lake at this camp.

North Mills RiverWhy you should go: Get your nature fix from woodsy campsites, with the bonus of notably clean bathrooms on-site, plus nearby grocery stores and breweries just in case.

Curtis Creek CampgroundWhy you should go:Picturesque scenes await you in this secluded camp, thanks to old-growth forests and the babbling Curtis Creek.

Mount Pisgah CampgroundWhy you should go: At an elevation of 4,980 feet, this campground offers stunning Blue Ridge Parkway views as well as respite from the heat during summertime.

Davidson RiverWhy you should go: If you like your hiking trails with a side of waterfalls, Davidson River is your place to camp.

Carolina Hemlocks Rec AreaWhy you should go: Fishers will love how accessible the nearby river is, while all campers can appreciate the hemlocks and greenery of Pisgah National Forest.

Gorges State ParkWhy you should go: Staggering rock walls, river gorges, and waterfalls await. Bonus: Primitive sites are also available to reserve in advance.

South Mountains State ParkWhy you should go: An 80-foot high waterfall is accessible via hiking trial. Plus, seasoned mountain bikers can try their hand at a difficult 17-mile loop.

Smokemont CampgroundWhy you should go: Located in Great Smoky Mountains National Park, find bio-diverse, unforgettable hikes right from your site.

Looking for access to trails and wildlife, without sacrificing the comfort of a proper bed at the end of the day? We’ve selected some of our favorite Vrbos to book some cabin time close to town.

Bamboo House at Mountain MeadowsWhy book: At 3,500-ft. elevation, sweeping views of the Blue Ridge Parkway meet a California King-sized bed.

Cold Creek CottageWhy book: A backyard creek, a foosball table, and an outdoor basketball court make this the perfect family vacation home.

Newly Renovated HomeWhy book: Thanks to recent renovations, this modern chalet nestled into the edge of Pisgah National Forest is practically luxurious.

Artist’s Mountain RetreatWhy book: Proximity to both Asheville and the mountains make this a great base camp for all your North Carolina adventures.

1920s BungalowWhy book: With a deck and a lawn, stunning views, and a fire pit, you’ll be living your version of camping in no time.

Black Mountain CabinWhy book: This custom-built cedar log house will give you the cabin getaway you’ve been dreaming of.

Big Oak CabinWhy book: This newly built home is only 15 minutes driving distance from Asheville.

Chimney Rock River HouseWhy book: A rushing river will literally be in your backyard at this house — plus, there’s an outdoor hot tub to enjoy the views from.

Eagle’s Rest LodgeWhy book: Imagine sipping your coffee on the porch and walking straight down to the pond at this cabin.

Mountain Vista RetreatWhy book: Gorgeous surrounding mountain views and a hot tub await on this 4 acre private retreat.

Candler Log CabinWhy book: A spot on the edge of a national forest meets a hot tub, pool, and firpit.

Serene Creekside CottageWhy book: This adorable cottage is nestled right into the woods, with plenty of outdoor spaces to enjoy the nature from.

17-Acre Private Horse FarmWhy book: Kids will love seeing the horses on this property, not to mention a pond for fishing.

Mountaintop Log CabinWhy book: You can’t beat the views from this classic cabin retreat.

Living in Asheville is generally a grand time, but that doesn’t mean we’re immune to parking woes, long lines, and other pedestrian hassles.

Enter: These 11 life hacks from our neighbors on R/Asheville and Instagram to help make life a little easier.

1. “You can get ZOOM passes if you’re a library card member.” - R/yodelayodelay

2. Get a Go Local card — @sheekgardens

3. “Go to the actual [French Broad] Chocolate Factory instead of standing in the line downtown.” — @almacurran

4. “The Asheville Tool Library.” — @meg_reilley_photography

5. “The Blue Ridge Parkway is almost always closed in the winter… to cars. Want to ride your bike on the Parkway but don’t have a death wish? Do it on a 60 degree day in February. You can check what sections are open and closed on the BRP website.” — R/JARL_OF_ASHEVILLE

6. “A good number of people who move to Asheville buy hiking gear, kayaks, SUPboards and such, then only use them a few times. On Craigslist and GearSwap you can find good deals...” — @jellywoodchuck.

7. "[You get a] free cup of coffee when you purchase a bag of Summit Coffee beans.” — @wheninasheville

8. “Know which lane to stay in on the Bowen Bridge so you don’t die.” — @abandonedwnc

9. “Get used to eating dinner early. Like 5 p.m. early. That way when you go out to eat, you can usually get a table right away.” — @MetaverseSleep

10. “Asheville has an app that you can report potholes and other things on. I’ve seen in some local Facebook groups where folks have had success submitting tickets, and seeing results from the city using it.” — R/Punkadunk_booboo

11. “The Westgate Wormhole.” — R/brooke_heaton (This means using the Westgate Plaza exit on I-240, but not actually exiting the highway, to skip a bit of Patton Ave. traffic.)

Skift Take

Historical preservation in hotel design isn't new, but it remains relatively rare for hotels to honor the rich histories of their Black neighborhoods. The industry need more leaders like Larry Crosby, general manager of The Foundry Hotel, part of Hilton's Curio Collection.

Carley Thornell

Curating a great guest experience comes easily for Larry Crosby. The general manager of The Foundry Hotel in Asheville, North Carolina, spent many years as a Les Clefs d’Or-recognized concierge, after all.

But rather than focus The Foundry’s guest experience solely on Asheville’s thriving food scene or the hiking trails near the Blue Ridge Mountains, Crosby has instead instilled a sense of place and history first.

“The Block neighborhood where the hotel is located has a fascinating history, where emancipated slaves built it into a thriving business district,” Crosby said. “But urban renewal in the ‘70s destroyed it, and that rich history was almost lost — unless you knew who to talk to in the neighborhood.”

Preserving and promoting that storied past has been part of Crosby’s mission since helping open The Foundry Hotel in 2018. The 87-room boutique property was originally constructed as a steel forge plant for the Biltmore Estate. It’s now part of Hilton’s Curio Collection and managed by Raines.

Today at check-in, guests are encouraged to pause and admire the hotel’s exposed beams, original signs, and preserved industrial artifacts as part of what Crosby calls “orientation.”

“We’ve got a beautiful, wonderful adaptive reuse project right in the middle of The Block,” Crosby said. “We really want to tell the story of the neighborhood when you check in, give a sense of authenticity and tell the rich history of the neighborhood – not just tell the story of the hotel itself.”

Part of that mission has been forging community relationships to provide immersive experiences, especially those surrounding The Block’s rich Black history.

To round out the concierge staff’s work, Crosby has partnered with DeWayne Barton, founder and CEO of grassroots tour company Hood Huggers International. Barton’s private neighborhood excursions include Triangle Park and its murals representing Black Asheville.

Another stop is YMI Cultural Center, commissioned as the Young Men’s Institute in the late 1800s by George Vanderbilt for the Black workers constructing the Biltmore Estate. YMI was designed and built by James Vester Miller, Asheville’s preeminent Black builder in the late 1800s.

Today, YMI houses Noir Collective AVL, a boutique and gallery co-founded by alexandria monque ravenel and her team. Crosby and The Foundry design team partnered with ravenel to commission pieces by local artists for common areas, guest rooms, and the hotel’s restaurant, Benne on Eagle.

At the hotel restaurant, the menu pays homage to favorites of the neighborhood’s original residents, such as fried catfish and collard greens, and fried green tomatoes with pimento cheese. But one of the most memorable parts of the dining experience, says Crosby, is the mural from Asheville artist Joseph Pearson, who used historic photographs to depict the neighborhood’s heyday before urban renewal. For the restaurant, Pearson also created portraits of the “legends of the Block” — women who were all chefs and business owners in the 1960s and 1970s.

The Foundry is taking local representation to the next level by hosting an entire African-American art exhibit for Black History Month.

Seeing representation when it comes to people in leadership positions like himself, or as part of The Foundry’s concept, is important for Asheville and its future, Crosby said.

“Asheville is a very cool and cultural mountain city but it lacks a lot of diversity, surprisingly,” he said. “I’m fortunate to be a GM of a hotel that has a rich history and [I’m] not what you see everyday on a leadership level here. I really embrace the community and connecting and talking with the younger demographic of talent coming into the workforce about this.”

Crosby said that in 2000, the Black population of Asheville was much larger than it is today, having dwindled from 17.6 percent then to about 11 percent now – even more notable since the city’s overall population grew.

“You have to inspire a desire to stay here,” Crosby said. “Charlotte, Atlanta, D.C., Baltimore, these are all places you can see more people that look like you, and perhaps have more opportunities. You’ve got to build that culture here.”

Like the revitalization of the steel plant where The Foundry Hotel now sits, Crosby is forging that culture.

Cold temperatures and possible snow are headed this way over the weekend. The US National Weather Service currently forecasts snow developing across the southern Appalachians late Saturday into Sunday. Significant snow accumulations are possible, especially across the northern mountains and higher elevations above 3500 feet. Uncertainty remains regarding exact snowfall totals.

As the National Weather Service is calling this a “complex and evolving forecast”, the City of Asheville has already taken steps to prepare – with teams, shifts and equipment on standby to hit the streets in case of snow or other potential weather related impacts.

Information regarding impacts to City provided services or events will be updated on City of Asheville website and social media.

The Public Works Sanitation Division and Transit (ART) will continue to monitor the situation throughout the weekend. Sanitation will make adjustments to waste collection schedules if needed for Monday morning. Any potential ART impacts will be listed on City of Asheville social media and website updates.

Sign up for Sanitation alerts regarding schedule changes, delays, or cancellations at ashevillenc.gov/AVLcollects

AVL ALERT: SIGN UP TODAY

The AVL Alert system currently remains the most direct way to get accurate and relevant information from the City of Asheville. AVL Alert is an emergency and non-emergency notification system. This system enables the City of Asheville to provide you with the information that you want to receive via the communication methods that you choose. By enrolling in the system you are automatically subscribed to emergency alerts. During the registration process you will have the opportunity to choose from a number of non-emergency subscriptions. At any time you can login to the system and change your contact information and opt-in/out of subscriptions.

Signing up is easy – and you can choose for alerts to be delivered to you via Email, Text, Mobile or Landline.

Sign up for the type of alerts you want – and for the locations important to you.

Here are some tips and tricks that can help prepare you, your family and your property.

People

Avoiding frostbite and hypothermia

In cold temperatures, your body begins to lose heat faster than it can be produced, which can lead to hypothermia. Follow these tips to avoid and treat hypothermia:

If a person is experiencing hypothermia or frostbite

For additional information regarding how to avoid and treat hypothermia please go to the Center for Disease Control website.

Houseless persons resources

The City of Asheville works in partnership with the Asheville Homeless Coalition to assist those experiencing shelter insecurity. Through the Code Purple system, the Coalition provides shelter and transit to our community’s most vulnerable. You can find resources to help houseless persons in severe weather conditions on the City of Asheville website. Watch City of Asheville and partner social media channels for notification of dates when Code Purple is in effect.

Pets

Outside pets are among the most vulnerable during extremely cold weather. Please bring them inside and provide shelter. Here are some tips from the Humane Society to keep them safe.

Pipes

The Asheville Water Resources Department urges everyone to take precautions to protect their pipes from freezing.

Preventing frozen pipes

If a faucet or pipe inside your house freezes