Mills River public meetings in 2022

Town Council

The Mills River Town Council will hold public hearings on a rezoning at 0 Butler Bridge Road, a watershed administration ordinance, and will reconvene a hearing on a text amendment to allow digital signs on public property, specifically for the fire department. They will also consider naming picnic shelters and filling committee vacancies.

• Reconvene public hearing TXT-22-02: public digital sign exemption for fire station
• Public hearing R-22-02: rezoning at 0 Butler Bridge Road
• Public hearing TXT-21-04: Watershed Administration Ordinance
• Consider naming picnic shelters at Mills River Park
• Fill vacancies on Parks, Trails and Recreation Committee

Town Council

This is a special meeting of the Mills River Town Council. The only substantive item is a closed session, held under North Carolina law, to consult with the town attorney and preserve attorney-client privilege. No other business is listed.

• Closed session under G.S. § 143-318.11 (a) (3) for attorney consultation

Town Council

The Mills River Town Council is holding a special meeting to discuss how to spend and prioritize funds from the American Rescue Plan Act of 2021. No decisions are scheduled; the item is listed for discussion only.

• Discussion of American Rescue Plan Act of 2021 spending and prioritization

Town Council

The Mills River Town Council will hold a public hearing on a text amendment (TXT-22-02) that would exempt public property from the prohibition on digital changeable copy signs, allowing Mills River Fire & Rescue to install one at its new headquarters. The council will also receive the FY 2021-2022 financial report, discuss the American Rescue Plan, and consider appointments to the Planning Board and Board of Adjustment. Consent agenda items include setting a public hearing for a rezoning request (R-22-02) for 0 Butler Bridge Road.

• Public hearing on TXT-22-02 to allow digital signs on public property, requested by Mills River Fire & Rescue for 5400 Boylston Highway
• Set public hearing for rezoning R-22-02: 0 Butler Bridge Road from MR-30 to MR-NC (2.13 acres)
• FY 2021-2022 financial report presentation
• American Rescue Plan discussion
• Appointments: Planning Board vacancy (term ending 04/12/2024), Board of Adjustment second alternate (2-year term), Land of Sky Regional Council delegate

Planning Board

The Mills River Planning Board will consider a text amendment to the Food Truck & Food Park Ordinance and a rezoning request from Joel Crook. Public comment will be heard. The board may vote to recommend action on these items.

• Text Amendment TXT-22-03: Food Truck & Food Park Ordinance revisions
• Rezoning R-22-02: Joel Crook (PIN 9642225038)

Town Council

The Mills River Town Council is deciding on a grant application for the NC Accessibility for Parks program to fund an accessible playground project at Mills River Park. They are also setting a public hearing for a text amendment on digital signs and discussing how to spend American Rescue Plan funds.

• Approved applying for NC Accessibility for Parks grant for Mills River Park playground, total project cost $314,110
• Set public hearing for TXT 22-02, Public Digital Sign Exemption, on November 10, 2022
• Appointed Eugene Edwards to Parks, Trails, and Recreation Committee; Jeff Moore to Board of Adjustment
• Discussed options for spending American Rescue Plan funds, including Town Hall expansion and property acquisition
• Heard that tax collections are about 20% behind last year

Agricultural Advisory Committee

The Mills River Agricultural Advisory Committee is holding a regular meeting. The agenda includes approval of minutes from May 20, 2022, and a discussion of farmland preservation options led by Town Manager Daniel Cobb. No other business is listed.

• Approval of minutes from May 20, 2022 regular meeting
• Discussion of farmland preservation options

The committee discussed using up to $1.5 million in ARPA funds for farmland preservation, but noted the amount is insufficient for significant land protection. No decisions were made; the matter will go to Town Council after public input is gathered. The committee emphasized partnering with farmer-focused groups and requiring grantee investment for startup farmers.

• Approved minutes from November 19, 2021 (unanimous)
• Discussed farmland preservation options using ARPA funds, no action taken
• Adjourned meeting (unanimous)

Town Council

The Mills River Town Council will consider setting a public hearing for a text amendment that would allow digital changeable copy signs on public property, requested by Mills River Fire and Rescue for its new station at 5400 Boylston Highway. The council will also discuss options for spending American Rescue Plan funds, including a potential farmland preservation grant program, and fill a vacancy on the Parks, Trails, and Recreation Committee.

• Set public hearing for TXT-22-02, digital sign exemption for public property, on November 10, 2022 at 6:30 PM
• Discussion of American Rescue Plan funding options, including potential farmland preservation grants
• Appointment to fill vacancy on Parks, Trails, and Recreation Committee (term expires 2/26/23)
• Consider NC Accessibility for Parks (AFP) Grant Program for Mills River Park Universal Playspace Project
• Consent agenda includes approval of September 22, 2022 minutes and tax collector report

Planning Board

The Mills River Planning Board is meeting to consider two text amendments to the town's ordinances. One would create a public property exemption to the digital sign prohibition for Mills River Fire & Rescue. The other would revise the food truck and food park ordinance. The board will also approve minutes from its September 6 meeting and hear public comment.

• Text Amendment TXT-22-02: Public Property Exemption – Digital Sign Prohibition, Mills River Fire & Rescue
• Text Amendment TXT-22-03: Food Truck & Food Park Ordinance Revisions
• Approval of minutes from September 6, 2022
• Public comment period

The Planning Board voted unanimously to recommend Town Council approve a text amendment allowing a digital changeable copy sign on public property for Mills River Fire & Rescue, intended for public safety messaging. The board also voted to table a separate text amendment revising food truck and food park regulations until the next meeting, citing the need for clearer definitions. Additionally, board member Heath Wiggins resigned, and staff reported that Ecusta Credit Union cancelled its planned branch construction due to costs.

• Recommended approval of Text Amendment TXT-22-02 allowing digital signs on public property for emergency services (unanimous)
• Tabled Text Amendment TXT-22-03 revising food truck and food park ordinance until next meeting (unanimous)
• Accepted resignation of board member Heath Wiggins

Parks, Trails, and Recreation Advisory Committee

The Mills River Parks, Trails, and Recreation Advisory Committee is meeting to discuss old and new business, including updates on the picnic shelter restroom facility, a fee waiver and facility naming policy, and a grant application for an accessible playspace at Mills River Park. The committee will also hear an introduction of the new Recreation Program Coordinator and discuss special events for 2023.

• Introduction of Recreation Program Coordinator Katrina Townsend
• Picnic Shelter Restroom Facility update
• Fee Waiver and Facility Naming Policy update
• NC Accessibility for Parks (AFP) Grant for Mills River Park Universal Playspace project, presented by Sara Burroughs of Sage Designs
• Special Events for 2023

The committee voted to approve a grant application for the NC Accessibility for Parks (AFP) Grant, an 80/20 match, for the Mills River Park Universal Play Space. They also discussed upcoming events, including a movie in the park on October 21, and noted that the picnic shelter restroom facility is on time and on budget.

• Approved grant application for NC Accessibility for Parks Grant for Mills River Park Universal Play Space (verbal assent)
• Approved August 23, 2022 meeting minutes (verbal assent)
• Approved agenda (verbal assent)

Town Council

The Mills River Town Council will hear a pre-application presentation from Fire Chief Rick Livingston to allow digital changeable copy signs on public property, which are currently prohibited. The council will also discuss a vacancy on the Parks, Trails, and Recreation Committee and a farmland preservation item. The meeting includes a revaluation presentation from Henderson County and routine staff updates.

• Pre-application to amend zoning to allow electronic changeable copy signs on public property (Fire & Rescue HQ at 5400 Boylston Highway)
• Revaluation presentation by Henderson County Tax Assessor Darlene Burgess
• Appointment to fill vacancy on Parks, Trails, and Recreation Committee (term expires 2/26/23)
• Discussion on farmland preservation
• Consent agenda: approval of September 8, 2022 meeting minutes

Town Council

The Mills River Town Council will hold a legislative public hearing on a text amendment (TXT 22-01) that would require a traffic impact analysis (TIA) for any development generating 750 or more vehicle trips per day or 75 per peak hour. The council will also hold a public hearing on economic development, consider a fee waiver policy, and a facility naming policy. The agenda includes consent items (minutes, tax collector report) and staff updates.

• Public hearing on TXT 22-01: TIA requirement for developments with 750+ daily trips or 75+ peak hour trips
• Public hearing on economic development
• Consideration of fee waiver policy
• Consideration of facility naming policy
• Consent agenda: minutes of Aug 25, 2022 meeting and tax collector report

Planning Board

The Mills River Planning Board is meeting to continue discussions on residential density and product types, and to begin a new discussion on residential setback requirements. The agenda includes public comment and approval of the previous meeting's minutes. No final decisions are scheduled; these are discussion items.

• Continued discussion of density and residential product types
• New discussion of residential setback requirements
• Public comment period
• Approval of August 2, 2022 minutes

Board of Adjustment

The Mills River Board of Adjustment will reconvene an evidentiary hearing for a variance request (VAR-22-05) regarding pedestrian facilities for the Mills River Crossing subdivision. The board will also adopt findings of fact for zoning appeal ZA-21-01, which was remanded by Superior Court Judge William Coward due to insufficient findings in a Notice of Violation against Dale Reece. The agenda includes approval of minutes and public comment.

• Reconvene evidentiary hearing for variance VAR-22-05 from section 153.078 of the Mills River Subdivision Code (pedestrian facilities) for Mills River Crossing subdivision
• Adopt findings of fact for zoning appeal ZA-21-01 (Notice of Violation against Dale Reece, parcel ID 9631851377, 0 Haywood Road) per court remand
• Approve minutes from July 26, 2022 and August 9, 2022 meetings

The Board of Adjustment voted 4-1 to deny a variance from the pedestrian facilities requirement for the Mills River Crossing subdivision. The applicant, Big Hills Construction, sought to avoid installing sidewalks or walking trails for the entire 114-lot development. The Board found the applicant did not demonstrate an unnecessary hardship, noting the hardship was self-created by adding phases that triggered the ordinance.

• Denied variance VAR-22-05 from sidewalk requirement for Mills River Crossing (4-1)
• Approved agenda and minutes from July 26 and August 9, 2022 (unanimous)
• Reconvened evidentiary hearing recessed from August 9 (unanimous)
• Accepted Brad Howell as expert witness (unanimous)
• Adopted proposed findings of fact (unanimous)
• Found standard 1 (unnecessary hardship) not met (4-1)
• Denied variance request (4-1)
• Adjourned meeting at 9:25 p.m. (unanimous)

Town Council

The Mills River Town Council is meeting to discuss and potentially act on several administrative items, including a state of emergency declaration, Board of Adjustment membership, and appointing signers for town accounts. The agenda also includes routine consent items like minutes and a records destruction acknowledgment, plus staff updates from various departments.

• State of Emergency and Remote Meetings discussion
• Board of Adjustment Membership appointment
• Appoint Signers for First Citizens Money Market and Powell Bill Accounts
• Acknowledge destruction of documents per Local Government Retention Schedule
• Proclamation for Constitution Week, September 17-23, 2022

Parks, Trails, and Recreation Advisory Committee

The Mills River Parks, Trails, and Recreation Advisory Committee is meeting to handle routine business, including approving minutes and hearing public comment. They will receive updates on the picnic shelter restroom facility, the recreation program coordinator position, and the FY22-23 budget, and discuss a playground accessibility grant and meadow conversion.

• Picnic Shelter Restroom Facility Update
• Recreation Program Coordinator Position
• FY22-23 Budget Update
• Playground Accessibility Grant
• Meadow Conversion

Town Council

The Mills River Town Council is meeting to approve several routine items, including memoranda of understanding, committee reappointments, a financial dashboard, an updated ARPA grant project ordinance, an independent auditor agreement, and to set a public hearing date for a text amendment on traffic impact analysis. The agenda also includes closed sessions to discuss economic development incentives and real property acquisition.

• Ordinance 2022-14: Updated Grant Project Ordinance for American Rescue Plan funds ($2,360,273.28 total allocation)
• Independent Auditor Agreement for FY 2022 Audit
• Set public hearing for Text Amendment TXT 22-01 (Traffic Impact Analysis) on September 8, 2022
• Memoranda of Understanding with Mills River Farm Market and Blue Ridge Literacy Council
• Committee reappointments to Agricultural Advisory Committee (Bert Lemkes, Bradley Johnston)

Board of Adjustment

The Mills River Board of Adjustment will hold an evidentiary hearing on a variance request (VAR-22-05) from Big Hills Construction, LLC. The variance seeks to waive the town's sidewalk/walking trail requirement for the Mills River Crossing residential subdivision, which would apply to all phases as the proposed Phase 4 expansion brings the total lot count to 114. The board must decide whether to grant the variance based on four statutory findings, including unnecessary hardship and consistency with the ordinance's intent.

• Variance request VAR-22-05 from §153.078 pedestrian facilities requirement
• Proposed Phase 4 expansion of Mills River Crossing subdivision, 19 lots, bringing total to 114
• Subject property: 0 Boylston Highway, PIN 9631009730, zoned MR-MU
• Applicant: Big Hills Construction, LLC, represented by Allen Stahl + Kilbourne
• Prior subdivision application (M-21-07) denied by Planning Board on June 7, 2022; new application M-22-01 submitted July 11, 2022

The Mills River Board of Adjustment met on August 9, 2022, but took no substantive action. The only item of new business, an evidentiary hearing for variance request VAR-22-05 regarding pedestrian facilities in the Mills River Crossing subdivision, was recessed because fewer than four members were present. The hearing was rescheduled for August 30, 2022 at 7 p.m. The meeting adjourned at 7:02 p.m.

• Approved agenda unanimously
• Recessed VAR-22-05 evidentiary hearing until August 30, 2022 (unanimous)

Planning Board

The Mills River Planning Board will hold a standard meeting to approve minutes from June 7, 2022, and accept public comment. The only substantive item on the agenda is the continued review of Text Amendment TXT-22-01, which addresses traffic impact analysis requirements. No other specific decisions, contracts, or hearings are listed.

• Review of Text Amendment TXT-22-01 regarding Traffic Impact Analysis Requirements

The Planning Board voted to recommend approval of Text Amendment TXT-22-01, which would require a traffic impact analysis (TIA) for developments generating 750 or more daily vehicle trips or 75 or more peak-hour trips. The board also found the amendment consistent with the town's comprehensive plan. No other substantive decisions were made; the meeting included procedural items and staff updates.

• Recommended approval of TXT-22-01 Traffic Impact Analysis Requirements (unanimous)
• Approved minutes of June 7, 2022 (unanimous)
• Swore in new board member Bryan Ross

Board of Adjustment

The Mills River Board of Adjustment will hold an evidentiary hearing on an appeal from a staff decision (ZV-21-01), following a court order of remand (File No. 21 CVS 1819). The board will also approve the agenda and minutes from the May 10, 2022 meeting, and take public comment.

• Evidentiary hearing on appeal ZV-21-01 from staff decision, per Order of Remand File No. 21 CVS 1819
• Approval of minutes from May 10, 2022 meeting
• Public comment period

Town Council

The Mills River Town Council is meeting to consider a property tax settlement statement and a resolution authorizing the tax collector to collect 2022 taxes. The resolution sets the tax rate at $0.19 per $100 valuation and declares taxes a lien on real property.

• Tax Collector Property Settlement Statement through June 30, 2022
• Resolution 2022-07 authorizing tax collection for 2022 at $0.19 per $100 valuation

Town Council

The Mills River Town Council will hold a public hearing and consider adopting the General Fund budget for fiscal year 2022-23, along with related ordinances and resolutions. The council will also consider a funding request from the Henderson County Sheriff's Department for Flock cameras, and make committee reappointments. The meeting includes closed sessions for real property negotiations and personnel matters.

• Public hearing and adoption of FY 2022-23 General Fund budget (Ordinance 2022-10, Resolutions 2022-05/06)
• Henderson County Sheriff's Dept. funding request for Flock cameras
• Budget amendments for FY 2021-22 (Ordinance 2022-13)
• Fines and Forfeitures Fund budget (Ordinance 2022-12)
• Reappointments to Agricultural Advisory Committee (Bert Lemkes, Bradley Johnston)

Town Council

The Mills River Town Council is holding a public hearing on a request to rezone two properties (140 Emma Sharp Road and 5 Penland Road) from Mixed Use to General Business. The council will also consider consent agenda items including tax collector resolutions, committee reappointments, and an audit contract update. A closed session is scheduled to discuss real property acquisition negotiations.

• Public hearing on rezoning R-22-01: 140 Emma Sharp Road and 5 Penland Road from Mixed Use to General Business
• Resolution 2022-03: Directing tax collector to forgive minimal over/under payments (up to $1.00 underpayment, overpayments under $15.00 retained)
• Resolution 2022-04: Directing tax collector not to collect minimal taxes ($5.00 or less)
• Committee reappointments: Planning Board (Jim Foster) and Parks, Trails, and Recreation vacancies
• Audit contract for fiscal year 2021-2022 update

Planning Board

The Planning Board will review new business regarding Mills River Crossing Phase IV (M-21-07). The meeting also includes the approval of May 3, 2022, minutes and a period for public comment.

• Mills River Crossing Phase IV - M-21-07

The Mills River Planning Board unanimously denied the Mills River Crossing Phase IV major residential subdivision application (M-21-07) as submitted. The application was incomplete and not compliant with Town zoning, subdivision, and watershed/stormwater standards, including a lot below the minimum size and an unresolved sidewalk requirement. The board also approved the minutes from the May 3, 2022 meeting.

• Denied Mills River Crossing Phase IV subdivision application (M-21-07) as submitted (unanimous)
• Approved minutes of May 3, 2022 meeting (unanimous)

Town Council

The Town Council is reviewing the draft operating and capital budgets for the 2022-2023 fiscal year. Discussions include proposed capital projects, staff cost-of-living adjustments, and nonprofit funding requests. A public hearing for the new budget is being considered.

• Discussion of FY 2022-2023 draft budget including $907,000 in proposed capital projects
• Proposed 7% Cost of Living Adjustment (COLA) for staff and potential 3% merit increases
• NC DOT Right of Way Purchase Agreement review
• Reappointment of Parks, Trails, and Recreation Advisory Committee members
• Ordinance 2022-09 to amend the 2021-2022 Fiscal Year Budget

Parks, Trails, and Recreation Advisory Committee

The committee will receive updates on the Picnic Shelter Restroom Facility and Riverbank Restoration projects. Town Manager Daniel Cobb will also provide an update on the FY22-23 budget.

• Picnic Shelter Restroom Facility Update
• Riverbank Restoration Update
• FY22-23 Budget Update
• Fee Waiver Policy discussion

The Parks, Trails, and Recreation Advisory Committee voted unanimously to recommend that the draft Facility and Event Fee Waiver Guideline Policy be presented to Council for adoption. The committee also approved the agenda and April minutes, and received updates on the picnic shelter/restroom project, riverbank restoration, and the FY 22-23 budget. No public comments were made.

• Approved agenda (verbal assent)
• Approved April 26, 2022 minutes (verbal assent)
• Recommended draft Fee Waiver Policy to Council (unanimous)

Agricultural Advisory Committee

The Agricultural Advisory Committee voted unanimously to support draft watershed text amendment TXT-21-04, which would create local watershed and stormwater regulations. The committee also unanimously reappointed Bert Lemkes as Chair and Dave Shaffer as Vice Chair, and recommended Wayne Carland to represent the committee on the Mills River Partnership Board.

• Approved statement of support for watershed ordinance TXT-21-04 (unanimous)
• Reappointed Bert Lemkes as Chair and Dave Shaffer as Vice Chair (unanimous)
• Recommended Wayne Carland to Mills River Partnership Board (unanimous)
• Approved minutes from November 19, 2021 (unanimous)

Town Council

The Mills River Town Council will hear the FY2022-2023 budget presentation, set a public hearing for a rezoning request, and consider a budget amendment. The meeting also includes a proclamation for Mental Health Awareness Month and a closed session for attorney-client privilege.

• FY2022-2023 budget presentation: balanced at $5,627,600, no tax rate change ($0.19 per $100)
• Set public hearing for rezoning R-22-01: 140 Emma Sharp Road and 5 Penland Drive from Mixed Use/Neighborhood Commercial to General Business
• Ordinance 2022-08: Budget Amendment, Special Revenue Fund to General Fund
• Proclamation: May 2022 as Mental Health Awareness Month
• Set public hearing for FY2022-2023 budget on June 9, 2022 at 6:30 PM

Board of Adjustment

The Mills River Board of Adjustment will hold evidentiary hearings on two variance requests from the MR-30 zoning district's setback requirements. The first seeks a 10-foot reduction in the side yard setback for Lot 33, and the second seeks a 15-foot reduction in the front yard setback for Lot 49. The board will decide whether to grant the variances based on findings of unnecessary hardship.

• VAR-22-03: 10-ft side yard setback variance for Lot 33, The Farm at Mills River (PIN 9641274819)
• VAR-22-04: 15-ft front yard setback variance for Lot 49, The Farm at Mills River (PIN 9641294643)
• Both requests cite steep slopes or utility easements as hardship reasons
• Public notices mailed April 22, 2022; legal ads in Hendersonville Lightning April 27 and May 4, 2022

Planning Board

The Mills River Planning Board will hold its regular meeting, including a public comment period and a request to rezone properties at 140 Emma Sharp Rd. and 5 Penland Rd. (case R-22-01). The board will also discuss density limitations and residential product types. No old business is listed.

• Rezoning request R-22-01 for 140 Emma Sharp Rd. and 5 Penland Rd.
• Discussion of density limitations and residential product types
• Public comment period with remote access available
• Approval of April 5, 2022 meeting minutes

The Planning Board voted unanimously to recommend Town Council approve rezoning parcels at 140 Emma Sharp Road and 5 Penland Road from Mixed Use (MR-MU) and Neighborhood Commercial (MR-NC) to General Business (MR-GB). The board also discussed residential density limits and product types, agreeing to consider lower densities for multifamily development, but took no formal action on that topic.

• Recommended approval of rezoning R-22-01 for 140 Emma Sharp Rd & 5 Penland Rd to MR-GB (unanimous)
• Approved statement of consistency with 2040 Comprehensive Plan for rezoning R-22-01 (unanimous)
• Approved minutes of April 5, 2022 (unanimous)
• Swore in board members John Abbott and Heath Wiggins
• Discussed density limitations and residential product types; no action taken

Town Council

The Mills River Town Council is meeting to consider several items, including requests from nonprofits for FY 2022-2023 funding, a waiver of park rental fees for Party-in-the-Park, filling Planning Board vacancies, and adopting policies and an amended grant ordinance for American Rescue Plan Act funds. The agenda also includes staff updates and a closed session for personnel matters.

• Non-profit funding requests for FY 2022-2023
• Party-in-the-Park request for waiver of park rental fee
• Planning Board vacancies to be filled
• American Rescue Plan Act policies and amended grant project ordinance

Parks, Trails, and Recreation Advisory Committee

The Mills River Parks, Trails, and Recreation Advisory Committee is meeting to discuss old business including a picnic shelter restroom facility update and the FY 22-23 budget, and new business including naming of facilities and a fee schedule recommendation for FY2022-2023. The public is invited to attend and offer comments, with remote access available.

• Picnic Shelter Restroom Facility Update
• FY 22-23 Budget
• Discussion on naming of facilities, including Picnic Shelter and Banner Farm Property
• Fee Schedule Recommendation for FY2022-2023, including new shelter fee and review of existing fees

The Parks, Trails, and Recreation Advisory Committee voted to recommend that Town Council adopt a draft facility naming policy, which would apply to the new picnic shelter and Banner Farm property. They also voted to keep the current athletic field fees unchanged and set fees for the new shelter at $15/hour with a two-hour minimum, while keeping the existing shelter at $25/hour. The committee asked staff to reexamine fees for resident vs. nonresident pricing if online registration is implemented.

• Recommended Council adopt draft facility naming policy (unanimous)
• Kept athletic field fee schedule as is (unanimous)
• Set new smaller shelter fee at $15/hr with 2-hour minimum (unanimous)
• Kept current shelter fee at $25/hr with 2-hour minimum (unanimous)

Town Council

The Mills River Town Council is meeting to discuss several items, including a presentation from the Asheville Regional Airport executive director, a potential development moratorium, audio-visual upgrades, a budget amendment for fiscal year 2021-2022, and an update on the American Rescue Plan. The consent agenda includes approval of prior meeting minutes, a tax collector report, and a planning board reappointment.

• State of the Airport presentation by Asheville Regional Airport Executive Director Lew Bleweis
• Discussion of a development moratorium
• Ordinance 2022-06 to amend the Fiscal Year 2021-2022 budget
• American Rescue Plan update
• Reappointment of Heath Wiggins to Planning Board, term ending 4-12-2024

Board of Adjustment

The Mills River Board of Adjustment is meeting to conduct training on quasi-judicial procedures, variance standards, and case studies. The agenda includes approval of minutes and public comment, but the main item is the training led by Zoning Administrator Michael Malecek. No decisions or public hearings are scheduled for this meeting.

• Training on variance standards and unnecessary hardships
• Review of quasi-judicial evidence standards and special use permits
• Discussion of variance case studies and sample problems
• Approval of minutes from March 8, 2022 meeting

The Mills River Board of Adjustment met on April 12, 2022, and approved the agenda and the March 8, 2022 minutes unanimously. No public comment, old business, or new business items were acted on. The board received training on quasi-judicial procedures and case studies, and scheduled a special meeting for May 10 to hear two variances. No substantive decisions were made.

• Approved agenda (unanimous)
• Approved March 8, 2022 minutes (unanimous)
• Scheduled special meeting for May 10 to hear two variances

Planning Board

The Mills River Planning Board is meeting to consider TXT 21-04, a watershed text amendment, under new business. The agenda is otherwise routine, including call to order, pledge, minutes approval, and public comment, with no old business items.

• TXT 21-04, Watershed Text Amendment under new business
• Approval of March 1, 2022 minutes
• Public comment period
• No old business items listed

The Planning Board voted unanimously to recommend approval of text amendment TXT 21-04, which establishes local watershed protection and stormwater programs, to the Town Council. The board also adopted a statement of consistency with the comprehensive plan. The amendment is needed because Henderson County no longer enforces watershed rules in Mills River.

• Recommended approval of TXT 21-04 watershed text amendment (unanimous)
• Adopted statement of consistency with comprehensive plan Objective 3.3 (unanimous)
• Approved minutes of March 1, 2022 (unanimous)

Town Council

The Mills River Town Council will hold a regular meeting with several action items, including a resolution supporting an Asheville Regional Airport request for a road upgrade, a public hearing on a major special use permit for townhomes on Jeffress Road, and a text amendment on watershed administration. The council will also hear from NCDOT and Hendersonville Water and Sewer, review park shelter bids, and enter closed session for attorney consultation.

• Resolution 2022-01 supporting NCDOT upgrade of Westfeldt Road for airport project (up to $110M investment, 240-290 jobs)
• Public hearing for Major Special Use Permit SUP 22-01, Jeffress Road Townhomes
• Text Amendment TXT 21-04, Watershed Administration update
• Bid responses for Shelter/Restroom Building at Mills River Park
• Closed session to consult with attorney (attorney-client privilege)

Parks, Trails, and Recreation Advisory Committee

The Parks, Trails, and Recreation Advisory Committee will review updates on several ongoing projects. The committee is also preparing a Parks, Trails, and Recreation Visioning Presentation for the Town Council.

• Picnic Shelter/ Restroom Facility update
• Riverbank Restoration Project update
• Banner Farm Road Property update
• Parks, Trails, and Recreation Visioning Presentation to Town Council

The Parks, Trails, and Recreation Advisory Committee reviewed bids for the Picnic Shelter/Restroom Facility and recommended moving forward with Providence Construction's $464,210 bid, with a 7% contingency, totaling $532,060, to be presented at Council's March 24 meeting. The committee also discussed the Riverbank Restoration Project, Banner Farm Road property, and a visioning presentation for Town Council. No formal votes were taken on these items; the only approvals were the agenda and February minutes.

• Approved agenda (verbal assent)
• Approved February 22, 2022 minutes (verbal assent)
• Recommended $464,210 Providence Construction bid for picnic shelter/restroom, with $32,500 contingency, total $532,060, to Council

Town Council

The Mills River Town Council is holding a budget and visioning session to discuss the town's financial outlook and future priorities. The agenda includes a financial update, a presentation on land preservation, a budget overview, and discussions on the farm market and food trucks.

• Financial update from Finance Director
• Land preservation presentation by Kieran Roe of Conserving Carolina
• Budget 101 overview by Town Manager
• Discussion of Mills River Farm Market
• Discussion of food trucks

Town Council

The Mills River Town Council will hold a public hearing to decide on a Major Special Use Permit for a 148-unit townhome development at 2211 and 2253 Jeffress Road. The meeting also includes the swearing-in of new At-Large Council member Jeff Young and the adoption of a resolution supporting the upgrade of Westfeldt Road for the Asheville Regional Airport. Additionally, Council will discuss the creation of a part-time financial position funded by American Rescue Plan Act (ARPA) funds.

• Public Hearing: Major Special Use Permit SUP 22-01 for 148-unit townhomes on Jeffress Road
• Resolution 2022-01: Support for NCDOT upgrade of Westfeldt Road for Asheville Regional Airport project
• Swearing in of Jeff Young as the new At-Large Council member
• Discussion on creating a part-time financial position at $35 per hour, potentially funded by ARPA
• Amendment to Subdivision Ordinance regarding active recreation space requirements

Board of Adjustment

The Mills River Board of Adjustment will hold a public hearing on a variance request (VAR 22-02) from ALPOMR, LLC, seeking relief from the Corridor Overlay District requirements in the town's zoning ordinance. The board will also approve the agenda and minutes from the February 8, 2022 meeting, and take public comment.

• Public hearing on variance request VAR 22-02 by ALPOMR, LLC
• Variance sought from Zoning Ordinance 154.046 (Corridor Overlay District)
• Approval of minutes from February 8, 2022 meeting
• Public comment period

The Mills River Board of Adjustment unanimously approved variance VAR-22-02, allowing a 6,000 sq ft warehouse addition at 2220 Jeffress Road to use materials matching the existing 1995 building, which would otherwise not meet Corridor Overlay District standards. The board found the hardship was due to the pre-incorporation building and not caused by the applicant, and that the variance met all four statutory hardship standards. The approval was without conditions.

• Approved variance VAR-22-02 for 2220 Jeffress Road (5-0)
• Found hardship due to pre-1995 building peculiar to property (5-0)
• Found hardship not caused by applicant or owner (5-0)
• Found variance consistent with spirit, purpose, and intent of regulation (5-0)
• Closed evidentiary hearing (unanimous)

Town Council

The Mills River Town Council will meet on March 3, 2022, to review applications for an At-Large Council seat vacancy. The meeting includes standard procedures such as the approval of the agenda.

• Consideration of applicants for At-Large Council seat vacancy

Planning Board

The Planning Board will discuss requirements for Traffic Impact Analysis (TIA). The board will also discuss location requirements for active recreation areas and passive open space in major subdivisions.

• Discussion of Traffic Impact Analysis (TIA) Requirements
• Discussion of Active Recreation Area and Passive Open Space Location Requirements for Major Subdivisions

The Planning Board directed staff to draft language for a text amendment that would require Traffic Impact Analyses (TIA) for developments with projected trip counts of 750 per day or 75 per peak hour, replacing any existing requirements. The board also discussed, but did not decide on, requirements for active recreation areas and passive open space in major subdivisions, expressing a preference for centrally located active recreation sites with variance options or stronger buffering. Council actions were reported, including a decision not to pursue a Conditional Zoning text amendment and passage of the Public Notice for Major Residential Subdivisions text amendment.

• Directed staff to draft TIA text amendment requiring analyses for 750 daily trips or 75 peak hour trips (unanimous)
• Approved minutes of January 4, 2022 (unanimous)
• Discussed active recreation area and passive open space location requirements; no action taken

Town Council

The Town Council held public hearings regarding two text amendments to the zoning ordinance. The Council voted to deny a proposal for conditional zoning but approved a requirement for mailed and posted notices for major residential subdivisions.

• Denied Ordinance 2022-02, which would have allowed conditional zoning
• Approved Ordinance 2022-03, requiring public notice for major residential subdivisions
• Estimated $53 to $110 in additional staff time and postage costs for subdivision notices
• Received report from Henderson County Sheriff’s Department showing an 8% decrease in calls for service

Parks, Trails, and Recreation Advisory Committee

The committee will review updates on the Riverbank Restoration Project and a picnic shelter/restroom facility. Members will also discuss a presentation regarding the Parks, Trails, and Recreation vision for Town Council.

• Picnic Shelter/ Restroom Facility Update
• Riverbank Restoration Project Update
• Park Maintenance Position discussion
• Tennis and Pickleball Lessons discussion
• Bike Ped Planning discussion

The committee discussed plans for a visioning presentation to Town Council on March 24, covering the Parks Master Plan, programming needs, Banner Farm Road property, and funding. No formal decisions were made; the meeting was largely informational and procedural.

• Approved meeting agenda (verbal assent)
• Approved January 25, 2022 minutes (verbal assent)
• Adjourned meeting at 8:20 pm (unanimous verbal assent)

Town Council

The Mills River Town Council will reconvene a public hearing on a conditional zoning text amendment (TXT 21-05) and hold a new hearing on public notice requirements (TXT 21-09). They will also discuss the process for filling a vacant council seat. The agenda includes a presentation from the Henderson County Sheriff's Department and a closed session on real property negotiations.

• Reconvene public hearing on TXT 21-05, Conditional Zoning, Ordinance 2022-02
• Public hearing on TXT 21-09, Public Notice Requirements, Ordinance 2022-03
• Process for filling vacant Council seat (At-Large term ending 2023)
• Henderson County Sheriff's Department presentation by Captains McMurray and Starling
• Closed session to discuss real property acquisition negotiations

Board of Adjustment

The Mills River Board of Adjustment will hold public hearings on a conditional use permit for a camp (CUP 20-01) that a court ordered the board to issue, and a minor special use permit for an air traffic control tower (SUP 22-02). They will also hear a variance request (VAR 22-01) from the airport authority and elect officers. The meeting includes approval of minutes and public comment.

• CUP 20-01: Court-ordered issuance of conditional use permit for camp at 26 Cook Lane (Dr. Bartel Van Oostendorp)
• SUP 22-02: Minor special use permit for Air Traffic Control Tower and Terminal Radar Approach Facility at 0 Westfeldt Road (Greater Asheville Regional Airport Authority)
• VAR 22-01: Variance request by Greater Asheville Regional Airport Authority
• Election of Chairman and Vice Chairman

The Board of Adjustment unanimously approved Conditional Use Permit 20-01 for a camp/event venue at 26 Cook Lane, as required by a Henderson County Superior Court Consent Order (File No. 21 CVS 1264) that reversed the Board's earlier denial. The permit includes conditions on amplified music, security, buffers, parking, and other operational limits. The Board also unanimously approved a Minor Special Use Permit (SUP-22-02) for the Greater Asheville Regional Airport Authority to build a new Air Traffic Control Tower and Terminal Radar Approach Facility at 0 Westfeldt Road.

• Approved CUP-20-01 for camp at 26 Cook Lane per court order (unanimous)
• Approved SUP-22-02 for new air traffic control tower at 0 Westfeldt Road (unanimous)
• Approved agenda and December 14, 2021 minutes (unanimous)

Planning Board

The Mills River Planning Board will consider a major special use permit application (SUP-22-01) and discuss requirements for traffic impact analyses. The meeting includes public comment and approval of the previous minutes. No old business is listed.

• Major Special Use Permit (SUP-22-01)
• Discussion of Traffic Impact Analysis (TIA) Requirements
• Public comment period
• Approval of January 4, 2022 minutes

The Planning Board voted unanimously to recommend approval of Major Special Use Permit SUP-22-01 for the Mills River Townhomes, a 148-unit luxury rental townhome development on Jeffress Road. The recommendation will go to Town Council for a final decision. The board also discussed but took no formal action on updating traffic impact analysis requirements.

• Recommended approval of SUP-22-01 for 148 townhomes on Jeffress Rd (unanimous)
• Approved minutes of January 4, 2022 meeting (unanimous)
• Adjourned meeting (unanimous)

Town Council

The Mills River Town Council will consider forwarding a major special use permit to the Planning Board, adopt ordinances to budget ARPA funds, and receive an update on a bicycle/pedestrian planning grant. The meeting also includes a closed session to discuss real property acquisition negotiations. The agenda is largely procedural, with no major public hearings scheduled.

• Major Special Use Permit (SUP)-22-01 forwarded to Planning Board for recommendation
• Grant Project Ordinances 2022-04 and 2022-05 for ARPA funds budget
• Update on NC DOT Bicycle/Pedestrian Planning Grant
• Closed session for real property acquisition negotiations

Parks, Trails, and Recreation Advisory Committee

The Mills River Parks, Trails, and Recreation Advisory Committee will meet to approve minutes, hear public comment, and receive updates on the picnic shelter/restroom facility, riverbank restoration, Banner Farm Road property (farmers market), and park maintenance position. Under new business, the committee will elect a chair and vice-chair and consider a proposal from tennisbloc for tennis lessons and camps. The agenda is routine with no major decisions or public hearings.

• Election of Committee Chair and Vice-Chair
• Proposal from tennisbloc (Tennis Lessons and Camps)
• Picnic Shelter/Restroom Facility Update
• Riverbank Restoration Project Update
• Banner Farm Road Property – Farmers Market Update

The Parks, Trails, and Recreation Advisory Committee unanimously approved a proposal from Tennisbloc to provide tennis lessons and camps at Mills River Park, with the town receiving $10 per registration. The committee also elected Tristan Cowie as Chair and John Case as Vice Chair. No public comments were given, and the meeting was largely procedural, with updates on ongoing projects.

• Approved Tennisbloc tennis camps/lessons at Mills River Park (unanimous)
• Elected Tristan Cowie as Chair (unanimous)
• Elected John Case as Vice Chair (unanimous)
• Approved meeting agenda (verbal assent)
• Approved November 30, 2021 minutes (verbal assent)

Town Council

The Mills River Town Council will hold a public hearing on a text amendment (TXT 21-05) related to conditional zoning, and will also schedule a hearing for a public notice amendment (TXT 21-09). The consent agenda includes routine items such as minutes, tax reports, and the creation of a special revenue fund for fines and forfeitures. The meeting also includes committee vacancy discussions and recommendations regarding the Mills River Farm Market.

• Public hearing on Text Amendment TXT 21-05, Conditional Zoning
• Schedule public hearing for Text Amendment TXT 21-09, Public Notice, on February 10, 2021
• Adopt Ordinance 2022-01 – Creation of Special Revenue Fund – Fines and Forfeitures
• Re-appoint Kirby Johnson to Agricultural Advisory Committee, term ending 01-23-24
• Quarterly Financial Dashboard as of December 31, 2021

Planning Board

The Planning Board will hold an organizational meeting to elect a Chair and Vice Chair and adopt the annual meeting schedule. The board will also review M-21-06, a major residential subdivision proposal for the Cottages at Roper Farm.

• Election of Chair and Vice Chair
• Adoption of Annual Meeting Schedule
• M-21-06, Cottages at Roper Farm, Major Residential Subdivision

The Mills River Planning Board approved the Cottages at Roper Farm major residential subdivision, a 32-lot development on Banner Farm Road, with conditions. The approval requires the developer to provide approved erosion control and USACE Section 404 permits, a preliminary plat, and a revised plan addressing stormwater comments. The board also re-elected Sherri Hill as Chair and Jim Foster as Vice Chair, and adopted the 2022 meeting schedule with an added September 6 meeting.

• Approved Cottages at Roper Farm 32-lot subdivision with conditions (unanimous)
• Re-elected Sherri Hill as Chair (unanimous)
• Re-elected Jim Foster as Vice Chair (unanimous)
• Adopted 2022 annual meeting schedule with added Sept. 6 meeting (unanimous)
• Approved minutes of December 7, 2021 (unanimous)